A real number for a Burnt Store Marina home or condo, built from 106 Lee County recorded sales, the house and condo split and the flood zone. No obligation, and we send you the comparables we used.
McGreevy and Comisar › Punta Gorda › Burnt Store Marina community guide › Burnt Store Marina Home Valuation
McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012. Top 1% Real Estate Agents Nationally Since 2008, over $900 million in personal sales, and more than $2.5 billion sold as the Domain Realty Group team.
By Jesse McGreevy and Marc Comisar. Updated September 2026. If you are weighing the community itself rather than a sale, our Burnt Store Marina community guide covers the marina, the golf club, the gates, the schools and daily life inside Punta Gorda Isles, Section 22.
A Burnt Store Marina home is worth what the Lee County record says comparable homes sold for, not one blended number. In the 12 months of recorded sales to August 7, 2026, 37 houses sold at a $460,000 median and 69 condominium units at $275,000, with Sunset Key homes at $950,000 and above.
Data updated: September 2026 (Lee County Property Appraiser public parcel and sales files, downloaded September 26, 2026, newest recorded sale August 7, 2026; Southwest Florida MLS Matrix, pulled September 26, 2026).
In the last 12 months we tracked 106 Lee County recorded sales in Burnt Store Marina at a $360,000 median, and every price opinion our team writes here starts from that record.
The mailing address says Punta Gorda, but the government is Lee County. Burnt Store Marina sits in unincorporated Lee County on the east shore of Charlotte Harbor, with Punta Gorda, Florida 33955 on the envelope, Lee County on the tax bill, and Charlotte County only as the water and sewer utility. That is why we value every Burnt Store Marina home on the Lee County Property Appraiser's recorded sales, and never on a Charlotte County or city of Punta Gorda median. The community is one recorded subdivision, Punta Gorda Isles, Section 22, with 1,877 homes on the Lee roll: 1,212 condominium units and 665 houses.
Figure | What it measures | Source and window |
|---|---|---|
$360,000 | Median of all 106 qualified home sales | Lee County Property Appraiser files, sales recorded September 1, 2025 to August 7, 2026 |
$460,000 | Median of 37 single-family and land-condominium home sales | Same Lee County window |
$275,000 | Median of 69 condominium unit sales | Same Lee County window |
$42,068,850 | Dollar volume of the 106 recorded sales | Same Lee County window |
$323,750 | Median of 30 closings carrying the Burnt Store Marina MLS development label | Southwest Florida MLS, 12 months to September 26, 2026 |
247 days | Median days on market for those 30 MLS closings | Same MLS window |
94.1 percent | Median sale-to-list ratio for those 30 MLS closings | Same MLS window |
$230.92 | Median price per heated square foot on the Lee roll | Lee County window above |
None of the 106 recorded sales was a builder's first sale. Burnt Store Marina is essentially built out, so every sale you compete with is a resale, and every buyer comparing your home is comparing it with an owner's home, not a builder's price sheet.
The Southwest Florida MLS applies the Burnt Store Marina development label to only part of the inventory. Many condominiums here list under their own building name with a blank or different development field, so the MLS caught 30 of the 106 sales the county recorded in about the same year. That gap is the single biggest reason an online estimate misreads this community: a tool that only reads the MLS label is pricing from less than a third of the market. We lead with the county count and use the MLS for the two measures only the MLS carries, days on market and sale-to-list ratio.
Start with four questions. Is the home a condominium unit, a land-condominium house, or a house on a platted Section 22 lot? What water does the county class it on: Bay, Canal, Lake, Golf or Dry? If it is a condominium, how many floors does the building have and what year was it built? And is the building in FEMA Zone AE on the harbor and basins, or Zone X on the golf side? Those four answers move a Burnt Store Marina value further than square footage does, and they are the reason a 593-square-foot Keel Club unit and a Sunset Key house can share a gate and differ by more than $900,000.
This Burnt Store Marina valuation guide runs in the order a seller asks: what the home is worth, how to get a free valuation, why an online estimate misses here, what moves the price, how we value, where prices are heading, recent sales, taxes, disclosure, costs, and the FAQ.
Burnt Store Marina owners call McGreevy and Comisar because we price on the records that move value here: 106 Lee County recorded sales in the latest 12 months, the Section 22 and condominium estoppels, each building's milestone status and the flood zone of the building. We have been #1 in Southwest Florida since 2012.
Data updated: September 2026 (Lee County Property Appraiser public sales files, newest recorded sale August 7, 2026; Southwest Florida MLS Matrix, pulled September 26, 2026).
If you are comparing the best real estate agents in Punta Gorda for a home with a Punta Gorda address and a Lee County tax bill, the test is simple: ask each one which county's recorded sales they priced from, how many of those sales carried the MLS label, and what the building's milestone inspection says. Jesse McGreevy and Marc Comisar have been among the Top 1% Real Estate Agents Nationally Since 2008, and they bring over 45 years of combined direct experience in Southwest Florida real estate. RealTrends ranked Domain Realty Group the #5 real estate team in Florida for 2026, on 241 transactions and more than $157 million in volume.
A Burnt Store Marina valuation from us is built from the same public record a buyer's appraiser will read: the Lee County Property Appraiser's qualified sales, grouped by the short legal description so that a Harbor Towers unit is compared with Harbor Towers and a Courtside Landings house with Courtside Landings. We add what no public file holds: the inside of the house, the roof year, the condition of the lanai, the flood documents and the fee stack. If you are ready to list rather than price, our Burnt Store Marina listing guide for sellers explains how we market the harbor, the basins and the fairways.
You work with the partners, not a call center. Jesse McGreevy leads listing and seller strategy, and Marc Comisar leads buyer representation and negotiation, which matters when the buyer across the table is reading the same Section 22 estoppel you are. Call Jesse direct at (239) 898-6072, or read more about our team.
The fastest route to a Burnt Store Marina home valuation is the address form at the top of this guide, which takes about sixty seconds and goes straight to Jesse McGreevy and Marc Comisar. We answer with the Lee County comparables, the flood zone, the building's inspection status and a seller net sheet, built from recorded sales, not an algorithm.
Enter your address in the free Burnt Store Marina 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 Lee County recorded sales we used, with addresses, dates and prices; the MLS closings that overlap them, with days on market and sale-to-list; the adjustments we made and why; the current Lee County tax bill with its district code; the FEMA flood zone and base flood elevation for the building; the Section 22 and sub-association layers a buyer will see on the estoppel certificates; 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.
Our Burnt Store Marina valuation beats the Zestimate because we read all 106 Lee County recorded sales, not the 30 the MLS label caught, and we see what no public record holds: the building's milestone status, the flood zone, the roof, the storm repairs and whether a slip or club membership goes with the sale.
Data updated: September 2026 (Lee County Property Appraiser public sales files, newest recorded sale August 7, 2026; Southwest Florida MLS Matrix, pulled September 26, 2026; federal and Fannie Mae sources retrieved September 24, 2026).
We name the Zestimate because it is the number most owners see first, and we have no quarrel with it as a starting point. It is an automated valuation model: it reads public records and prior sales and returns a figure without seeing the home. In a community like Burnt Store Marina, where two thirds of recorded sales are condominiums, where the MLS label misses most sales, and where qualified recorded sales inside one gate ran from $70,000 to $1,150,000 in a single year, the inputs a model can read are exactly the ones that mislead.
The Lee County Property Appraiser recorded 106 qualified home sales in Burnt Store Marina in the 12 months from September 1, 2025. The Southwest Florida MLS shows 30 closings with the Burnt Store Marina development label in the 12 months to September 26, 2026. Of those 30, 11 carried only the generic Burnt Store Marina subdivision name, and the rest were spread across the Resort, Prosperity Point, the Grande Isle towers, Emerald Isle, Commodore Club and a handful of others. Any estimate that leans on MLS-labeled sales is working from a sample, not the market.
The county median was $230.92 per heated square foot of the Lee roll's area, and the MLS median was $225 per living square foot. They use different records and different area measures. A valuation that divides an MLS price by a county area, or the reverse, produces a number that looks precise and is not. We compare each figure only with its own comparables.
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. 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. In Burnt Store Marina, condition is a storm question. The association's president wrote that Hurricane Ian brought down trees, lanai cages and stairwells and caused water damage to some units, and the board reported that the 2024 surges from Helene and Milton damaged many docks, boats, vehicles and some houses. Two units in the same building can differ by a completed repair, closed permits and new impact glass, and none of that is in a public record until a permit closes.
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. In the latest 12 months, four of the 37 recorded house sales in Burnt Store Marina closed at $1,000,000 or more, three of them on Sunset Key Circle. At the top of this market, the loan agency itself insists on a human valuation, and your list price has to survive it.
The Lee County water class of the parcel, Bay, Canal, Lake, Golf or Dry. Whether a condominium building has three or more habitable stories and where it stands on the milestone clock. Whether the building is in Zone AE with an 8-foot base flood elevation or in Zone X. Whether a Sunset Key, Emerald Isle or Topaz Cove unit sits under the Area II rules or needs its own answer. Whether the home is in Area IV, outside the Section 22 restrictions, with a different Lee tax district code. Whether the seller holds a Safe Harbor slip agreement, a transferable country club membership or a dock right in the legal description. Each of those changes the buyer pool, and the buyer pool sets the price.
Burnt Store Marina home values are driven first by water and product, then by the building's age and inspection status, then by flood zone and the fee stack. A harbor-front Sunset Key house and a 1983 basin walk-up share one gate and differ by about $900,000, and the Lee County record shows why.
Data updated: September 2026 (Lee County Property Appraiser parcel, land-type and sales files, sales recorded September 1, 2025 to August 7, 2026; FEMA National Flood Hazard Layer, queried September 26, 2026; PGI Section 22 documents).
Value driver | Direction for the seller | Why a Burnt Store Marina buyer cares |
|---|---|---|
Bay water class on the Lee roll (Sunset Key, Grande Isle, Harbor Towers, South Shore) | Strongly up | The harbor front carries the top of the market; every Sunset Key sale in the latest 12 months recorded at $950,000 or more |
Detached house rather than condominium unit | Up | 37 house sales at a $460,000 median against 69 condominium sales at $275,000 |
Newer mid-rise tower with published reserve studies | Up | Sunset Pointe Towers reports fully funded reserve studies from October 2025 and no association debt |
Three-floor building past its 30th year without a milestone report in hand | Down until documented | Buyers and lenders ask for the milestone summary and reserve study first |
Zone X on the golf and interior streets | Up | No mortgage flood requirement, though Citizens phases flood coverage in for every policy by January 1, 2027 |
Zone AE 8 on the harbor and basin streets, low first floor | Down | Flood insurance required with a federally backed mortgage; premium turns on the lowest floor |
Transferable country club membership | Mildly up | The club allows a membership to transfer to the buyer of the property |
Safe Harbor slip agreement | Neutral on title | A slip is a separate contract with a private marina, not part of the deed |
Adopted or proposed special assessment | Down unless priced in | Post-Surfside reserve rules are driving large special assessments at condominium associations generally |
Open permits or undocumented storm repairs | Down | Lenders and title insurers may require closure before closing |
Area IV address (Courtside Landings, The Resort, Vista del Sol) | Different rulebook | Outside the Section 22 restrictions, with a different Lee tax district code on sampled parcels |
The Lee County Property Appraiser classes each parcel's water. Bay covers the Charlotte Harbor, Prosperity Point and Sunset Key frontage, where the towers, Marina South Shore and Sunset Key sit. Canal covers the two marina basins, including Keel Club, Marina North Shore and Diamond Park. Lake covers Emerald Isle, Topaz Cove, The Resort and the Sugarloaf lake homes, and Golf covers most of the golf-course neighborhoods. Water alone does not set the price, though: the 1980 Marina South Shore walk-ups on the harbor sold at a $350,000 median, below the late-1990s Emerald Isle condominiums on the lake at $399,900.
The Grande Isle III and IV towers, built in 2004 and 2005 of post-tensioned cast-in-place concrete, recorded five sales at a $625,000 median. The 1979 Commodore Club and 1983 Keel Club walk-ups recorded medians of $254,375 and $195,000. Harbor Towers, the only eight-floor building, recorded three sales at a $370,000 median, from $200,000 for an 809-square-foot unit to $510,000 for a 1,402-square-foot unit. We never price a tower unit from a walk-up median, or the reverse.
Florida requires a milestone inspection for condominium buildings three habitable stories or more by December 31 of the year the building turns 30, and every 10 years after, under section 553.899. The same line triggers a structural integrity reserve study at least every 10 years under section 718.112. By the Lee roll's year built, Harbor Towers turns 30 in 2028, Emerald Isle between 2027 and 2029, the Grande Isle towers in 2034 and 2035, and the first-era walk-ups passed 30 between 2009 and 2014. The roll's floor count is not a building-code story determination, so we confirm each building's status with the association before we price.
Harbor and basin streets such as Sunset Key Circle, Matecumbe Key Road, Cape Cole Boulevard, Southshore Drive and Diamond Key Court sampled FEMA Zone AE with an 8-foot base flood elevation. Golf and interior streets such as Marianne Key Road, Islamorada Boulevard, Linkside Way and Big Pass Lane sampled Zone X. All sit on Lee County panel 12071C0070G, effective November 17, 2022, seven weeks after Ian. A street sample is not a parcel determination, so the elevation certificate settles your home.
Safe Harbor Marinas owns and runs the marina, and Blackstone Infrastructure completed its acquisition of Safe Harbor on April 30, 2025. Living in Burnt Store Marina does not come with a slip, and the Section 22 assessment does not pay for one. A slip or dry rack is a separate agreement with a private company, and Safe Harbor publishes no rates. Only a deed or association document can give you a dock right; some Diamond Park lot descriptions carry an assignment for dock access. We market exactly what your documents say.
In the last 12 months the Burnt Store Marina MLS closings took a median of 247 days on market and sold at a median 94.1 percent of list, so the list price you start with is the decision that matters most. If you are selling, read how we sell Burnt Store Marina homes or request your free Burnt Store Marina home valuation, and call Jesse direct at (239) 898-6072. If you are buying here instead, start with 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 Section 22 association owns the 27-hole golf course, the clubhouse and the Fitness, Racquet and Pool Club. Burnt Store Marina Country Club allows a membership to be transferred to the buyer of the property on its transfer form. The Fitness, Racquet and Pool Club treats memberships as belonging to people, not properties, so your buyer applies for their own. A transferable golf membership is a real selling point and belongs in the listing.
The Section 22 master assessment is not published. It is set in the budget adopted each November, charged equally on each lot and dwelling unit, due January 1, and stated in writing on the adopted budget and on the estoppel certificate issued at sale. Each of the 47 sub-associations sets its own fee on its own budget. We never quote a dues figure the record does not state; we get the estoppel and the budget and put them in front of the buyer early.
Owners voted in January 2017 to buy the golf course, clubhouse, fitness center, pool and irrigation system with a $5,000,000, ten-year note, repaid through a special assessment of $380 a year in 2025. The association reported the loan paid off in January 2026 and described 2026 as the final assessment year. For a late-2026 sale, confirming on the estoppel that no amenity assessment carries into 2027 removes a line a buyer would otherwise ask about.
Courtside Landings, The Resort and Vista del Sol sit in Area IV, outside the Section 22 geographic area and not covered by its rules summary. Courtside Landings owners pay Section 22 General Charges for roads, landscaping, the gate and security without being members. Sampled parcels at Vista del Sol and The Resort carry a different Lee tax district code from the rest of the community, so we price those homes against their own tax bills.
Most detached houses in Burnt Store Marina sit on land-condominium lots: the owner holds the house and a condominium unit that is the lot, inside an association registered with the state. The state roll lists 22 of these associations with 565 lots. Because a land condominium is still a condominium under Florida law, its resale paperwork runs through the condominium association as well as Section 22.
Water and sewer come from Charlotte County Utilities' Burnt Store plant, not a Lee County utility, even though Lee County taxes, permits and maps the home. Your final water bill comes from Charlotte County, and a buyer who reads a Punta Gorda address and expects city utilities will ask. We answer it in the listing file.
We value a Burnt Store Marina home with a comparative market analysis built from Lee County recorded sales and MLS closings in the same building or neighborhood, on the same water class and flood zone, adjusted for condition and storm repairs, and we hand you every comparable. It is an appraiser's method, run by partners who walk the home.
A Grande Isle tower unit competes with other Grande Isle units and with Harbor Towers and Vista del Sol, not with the Burnt Store Marina median. A King Tarpon land-condominium house competes with Mariners Pass, Tarpon Pass II and Yellowfin Cove. We set the comparable pool by product, water class and building first, then narrow by size, floor and age.
We read every qualified sale the Lee County Property Appraiser recorded for your building or land-condominium neighborhood, grouped by the short legal description, and match it with MLS closings by address and date so no sale counts twice. Where a neighborhood recorded one or two sales, we list them rather than quote a median, because a median of two sales is not a market.
For any condominium building three floors or taller on the roll, we ask the association for the milestone inspection summary and the structural integrity reserve study, and we check the state's reporting database. A building with funded reserves and a clean report prices differently from one facing an assessment, and buyers now read both before they write.
We confirm the FEMA zone and base flood elevation from the National Flood Hazard Layer, pull the elevation certificate, and note whether the building sits in Zone AE on the harbor and basins or Zone X on the golf side. A buyer's flood premium turns on the lowest floor against that 8-foot line, so we do that arithmetic before the buyer's insurance agent does.
We pull the current Lee County tax bill and read its district code, 034 for the community's core or the Area IV code, and its non-ad valorem lines. Then we assemble the Section 22 and sub-association layers from the estoppel and budget. A buyer's Save Our Homes cap resets after purchase, so a buyer's tax bill is usually higher than yours, and pricing to what a buyer can carry is how a listing sells.
Roof year and material, impact windows or shutters with their Section 22 architectural approval, air handler and water heater, kitchen and bath vintage, lanai cage, generator, and the storm history of the home and its building. These are the adjustments that move a Burnt Store Marina price most, and none of them is visible to a model.
The comparables with addresses, dates and prices, the adjustments, the tax bill, the flood documents, the estoppel layers and a net sheet. Deed documentary stamps in Florida run $0.70 per $100 of consideration, which is $2,520 on a $360,000 sale, and the full cost stack is in our Florida seller closing costs guide.
Burnt Store Marina prices have come down from their peaks, and the two product types have parted ways. The Lee County house median was $460,000 on 23 sales in 2026 through August 7, 20 percent below the 2022 peak of $574,900, and the condominium median was $275,000 on 53 sales, about 33 percent below 2023.
Data updated: September 2026 (Lee County Property Appraiser public sales files, 2009 to 2026, qualified improved sales, our analysis; Southwest Florida MLS Matrix, windows ending September 26, 2026).
Year | House sales | House median | Condominium sales | Condominium median |
|---|---|---|---|---|
2012 | 41 | $230,000 | 87 | $158,000 |
2015 | 48 | $280,000 | 110 | $206,000 |
2018 | 53 | $345,000 | 110 | $215,000 |
2019 | 62 | $324,000 | 128 | $252,500 |
2020 | 62 | $349,500 | 117 | $262,500 |
2021 | 74 | $402,500 | 184 | $302,500 |
2022 | 30 | $574,900 | 95 | $407,500 |
2023 | 34 | $551,000 | 69 | $408,000 |
2024 | 17 | $524,900 | 55 | $359,500 |
2025 | 47 | $510,000 | 61 | $300,000 |
2026 to August 7 | 23 | $460,000 | 53 | $275,000 |
Source: Lee County Property Appraiser public sales files, qualified improved sales, our analysis. "House" includes detached land-condominium homes. From the 2012 low, house medians rose to a 2022 peak and condominium medians to a 2023 peak. Volume peaked earlier, in 2021, then total sales fell by more than half in 2022, the year of Hurricane Ian. The 2024 house figure rests on only 17 sales and is too thin to read on its own.
County window | Recorded sales | Median | House median | Condominium median |
|---|---|---|---|---|
12 months | 106 | $360,000 | $460,000 | $275,000 |
24 months | 203 | $375,000 | $510,000 | $300,000 |
36 months | 282 | $388,750 | $521,000 | $336,000 |
60 months | 544 | $410,000 | $532,500 | $375,000 |
MLS window | Closed | Median | Median days on market | Median sale-to-list | Median price per living sq ft |
|---|---|---|---|---|---|
12 months | 30 | $323,750 | 247 | 94.1% | $225 |
24 months | 65 | $370,000 | 103 | 93.5% | $242 |
36 months | 105 | $395,000 | 98 | 94.0% | $259 |
60 months | 216 | $423,450 | 40 | 96.8% | $285 |
Each longer window is higher than the one inside it, in both layers, which is the arithmetic of a market that peaked and has been giving ground. The days-on-market column is the sharper signal: a 40-day median over five years has become a 247-day median over the last one.
The 53 condominium sales recorded in 2026 through August 7 already approach the 61 recorded in all of 2025. Units are changing hands; they are changing hands at lower medians. A Section 22 director has written that post-Surfside reserve study requirements are driving large special assessments at condominium associations generally, and condominium buyers now read every building's reserves before they write. For a Burnt Store Marina condominium seller, the building's paperwork is part of the price.
The measures we can publish point to buyer leverage. The latest 12 months of MLS closings took a median of 247 days on market and sold at a median 94.1 percent of list, and both county medians sit below their peaks. That does not mean a well-priced home sits. It means the first price matters more than it did in 2021 or 2022, and an overpriced listing here can wait a long time for a buyer.
Recent Burnt Store Marina sales show a market priced building by building. In the latest 12 months the Lee County record ran from a $195,000 Keel Club median to a $1,100,000 Sunset Key median, and the 30 MLS closings ran from $175,000 to $1,150,000 at a 247-day median on market.
Data updated: September 2026 (Lee County Property Appraiser public sales files, 12 months of recorded sales from September 1, 2025, newest August 7, 2026; Southwest Florida MLS Matrix, closed September 27, 2025 to September 26, 2026, pulled September 26, 2026).
Neighborhood | Product and water | County sales, 12 months | Median or prices |
|---|---|---|---|
Sunset Key | Detached land-condominium homes, harbor | 3 (thin) | $1,100,000 |
Section 22 platted homes | Detached homes on platted lots | 4 (thin) | $847,500 |
Grande Isle III and IV (Sunset Pointe Towers) | Seven-floor towers, harbor | 5 | $625,000 |
Courtside Landings | Detached land-condominium homes, Area IV | 6 | $457,500 |
Emerald Isle | Three-floor condominium, lake | 5 | $399,900 |
Harbor Towers | Eight-floor towers, harbor | 3 (thin) | $370,000 |
Topaz Cove | Two-floor condominium, lake | 5 | $360,000 |
Marina South Shore | Three-floor walk-up, harbor, 1980 | 5 | $350,000 |
Commodore Club | Three-floor walk-up, 1979 | 6 | $254,375 |
Marlin Run II | One-floor villas | 6 | $227,750 |
Keel Club | Three-floor walk-up, marina basin, 1983 | 5 | $195,000 |
Grande Isle I and II | Seven-floor towers, harbor | 3 | $420,000, $497,000 and $500,000 |
Redfish Cove | Detached land-condominium homes | 2 | $640,000 and $719,000 |
The Resort at Burnt Store Marina | One-floor duplex condominium, Area IV | 3 | $215,000, $218,000 and $230,000 |
Source: Lee County Property Appraiser public sales files, 12 months to August 7, 2026, grouped by the short legal description, our analysis. Rows marked thin are too few sales to read as a market rate; where a neighborhood recorded three or fewer sales we show the prices as well as, or instead of, a median.
Closed | Address (MLS subdivision label) | Sold | List | Days on market | Sale-to-list |
|---|---|---|---|---|---|
Sep 29, 2025 | 17941 Courtside Landings Cir | $410,000 | $415,000 | 253 | 98.8% |
Sep 30, 2025 | 3333 Sunset Key Cir #701 (Grande Isle IV) | $895,000 | $1,095,000 | 830 | 81.7% |
Oct 15, 2025 | 3228 Sunset Key Cir #101 (Emerald Isle) | $275,000 | $324,900 | 847 | 84.6% |
Nov 24, 2025 | 4 Pirates Ln #42A (Commodore Club) | $297,500 | $305,000 | 354 | 97.5% |
Nov 26, 2025 | 2 Pirates Ln #21B (Commodore) | $265,000 | $283,000 | 229 | 93.6% |
Dec 5, 2025 | 3321 Sunset Key Cir #705 (Grande Isle II) | $497,000 | $539,000 | 241 | 92.2% |
Dec 29, 2025 | 4030 Cobia Estates Dr (Cobia Cay Estates) | $565,000 | $619,000 | 94 | 91.3% |
Jan 9, 2026 | 3329 Sunset Key Cir #401 (Grande Isle III) | $775,000 | $849,000 | 1,102 | 91.3% |
Feb 27, 2026 | 3160 Matecumbe Key Rd #212 (Keel Club) | $192,500 | $197,500 | 319 | 97.5% |
Mar 17, 2026 | 3181 Matecumbe Key Rd #28 (The Resort) | $215,000 | $219,900 | 344 | 97.8% |
Mar 19, 2026 | 2090 Matecumbe Key Rd #1404 (Harbor Towers) | $370,000 | $389,900 | 269 | 94.9% |
Mar 27, 2026 | 1610 Islamorada Blvd #64C (Commodore Club) | $285,000 | $299,900 | 41 | 95.0% |
Mar 27, 2026 | 530 Islamorada Blvd | $260,000 | $275,000 | 366 | 94.5% |
Apr 6, 2026 | 3181 Matecumbe Key Rd #32 (The Resort) | $230,000 | $259,500 | 386 | 88.6% |
Apr 30, 2026 | 3333 Sunset Key Cir #506 (Grande Isle IV) | $545,000 | $615,000 | 659 | 88.6% |
May 6, 2026 | 3160 Matecumbe Key Rd #214 | $215,000 | $239,000 | 34 | 90.0% |
May 11, 2026 | 1106 Islamorada Blvd (Courtyard Landings) | $292,000 | $314,900 | 276 | 92.7% |
May 15, 2026 | 3450 Sunset Key Cir #101 (Emerald Isle) | $399,900 | $399,900 | 26 | 100.0% |
May 18, 2026 | 4081 Marianne Key Rd | $750,000 | $760,000 | 331 | 98.7% |
Jun 10, 2026 | 3181 Matecumbe Key Rd #31 (The Resort) | $218,000 | $229,900 | 81 | 94.8% |
Jun 15, 2026 | 229 Islamorada Blvd | $420,000 | $435,000 | 129 | 96.6% |
Jun 25, 2026 | 425 Islamorada Blvd | $350,000 | $379,000 | 102 | 92.3% |
Jun 26, 2026 | 316 Islamorada Blvd | $205,000 | $230,000 | 132 | 89.1% |
Jun 30, 2026 | 24329 Baltic Ave #204 (Esplanade) | $360,000 | $375,000 | 89 | 96.0% |
Jul 10, 2026 | 3191 Matecumbe Key Rd #103 | $210,000 | $215,000 | 437 | 97.7% |
Jul 13, 2026 | 3213 Sunset Key Cir (Prosperity Point) | $1,150,000 | $1,200,000 | 40 | 95.8% |
Jul 24, 2026 | 911 Linkside Way #22 | $600,000 | $660,000 | 71 | 90.9% |
Jul 27, 2026 | 3316 Sunset Key Cir #D (Prosperity Point) | $485,000 | $499,000 | 57 | 97.2% |
Aug 24, 2026 | 308 Islamorada Blvd | $175,000 | $199,000 | 216 | 87.9% |
Aug 24, 2026 | 3893 Cape Cole Blvd | $275,000 | $295,000 | 551 | 93.2% |
Source: Southwest Florida MLS Matrix, Development is Burnt Store Marina, closed September 27, 2025 to September 26, 2026, pulled September 26, 2026; sale-to-list is our arithmetic on the sold and list price fields. Where no subdivision label is shown the MLS carried only the generic Burnt Store Marina name.
Days on market, 30 MLS closings | Sales | Median sold price | Median sale-to-list |
|---|---|---|---|
Under 100 days | 9 | $399,900 | 95.0% |
100 to 299 days | 9 | $350,000 | 92.7% |
300 days or more | 12 | $275,000 | 93.9% |
Our arithmetic on the same 30 MLS rows. A fast sale did not mean a discount: the nine homes that sold in under 100 days closed at a median 95.0 percent of their list price, the best of the three groups. The three longest listings of the year, all tower units on Sunset Key Circle at 659 to 1,102 days, sold at 81.7 to 91.3 percent of list. The fastest sale of the year, an Emerald Isle unit, closed at full list price in 26 days.
The four highest recorded sales were all detached homes on or near the water: 3213 Sunset Key Circle at $1,150,000 on July 13, 2026; 3229 Sunset Key Circle at $1,100,000 in December 2025; 1080 Matecumbe Key Road, a platted Section 22 home in Block 1008, at $1,085,000 in October 2025; and 3397 Sunset Key Circle, in Sunset Key II, at $1,000,000 in May 2026. The condominium high was unit 701 at 3333 Sunset Key Circle, in the Grande Isle III and IV towers, at $895,000 on September 30, 2025. The MLS and county layers agree on both highs.
Burnt Store Marina is the only community in this comparison in Lee County and the only one built around a harbor marina. Its $360,000 recorded median sits beside Heritage Landing's $352,500 and at roughly half of Punta Gorda Isles and Burnt Store Isles, because two of every three Burnt Store Marina sales are condominiums.
Data updated: September 2026 (Charlotte County Property Appraiser and Lee County Property Appraiser recorded-sale files, our analysis, latest 12 months of recorded sales).
Benchmark, latest 12 months | Burnt Store Marina | Punta Gorda Isles | Burnt Store Isles | Heritage Landing |
|---|---|---|---|---|
County | Lee | Charlotte | Charlotte | Charlotte |
Jurisdiction | Unincorporated Lee County | City of Punta Gorda | City of Punta Gorda | Unincorporated Charlotte County |
What the count covers | All homes: 37 houses and 69 condominiums | In-city sections | Single-family sales only | All recorded sales |
Recorded sales | 106 | 344 | 72 | 138 |
Median recorded sale | $360,000 | $693,000 | $662,500 | $352,500 |
Like-for-like single-family median | $460,000 | Not split in the pull | $662,500 | Not split in the pull |
Boating access | Harbor marina, slips by separate contract | City canal grid | Canals through a boat lock | No harbor access |
Gated | Yes, staffed 24 hours | No | No | See its guide |
Source: Charlotte County Property Appraiser and Lee County Property Appraiser recorded-sale files, our analysis. Compare Burnt Store Isles' single-family median with Burnt Store Marina's $460,000 house median, not with the blended figure.
The blended Burnt Store Marina median is lower than the two city canal communities largely because 69 of its 106 recorded sales were condominium units, from walk-up flats near the golf course to harbor-front towers. Its houses trade at a higher median, and Sunset Key homes recorded $950,000 and above. Punta Gorda Isles recorded more than three times as many sales in the same year, which is liquidity a Burnt Store Marina seller should price against honestly. Burnt Store Isles is the similarly named canal community inside the city, and Heritage Landing is an inland golf community in unincorporated Charlotte County with the Tern Bay community development district.
Burnt Store Marina appeals to a buyer who wants a staffed gate, a condominium or villa price point, a marina slip with unrestricted height in the operator's specifications, and a golf course the residents own. Punta Gorda Isles appeals to a buyer who wants a house on a city canal and a deeper resale market.
Data updated: September 2026 (Lee County Property Appraiser and Charlotte County Property Appraiser recorded-sale files, our analysis, latest 12 months; PGI Section 22 Homeowners Association; Safe Harbor Marinas; School District of Lee County).
Both carry the Punta Gorda Isles name. Burnt Store Marina is legally Punta Gorda Isles, Section 22, a plat recorded in Lee County in 1973, while Punta Gorda Isles proper is the canal community inside the city. Knowing which of the two a buyer is also touring tells us how to price and present your home.
Decision factor | Burnt Store Marina | Punta Gorda Isles |
|---|---|---|
County and government | Unincorporated Lee County | City of Punta Gorda, Charlotte County |
Taxes | Lee millage code 034, 14.0825 mills in 2025 on a sampled parcel | City of Punta Gorda and Charlotte County, plus the city canal assessment |
Gate | Staffed 24 hours on Burnt Store Road, plus a commercial gate and a resident barcode gate | Not gated |
Where the boat lives | A Safe Harbor wet slip or dry rack, contracted separately; wet slips take 30 to 100 feet and 7 feet of draft with unrestricted height | Canal grid behind the homes |
Association | Mandatory master association (Section 22) with 47 sub-associations | See its guide |
Golf | 27-hole executive course owned by the master association, managed by Troon, open to the public | See its guide |
Recorded sales, 12 months | 106, median $360,000 | 344 in the in-city sections, median $693,000 |
What sells | 69 condominiums at a $275,000 median, 37 houses at $460,000 | Canal-grid homes |
Flood map | Lee County panel 12071C0070G; AE 8 on the harbor, X on the golf side | Charlotte County and city maps |
Schools | School District of Lee County choice zones in Cape Coral and North Fort Myers | Charlotte County Public Schools |
If your home is a harbor-front tower unit or a Sunset Key house, your buyer is most likely a boater or a seasonal owner who has already ruled out a canal house, and we market the slip route, the gate and the view. If your home is a golf-side house in Zone X, your buyer may be touring Punta Gorda Isles the same weekend, and we price against that comparison. A buyer who wants a canal behind the house and is open to a Cape Coral address may also look at Cape Coral, which begins at the community's southern edge.
A Burnt Store Marina buyer's tax bill is set by Lee County, not Charlotte County or the City of Punta Gorda, at 14.0825 mills in 2025 on the community's core district, and it is usually higher than the seller's because the Save Our Homes cap resets after a sale. Insurance is priced building by building.
Data updated: September 2026 (Lee County Tax Collector 2025 bill; Lee County Property Appraiser 2026 TRIM notices; Florida Office of Insurance Regulation, July 2026; Citizens Property Insurance; Florida Statutes).
This section is information, not tax, legal or insurance advice. For your own numbers, confirm with your closing agent, attorney or insurance agent.
Millage line, sampled homesteaded parcel in Block 1005 | 2025 adopted | 2026 proposed |
|---|---|---|
Lee County general revenue | 3.7623 | 3.7623 |
Public schools, local board and state law | 5.3190 | 5.2710 |
Burnt Store Area Fire Protection MSTU | 3.1700 | 2.8000 |
Lee County unincorporated MSTU | 0.8398 | 0.8398 |
Library, water management, mosquito and other districts | 0.9914 | 1.0007 |
Total | 14.0825 | 13.6738 |
On that sampled 2025 bill the assessed value was $513,166, ad valorem taxes were $6,649.19 and the Lee County solid waste charge was $381.11, a combined $7,030.30 before the early-payment discount. That is one homesteaded house. The same district and proposed rates appear on a Harbor Towers unit's 2026 notice. There is no community development district and no road or lighting benefit unit on the sampled bill; the association maintains the private roads and street lights.
On a homestead, assessed value can rise by no more than the lesser of 3 percent or inflation each year under section 193.155, and that cap resets to just value on January 1 after a change of ownership. A seller who has owned a Burnt Store Marina home for years often pays far less than a buyer will. Florida Statute 689.261 requires the contract to warn the buyer not to rely on the seller's current property taxes, so we give buyers a realistic estimate at the pricing stage rather than as a surprise in underwriting.
A seller moving to a new Florida homestead can carry up to $500,000 of the accumulated Save Our Homes difference under portability, provided the new homestead is established within three years of January 1 of the year the old one was abandoned. You file with the property appraiser in the county where you buy next. If you are selling in Burnt Store Marina and buying elsewhere in Southwest Florida, we coordinate the timing of both sales.
Amendment 3, CS/HJR 1-F, is on the statewide 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, and 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, without changing portability. None of it reduces non-ad valorem charges such as Lee County solid waste.
The Florida Office of Insurance Regulation's July 2026 stability report puts the average Lee County homeowners premium, wind included, at $3,576. That is an average across the county, not a Burnt Store Marina quote. Condominium owners also pay a share of the building's master policy through their association dues, so the building's insurance declarations are part of every condominium sale here.
Citizens Property Insurance has required flood coverage on its policies in FEMA Special Flood Hazard Areas since 2023, and outside them by replacement cost, reaching all remaining personal residential policies on January 1, 2027. An AE 8 house on Citizens has needed flood coverage since 2023, and a golf-side Zone X house on Citizens will need it by January 1, 2027. Unincorporated Lee County's Community Rating System Class 5 rating takes 25 percent off National Flood Insurance Program premiums.
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. Citizens requires a 4-point inspection on homes over 20 years old and a roof inspection on shingle roofs over 25 years or tile and metal over 50. A new wind mitigation form, OIR-B1-1802, took effect on April 1, 2026 and is valid for up to five years. Most Burnt Store Marina homes date from 1979 to 2005, so a recent roof and a current wind mitigation report are two of the strongest value supports a seller can hand a buyer.
Lee County defines substantial improvement as work costing 50 percent or more of the market value of the structure before improvements, using the Property Appraiser's structure value unless the owner submits a licensed appraisal. Ordinance 22-30, adopted November 8, 2022, restored the Florida Building Code and National Flood Insurance Program definitions. On an older AE-zone house with a modest structure value, a buyer planning a large remodel will do this arithmetic, and it shapes what that buyer will pay.
A Burnt Store Marina seller owes a written flood disclosure before the contract, disclosure of known material defects, a property tax warning, and association disclosures that depend on what you own: a Chapter 720 master association above Chapter 718 condominiums. This is general information, not legal advice; your closing agent or attorney decides which rules apply.
A seller of residential property must complete and provide a flood disclosure at or before the time the sales contract is executed. Since October 1, 2025, the form asks whether the seller has knowledge of flooding that damaged the property during their ownership, any flood insurance claims, and any federal flood-damage assistance. In a community where the harbor and basin streets sampled Zone AE and the association reported that the 2024 surges damaged some houses, complete it carefully and attach the elevation certificate and insurance history.
Under Johnson v. Davis, decided by the Florida Supreme Court in 1985, a seller of a home must disclose known facts that materially affect its value and are not readily observable to the buyer, and an as is clause does not remove that duty. After Ian, Helene and Milton, roof, lanai and water-intrusion repairs are exactly what buyers and their inspectors look for. Disclosing them with receipts and closed permits usually protects the price. Florida Statute 553.79 protects an arm's-length buyer from being fined over a prior owner's open permit, but it does not stop a lender or title underwriter from requiring closure, so we search Lee County permits before listing.
Burnt Store Marina has two association regimes. The Punta Gorda Isles, Section 22 Homeowners Association is a Chapter 720 homeowners association, as a director explained to residents. About 1,212 units sit in Chapter 718 condominiums, and most detached houses sit in land condominiums such as Sunset Key, which are also condominiums under state law. Section 720.401 does not apply to associations governed by chapters 718, 719, 721 or 723. Which disclosure your sale needs depends on what you own, so your closing agent or real estate attorney makes that call. What follows is information, not legal advice.
Where Section 720.401 does apply, the statute at Florida Statutes section 720.401 sets four facts. First, timing: the disclosure summary is delivered before the buyer executes the contract for sale, not at closing. Second, on a resale the parcel owner supplies it, because the sale is by an owner that is not the developer. Third, the contract must carry the section 720.401(1)(b) clause stating that it is voidable if the summary was not provided first. Fourth, the buyer's right to cancel runs within 3 days after receipt of the summary or before closing, whichever occurs first, and it cannot be waived. For a condominium unit, the condominium rules below apply instead.
A condominium seller furnishes the declaration, articles, bylaws, rules, the budget and financial statement, the association's Frequently Asked Questions and Answers sheet, the milestone inspection summary and the most recent structural integrity reserve study, or a statement that none exists. The buyer can cancel within seven days, excluding weekends and holidays. In Burnt Store Marina, where many condominium associations keep their documents behind a member login, assembling that package before the first showing is what keeps a contract together.
A Burnt Store Marina sale usually needs an estoppel certificate from the Section 22 master association under section 720.30851 and one from the condominium or land-condominium association under section 718.116. The estoppel is the only place the master assessment is stated in writing for your home. The closing agent orders them; we make sure they are requested early, because a late estoppel can hold up a gated-community closing.
Section 689.261 requires a property tax disclosure summary at or before the contract, warning the buyer not to rely on the seller's current taxes. In Burnt Store Marina that warning has real content: a long-held homestead on the Lee roll can carry an assessed value well below what a buyer will pay, and the buyer's first full bill resets.
Selling a Burnt Store Marina home costs a negotiated commission, Florida deed documentary stamps at $0.70 per $100, the owner's title policy that Lee County sellers customarily pay, two estoppel certificates, prorated Lee County taxes and small settlement fees. On the $360,000 recorded median, the stamps alone are $2,520.
Data updated: September 2026 (Florida Department of Revenue; Rule 69O-186.003; Florida DBPR estoppel fee schedule; Lee County Property Appraiser recorded-sale medians, 12 months to August 7, 2026).
Line item | At the $275,000 condominium median | At the $360,000 all-homes median | At the $460,000 house median | Who customarily pays in Lee County |
|---|---|---|---|---|
Deed documentary stamps, $0.70 per $100 | $1,925 | $2,520 | $3,220 | Seller |
Owner's title premium, promulgated rate (estimate) | about $1,450 | about $1,875 | about $2,375 | Seller, by Lee County custom |
Section 22 and condominium estoppels | Up to $299 each, plus rush or delinquency charges | Same | Same | Seller |
Property tax proration | Seller's days of the year times the annual Lee County bill | Same | Same | Credit from seller to buyer |
Commission | Negotiable | Negotiable | Negotiable | Seller, by agreement |
Title premiums are our estimates from the state's promulgated schedule, $5.75 per $1,000 to $100,000 and $5.00 per $1,000 above it, before any reissue credit. The exact figures come from the title company's settlement statement.
Commission is negotiable, and there is 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 with their own agent before touring. A seller may still choose to offer compensation to a buyer's agent or a concession toward the buyer's costs, off the MLS. We put the commission conversation in writing at the start.
The deed stamp tax is $0.70 per $100 of consideration statewide outside Miami-Dade, customarily paid by the seller. Florida sets the title insurance premium by rule, so it is identical at every title company. In Lee County the seller customarily chooses the closing agent and pays the owner's policy, but that is custom, not law, and the contract controls.
The Florida Department of Business and Professional Regulation's current caps are $299 for a standard estoppel certificate, $119 more for delivery within three business days, and $179 more if the account is delinquent. A Burnt Store Marina seller usually needs two. Because water and sewer come from Charlotte County Utilities, the final utility bill is a Charlotte County item on a Lee County closing. The full statewide cost stack, with net sheets, is in our Florida seller closing costs guide.
A free in-person comparative market analysis is the most accurate Burnt Store Marina valuation you can get short of an appraisal, and it costs you nothing. One of us walks the home, reads the building's reports, the flood file and the fee stack, and returns a written range with Lee County 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 Marina CMA and we will schedule the visit around you, including a video walkthrough for owners who are out of state for the summer. Many Burnt Store Marina owners are seasonal; after Ian, a resident article noted that only 17 of the 112 owners in the Grande Isle I and II towers were year-round residents. We register vendors and showings with the gatehouse so your home can be shown while you are away. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. You are working with Top 1% Real Estate Agents Nationally Since 2008.
If you are selling in Burnt Store Marina and buying again, we run both sides together. Our guide to buying a home in Burnt Store Marina covers the estoppel, the building inspections and the slip question from the buyer's side, and our buyer representation overview explains how we work for buyers anywhere in Southwest Florida.
Owners here often weigh a move within the area. Our guides cover Burnt Store Lakes, the separate Punta Gorda Isles Section 21 plat directly north across the county line; Burnt Store Isles and Punta Gorda Isles inside the city; Heritage Landing; and Cape Coral to the south. For city-wide values see our Punta Gorda home valuation guide, for selling across the area our Punta Gorda seller guide, and for buying our Punta Gorda buyer guide. Everything about the community itself is in our Burnt Store Marina neighborhood guide.
These are the Burnt Store Marina valuation questions owners and search engines ask most, answered from the Lee County record, the Southwest Florida MLS and the association's own documents.
Data updated: September 2026 (Lee County Property Appraiser public sales files, newest recorded sale August 7, 2026; Southwest Florida MLS Matrix, pulled September 26, 2026).
Your Burnt Store Marina home is worth what comparable homes in the same building or neighborhood, on the same water class and flood zone, recently sold for, adjusted for condition and storm repairs. In the latest 12 months of Lee County recorded sales, houses sold at a $460,000 median and condominium units at $275,000. Ask us for a written range with every comparable attached.
The median of all 106 qualified home sales the Lee County Property Appraiser recorded in Burnt Store Marina from September 1, 2025 to August 7, 2026 was $360,000. The 30 closings carrying the Burnt Store Marina MLS label in the 12 months to September 26, 2026 had a median of $323,750. The county figure is the fuller count.
It depends on the building more than the gate. In the latest 12 months the Grande Isle III and IV towers recorded a $625,000 median, Emerald Isle $399,900, Harbor Towers $370,000, Marina South Shore $350,000, Commodore Club $254,375 and Keel Club $195,000. Floor, view, the building's reserve position and any assessment move your unit within its own building's range.
In the latest 12 months of Lee County recorded sales, the 37 Burnt Store Marina houses and land-condominium homes sold at a $460,000 median and the 69 condominium units at $275,000. The spread is wider at the top: every Sunset Key house sale recorded at $950,000 or more, while the highest condominium sale was $895,000 in the Grande Isle towers.
They are below their peaks. The Lee County house median was $460,000 on 23 sales in 2026 through August 7, against $510,000 in 2025 and a 2022 peak of $574,900. The condominium median was $275,000 on 53 sales, against $300,000 in 2025 and $408,000 in 2023. Each longer window shows a higher median, the pattern of a market giving ground.
Burnt Store Marina condominium medians have fallen each year since 2023: $408,000 in 2023, $359,500 in 2024, $300,000 in 2025 and $275,000 on 53 sales in 2026 through August 7. Units are still selling; the 53 sales through August 7 already approach 2025's full-year 61. Buildings with documented reserves and inspections are the ones buyers write on first.
The record shows a correction, not a collapse. Burnt Store Marina house medians are about 20 percent below the 2022 peak and condominium medians about 33 percent below 2023, but 2026 condominium sales are on pace to pass 2025, and the fastest sales of the year closed at a median 95.0 percent of list. Accurate pricing, not waiting, is what separates a sale from a stale listing.
Statewide, post-Surfside milestone inspection and reserve study rules have raised costs at many older condominium buildings, and a Section 22 director has written that they are driving large special assessments at condominium associations generally. In Burnt Store Marina the effect is building-specific: the first-era walk-ups passed 30 years between 2009 and 2014, while Sunset Pointe Towers reports fully funded reserve studies.
The 30 MLS-labeled Burnt Store Marina sales in the 12 months to September 26, 2026 took a median of 247 days on market, against 103 days over 24 months and 40 days over five years. Nine of the 30 sold in under 100 days, at a median 95.0 percent of list. Pricing from the county record on day one is the biggest lever a seller controls.
It depends on your building. If your association has a funded reserve study, a clean milestone report and no pending assessment, current buyers will write on it, and waiting adds carrying costs. If a special assessment is coming, pricing with it disclosed usually beats letting a buyer find it. We run both scenarios against your building's recorded sales before you decide.
Burnt Store Marina's buyer calendar follows its snowbird season, which the community's newsletter frames as renewing each fall, and many owners here are seasonal. Listing in late fall lets your home be photographed, documented and ready when seasonal buyers arrive.
An automated estimate is least reliable exactly where Burnt Store Marina is most distinctive. The MLS label caught only 30 of the 106 sales the county recorded, two thirds of sales are condominiums priced building by building, and a model cannot see a milestone report, a flood elevation, a slip agreement or a completed storm repair. Use it as a starting point, not a list price.
The MLS counts only listings carrying the Burnt Store Marina development label, 30 in the latest 12 months, while the Lee County Property Appraiser records every qualified sale on the community's parcels, 106 in a similar window. Many condominiums list under their own building name. Where the two overlap, such as the $1,150,000 Sunset Key Circle sale, they agree exactly.
On the Lee County record, Burnt Store Marina homes sold at a median of $230.92 per heated square foot over the latest 12 months: $269.23 for houses and $202.24 for condominium units. The MLS median for its 30 labeled closings was $225 per living square foot. The two use different area measures, so we never compare one against the other.
The highest recorded Burnt Store Marina sale in the latest 12 months was $1,150,000 for 3213 Sunset Key Circle on July 13, 2026, a Sunset Key land-condominium home built in 2000, which was also the MLS high. The top condominium sale was $895,000 for unit 701 at 3333 Sunset Key Circle, in the Grande Isle III and IV towers.
A comparative market analysis is prepared by a listing agent to set a price that sells; an appraisal is prepared by a licensed appraiser for a lender to support a loan. Both rely on recent comparable sales. In Burnt Store Marina a CMA that uses the full Lee County record anticipates the appraisal, which matters most above $1,000,000, where Fannie Mae requires a human valuation.
Yes, and you do not have to list with us. You keep the comparables, the adjustments, the flood and tax documents and the net sheet either way. Many of our valuations go to owners who are a year or more from selling, including seasonal Burnt Store Marina owners planning around the fall. Call Jesse at (239) 898-6072 to start one.
No. We value the home as it stands and show what each repair is likely to return. Closing open permits, documenting storm repairs and ordering wind mitigation and four-point reports usually pay back. Exterior work in Burnt Store Marina also needs Section 22 architectural approval, so a large project started just before listing can delay rather than help the sale.
Yes. Harbor and basin streets sampled FEMA Zone AE with an 8-foot base flood elevation, where a federally backed mortgage requires flood insurance, while golf and interior streets sampled Zone X. What moves a buyer's premium is the lowest floor against that 8-foot line, which is why the elevation certificate is the most useful flood document in a Burnt Store Marina sale.
Yes, if you do not already have one. On the harbor-front and basin streets in Zone AE, a buyer's flood premium turns on where the lowest floor sits against the 8-foot base flood elevation. On the Zone X golf streets a certificate still helps a buyer price insurance, especially with Citizens requiring flood coverage on every personal residential policy by January 1, 2027.
Not if it has been repaired with closed permits and documented. The association's president wrote that Ian brought wind, fallen trees and damaged lanai cages and stairwells rather than the predicted surge, and the 2024 surges damaged some houses. A repaired, documented Burnt Store Marina home sells on its current condition; unrepaired damage and missing permits are what cost money.
They make the building's structure and reserves visible. Florida requires a milestone inspection for buildings of three habitable stories or more by December 31 of the year they turn 30, and a structural integrity reserve study at least every 10 years. By its roll year, Harbor Towers turns 30 in 2028. A funded plan and clean report support price; unfunded items pass cost to the buyer.
Yes. A special assessment changes the price conversation, not whether the unit can sell. Disclose any adopted or proposed assessment early, get the association's estoppel certificate, and decide with us whether to pay it, credit it or price it in. Burnt Store Marina condominium buyers now read reserves before they write, so an assessment discovered late does more damage than one disclosed up front.
There are two layers. The Section 22 master association charges an annual assessment, equal for each lot and dwelling unit and due January 1, but it does not publish the amount; it appears on the adopted budget and the estoppel certificate. Most homes also belong to one of 47 sub-associations with its own fee. Golf, fitness and marina charges are separate and optional.
Expect a negotiated commission, Florida deed stamps at $0.70 per $100, which is $2,520 on the $360,000 recorded median, the owner's title policy that Lee County sellers customarily pay, Section 22 and condominium estoppel fees capped at $299 each before rush or delinquency charges, and prorated Lee County taxes. We give every Burnt Store Marina seller a written net sheet.
In Lee County, where Burnt Store Marina sits, the seller customarily chooses the closing agent and pays the owner's title policy, while the buyer pays any lender's policy. That is local custom, not law, and the executed contract controls. Florida sets the premium by rule, so it is the same at every title company; ask whether a reissue credit applies to your policy.
Usually not on title, because most Burnt Store Marina boat storage is rented from Safe Harbor under its own agreements rather than conveyed with a home. It still matters to a boater buyer, so tell us what you hold and ask Safe Harbor how it handles a change. A dock right written into your legal description, as on some Diamond Park lots, is different and we market it.
Only if your deed or association documents give you one. The Tract C declaration reserved the seawall and a 24-foot strip to the developer as a wet dockage rental area, and Safe Harbor now owns the marina. Some Diamond Park lot descriptions carry an assignment for dock access. Title counsel reads your legal description, and we market exactly what it says.
It can. Burnt Store Marina Country Club allows a membership to be transferred to the buyer of the property on its transfer form, and the membership year runs November 1 to October 31, so timing a closing around renewal matters. The Fitness, Racquet and Pool Club is different: its memberships belong to people, not properties, so your buyer applies for their own.
Burnt Store Marina is in unincorporated Lee County, with a Punta Gorda 33955 mailing address. It matters because Lee County sets the tax bill, the flood map and the permit rules, and because a valid comparison uses Lee County recorded sales. Charlotte County's only role is water and sewer through Charlotte County Utilities. A Charlotte County median is the wrong yardstick here.
The Lee County Property Appraiser values your Burnt Store Marina home and the Lee County Tax Collector bills it, not their Charlotte County counterparts. Sampled parcels carry Lee tax district 034, the Burnt Store Area Fire MSTU, at 14.0825 mills for 2025 and 13.6738 proposed for 2026. Homes at Vista del Sol and The Resort carry a different Lee district code.
Your buyer's assessed value resets to just value on January 1 after the sale, so their Lee County bill is usually higher than yours, sometimes much higher on a long-held Burnt Store Marina homestead. Section 689.261 requires the contract to warn buyers not to rely on the seller's taxes. We show buyers a realistic estimate so it does not derail the sale in underwriting.
Often, yes. Florida portability lets you carry up to $500,000 of your accumulated 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 with the property appraiser in the new county. Confirm your figure with that office before you close on both sides.
Amendment 3 is a proposed property tax amendment on the November 3, 2026 ballot that needs 60 percent to pass. County appraisers describe it as cutting the non-homestead assessment cap from 10 percent to 5 percent and adding larger homestead exemptions on non-school taxes from 2027. For a Burnt Store Marina seller, it could change a buyer's projected tax bill, so we model both outcomes.
Citizens Property Insurance has required flood coverage on its policies in Special Flood Hazard Areas since 2023 and phases in the rest by replacement cost, reaching all remaining personal residential policies on January 1, 2027. A Burnt Store Marina buyer insured by Citizens will carry flood insurance in Zone AE or Zone X, so documented elevation and wind mitigation help the sale.
Usually, yes, especially for a house. Most Burnt Store Marina homes were built between 1979 and 2005, Citizens requires a 4-point inspection on homes over 20 years old, and Florida requires insurers to offer credits for documented wind mitigation features. Having both reports in the listing file lets a buyer price insurance during showings instead of during the inspection period.
Yes, but as is does not remove Florida's disclosure duty. Under Johnson v. Davis you must still disclose known facts that materially affect value and are not readily observable, and the flood disclosure under section 689.302 is owed at or before the contract. An as is Burnt Store Marina listing works best with the inspection reports and repair history already in the file.
You can. The question is whether you can price from the full Lee County record, assemble the Section 22 and condominium estoppels, the milestone and reserve documents and the flood file, register showings with the gatehouse, and negotiate against a represented buyer. In a market with a 247-day MLS median, those tasks decide the result.
Yes. Many Burnt Store Marina owners are seasonal; after Ian, a resident article noted only 17 of 112 owners in two of the Grande Isle towers lived there year-round. We manage showings, gatehouse registration for vendors and buyers, inspections and a mail-away closing through the title company, and we can run your valuation walkthrough by video.
Yes, under the association's rules. The Section 22 open house policy allows open houses on Friday, Saturday and Sunday from 11:30 to 5:00, and each one must be registered with the gatehouse in advance or visitors are turned away. We handle that notice and weigh whether a private showing schedule serves your building better than open houses.
One small one. The Section 22 rules summary allows one For Sale sign no larger than 6 by 8 inches, and condominium associations may add their own limits. Because a sign does little work inside a staffed gate, we rely on the MLS, our qualified-buyer database, video and photography to reach Burnt Store Marina buyers.
No, not at the master level. The Section 22 documents contain no age restriction, the bylaws define a living unit as intended for one family or household, and the fitness club sells child add-ons. Each condominium's own declaration governs its building, so we confirm your association's rules; a Burnt Store Marina home without an age rule can be marketed to every buyer.
Yes, though few exist. The Lee roll carries 21 vacant residential parcels, including lots in Little Pines Estates, the Section 22 golf blocks and Captains Quarters. Buyers ask about the Section 22 building and architectural rules, the flood zone and the connection to Charlotte County Utilities water and sewer, so we assemble those answers before a Burnt Store Marina lot goes on the market.
The best Burnt Store Marina listing agent prices from the Lee County recorded sales rather than a portal, and can explain Section 22, the condominium inspection rules and the marina to an out-of-state 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.
McGreevy and Comisar are a top-reviewed Burnt Store Marina listing team on our Google Business Profile. We publish no aggregate score. The reviews below are five-star reviews quoted exactly as clients wrote them; we do not edit, composite or summarise client words.
★★★★★ "Jesse did a great job as Realtor and his assistant, Beth, didn't miss a thing throughout the process!" Verified Google review
★★★★★ "So knowledgeable! You can tell they truly have a high level of expertise and were incredibly professional from start to finish." Verified Google review
★★★★★ "Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed." Verified Google review
When you are ready to hear what your own home is worth, call Jesse at (239) 898-6072 or use the Burnt Store Marina valuation form.
Every document behind the figures in this Burnt Store Marina valuation guide is public and free. These are the ones a Burnt Store Marina seller actually uses, each linked to the issuing authority's own copy rather than a reprint.
Document | Publisher | Link |
|---|---|---|
Declaration of Restrictions, Section 22, with 1979, 1982 and 1985 amendments | Punta Gorda Isles Section 22 Homeowners Association | |
Amended and Restated Bylaws, 2016 | Punta Gorda Isles Section 22 Homeowners Association | |
Summary of Section 22 Rules and Regulations | Punta Gorda Isles Section 22 Homeowners Association | |
Real Estate Open House Policy | Punta Gorda Isles Section 22 Homeowners Association | |
Lee County CPA2007-00054 staff report, with the Plat Book 28 description and vesting history | Lee County | |
Florida Statutes section 720.401, HOA disclosure summary | The Florida Senate | |
Florida Statutes section 720.30851, HOA estoppel certificates | The Florida Senate | |
Florida Statutes section 718.503, condominium resale disclosure | Florida Legislature | |
Florida Statutes section 689.261, property tax disclosure | Florida Legislature | |
Florida Statutes section 689.302, flood disclosure | The Florida Senate | |
FEMA CRS Eligible Communities, April 1, 2026 | Federal Emergency Management Agency | |
FIRM panel index, panel 12071C0070G | Federal Emergency Management Agency | |
Estoppel certificate fee schedule | Florida Department of Business and Professional Regulation | |
Wind mitigation resources and form OIR-B1-1802 | Florida Office of Insurance Regulation | |
My Safe Florida Home program | Florida Department of Financial Services |
Retrieved between September 24 and September 26, 2026. Market figures carry the pull date stated beside them in the body. We cite government, statutory, court, association and first-party sources only. MLS figures come from the Southwest Florida MLS Matrix, closed sales with Development "Burnt Store Marina," September 27, 2021 to September 26, 2026, pulled September 26, 2026 (member access, cited as text).
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 Marina valuation guide we tracked 106 Lee County recorded sales, 30 MLS closings and every association, flood, insurance and tax rule a buyer's lender, insurer and inspector will apply to your home, so each figure comes from a public record you can check. McGreevy and Comisar are a top-reviewed team, Top 1% Real Estate Agents Nationally Since 2008.
If you are thinking, "I need someone to sell my house in Burnt Store Marina, Florida," McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Burnt Store Marina, Punta Gorda, Cape Coral, Lee County, Charlotte County, Estero, Bonita Springs, Naples and Fort Myers. Whether you are selling in Sunset Key, the Grande Isle towers, Harbor Towers, Marina South Shore, Courtside Landings, Emerald Isle or a golf-side land condominium, 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, see how we sell Burnt Store Marina homes, or, if you are buying, read our Burnt Store Marina buyer guide. 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 Marina valuation 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.