A real number for a Burnt Store Village home, built from 77 Charlotte County recorded sales, resale versus new build and the lot, 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 1970 plat, the association, flood, schools and daily life, our Burnt Store Village community guide covers it, and our Punta Gorda guide covers the wider market. This page answers one question: what your Burnt Store Village home or homesite would sell for today, on the Charlotte County record.
A Burnt Store Village home sold at a $325,000 median across 77 Charlotte County recorded sales in the 12 months to September 26, 2026, from $185,000 to $625,000. Homes built 2020 or later sold at $331,000 and homes built 2000 to 2019 at $335,000. Your number depends on age, size, lot and flood map.
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 21, 2026; SWFL MLS, closings September 29, 2025 to September 29, 2026).
In the last 12 months we tracked 77 Charlotte County recorded sales in Burnt Store Village at a $325,000 median, and every price opinion our team writes here starts from that record.
Burnt Store Village is a deed-restricted single-family community in unincorporated Charlotte County with a Punta Gorda, Florida 33955 mailing address. The county records it as Punta Gorda Isles Section 16, platted in 1970 per the county subdivision record. It is a newly built community on a very old plat: of the 886 parcels with a recorded year built, 558 were built from 2020 to 2025, which is 63 percent, and the earliest home on the county roll dates to 1977. The county roll still codes 496 parcels as vacant, and because the roll lags new construction, the true vacant count is lower.
That mix changes how a home here is valued. A resale competes with a newer home on the next street or the next lot, and of the 44 recorded sales of homes built 2020 or later, 22 were resales. The recorded sales that prove it are in the county file, and most of them tell you more than a portal estimate can.
Figure | What it measures | Window and source |
|---|---|---|
$325,000 | Median of all 77 qualified improved sales, September 27, 2025 to September 26, 2026 | Charlotte County Property Appraiser public sales files, our analysis |
$325,000 | Median of the 75 sales left after two duplex sales on Badalona Drive are set aside | Same window and source |
$331,000 | Median of 44 sales of homes built 2020 or later, 22 of them resales | Same window and source |
$335,000 | Median of 10 sales of homes built 2000 to 2019 | Same window and source |
$327,000 | Median of 14 sales on parcels the roll shows with no year built yet | Same window and source |
$38,000 | Median of 12 qualified sales of vacant-coded lots under $100,000 | Same window and source |
74 days, 98.0 percent | Median days on market and median sale-to-list ratio on the SWFL MLS closings labeled Burnt Store Village | September 29, 2025 to September 29, 2026, SWFL MLS |
The medians for the four home cohorts sit within $10,000 of each other, and that is the first lesson for a Burnt Store Village seller. New homes and older homes traded at nearly the same middle price, so a buyer standing in your kitchen is also pricing the newer house on the next lot. What separates one sale from another here is not the community median. It is the year the house was built, its heated area against a plat where 1,834 square feet is the median, whether the roof and openings will satisfy an insurer, and where the lot sits on the flood map and near the county's rim ditch.
Start with three questions. Was your home built in 2020 or later, between 2000 and 2019, or in the 1990s or before? Is it a single-family house on the platted lots, or one of the four 2025 duplexes on the short Badalona Drive block that sits outside the single-family Declaration? And is your lot mapped Zone D, which is most of the community, or in the 44-lot pocket of shaded Zone X? Those answers move a Burnt Store Village valuation further than the community median does.
The Charlotte County Property Appraiser recorded 77 qualified improved sales in Burnt Store Village in the latest 12 months. SWFL MLS carried 28 closings under the Burnt Store Village development label in a window offset from the county's by a few days. The gap is not an error: some sales never carried the label, some were never listed, and a valuation built only on MLS comparables here starts with well under half the evidence. So we lead with the county record and use SWFL MLS only for the two measures it alone carries, days on market and sale-to-list.
Burnt Store Village sellers call McGreevy and Comisar because we price on the record that moves the price: 77 Charlotte County recorded sales in 12 months, the split between resales and new homes, the association's posted rules, and the flood map for 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; SWFL MLS, closings September 29, 2025 to September 29, 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 where nearly two of every three homes on the county roll were built since 2020 is simple: ask who prices a Burnt Store Village home on the county's recorded sales, and who has read the association's policies and the county's drainage study before a buyer's agent does.
We do not publish a story about a Burnt Store Village 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 product, split between first sales of new homes and resales; SWFL MLS for days on market and sale-to-list; the association's estoppel certificate; the FEMA panel and zone 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 Village 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 Village 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 16 plat, the flood panel for your lot, the association's estoppel and a seller net sheet.
Enter your address in the free Burnt Store Village 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 year built and heated area; the adjustments we made and why; whether each comparable was a builder's first sale or a resale; the FEMA zone and panel for your lot; your tax bill with the county street and drainage line separated from the ad valorem tax; the association's estoppel certificate, ordered early; and a net sheet. If you plan to list, the next step is our Burnt Store Village selling plan.
The Zestimate and other automated estimates read public records and prior sales. In Burnt Store Village they cannot see the 14 recent sales on parcels the roll still shows without a year built, which side of the flood map your lot sits on, the duplex block on Badalona Drive, 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 credit 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. The rule governs models used in credit decisions. A free instant estimate on a consumer website is not a credit decision, and it carries no such testing.
Burnt Store Village condition runs the whole range on one street. A 1977 house, a 2006 house with a roof that is now two decades old, and a 2024 house on the next lot can all sit within a few hundred feet of each other, because the lots were platted in 1970 and built on over five decades. None of a roof's age, the opening protection, a fresh paint job or a well-kept yard is in the public record until a permit closes, and a model that averages them treats a tired house and a pristine one as the same product.
A model that leans on listed sales starts with the 28 SWFL MLS closings, not the county's 77. Fourteen of the 77 recorded sales in the latest 12 months closed on parcels the roll still shows with no year built, at a $327,000 median, which means the finished house was not yet on the roll when the sale was recorded. An estimate that cannot see those sales, or that reads them as vacant lots, cannot tell you whether your home is priced above or below the newer home two streets over.
The Charlotte County roll has no water-frontage flag, and we found no canal, lake or harbor frontage for homes here, so a model gains nothing from frontage and can still imagine it from a neighboring plat. It cannot see that Block 296 on Badalona Drive is zoned RMF-12 and holds four 2025 duplexes of 3,096 heated square feet, outside the single-family Declaration, and that the two duplex sales in the window, at $495,000 and $555,000, are not single-family sales. It does not see that a handful of floor plans repeat across dozens of homes, so the closest comparable to your house may be the identical plan built in a different year. And it does not see the flood map by lot: 1,330 parcels are mapped Zone D, 44 are in shaded Zone X, and 98 straddle more than one zone.
Several places share the Burnt Store name because they share Burnt Store Road. Burnt Store Lakes is Punta Gorda Isles Section 21, Burnt Store Marina is Section 22 on the Lee County side, and Burnt Store Isles is Section 15. Some builder pages use the Burnt Store Village name for homes in neighboring Coral Lakes and Heritage Station, and the county's planning map carries a future land use category named Burnt Store Village Residential. Any tool that blends them by ZIP code or place name prices a Burnt Store Village home against homes on other plats. We price yours on Charlotte County recorded sales from Punta Gorda Isles Section 16 only.
We value a Burnt Store Village home with a comparative market analysis built from Charlotte County recorded sales on the Section 16 plat, matched on era, size and product, split between first sales and resales, checked against SWFL MLS days on market and sale-to-list, and adjusted for flood map, roof and condition. You receive every comparable.
Data updated: September 2026 (Charlotte County Property Appraiser public roll and sales files, our analysis; SWFL MLS, closings September 29, 2025 to September 29, 2026; FEMA National Flood Hazard Layer, queried September 29, 2026).
A home built in 2020 or later competes with other recent builds and with the new homes still going up on the vacant-coded lots beside it. A home from 2000 to 2019 competes with its own era, and a 1990s home with other 1990s homes, a product the Declaration's setbacks and approvals now shape differently. A duplex on Badalona Drive competes with duplexes, not houses. We set the comparable pool by product and era first, then narrow by heated area and setting. The plat's median single-family home has 1,834 heated square feet (n=881), and a few plan sizes repeat, among them 1,786 square feet on 48 homes and 1,846 on 41, so we look for the identical plan first.
We read the Charlotte County Property Appraiser's recorded, qualified sales for Punta Gorda Isles Section 16, and we flag first sales of new homes, estimated as the first qualified improved sale within one year of the home's year built. SWFL MLS supplies days on market and sale-to-list for the listed sales. Neither layer alone describes this market: the county has no days on market, and the MLS label misses more than half of the recorded sales.
Lots here are ordinary interior lots. The Declaration sets a deed minimum of 75 feet of width and 7,200 square feet, the median measured lot is about 9,700 square feet (county GIS parcel geometry, our analysis), and about 5 percent of parcels are double lots of roughly 18,800 to 19,600 square feet. Then we look at what surrounds the lot. A finished street reads differently from a block that is still mostly land: Blocks 343, 347 and 349 each carry 19 parcels the roll codes vacant, and Islas Drive has 18 vacant-coded parcels among its 37. We also note where the lot sits against the rim ditch that the county's drainage study circles on the east and south sides, and against Firelight North, which adjoins the plat along Zemel Road.
We confirm the FEMA zone for the lot on Charlotte County panel 12015C0416G, which covers the western half, or 12015C0417G, the eastern half, both effective December 15, 2022, and we test the whole lot outline and not one point, because 98 lots carry a slice of a second zone. Zone D means undetermined flood hazard, FEMA publishes no base flood elevation for it, and the lender's flood determination governs any one address. We pull an elevation certificate when the county holds one.
Roof age and covering, the roof-to-wall and opening features on the state's wind mitigation form, the permit history for any storm repair, and whether the home was built to the Florida Building Code in force since 2002. 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 Burnt Store Village street and drainage line, $50 per equivalent residential unit for fiscal years 2026 and 2027, from Fire Rescue, sanitation, stormwater and the ad valorem tax. Then we model a buyer's post-sale bill, because a buyer's assessed value resets to just value after a sale and the buyer's tax is usually higher than yours.
The comparables with year built and heated area, the adjustments, the tax breakdown, the flood documents, the association's estoppel and a net sheet. The seller cost stack is in our Florida seller closing costs guide, and your Burnt Store Village numbers are on the sheet we hand you.
Burnt Store Village home values move first with product and age, then with heated area, the setting of the lot, the flood map and the roof. Of the 77 recorded sales, 44 were homes built 2020 or later and 22 of those were resales, so most sellers are priced beside newer homes.
Data updated: September 2026 (Charlotte County Property Appraiser public roll and sales files, our analysis; Burnt Store Village Property Owner's Association posted policies, read September 29, 2026; FEMA National Flood Hazard Layer, September 29, 2026).
Value driver | How we treat it | Why a Burnt Store Village buyer cares |
|---|---|---|
Built 2020 or later | Priced beside the newer homes; 44 sales, $331,000 median | 558 of 886 dated parcels are in this group, and 22 of the 44 sales were resales |
Built 2000 to 2019 | Priced against its own era; 10 sales, $335,000 median | Older roof and openings, but a finished yard and a known history |
Built in the 1990s | Sits below the plat median; 9 sales, too few for a median | Roof age and insurer screening come first |
Heated area | Compared with the 1,834 square foot median and the plan sizes that repeat | Three of the four highest single-family sales had 1,780 to 1,878 square feet, so size alone does not set the price |
Duplex on Badalona Drive | A separate product; two sales at $495,000 and $555,000 | Zoned RMF-12 and outside the single-family Declaration |
Roof and documented wind mitigation | Adds evidence; a current form lets a buyer price insurance early | Insurers ask the year built, roof covering and openings |
Zone X shaded, or Zone D | Shapes the insurance conversation lot by lot | 1,330 lots Zone D, 44 lots shaded Zone X, none in a mapped special flood hazard area |
Near the rim ditch or the southeast corner | Expect drainage questions | The county's drainage study recorded 56 resident pins, largely within Burnt Store Village |
Open violations or unapproved exterior work | Cleared before listing | An open violation appears on the association's estoppel certificate |
Structures the policies do not permit | Confirm before showing | Sheds, barns, gazebos and pergolas are not permitted under the posted policies |
Twenty-two of the 44 recorded sales of homes built 2020 or later in the latest 12 months were resales, so your listing will be priced beside newer homes. Start with a free Burnt Store Village home valuation built on those recorded sales, or read how we sell homes in Burnt Store Village, 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 Village, and call Marc at (239) 287-5873. You are working with Top 1% Real Estate Agents Nationally Since 2008.
The Burnt Store Village housing stock came in two waves with a long gap between them. Of the 886 parcels with a year built on the county roll, 27 were built before 1990, 74 in the 1990s, 198 from 2000 to 2009, 29 from 2010 to 2019 and 558 from 2020 to 2025. The first wave peaked in the mid-2000s, with 172 homes built from 2003 to 2007 and 85 in 2006 alone. The second wave is the current one: 10 homes in 2020, 18 in 2021, 60 in 2022, 228 in 2023, 182 in 2024 and 60 in 2025. Year built is per the county roll, not the permit date, and the roll lags new construction, so recent years may be recoded upward.
The recorded sales show that age alone does not set the price. Homes built 2020 or later had a $331,000 median, homes built 2000 to 2019 had $335,000, and the 1990s cohort of 9 sales sat below the plat median. An older home is not a weaker home, but it is a different product, and it sells best priced against its own era.
The median single-family home on the roll has 1,834 heated square feet, with quartiles of 1,786, 1,834 and 2,005, a smallest of 988 and a largest of 3,230, and homes built in 2020 or later have a median of 1,842 (n=554). A handful of exact sizes repeat: 1,786 square feet on 48 homes, 1,846 on 41, 1,806 on 39 and 1,804 on 33, which usually means repeated floor plans. The highest single-family sale of the year was a 2006 home with 2,222 heated square feet, but the next three, at $539,000, $535,000 and $450,000, had 1,868, 1,878 and 1,780 square feet. A larger home can trade at the top of the file, and a well-kept home near the median size can too.
Burnt Store Village is one recorded plat of 62 blocks and 42 named streets, so the lots are uniform and the setting comes from what surrounds them. The association describes a Community Park with a walking path around a lake, picnic tables and a playground, and the county roll carries a 55.07 acre greenbelt for the plat. The association's own FAQ says there is no pool, pickleball or beach onsite. What a buyer is paying for is a newer house on an ordinary lot at the lowest median of the Burnt Store neighborhoods, a short drive from golf, preserves and Punta Gorda. A lot next to a run of vacant-coded parcels invites a question about construction next door, and a lot near the rim ditch invites a question about drainage. We answer both with documents.
Most of the community is mapped Zone D, 44 lots are in shaded Zone X, and none of the parcels we analyzed lie in a mapped special flood hazard area. That is a cleaner map picture than a Zone AE lake plat carries, but it is not a promise of dry ground. The county's Burnt Store Drainage Study names the community's rim ditch as its main concern, and buyers who read the study will ask about it. The flood section below has the whole story.
The Declaration lets the association require items such as a tile roof at a 3:1 pitch, and its policies bar mirror-image homes on adjacent lots and require underground electric service. Whatever your home's covering, a documented roof permit date and a current wind mitigation report are two of the strongest supports a Burnt Store Village seller can hand a buyer, and so is written approval for any past exterior work such as a fence, a pool or an addition.
Charlotte County recorded 77 qualified improved sales in Burnt Store Village in the 12 months to September 26, 2026, at a $325,000 median, from $185,000 to $625,000. Twenty-two of the 44 sales of homes built 2020 or later were resales, so a seller here prices against new homes and against neighbors.
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 21, 2026).
Segment | Recorded sales | Median | What it covers |
|---|---|---|---|
All qualified improved sales | 77 | $325,000 | Low $185,000, high $625,000, mean $341,117; quartiles $300,000, $325,000 and $362,500 |
Without the two duplex sales | 75 | $325,000 | Two duplexes on Badalona Drive sold at $495,000 and $555,000 |
Homes built 2020 or later | 44 | $331,000 | Year built per the county roll, not the permit date |
Homes built 2000 to 2019 | 10 | $335,000 | The first building wave and a few later infill homes |
Homes built in the 1990s | 9 | Not printed | Too few sales to print a stable median |
Parcels with no year built on the roll yet | 14 | $327,000 | The roll lags new construction |
Qualified means the state's qualification codes for arm's-length sales, and improved means the parcel carried a building when it sold. The newest weeks are not yet in the county file. Sales that fell outside the qualified codes, and sales of vacant-coded lots, are counted separately in the lot section below.
Sale type | Recorded sales | Median |
|---|---|---|
First qualified sale within one year of year built, our builder-direct estimate | 22 | $336,000 |
Resales of homes with a year built | 41 | $317,900 |
Parcels with no year built yet | 14 | $327,000 |
All improved sales | 77 | $325,000 |
This is the table that makes a Burnt Store Village valuation different from one in a built-out community. A first sale of a new home carried a median about 6 percent above the median resale, $18,100 by our arithmetic, but the two groups are not the same age: the 41 resales include 19 homes built before 2020. Of the 44 sales of homes built 2020 or later, 22 were resales, so a buyer shopping newer product met an owner as often as a builder. Your price has to hold up against both.
A resale offers a finished yard, a known roof and an insurance history. A first sale offers new systems and a fresh set of documents. Neither is automatically worth more, and the recorded medians show a gap of a few percent, not a chasm.
Price band | Recorded sales, 12 months | Share |
|---|---|---|
Under $250,000 | 3 | 3.9 percent |
$250,000 to $349,999 | 52 | 67.5 percent |
$350,000 to $449,999 | 16 | 20.8 percent |
$450,000 to $549,999 | 4 | 5.2 percent |
$550,000 and above | 2 | 2.6 percent |
Total | 77 | 100.0 percent |
Two of every three Burnt Store Village sales closed between $250,000 and $349,999. Only six of the 77 sold at $450,000 or more, two of those were duplexes on Badalona Drive, and one was a 2006 home with 2,222 heated square feet. If your hopes rest on the top of the range, the file shows how narrow that top is.
Year built | Recorded sales, 12 months | Median sale | Parcels on the 2026 roll |
|---|---|---|---|
2020 or later | 44 | $331,000 | 558 |
2000 to 2019 | 10 | $335,000 | 227 |
1990s | 9 | Not printed | 74 |
No year built yet | 14 | $327,000 | Not applicable |
Total | 77 | $325,000 | 859 plus 27 built before 1990 |
The roll count includes every parcel with a recorded year built, 886 in all, and all 77 sales fall in the four rows above. Because 558 of the 886 dated parcels were built from 2020 to 2025, a buyer touring your home has very likely toured a newer one the same week.
The median single-family sale worked out to $173.64 per heated square foot on 61 sales, and $173.43 on the 42 homes built 2020 or later. Multiply the first figure by the community's 1,834 square foot median home and you get about $318,000, our arithmetic, which is why the resale median sits where it does. The denominator is the Property Appraiser's heated area field, not a listing's advertised square footage, so never compare it directly with a figure from a listing sheet.
Burnt Store Village home prices have eased since 2022. The all-sales median was $410,000 in 2022, $325,150 in 2025 and $320,000 from January 1 to September 26, 2026, and the latest 12 months at $325,000 sat about 2 percent below the prior 12 months on 13 fewer sales.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, qualified improved sales, 2019 to September 26, 2026, our analysis).
Period | Median, all qualified improved sales | Single-family only |
|---|---|---|
2019 | $229,000 | Not printed |
2020 | $259,950 | Not printed |
2021 | $290,000 | Not printed |
2022 | $410,000 | Not printed |
2023 | $375,000 | Not printed |
2024 | $348,100 | Not printed |
2025 | $325,150 | $325,000 |
2026, January 1 to September 26 | $320,000 | $318,950 |
We print medians for the calendar years and leave the yearly counts out. The 2022 median in particular rests on far fewer sales than 2024 or 2025 do. Read the early rows as a direction, not a measurement.
By our arithmetic the all-sales median rose about 79 percent from 2019 to 2022, then gave back about 22 percent by 2026 to date. Over the same years the county roll shows 228 homes built in 2023 and 182 in 2024, so the plat changed from a mostly older stock to a mostly new one. We do not assign a cause to the price path, and we do not forecast it.
Window | Recorded sales | Median |
|---|---|---|
September 27, 2025 to September 26, 2026 | 77 | $325,000 |
The 12 months before | 90 | $331,000 |
The latest window has 13 fewer sales, about 14 percent, and a median about 2 percent lower, $6,000 by our arithmetic. That is a market that has drifted, not one that has broken. What it means for a seller is that a price set from the 2022 or 2023 medians will sit above the record, and a price set from the record will sit with the homes buyers are actually closing on.
A median can move because the mix of homes that sold changed, not because any one home gained or lost value. The 2026 figure covers under nine months and includes first sales of new homes at a different price point from resales. That is why we value your house from the comparables that match it, not from a year's median, and why we re-pull the county file before we set a list price.
A Burnt Store Village home on SWFL MLS took a median 74 days to sell and closed at a median 98.0 percent of list price. Of 27 closings with a days-on-market figure, 10 sold within 30 days and 4 took more than 180, so the middle number hides a wide spread.
Data updated: September 2026 (SWFL MLS, 28 closings labeled Burnt Store Village, closing dates October 8, 2025 to September 28, 2026, pulled September 29, 2026).
SWFL MLS measure | Burnt Store Village |
|---|---|
Closings in the window | 28 |
Median sold price | $320,000 |
Sold price range | $280,000 to $539,000 |
Median days on market | 74 (27 closings with the figure) |
Median sale-to-list ratio | 98.0 percent (28 closings) |
We use SWFL MLS only for these two timing measures, because only the MLS carries days on market and list price. Twenty-eight closings is a small sample, a little over a third of the county's 77 recorded sales, so we read it as a spread, not a forecast.
Days on market | Closings | Share of 27 |
|---|---|---|
30 days or fewer (6 to 29 days) | 10 | 37 percent |
41 to 80 days | 7 | 26 percent |
102 to 169 days | 6 | 22 percent |
More than 180 days (183 to 316 days) | 4 | 15 percent |
Five of the 27 sold in 20 days or fewer, and five took 169 days or more. The same plat produced both, so the number of days a home sits is not a fixed feature of Burnt Store Village. It follows price, condition and how the home compares with the newer home a few streets away. A listing priced to the recorded sales sits in the left half of this table.
A median sale-to-list ratio of 98.0 percent means the middle Burnt Store Village closing came in about 2 percent under its list price. On a $325,000 sale that is about $6,500, our arithmetic. It is a tighter margin than the sibling communities show on the same measure, which the neighbor comparison below lays out, and it is one more reason to start with a price that is defensible rather than one that leaves room to negotiate.
The best comparables for a Burnt Store Village home are recent recorded sales on the same plat with a similar year built, heated area and flood setting. In the latest 12 months, 44 sales were homes built 2020 or later at $331,000, and single-family highs ran from $450,000 to $625,000.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis, sales recorded September 27, 2025 to September 26, 2026; roll downloaded September 2026).
We do not publish an address-level sales list on this page. A comparable is a set of facts, not a street name, and we hand you the address-level file with your valuation. What follows is how we sort the 77 sales into cohorts before we pick the ones that belong beside your home.
Forty-four sales, median $331,000, and half of them resales. These are the closest match for a home built in the current wave, and within the cohort we split first sales from resales, because a first sale and a resale do not compete the same way. A few exact heated areas repeat across dozens of homes on the roll, so within this cohort condition, roof and lot often matter more than size.
Ten sales at $335,000, a median a little above the newer cohort. The roll's 2000 to 2019 homes are mostly the mid-2000s wave, when 172 homes were built from 2003 to 2007. A home of that age has its own roof and air conditioning questions, and a buyer will ask them. We compare these homes with each other first, and against newer product second.
Nine sales, with no median printed because nine is too few for a stable one. The county roll shows 74 homes from the 1990s, so the cohort is small, and one unusual sale moves any statistic. For a 1990s home we usually blend this cohort with the 2000 to 2019 cohort, adjust for age and condition, and show you every step.
Fourteen sales at $327,000 closed on parcels the roll does not yet date. The roll lags new construction, so many of these are recent homes. We look each one up, and we use the ones we can confirm as comparables for newer homes.
Block 296 on Badalona Drive holds four duplexes built in 2025, each with 3,096 heated square feet. Two duplex sales closed at $495,000 and $555,000. They sit outside the single-family Declaration and are a different product, so we set them apart, and the median stays at $325,000 with or without them.
The four highest single-family sales were $625,000 for a 2006 home of 2,222 heated square feet, $539,000 for a 2021 home of 1,868, $535,000 for a 2024 home of 1,878 and $450,000 for a 2021 home of 1,780. The top prices do not all belong to the largest houses, and none is a promise about yours. They are the ceiling we test your home against, after we adjust for what differs.
For a seller, Burnt Store Village is the lowest-priced of the Burnt Store neighborhoods we track, at a $325,000 median against $432,000 in Burnt Store Lakes, and it sells faster and closer to list than either sibling that reports timing: 74 days and 98.0 percent, against 91 days and 95.9 percent in Burnt Store Lakes.
Data updated: September 2026 (Charlotte County Property Appraiser and Lee County Property Appraiser public recorded-sale files, our analysis, windows as stated; SWFL MLS, windows as stated in our sibling pages).
Community | Recorded sales, 12 months | Median recorded sale | Window ends | MLS median days on market | MLS median sale-to-list |
|---|---|---|---|---|---|
Burnt Store Village, improved sales | 77 | $325,000 | September 26, 2026 | 74 | 98.0 percent |
Heritage Landing, all products | 112 | $332,500 | 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 |
Burnt Store Marina, all homes (Lee County) | 106 | $360,000 | August 7, 2026 | 247 | 94.1 percent |
Burnt Store Lakes, platted lots | 63 | $432,000 | September 26, 2026 | 91 | 95.9 percent |
Burnt Store Isles, Section 15 single-family | 74 | $662,500 | September 24, 2026 | Not in our pull | Not in our pull |
Punta Gorda Isles, in-city sections | 344 | $693,000 | September 24, 2026 | Not in our pull | Not in our pull |
The Deep Creek figure covers platted-lot sales; with condominiums it is 351 sales at $341,000. We report months of supply only where a published figure covers the community, and none does for Burnt Store Village, so we do not print one. The Burnt Store Village row uses the county window and the SWFL MLS window stated above, which differ from the other rows by a few days. What the table shows a seller is positioning.
Heritage Landing at $332,500 is the nearest price point, $7,500 above the Village median. Read our Heritage Landing community guide for that market. Deep Creek sits $35,000 above the Village, about 11 percent, on a much larger base of 297 sales. A Burnt Store Village home competes on price with these inland communities, so we price it against the sales that match its era and size, not against the community average.
Burnt Store Lakes is the next step up at $432,000, $107,000 above the Village, with its own lakes and a paddle launch. Burnt Store Marina, across the county line in Lee County, is $360,000 across its houses and condominiums combined. Burnt Store Isles at $662,500 and Punta Gorda Isles at $693,000 are about double the Village, and much of that premium buys a canal lot and a city address. A Burnt Store Village 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 Village sells to a buyer who wants the lowest entry price among the Burnt Store neighborhoods, a platted grid of detached homes and buildable lots, and few onsite amenities. Burnt Store Lakes sells to a buyer who wants freshwater lakes, a paddle route to Charlotte Harbor and a higher price point.
Data updated: September 2026 (Charlotte County Property Appraiser public recorded-sale files, our analysis; SWFL MLS; Charlotte County GIS and MSBU pages; FEMA National Flood Hazard Layer; Burnt Store Village Property Owner's Association; Burnt Store Lakes Property Owners' Association, read September 2026).
The two share a road corridor, a Punta Gorda 33955 mailing address and a county, and both sit inside the county's Burnt Store Drainage Study area. Burnt Store Village is Punta Gorda Isles Section 16. Burnt Store Lakes is Section 21. They are separate plats with separate associations, separate county tax lines and different products.
Decision factor | Burnt Store Village | Burnt Store Lakes |
|---|---|---|
Recorded plat | Punta Gorda Isles Section 16, platted 1970 per the county subdivision record; 1,387 parcels on the county roll | Punta Gorda Isles Section 21 |
Association | Mandatory Burnt Store Village Property Owner's Association, managed by Compass Rose Management | Mandatory, self-managed Burnt Store Lakes Property Owners' Association, plus seven small condominium associations |
Association fees | Annual assessment not published outside the member portal; estoppel and transfer fees: Information not available at time of publishing (checked 2026-09-29) | Annual assessment not published outside the member portal; a fee schedule effective February 1, 2026 lists a $750 buyer-paid capital resale assessment |
Recorded sales, 12 months | 77 improved sales at $325,000 | 63 sales on the platted lots at $432,000 |
Product mix | 881 parcels coded single-family and 496 coded vacant on the county roll | Detached homes on platted lots, plus 94 condominium units in seven regimes |
New construction | 558 of 886 dated parcels built 2020 to 2025; 22 of 44 recent-build sales were resales | 189 homes built 2020 to 2026; 16 of 63 sales were first sales of new homes |
Water and boating | No marina and no boat access of its own; a community park with a lake and a walking path | Eleven lakes per the association and a resident kayak launch to Charlotte Harbor; no boat ramp |
Amenities | The association states no pool, pickleball or beach onsite | No clubhouse, pool, golf course or marina |
Flood | Of 1,374 parcel outlines tested, 1,330 Zone D and 44 shaded Zone X; none in a mapped special flood hazard area | 10 of 12 sampled points Zone AE, base flood elevation 8 to 9 feet; 2 in shaded Zone X |
County street and drainage charge | $50 per equivalent residential unit, maximum $195 | $297.83 per equivalent residential unit |
SWFL MLS timing | Median 74 days, 98.0 percent of list | Median 91 days, 95.9 percent of list |
Public schools | East Elementary, Punta Gorda Middle, Charlotte High | East Elementary, Punta Gorda Middle, Charlotte High |
Drive to downtown Punta Gorda | About 20 minutes | About 18 minutes |
Read the table with care in two places. The flood rows use different methods: we tested every Burnt Store Village parcel outline, while our Burnt Store Lakes guide sampled 12 points. And the MLS windows differ by a few days. Drive times are our analysis from the OSRM open-source routing engine on OpenStreetMap road data, from the community's center at free flow with no traffic, computed September 29, 2026.
Market your home to the buyer it fits. A Burnt Store Village listing that hints at lake or paddle access invites trouble at the estoppel stage. One that states exactly what the deed carries, and then sells the newer house, the $50 county street and drainage line and the 12 minute drive to Burnt Store Marina, keeps the sale together. If your buyer is choosing between the two plats, see our Burnt Store Lakes home valuation page for the other side of the comparison.
A Burnt Store Village vacant lot recorded a $38,000 median on 12 qualified sales under $100,000 in the 12 months to September 26, 2026, from $27,500 to $49,000. The county roll still codes 496 of its 1,387 parcels as vacant, so a lot competes with deep supply and with the pace of new construction.
Data updated: September 2026 (Charlotte County Property Appraiser roll and public sales files, our analysis, 2022 to September 26, 2026; Charlotte County Burnt Store Village Street and Drainage MSBU page; 2025 sample tax bills, Charlotte County Tax Collector).
Year | Vacant-coded qualified sales under $100,000, median | Sales |
|---|---|---|
2022 | $33,500 | 147 |
2023 | $40,000 | 85 |
2024 | $42,750 | 46 |
2025 | $50,000 | 24 |
2026, January 1 to September 26 | $38,000 | 12 |
Read the table as a record of what sold. The count fell from 147 to 12, and a median from 12 sales moves with one deal. The latest 12-month lot median is about 12 percent of the $325,000 improved-home median, our arithmetic. We do not publish a price for your lot from this page, because a lot's value turns on facts a median cannot carry, and we price each lot from the recorded lot sales on comparable homesites.
Four questions come first. What is the lot's flood zone, and does it sit near the rim ditch on the east and south sides? What are the lot's dimensions? The Declaration sets a 75 foot and 7,200 square foot deed minimum, the median measured lot is about 9,700 square feet, and 80 percent fall between 9,440 and 11,555. About 5 percent are double lots of 18,800 to 19,600 square feet, and the 16 lots of Block 296 measure 18,750 each. Is water and sewer service available? Charlotte County Utilities holds the certificated service area, but a certificated area is not proof a given lot is connected, so confirm connection per parcel. And what will the association require of a builder?
A vacant lot carries the county's $50 street and drainage line and the South Charlotte stormwater line, plus ad valorem tax and the association's annual assessment. On the 2025 sample bill for a lot assessed at $34,000, the total was $686.76, of which $173.85 was non-ad valorem lines. The association's assessment is not published outside its member portal.
Building means the association's architectural review, a $250 application under Policy 4, a refundable $12,500 clean-site deposit, a bonded and insured builder and poured concrete or ICF construction, since no manufactured, mobile or modular homes are permitted. Then it means a county permit, financing or cash, and selling a new home against builders who do this full time. Selling the lot as it stands is simpler. We price both paths from recorded sales so you can compare real numbers. These are policies as posted; verify the current version with the association.
A Burnt Store Village buyer pays county property tax at their own assessed value, a $50 street and drainage line, fire, sanitation and stormwater lines, and the association's annual 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 Tax Collector 2025 sample bills and millage code 104; Charlotte County Burnt Store Village Street and Drainage MSBU page and budget, FY2026 adopted and FY2027 approved; Charlotte County Property Appraiser; Florida Statutes 193.155 and 689.261).
Layer | Amount | Who bills it |
|---|---|---|
County property tax | Millage code 104 was 15.0855 mills in 2025, applied to the buyer's taxable value | Charlotte County Tax Collector |
Burnt Store Village Street and Drainage MSBU | $50 per equivalent residential unit, maximum $195, fiscal years 2026 and 2027 | Charlotte County, on the tax bill |
Fire Rescue | County rate list: $294.90 residential (maximum $372.30), $125.61 vacant | Charlotte County, on the tax bill |
Sanitation | County rate list: $335.51 (maximum $340), not billed to a vacant lot | Charlotte County, on the tax bill |
South Charlotte stormwater | $5.35 on the sample vacant lot, $5.89 on the sample home | Charlotte County, on the tax bill |
Association annual assessment | Information not available at time of publishing (checked 2026-09-29) | Burnt Store Village Property Owner's Association |
Association estoppel, transfer or capital contribution fees | Information not available at time of publishing (checked 2026-09-29) | The association |
Community development district | None on the bills reviewed | Not applicable |
Line | Vacant lot | Built 2021 homestead |
|---|---|---|
Assessed value | $34,000 | $365,181 |
Ad valorem | $512.91 | $4,905.51 |
Street and drainage | $50.00 | $50.00 |
Fire Rescue | $118.50 | $278.20 |
Sanitation | Not billed | $324.64 |
South Charlotte stormwater | $5.35 | $5.89 |
Non-ad valorem subtotal | $173.85 | $658.73 |
Total | $686.76 | $5,564.24 |
These are two real 2025 bills, chosen as an illustration of how the lines stack, and they are not a forecast of any buyer's bill. The homestead bill is lower than the millage alone would suggest because homestead exemptions reduce the taxable value. The 2025 millage of 15.0855 breaks down as county 6.0394, Greater Charlotte Lighting 0.1907, Law Enforcement MSTU 2.1449, West Coast Inland Navigation 0.0394, Environmentally Sensitive Lands 0.2000, School Board 6.2880 and Southwest Florida Water Management District 0.1831.
The Burnt Store Village Street and Drainage benefit unit was created under Ordinance 92-93. Its adopted fiscal 2026 budget shows expenditures of $180,455 and an ending reserve of $284,836. The approved fiscal 2027 budget shows $169,361 and $212,837. The county's May 2026 projection shows paving in fiscal 2032, and the county notes that projections change. We do not predict a future rate, and we tell a buyer the charge is $50 a year today.
On a homestead, the assessed value can rise by no more than the lower of 3 percent or the change in the consumer price index each year, and the assessment resets to just value after a change of ownership. Florida Statute 689.261 requires the contract to warn the buyer not to rely on the seller's current property taxes. We estimate the buyer's bill with the Charlotte County Property Appraiser's Tax Estimator, so the tax conversation happens at pricing and 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, if 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 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. None of this would change the $50 county street and drainage line on a Burnt Store Village bill.
Every Burnt Store Village home belongs to the Burnt Store Village Property Owner's Association, Inc., a mandatory association under the recorded Declaration. Its dues are not published, so a seller should order the estoppel early. The rules below are as posted by the association; verify the current version before you list.
Data updated: September 2026 (Burnt Store Village Property Owners Association website, Single Family Deed Restrictions and posted policies, read September 29, 2026; Florida Division of Corporations Sunbiz record; Florida Statute 720.30851).
The association is a Florida not-for-profit corporation, Sunbiz document N03228, filed May 22, 1984 and active. Compass Rose Management manages it. Membership is mandatory under Section 21 of the Declaration, which is dated July 2, 1970, covers Blocks 297 to 357, is recorded in Official Records Book 338, and was preserved by a notice dated October 31, 2003. The Declaration we read contains no age restriction.
Information not available at time of publishing (checked 2026-09-29): the annual assessment, the estoppel fee, any transfer or capital contribution fee and the association's closing timing. We do not repeat a figure from a listing sheet, because none comes from a document the association publishes. For your home, the number that counts is on the estoppel certificate the association issues at sale.
The Declaration requires approval of plans before construction and allows the association to require items such as a tile roof at a 3:1 pitch and cement driveways. It sets setbacks of 25 feet, 15 feet and 7.5 feet, which a buyer should confirm with the association's architectural review committee and the county, and it requires sod and sprinklers, bars wells, and requires approval for fences over 3 feet. Easements run 6 feet on the sides and 10 feet at the rear. The Declaration we read prints no minimum square footage.
Policy | What it says, as posted |
|---|---|
Policy 1, inspections and enforcement | Monthly inspections, with fines under Florida Statute 720.305 up to $100 per violation and $1,000 in aggregate, and a hearing on 14 days' notice |
Policy 2, pools | Pool clean-site deposit $2,500, concrete $500, no above-ground pools |
Policy 3, architectural review | A committee of 3 to 7, no mirror-image homes, underground electric service, eggshell or semi-gloss paint |
Policy 4, new construction | $250 application, $12,500 refundable clean-site deposit, bonded and insured builder, poured concrete or ICF, no manufactured, mobile or modular homes, foundation and as-built surveys |
Policy 9, boats and recreational vehicles | Permitted 8 hours a day, with a waiver for overnight |
Policy 11 | No trampolines |
Policy 12, fences | 4 feet, 75 percent open |
Policy 14, signs | 6 by 8 inches, removed within 30 days after closing |
Policy 17 | No sheds, barns, gazebos, pergolas or tents |
The association also posts a rental policy, Policy 10, and a community center policy, Policy 8. We state only that they exist, and we do not print a minimum lease term, a location, hours or fees, because we could not confirm them.
The association describes a Community Park with a lake, a walking path, picnic tables and a playground, with a posted alligator warning. Its FAQ says there is no pool, pickleball or beach onsite. There is no club, golf course or marina. A seller who lists this accurately avoids an argument at the estoppel stage.
Under Florida Statute 720.30851 an association must deliver an estoppel certificate within 10 business days of a request. The form covers assessments, any capital contribution or resale or transfer fee, open violations, approvals and any right of first refusal. Open violations surface here, and unapproved exterior work can hold up a closing, so we order the certificate before the home is listed.
A Burnt Store Village seller owes the buyer the Chapter 720 association disclosure summary before the contract is signed, a written flood disclosure at or before the contract, the property tax disclosure and known material defects. This is general information, not legal advice; ask your attorney about your file.
Data updated: September 2026 (Florida Statutes 720.401, 689.302 and 689.261, read September 2026; Burnt Store Village Property Owners Association recorded Declaration).
Under Florida Statute 720.401, four facts govern a Burnt Store Village resale. First, timing: a prospective parcel owner must be presented the disclosure summary before executing the contract for sale, not at closing. Second, on a resale the seller supplies it, because the duty falls on the parcel owner when the seller is not the developer. Third, the contract must carry the conspicuous voidability clause in 720.401(1)(b). Fourth, if the summary was not delivered first, the buyer may cancel by written notice within 3 days after receiving it, or before closing, whichever comes first, and a waiver of that right is void.
A seller of residential property must complete and deliver a flood disclosure at or before the time the contract is executed. The form asks three questions: whether the seller knows of flooding that damaged the property during the seller's ownership, whether the seller has filed a flood damage claim, including with the National Flood Insurance Program, and whether the seller has received flood damage assistance, including from the Federal Emergency Management Agency. The disclosure was added by chapter 2024-215 and amended by chapter 2025-166. Answer it accurately, and say plainly if you do not know.
The contract must carry a notice that the buyer should not rely on the seller's current property taxes. We give a buyer the Property Appraiser's Tax Estimator figure at the pricing stage, so the notice never comes as a surprise.
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 what inspectors look for after storms. We search the county's permit record before we list, and we ask you to tell us anything you know first.
Flood zone and insurance shape the Burnt Store Village buyer pool more than the price. Of 1,374 parcel outlines we tested, 1,330 are Zone D, 44 are shaded Zone X and none lies in a mapped special flood hazard area, so what separates one home from another is the roof, the openings and the paperwork.
Data updated: September 2026 (FEMA National Flood Hazard Layer, parcel outlines tested September 2026, panels 12015C0416G and 12015C0417G effective December 15, 2022; Charlotte County Emergency Management evacuation layer dated November 17, 2025; Charlotte County 50% FEMA Rule page; Florida Office of Insurance Regulation; My Safe Florida Home).
Result of the whole-lot test | Parcels |
|---|---|
Zone D, undetermined flood hazard | 1,330 |
Shaded Zone X | 44 |
In a special flood hazard area | 0 |
Total parcel outlines tested | 1,374 |
Single-family parcels split 858 Zone D and 12 shaded Zone X, and vacant-coded parcels 468 and 15. A total of 98 parcels straddle more than one zone, and two greenbelt tracts touch a strip of Zone AE. Community 120061 is covered by panels 12015C0416G on the west and 12015C0417G on the east, both effective December 15, 2022. No base flood elevation is published for Zone D.
Zone D is FEMA's category for areas of undetermined flood hazard. It is not a statement that an area cannot flood, and it is not a statement that an area will. None of the parcels we tested lies in a special flood hazard area. A buyer who wants flood coverage can still price it, and a seller should say nothing that sounds like a promise of dry ground. Check every address on the FEMA Flood Map Service Center.
The county's evacuation layer dated November 17, 2025 places 1,346 Burnt Store Village parcels in evacuation Zone C and 28 in Zone B, on Badalona (16), Alicante (11) and Zemel (1). These are county evacuation zones, not FEMA zones, and they say nothing about flood insurance. Buyers should look up their own address on the county's Know Your Zone lookup. The county's coastal high hazard layer showed no hit at the 12 lots we sampled.
The county's 50 percent rule requires a structure to meet current floodplain code when a repair or improvement costs more than half of its value. The county's rule page says it does not apply to Zone X or Zone D. That matters to a renovating buyer of an older home here, and we say it plainly when it applies. Charlotte County holds Community Rating System Class 5.
The county's Burnt Store Drainage Study, prepared by Kimley-Horn, recorded 56 resident pins, largely within Burnt Store Village, for the nuisance storm of July 7 to 12, 2025. The study names the rim ditch on the east and south sides, and its future-conditions model flagged a small number of buildings in the southeast corner. It is a planning-level study, not for use in FEMA map revisions, and no funding is in place for its projects. We do not print costs, and we do not predict whether the county will build anything.
Insurers and inspectors ask about roof age, roof covering and the year a home was built. On the mitigation form OIR-B1-1802, the qualifying Florida Building Code year is 2002 or later. On the county roll the year-built bands are 27 homes before 1990, 84 from 1990 to 2001, 188 from 2002 to 2009, 29 from 2010 to 2019 and 558 from 2020 to 2025, which adds up to the 886 dated parcels, and the year is the county roll's, not the permit date. A current wind mitigation report and roof documentation let a buyer price insurance during showings and not during the inspection period. We publish no premium figures because we could not source them; ask your insurance agent.
My Safe Florida Home in 2025 to 2026 requires a building permit dated before January 1, 2008, an owner-occupied homestead and a single-family or townhouse home. A home permitted in 2006 may qualify and a home built in 2022 does not meet the permit-date test, and the program confirms eligibility. Citizens Property Insurance announced a statewide multiperil rate release on March 4, 2026; we do not print any rate, and a buyer should ask an agent for a quote on the exact address.
No recorded sale proves a nearby project raises or lowers a Burnt Store Village price, so we state what the county's records show. Firelight North adjoins the plat, three more projects sit within a mile, and the Burnt Store Road work is a mix of completed and unfunded phases.
Data updated: September 2026 (Charlotte County decision letters DRC-23-00225, DRC-24-030, DRC-26-011 and DRC-25-177; Charlotte County-Punta Gorda MPO February 2026 packet; Florida Department of Transportation project 436928-1; Charlotte County Utilities; edge-to-edge distances, our analysis).
Project | Distance from the plat edge | What the county record shows |
|---|---|---|
Firelight North | Adjoins | 337 base units plus a requested 250 |
Heritage Station | About 0.23 mile | 130 lots |
Firelight East | About 0.5 mile | A 344-lot plat |
Sage Pointe | About 0.81 mile | County decision letter DRC-25-177: 278 acres and up to 999 units; the petition is in review |
Distances are edge to edge, our analysis. Heritage Landing is named in this guide only as a benchmark for prices.
The February 2026 MPO packet lists the Charlotte County phases of Burnt Store Road as construction completed, with about 1,000 feet excepted. In Lee County, the widening is FDOT project 436928-1, and its project development and environment study was complete on August 5, 2025. The Tuckers Grade Extension is unfunded and depends on the sales tax extension. We report these as records, and we do not promise a completion date.
Charlotte County Utilities holds the certificated service area, and connection should be confirmed for each parcel. The Burnt Store Water Reclamation Facility is permitted for 0.5 million gallons a day and ran at 0.31 million in fiscal 2024. The county's expansion target is 1.25 million gallons a day, design began November 3, 2025, and the first packaged unit was expected in summer 2026, status not confirmed. Fire Station 5 is at 15200 Burnt Store Road, and the Charlotte County Sheriff's Office serves the area from District 4.
Growth next door is a question a buyer asks, and the honest answer is a set of documents. If your home is near the northern edge, expect the Firelight North question in the first showing, and be ready with the county's decision letters. We do not tell a seller that construction will raise or lower a price.
Selling a Burnt Store Village 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, and prorated county taxes. Documentary stamps are about $2,275 at the $325,000 median. The association's own fees are not published.
Data updated: September 2026 (Florida Statutes 201.02 and 720.30851; Florida Department of Business and Professional Regulation estoppel fee notice; National Association of Realtors settlement summary; our arithmetic).
Deed documentary stamp tax runs $0.70 per $100 of the consideration under Florida Statute 201.02. By our arithmetic that is $2,275 on a sale at the $325,000 median, $2,317 at the $331,000 median of homes built 2020 or later, $4,375 at the $625,000 top single-family sale, $1,295 at the $185,000 low and $266 on a $38,000 lot. The contract controls who pays; the title company calculates the exact figure.
The statutory ceiling for an association estoppel under Florida Statute 720.30851 is currently published by the Department of Business and Professional Regulation as $299, plus $119 if delivered on an expedited basis within 3 business days, plus up to $179 if the account is delinquent. The next update is due by July 1, 2027. These are statutory ceilings, not the Burnt Store Village association's fee, which is Information not available at time of publishing (checked 2026-09-29). Open violations surface on the estoppel, so clear them before you list.
In Charlotte and Lee counties the seller customarily pays for the owner's title policy, and the contract controls. Read the offer before you accept it, because a contract can shift the cost.
Commission is negotiable, with no standard or legally set rate. Since the National Association of Realtors settlement of 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 do not print a listing fee on this page (information not available at time of publishing, checked 2026-09-29), and we give it to you in writing at the first meeting. The full stack of costs is in our Florida seller closing costs guide.
A free in-person comparative market analysis is the most accurate Burnt Store Village 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.
Call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873, or request your free Burnt Store Village home valuation and we will schedule the visit around you, including a video walkthrough for owners who are out of state. When you are ready to list, our Burnt Store Village seller page lays out the marketing and negotiation plan. If you are also buying, see how we represent Southwest Florida buyers or our Burnt Store Village buyer guide.
Burnt Store Village owners often compare a move within the Punta Gorda area. 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. Our new construction guide covers builders' homes, and the Burnt Store Lakes home valuation page and Burnt Store Marina home valuation page cover the neighbors.
Your home is worth what comparable recorded sales on the Section 16 plat support, matched on year built, heated area, lot and flood map. In the 12 months to September 26, 2026 the improved-sale median was $325,000 on 77 sales. Homes built 2020 or later sold at $331,000 and homes built 2000 to 2019 at $335,000. Ask us for a written range with every comparable attached.
Charlotte County recorded 77 qualified improved sales in the latest 12 months at a $325,000 median, from $185,000 to $625,000. The median from January 1 to September 26, 2026 was $320,000, against $325,150 for calendar 2025 and $410,000 in 2022. Values have eased, and the range is wide enough that your home's own facts decide the number.
It depends on what you count. The median is $325,000 for all 77 improved sales and $325,000 for the 75 left when two duplexes are set aside. Homes built 2020 or later have a $331,000 median, homes built 2000 to 2019 have $335,000, and the 14 parcels with no year built yet have $327,000. Any single online figure has picked one of these.
The mean of the 77 recorded improved sales was $341,117, above the $325,000 median because a few higher sales pull it up. The middle half of sales fell between $300,000 and $362,500. We use the median and the quartiles when we talk about a typical Burnt Store Village sale, because one $625,000 sale does not describe the plat.
They have eased. The latest 12 months recorded a $325,000 median on 77 sales, about 2 percent below the $331,000 of the 90 sales in the 12 months before, and the 2026 year to date median is $320,000. That is a drift, not a collapse. Sales volume is about 14 percent lower, and pricing to the recent record matters more than pricing to 2022.
We do not forecast prices, and no recorded sale predicts one. What the record shows is a market that peaked at a $410,000 all-sales median in 2022 and has since settled near $325,000, with a 98.0 percent median sale-to-list ratio on SWFL MLS. A seller's best protection is a price that matches the sales closing now.
By the recorded medians, about the same, within a few percent. A first sale of a new home within a year of its year built had a $336,000 median on 22 sales, and resales of homes with a year built had $317,900 on 41. The two groups differ in age, so we compare your home with sales of the same era first.
We cannot vouch for any automated estimate, and federal regulators now require lenders to test theirs for accuracy under the AVM rule at 89 FR 64538, effective October 1, 2025. In Burnt Store Village a model cannot see condition, a new roof or the sales the roll has not dated yet. Ask for our written range, with the comparables shown.
A comparative market analysis is our written opinion of a likely selling range, built from recorded sales and a walkthrough, and it is free. An appraisal is a licensed appraiser's opinion of value, usually ordered by a lender for a specific buyer's loan. A CMA helps you price and an appraisal helps a lender, and the two can differ.
The county file recorded 77 improved sales and SWFL MLS carried 28 closings under the Burnt Store Village label. Some sales never carried the label, some were never listed, and the windows are offset by a few days. We lead with the county record and use the MLS for days on market and sale-to-list, which only it carries.
The median Burnt Store Village home on SWFL MLS took 74 days to sell, on 27 closings with the figure. Ten sold in 30 days or fewer and four took more than 180 days, so the spread is wide. Price, condition and comparison with the newer home a few streets away explain most of the difference.
The median sale-to-list ratio on 28 SWFL MLS closings was 98.0 percent, so the middle home closed about 2 percent under list price. That is closer to list than the 95.9 percent in Burnt Store Lakes and 94.1 percent in Burnt Store Marina in our sibling pages, and it is a small sample.
The median single-family sale worked out to $173.64 per heated square foot on 61 sales, and $173.43 on 42 homes built 2020 or later. The denominator is the county's heated area, not a listing's advertised square footage, so do not compare it directly with a figure from a listing sheet.
The highest recorded sale in the latest 12 months was $625,000 for a 2006 single-family home of 2,222 heated square feet. The next single-family sales were $539,000, $535,000 and $450,000. A duplex on Badalona Drive sold at $555,000 and another at $495,000, and we do not list duplexes as single-family highs.
You can, but the record says how much support it has. Only 6 of the 77 sales closed at $450,000 or more, and 52 closed between $250,000 and $349,999. A home with a larger footprint, newer roof and documented approvals can price above the median. We show you the comparables that justify it before you decide.
Yes. Of the 886 dated parcels, 558 were built from 2020 to 2025, and the county roll still codes 496 parcels as vacant. Of the 44 sales of homes built 2020 or later, 22 were resales, so your buyer has often seen a newer home. Price your home against homes of its own era, and market its finished yard and known history.
That depends on your plans, not on the market alone. A home built 2020 or later sold at a $331,000 median, and half of those sales were resales. If you must sell early, expect to compete with builders' new homes and with other owners, and expect a buyer to ask for your roof, permit and warranty documents.
Most of the community is mapped Zone D, so it is the neutral condition, and a buyer compares your home with other Zone D homes. Of 1,374 parcel outlines we tested, 1,330 are Zone D, 44 are shaded Zone X and none is in a mapped special flood hazard area. Zone D means undetermined, not safe, so we never promise dry ground.
Not as a rule, because no base flood elevation is published for Zone D. The Burnt Store Village association's new-construction policy requires foundation and as-built surveys for builders, and a buyer or lender may ask for a survey. We check what your closing needs before you order anything.
Yes, the seller must complete the flood disclosure under Florida Statute 689.302 at or before the contract. It asks whether you know of flooding that damaged the property during your ownership, whether you filed a flood claim, and whether you received flood assistance such as FEMA aid. Answer accurately, and say plainly if you do not know.
Some do. The county's Burnt Store Drainage Study recorded 56 resident pins, largely within Burnt Store Village, for the July 7 to 12, 2025 storm, and it names the rim ditch on the east and south sides. It is planning level and unfunded. We prepare a one-page answer with links, so a buyer's question has a document behind it.
A buyer will get an insurance quote during the inspection period, and roof age, roof covering and the year built drive it. On the roll, 558 homes were built 2020 to 2025 and 188 from 2002 to 2009. A current wind mitigation report and roof permit date let a buyer price the policy early. We do not print premiums.
Start with what a buyer's inspector and insurer will read: roof, air conditioning, water intrusion and any open permit. Then clear anything the association could flag, such as unapproved exterior work or a violation. Cosmetic work follows only if the comparables show it pays. We give a short list from the walkthrough, and we tell you what to leave alone.
We cannot confirm a buyer-approval step from public documents, but the Declaration requires approval of plans for exterior work, and the estoppel form asks about approvals and any right of first refusal. Ask the association directly, and order the estoppel early. We check your file against the Declaration and the posted policies before the listing goes live.
Information not available at time of publishing (checked 2026-09-29). The statutory ceiling under Florida Statute 720.30851 is currently $299, plus $119 for delivery within 3 business days and up to $179 if the account is delinquent. Those are ceilings, not the association's fee. The association must deliver within 10 business days of a request.
Information not available at time of publishing (checked 2026-09-29). The association does not publish its annual assessment outside its member portal, and we do not repeat a figure from a listing sheet. The dollar amount will be on the estoppel certificate and on the disclosure summary the seller must give before the contract.
The Chapter 720 disclosure summary, before the buyer executes the contract, with the voidability clause required by 720.401(1)(b) in the contract. On a resale the seller supplies it. If it was not delivered first, the buyer can cancel within 3 days after receiving it or before closing, whichever comes first, and a waiver is void.
The county's Burnt Store Village Street and Drainage charge is a line on the property tax bill, $50 per equivalent residential unit and a maximum of $195 for fiscal years 2026 and 2027, and it stays with the parcel. The buyer's bill will list it. It is prorated at closing along with the other tax lines.
The main costs are commission, deed documentary stamps at $0.70 per $100, the owner's title policy, which is customarily the seller's cost in Charlotte and Lee counties, and the association's estoppel fee. At the $325,000 median the deed stamps are about $2,275. The contract controls, and our seller closing costs guide shows the full stack.
Yes. A lot is sold as land, and the recorded lot sales, not a house median, set its price. Twelve qualified vacant-coded sales under $100,000 recorded a $38,000 median in the 12 months to September 26, 2026, from $27,500 to $49,000. A buyer will ask about flood zone, dimensions, utilities and the association's builder rules, and we assemble those answers first.
The latest 12-month lot median is $38,000 on 12 sales, from $27,500 to $49,000, and the yearly medians ran $33,500 in 2022, $40,000 in 2023, $42,750 in 2024 and $50,000 in 2025. The lot median is about 12 percent of the home median. Your lot's value turns on its size, its flood map position and its setting.
The association posts a rental policy, Policy 10, and we cannot confirm a minimum lease term from public documents. A buyer who plans to rent should read the policy and ask the association before the inspection period ends. The Declaration we read contains no age restriction. We give buyers the association's contact and let them ask.
Tell us early. Open permits are a common condition a lender or title company asks to close, and an unpermitted improvement can stall a sale. We search the county permit record before listing, help you decide whether to close the permit, and disclose what is known. A defect a seller knows about and a buyer cannot see must be disclosed.
Do not price against them. Burnt Store Lakes recorded a $432,000 median and Burnt Store Isles $662,500, against $325,000 here, and those are different products with lakes, canals and other rules. Price against Burnt Store Village sales of your era and size, and use the neighbors to understand which buyer you are competing for.
Information not available at time of publishing (checked 2026-09-29). Closing time depends on your buyer's financing, the inspection period, the association's estoppel and title work, and it is set in the contract. We order the estoppel early so the association is not the reason a closing slips.
Yes. Florida's AS IS contract exists for that purpose, and it does not remove your duty to disclose known material defects or to deliver the statutory disclosures. A buyer under an AS IS contract can still inspect and, within the contract's terms, cancel. We explain how the form works in your case.
The record says prices have eased and days on market vary, so it is a market for a well-priced home, not one where any price works. The median home sold in 74 days at 98.0 percent of list. We do not forecast, and we tell you plainly what comparable owners have accepted.
We do not publish a best month, because the SWFL MLS file holds 28 closings and a monthly split would be noise. The timing that matters is when your documents are ready: a wind mitigation report, roof permit date, association approvals and an estoppel ordered early. A home that is ready sells sooner than one that is not.
Amendment 3 is on the November 3, 2026 ballot and needs 60 percent. The Charlotte County Property Appraiser says it would cut the non-homestead assessment cap from 10 percent to 5 percent. It would not change the $50 county street and drainage line.
We cannot say, and no recorded sale here proves it. The February 2026 MPO packet lists the Charlotte County phases as construction completed with about 1,000 feet excepted, and the Lee County widening completed its study on August 5, 2025. Firelight North adjoins the plat, and a buyer may ask. We give you the county documents.
Yes, it is free, and no, you do not have to list with us. You keep the file, including the recorded comparables, the flood zone and the net sheet. We hope you choose us when you are ready, and we earn that by being useful first. Request it in the form above or call Jesse at (239) 898-6072.
Commission is negotiable, and we do not print a rate on this page (information not available at time of publishing, checked 2026-09-29). We give you our terms in writing at the first meeting, along with a net sheet, and you can compare them with any other offer. There is no fee for the valuation.
We price on the county's recorded sales, we read the association's posted policies and the county's drainage study before a buyer's agent does, and we are Top 1% Real Estate Agents Nationally Since 2008. McGreevy and Comisar lead Domain Realty Group, the #1 team in Southwest Florida since 2012. Call Jesse at (239) 898-6072 for a free valuation.
McGreevy and Comisar are a top-reviewed Burnt Store Village listing team on our Google Business Profile. We publish no aggregate score. The reviews below are quoted exactly as clients wrote them, and we do not edit, composite or summarize a client's words.
★★★★★ "Jesse did a great job as Realtor and his assistant, Beth, didn't miss a thing throughout the process!" Verified Google review
★★★★★ "Marc has been a great help in securing a great price for our home during its build phase. Negotiated a much better deal from the builder." Verified Google review
★★★★★ "Working with Jesse and his team was truly an amazing experience. From the very beginning, they were professional, attentive, and incredibly knowledgeable. They guided us through every step of the process with patience and clarity, always making sure we felt comfortable and informed with every decision." Verified Google review
The same partners who earned those reviews will price your home. Request a free Burnt Store Village 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 Village 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 Village seller needs it | Official link |
|---|---|---|---|
Single Family Deed Restrictions, with the 2003 preservation notice | Burnt Store Village Property Owners Association | The recorded rules a buyer reads: plan approval, setbacks, easements and sod and sprinkler requirements | |
Single Family Deed Restrictions and forms page | Burnt Store Village Property Owners Association | Where the association posts its restrictions and forms | |
Frequently Asked Questions | Burnt Store Village Property Owners Association | The association's own statement of what is and is not onsite | |
Burnt Store Village Street and Drainage Unit (MSBU) | Charlotte County | The $50 county line on the tax bill, its cap and its budget | |
Municipal Service Benefit Unit detail, Burnt Store Village | Charlotte County | The unit's rate detail on the county's public MSBU site | |
South Charlotte Stormwater Utility Unit (MSBU) | Charlotte County | The small stormwater line that appears on every bill | |
Burnt Store Drainage Study, final report | Charlotte County | The study a buyer may read about the rim ditch and resident pins | |
Floodplain Management Ordinance, 2021 | Charlotte County | The county's floodplain rules, including the 50 percent provision | |
FIRM panel index (National Flood Hazard Layer FIRM Panels layer) | Federal Emergency Management Agency | Confirms panels 12015C0416G and 12015C0417G for your lot | |
Flood Map Service Center, search by address | Federal Emergency Management Agency | Your lot's flood zone and panel | |
Evacuation Zones map, updated November 17, 2025 | Charlotte County | Your county evacuation zone, which is not a FEMA zone | |
Utilities Mapbook 2024 (certificated water and sewer service areas) | Charlotte County GIS | Whether the certificated service area covers your parcel | |
Boundary Locator | Charlotte County Public Schools | The schools assigned to an address | |
Uniform Mitigation Verification Inspection Form OIR-B1-1802 | Florida Office of Insurance Regulation | The inspection form that documents wind premium credits | |
Florida Statutes 720.30851, homeowners association estoppel certificates | Florida Senate | Contents, timing and fee ceilings of the association's estoppel | |
Florida Statute 720.401, association disclosure summary | Florida Senate | The pre-contract disclosure a house or lot seller supplies | |
Florida Statute 689.302, flood disclosure | Florida Senate | The flood form a seller delivers at or before the contract | |
Florida Statute 689.261, property tax disclosure | Florida Legislature | The buyer's tax warning required in the contract | |
Portability transfer form DR-501T | Charlotte County Property Appraiser | Carries your Save Our Homes benefit to a new homestead | |
Tax Estimator | Charlotte County Property Appraiser | Estimates the buyer's tax bill at the sale price |
Retrieved September 29, 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. For this page we tracked 77 recorded Burnt Store Village sales from the Charlotte County file, the association's recorded Declaration and posted policies, 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 Village, 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 Village, Burnt Store Lakes, Burnt Store Marina, Punta Gorda Isles, Burnt Store Isles or Deep Creek, 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 Village 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 Village 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. Market data from Southwest Florida MLS, pulled September 2026. County sales from Charlotte County Property Appraiser public files, analyzed September 2026. Brokered by Domain Realty.