A real number for a Deep Creek home or condo, built from 351 Charlotte County recorded sales, your section and your lot rather than an algorithm. No obligation, and we send you the comparables we used.
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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 Deep Creek community guide covers Section 20 and Section 23, the golf club, schools, flood maps and daily life north of the Peace River.
A Deep Creek home is worth what the county record says comparable homes sold for. In the 12 months to September 26, 2026, Charlotte County recorded 351 qualified Deep Creek sales at a $341,000 median: 297 on the Section 20 and Section 23 lots at $360,000 and 54 condominium and townhome units at $155,000.
Data updated: September 2026 (Charlotte County Property Appraiser public parcel and sales files, downloaded September 26, 2026, newest recorded sale September 4, 2026, our analysis; Southwest Florida MLS Matrix, pulled September 26, 2026, used for days on market and sale-to-list only).
Most online answers to "what is my Deep Creek home worth" start from the wrong record. Deep Creek is unincorporated Charlotte County with a Punta Gorda 33983 mailing address, recorded as two plats of the developer Punta Gorda Isles, Inc.: Section 20 north of Sandhill Boulevard and Section 23 south of it. Many listings file the same streets under Port Charlotte, and the Southwest Florida MLS carries the Deep Creek development label on only 37 closings for the same year the county recorded 351. We value Deep Creek homes from the county's recorded deeds, parcel by parcel, and use the MLS only for the two numbers the county file cannot carry: days on market and sale-to-list ratio.
Figure | What it measures | Segment | Window and source |
|---|---|---|---|
$341,000 | Median of 351 qualified recorded sales | All of Deep Creek, platted lots plus condominiums inside the footprint | 12 months to September 26, 2026, Charlotte County Property Appraiser, our analysis |
$360,000 | Median of 297 qualified recorded sales | Platted lots of Sections 20 and 23 | Same window and source |
$352,500 | Median of 276 single-family sales | Single-family homes on the platted lots | Same window and source |
$575,000 | Median of 14 sales | Two-family buildings on Section 23's multi-family blocks | Same window and source |
$155,000 | Median of 54 sales | Condominium and townhome units inside the footprint | Same window and source |
97.9 percent | Median sale-to-list ratio of 37 labeled closings | Southwest Florida MLS, Development is Deep Creek | 12 months to September 26, 2026, pulled September 26, 2026 |
The spread between $155,000 and $575,000 is not noise. Deep Creek holds four different products under one name: detached homes on greenbelt lots, new builds on scattered vacant lots, two-family buildings on Section 23's multi-family blocks, and 937 condominium and townhome units in 27 communities. A valuation that averages them together misprices all four.
Start with three questions. Which section is the lot in, Section 20 north of Sandhill Boulevard or Section 23 south of it? What was built, and when: a 1980s house, a 2000s house, a new build, a two-family building or a condominium unit? And what does the lot back onto: a freshwater lake, a greenbelt, the golf course or a street? Those three answers move a Deep Creek price further than square footage alone, and they are the first three lines of every valuation file we write.
Deep Creek sellers choose McGreevy and Comisar because we price on Charlotte County's recorded sales rather than a portal estimate, and we answer the Section 20 or Section 23, estoppel, insurance and new-construction questions before a buyer asks. We are Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, downloaded September 26, 2026, our analysis; Southwest Florida MLS Matrix, pulled September 26, 2026).
If you are comparing the best real estate agents in Punta Gorda, the test in a Charlotte County community with a Punta Gorda address is simple: ask who prices a Deep Creek home from the 351 recorded sales and who prices it from the 37 labeled MLS closings. We lead Domain Realty Group, and our method is the same on a Deep Creek Gardens condominium as on a Section 20 house near the top of the market.
McGreevy and Comisar are a top-reviewed Southwest Florida team on Google, and every Deep Creek valuation comes from a partner, not a call center. Call Jesse McGreevy at (239) 898-6072 to start one.
The fastest route to a Deep Creek home valuation is the address form at the top of this page, which takes about sixty seconds and goes straight to Jesse McGreevy and Marc Comisar. We answer with the recorded comparables from your section, the flood panel, the association and tax-bill lines and a net sheet.
Enter your address in the free Deep Creek home valuation form and tell us whether you are selling this season, next year, or simply want to know. You will hear from a partner. If you would rather talk first, call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation and no charge for the file.
A written range; the recorded sales we used, with streets, dates, years built and living area; the adjustments we made and why; your section and block, with the declaration that governs it; the Section 23 assessment or a note that Section 20's sits on its estoppel certificate; the Deep Creek street and drainage line from your Charlotte County tax bill; the FEMA flood zone for the parcel and the elevation certificate if one exists; and a seller net sheet. If a figure on our sheet is wrong you should be able to find it, and you can only do that with the file in hand.
Owners a year or more from selling, owners deciding between selling and renting under Section 23's one-month minimum, heirs settling an estate, and out-of-state owners who have not seen the house since last season. It is also for owners weighing a build on a Deep Creek vacant lot against selling the lot. If you already know you are moving, our guide to selling a home in Deep Creek walks through the listing plan from pricing to closing.
An automated estimate such as the Zestimate reads public records and prior sales, but it cannot see which Deep Creek section and declaration govern the lot, whether the house is a new build competing with resales, how old the roof is, or that most Deep Creek sales never carry the Deep Creek label in the MLS.
Data updated: September 2026 (Charlotte County Property Appraiser public parcel and sales files, downloaded September 26, 2026, our analysis; Southwest Florida MLS Matrix, pulled September 26, 2026; Federal Register; HUD Cityscape; Fannie Mae Selling Guide).
The Southwest Florida MLS shows 37 closings with the Development label Deep Creek for the 12 months to September 26, 2026. The Charlotte County Property Appraiser recorded 351 qualified Deep Creek sales in almost the same window. Most Deep Creek listings are entered under other names, often Port Charlotte, or with the development field blank. The labeled set also catches homes that are not in Deep Creek at all: two of the 37 were condominiums our boundary test places outside the plats, one in Heritage Lake Park and one in Lakeside of Charlotte County on Rampart Boulevard. Any tool that learns Deep Creek prices from the label learns from a tenth of the market, and part of that tenth is somewhere else.
Three names attach to the same Deep Creek streets. The mail says Punta Gorda 33983. Many listings say Port Charlotte. The recorded plats say Punta Gorda Isles, Section 20 and Section 23, the same developer name that appears on canal neighborhoods inside the City of Punta Gorda across the river. A model that pools every "Punta Gorda Isles" sale, or every 33983 sale, blends Deep Creek with neighbors that have their own associations, their own district or their own canal lots.
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 Deep Creek that matters more than in most places, because the housing stock spans five decades: of 5,701 parcels on the two plats with a year built, 2,052 date before 1990 and 821 to 2020 or later. Two houses of the same size on the same Section 23 street can differ by a new roof, impact windows, a replaced air conditioner and closed permits, and none of that is in a public record until a permit closes.
Section 20 or Section 23, and in Section 23 a single-family block or a multi-family block under a different declaration. A lot that backs onto a freshwater lake, a greenbelt or the golf course on Tract E, which the county roll does not flag for sales analysis. The Section 20 driveway rule for boats and RVs, and the Section 23 one-month rental minimum. A new build on the next street selling at a builder-direct median $40,000 above the resale median. A Zone X reading at the points we sampled, with the elevation certificate that proves it for your house. Roof age against the fifteen-year insurance line. Each of those changes the buyer pool, and the buyer pool sets the price.
Fannie Mae's Selling Guide, section B4-1.4-10, makes value acceptance, the appraisal waiver, unavailable where the purchase price or estimated value is $1,000,000 or more, and excludes two-to-four unit properties, co-ops, manufactured homes and proposed construction. No Deep Creek sale reached $1,000,000 in the last year, but the two-to-four unit exclusion reaches the 14 two-family sales on Section 23's multi-family blocks. On that Deep Creek product the loan agency itself insists on a human valuation.
Deep Creek home values move first with age and product type, then with the lot, then with insurability and the section's rules. A new build, a two-family building on Section 23's multi-family blocks and a 1980s resale can share a street and sit $200,000 apart. We tracked each driver from the county, association, state and federal record.
Data updated: September 2026 (Charlotte County Property Appraiser public files, our analysis; Section 20 and Section 23 association documents; FEMA National Flood Hazard Layer, sampled September 26, 2026; Charlotte County; Florida Statutes; read September 26, 2026).
Value driver | Direction for the seller | Why a Deep Creek buyer cares |
|---|---|---|
Built 2020 or later, or a builder-direct first sale | Up | Builder-direct first sales ran at a $390,000 median against $350,000 for resales in the last 12 months |
Two-family building on Section 23's multi-family blocks | Separate market | 14 sales at a $575,000 median, median year built 2024 |
Condominium or townhome unit | Separate market | 54 sales at a $155,000 median, each with its own association dues |
Lake, greenbelt or golf frontage | Up, case by case | The Section 20 association says every lot borders a greenbelt; the roll does not flag the view, so we read it lot by lot |
Roof under 15 years old, current wind mitigation report | Up | An insurer may not refuse a policy solely for roof age under 15 years; credits lower the premium |
House built before 1990 without a four-point inspection | Down until inspected | 2,052 platted homes predate 1990; carriers commonly ask for a four-point on older homes |
FEMA Zone X with an elevation certificate | Up | Every point we sampled in both sections read Zone X; the certificate proves it for the house |
Unpermitted fence, pool enclosure, driveway or paint change | Down | Both associations require approval, and a violation can surface on the estoppel certificate |
Section 20 boat and RV driveway rule | Narrows one buyer group | Boats on trailers only noon Friday to 11:59 p.m. Sunday without written consent |
Section 23 one-month rental minimum | Narrows one buyer group | No daily or weekly rentals south of Sandhill Boulevard |
Frontage on Sandhill Boulevard or Kings Highway | Case by case | Kings Highway is in construction; Sandhill Boulevard widening is in design |
The two sections trade within a few thousand dollars of each other at the median, for different reasons. Section 20 recorded 165 platted-lot sales at $359,900 and Section 23 recorded 132 at $365,000. Section 20's homes that sold were younger, a median 2003 build against 1992, and sold for more per square foot, $182.50 against $177.90. Section 23's median is lifted by its 14 two-family sales and by 21 builder-direct sales at a $409,000 median. A 1990 Section 23 resale and a 2003 Section 20 resale at the same size are not the same comparable.
Of the 297 platted-lot sales in the last 12 months, 90 were homes built before 1990 and 65 were homes built in 2020 or later, as many as the whole 2000s decade. Inside the resale market, the gap between a pre-1990 house and a 2000s house is usually roof, windows, floor plan and systems, which is why we date every comparable before we adjust it.
Deep Creek still has room to build: about 505 vacant lots in Section 20, about 292 vacant single-family lots in Section 23 and about 195 vacant parcels on Section 23's multi-family blocks, on the 2026 roll. By our builder-direct estimate, 42 of the 297 platted-lot sales in the last 12 months were first sales of new homes, 21 in each section. A resale competes with those homes on the same streets, and it wins on condition, lot, pool, landscaping and price.
Section 23 recorded its multi-family blocks under a separate declaration, restated as the Multi-Family Residential Declaration at O.R. Book 1652, Page 1944. The roll shows 183 two-family buildings there, 7 small apartment buildings and about 195 vacant parcels. The 14 two-family sales of the year recorded a $575,000 median, from $425,000 to $603,000, at $201.86 per square foot of the roll's living area. We never price a Section 23 house from them, or them from a house.
The Section 20 association describes a community "laid out so that all lots border open space called greenbelts which are maintained by the POA," with many homes on freshwater lakes or canals. The golf course runs through Section 23 on Tract E, 86.81 acres at 1260 San Cristobal Avenue. None of those waters is a boat route; Deep Creek Park posts "No Boat Ramp." The county roll does not flag view or pool for sales analysis, so we read both from the listing and the property record for every comparable.
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. A wind mitigation inspection under Florida Statute 627.711 turns roof-to-wall connections, a secondary water barrier and opening protection into premium credits, and a new state form, OIR-B1-1802, took effect on April 1, 2026 and is valid for up to five years. Deep Creek sits inside Florida's Wind-Borne Debris Region, so a recent roof and a current report are two of the strongest value supports a seller can hand a buyer.
All seven points we sampled across Sections 20 and 23 returned FEMA Zone X, with no base flood elevation, on maps effective December 15, 2022, and USGS ground elevations at four of them ran from 19.75 to 24.22 feet. Charlotte County states that its 50 percent substantial-improvement rule does not apply to structures in FEMA flood Zone X, so a renovating buyer is not pushed into elevation work by that rule. A sample is not a determination for any parcel, which is why we pull the FEMA panel and the elevation certificate for your address.
Section 20's declaration bars overnight parking of boats, trailers, personal watercraft, kayaks, canoes and campers without the association's written consent, except in the driveway from noon Friday through 11:59 p.m. Sunday, and allows an RV for no more than 48 hours, twice a month. Section 23 allows leases "to a single family for a period of not less than one (1) month" and says "Daily or weekly rentals are not permitted." A boater and a short-stay investor read those clauses before they tour, so we state them in the listing and price to the buyers who remain.
Deep Creek is a deep market: 297 recorded sales on the Section 20 and Section 23 lots in the last 12 months, and a 97.9 percent median sale-to-list ratio on the labeled MLS closings, so a home priced from the county record usually sells close to its asking price. If you are selling, start with your free Deep Creek home valuation and call Jesse direct at (239) 898-6072. If you are buying here instead, read how we represent buyers in Southwest Florida and call Marc at (239) 287-5873. You are working with Top 1% Real Estate Agents Nationally Since 2008.
Section 23 publishes its assessment, $205 per lot per year, due October 1. Section 20 does not publish its amount; it sits on the association's budget and the estoppel certificate. The county's Deep Creek Non-Urban Street and Drainage unit bills on the tax bill; its FY2022/23 rate was $187.94 per occupied unit and $197.64 per vacant unit, and the current year's rate is on the bill itself. No Community Development District was found for Deep Creek. A light, documented fee stack is a value support, and we put it in front of buyers on the first day.
Deep Creek's 937 attached units sit in 27 communities under 32 county designators, each with its own association, dues, reserves and insurance. None of those budgets is posted online for the complexes we checked, and the condominium median fell from $214,000 in 2023 to $155,000 in 2025 before holding at $157,500 in 2026 so far. A unit's value turns on its own building's documents, so a condominium valuation starts with the budget, the question-and-answer sheet and the estoppel.
We value a Deep Creek home with a comparative market analysis built from Charlotte County's recorded sales in the same section, product and building era, adjusted for the lot, roof, openings and permits a model cannot see, and we hand you every comparable. It is the method a licensed appraiser uses, run by partners who stand in the house.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, downloaded September 26, 2026, our analysis; Florida Statute 201.02).
We read the legal description on the Charlotte County Property Appraiser record: Punta Gorda Isles Section 20 (Plat Book 11, Pages 2A to 2Z42) or Section 23 (Plat Book 12, Pages 2A to 2Z41), with the block and lot. In Section 23 the block decides whether the single-family declaration or the Multi-Family Residential Declaration governs. For a condominium, the unit's legal description cites its own recorded declaration.
We read every DOR-qualified sale recorded on the two plats and in the 32 condominium and townhome designators inside the footprint, whatever the listing called it. That is how a Deep Creek valuation sees 297 platted-lot sales instead of 37 labeled closings. We use the MLS beside it for days on market and sale-to-list.
We count a builder-direct sale as the first qualified sale within one year of the year built, or a sale of a home the roll does not yet date. A resale seller competes with those homes, so we show both medians, $390,000 and $350,000 in the last 12 months, and position the house against both.
Roof age and covering against the 15-year line and the Citizens rules, the age of the house against the 4-point threshold, wind mitigation features, and the flood zone at the parcel. If a Deep Creek house cannot clear the insurability screen, the price is not the problem, the buyer pool is, and we would rather tell you that before the market does.
We note the Section 23 assessment or request the Section 20 figure, check for open violations and unapproved exterior work, and pull the current Charlotte County tax bill for the street and drainage line and the assessed value. A buyer's Save Our Homes cap resets on January 1 after purchase, so the buyer's tax line is usually higher than yours, and modeling it honestly is how a listing prices to what a buyer can actually carry.
Roof year, impact windows or shutters, air handler and condenser year, water heater, kitchen and bath vintage, flooring, pool and cage, lanai, lake or greenbelt view, and the permit history after Charley and Ian. These adjustments move a Deep Creek price most, and none of them is visible to a model.
The comparables with streets, dates and prices, the adjustments, the tax-bill breakdown, the flood documents and a net sheet. Deed documentary stamps run $0.70 per $100 of the price, which is $2,520 on a $360,000 sale and $1,085 on a $155,000 condominium, and the full seller cost stack is in our Florida seller closing costs guide.
Deep Creek home prices are level, not falling. The platted-lot median on the county record was $360,000 in calendar 2025 and $360,000 again on 211 sales from January 1 to September 26, 2026, about 13 percent below the 2022 peak of $415,000 and about 47 percent above the 2019 median.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, 2019 to 2026, qualified improved sales, downloaded September 26, 2026, our analysis).
Year | Platted-lot sales | Median | Single-family sales | Single-family median | Condominium and townhome sales | Median |
|---|---|---|---|---|---|---|
2019 | 338 | $245,000 | 327 | $244,400 | 93 | $120,000 |
2020 | 423 | $256,500 | 410 | $255,000 | 81 | $130,000 |
2021 | 489 | $324,000 | 476 | $322,450 | 94 | $145,000 |
2022 | 377 | $415,000 | 368 | $414,600 | 110 | $192,500 |
2023 | 394 | $390,700 | 387 | $390,000 | 54 | $214,000 |
2024 | 345 | $390,000 | 334 | $388,200 | 59 | $209,000 |
2025 | 339 | $360,000 | 326 | $357,250 | 44 | $155,000 |
2026, January 1 to September 26 | 211 | $360,000 | 193 | $355,000 | 42 | $157,500 |
Source: Charlotte County Property Appraiser public sales files, our analysis. The 2026 row is a partial year.
Year | Section 20 sales | Section 20 median | Section 23 sales | Section 23 median |
|---|---|---|---|---|
2019 | 180 | $237,000 | 158 | $254,700 |
2021 | 276 | $313,200 | 213 | $333,100 |
2022 | 233 | $409,600 | 144 | $425,500 |
2023 | 232 | $387,750 | 162 | $400,000 |
2024 | 192 | $387,700 | 153 | $395,000 |
2025 | 189 | $360,000 | 150 | $366,250 |
2026, January 1 to September 26 | 115 | $357,000 | 96 | $365,000 |
Source: Charlotte County Property Appraiser public sales files, our analysis.
Section 20 sits about 13 percent below its 2022 median and Section 23 about 14 percent below. Volume peaked a year before price, at 489 platted-lot sales in 2021, and the flat 2025 and 2026 medians say the slide has paused; they do not yet say it has turned. For a seller, a level market rewards the house priced right on the first day.
The condominium and townhome median rose from $120,000 in 2019 to $214,000 in 2023, then dropped to $155,000 in 2025 and $157,500 in 2026 so far, about 26 percent below the peak, while volume fell from 110 sales in 2022 to 44 in 2025. A Deep Creek condominium seller prices against that curve and against the building's own budget, reserves and any special assessment.
The labeled MLS closings took a median 76 days on market, 66 for single-family homes, at a median 97.9 percent of list price. That is a market where a well-priced Deep Creek home sells in about two months close to its asking price, and an overpriced one sits. Deep Creek has no reliable months-of-supply figure of its own, because the MLS label covers only a tenth of its sales; the county context is in the benchmark section below.
Charlotte County recorded 351 qualified Deep Creek sales in the 12 months to September 26, 2026, $118,937,000 in volume, from $80,000 for a condominium to $665,000 for a Section 23 house. These are the recent comparables a Deep Creek valuation starts from, split by section, product and era.
Data updated: September 2026 (Charlotte County Property Appraiser public parcel and sales files, window September 27, 2025 to September 26, 2026, newest platted-lot sale September 1, 2026 and newest condominium sale September 4, 2026, downloaded September 26, 2026, our analysis).
Segment | Recorded sales | Median | Low | High | Dollar volume |
|---|---|---|---|---|---|
All Deep Creek homes | 351 | $341,000 | $80,000 | $665,000 | $118,937,000 |
Platted lots, Sections 20 and 23 | 297 | $360,000 | $189,000 | $665,000 | $110,158,700 |
Single-family homes on the platted lots | 276 | $352,500 | $189,000 | $665,000 | $99,651,100 |
Section 20, all platted-lot sales | 165 | $359,900 | $222,500 | $600,000 | $59,916,700 |
Section 23, all platted-lot sales | 132 | $365,000 | $189,000 | $665,000 | $50,242,000 |
Section 23, two-family buildings | 14 | $575,000 | $425,000 | $603,000 | $7,688,500 |
Condominiums and townhomes inside the footprint | 54 | $155,000 | $80,000 | $300,000 | $8,778,300 |
Source: Charlotte County Property Appraiser public sales files, our analysis. Qualified means Florida Department of Revenue codes for qualified, improved sales over $1,000. The last few weeks of the window are not yet recorded. The $80,000 low is a condominium sale; we would not price anything from it.
Price band | Platted lots, all | Section 20 | Section 23 |
|---|---|---|---|
Under $250,000 | 12 | 5 | 7 |
$250,000 to $349,999 | 121 | 73 | 48 |
$350,000 to $449,999 | 115 | 66 | 49 |
$450,000 to $549,999 | 32 | 18 | 14 |
$550,000 and up | 17 | 3 | 14 |
Total | 297 | 165 | 132 |
Source: Charlotte County Property Appraiser public sales files, our analysis.
Eight in ten platted-lot sales, 236 of 297, landed between $250,000 and $449,999. The top band is where the sections part: Section 23 recorded 14 sales at $550,000 or more against three in Section 20, because its multi-family blocks and newest builds carry the highest prices in the community.
Sale price | Street | Section | Recorded | Year built | Living area on the county roll |
|---|---|---|---|---|---|
$665,000 | St Helena Lane | 23 | August 20, 2026 | 2023 | 2,172 sq ft |
$603,000 | Saxony Circle (multi-unit building) | 23 | May 15, 2026 | 1986 | 5,000 sq ft |
$600,000 | Uruguay Drive | 20 | April 13, 2026 | 2019 | 1,791 sq ft |
$594,000 | Explorer Road | 23 | March 30, 2026 | 2025 | 2,988 sq ft |
$585,000 | Oceanic Road | 23 | July 10, 2026 | 2024 | 3,028 sq ft |
$585,000 | Bismarck Road | 23 | July 21, 2026 | 2025 | 3,080 sq ft |
Source: Charlotte County Property Appraiser public sales files, our analysis. We show the street only.
Five of the six highest sales were homes built in 2019 or later. The top of the Deep Creek market is new construction and newer two-family buildings, not waterfront.
Sale price | Street | Recorded | Year built | Living area on the county roll |
|---|---|---|---|---|
$575,000 | Japura Street | March 3, 2026 | 2004 | 2,472 sq ft |
$571,000 | Franca Street | April 29, 2026 | 2017 | 2,407 sq ft |
$540,000 | Sao Paulo Drive | April 27, 2026 | 1989 | 2,611 sq ft |
$515,000 | Ecuador Drive | April 2, 2026 | 1992 | 2,325 sq ft |
$510,000 | Corrientes Circle | November 17, 2025 | 2022 | 2,292 sq ft |
Source: Charlotte County Property Appraiser public sales files, our analysis.
Section 20's list shows that an older home with size can still reach the top band: a 1989 house on Sao Paulo Drive and a 1992 house on Ecuador Drive both sold above $500,000. Size, lot and condition carried them, which is exactly the case a resale seller has to make.
Group, platted lots, 12 months | Sales | Median |
|---|---|---|
Builder-direct first sales, all | 42 | $390,000 |
Resales, all | 255 | $350,000 |
Builder-direct single-family | 28 | $377,900 |
Builder-direct, Section 20 | 21 | $380,000 |
Builder-direct, Section 23 | 21 | $409,000 |
Builder-direct two-family (of 14 two-family sales) | 7 | $575,000 |
Resale median, Section 20 | $352,500 | |
Resale median, Section 23 | $350,000 |
Source: Charlotte County Property Appraiser public sales files, our analysis. Builder-direct is an estimate by the method in Step 3 and includes seven new homes still coded vacant on the 2026 roll. We do not name builders.
A $40,000 gap between the new-home median and the resale median is the single most important number for a Deep Creek seller, and it is a split an MLS-only report cannot show, because most builder-direct sales never reach the MLS.
Segment, 12 months | Median price per sq ft of living area | Median living area |
|---|---|---|
Platted lots, all | $179.62 | 2,030 sq ft |
Single-family homes | $178.02 | 2,023 sq ft |
Section 20, all | $182.50 | 1,990 sq ft |
Section 23, all | $177.90 | 2,068 sq ft |
Section 23, single-family | $174.31 | 2,030 sq ft |
Section 23, two-family buildings | $201.86 | 2,719 sq ft |
Source: Charlotte County Property Appraiser public roll and sales files, our analysis. The denominator is the roll's living-area field, not an MLS or appraisal square-footage figure, so these numbers compare only with each other.
Complex | Units | Built | County sales, 12 months | Median |
|---|---|---|---|---|
Deep Creek Gardens | 199 | 1986 to 1987 | 10 | $135,000 |
Links Edge | 60 | 2004 | 6 | $187,500 |
Townhomes of Deep Creek | 52 | 2007 | 4 | $166,000 |
Villa Manor | 69 | 1987 to 1989 | 3 | $110,000 |
Lake Rio Townhomes | 56 | 1988 to 2006 | 3 | $170,000 |
Buena Vista of Deep Creek | 28 | 1990 to 1993 | 3 | $182,500 |
The Pines at Deep Creek I | 48 | 1989 | 3 | $120,000 |
Rio Golf Villas | 6 | 2004 to 2005 | 2 | $260,000 and $300,000 |
Fairway Pines | 20 | 1986 to 1990 | 2 | $172,500 |
Fairways Villas | 52 | 1988 | 2 | $145,500 |
Source: Charlotte County Property Appraiser public roll and sales files, our analysis. Counts of two or three are too thin to read as a market rate, so for Rio Golf Villas we show the two sales rather than a median.
The 2004 to 2007 buildings, Links Edge, Townhomes of Deep Creek and Rio Golf Villas, sold above the 1980s complexes such as Deep Creek Gardens and Villa Manor. The condominium high was $300,000 for a 2005 unit in Rio Golf Villas on Rio de Janeiro Avenue, recorded September 4, 2026.
Measure, 12 months to September 26, 2026 | Deep Creek (MLS development label) |
|---|---|
Closed sales carrying the label | 37 |
Median days on market, all | 76 |
Median days on market, single-family | 66 |
Median sale-to-list ratio | 97.9% |
Source: Southwest Florida MLS Matrix, Residential, Development is Deep Creek, pulled September 26, 2026. We use the MLS for these two measures only; the county record leads every count and median above.
Deep Creek benchmarks as one of the deepest, most affordable single-family markets in the Punta Gorda area: 297 recorded platted-lot sales at a $360,000 median, about half the city canal medians, and a 97.9 percent median sale-to-list ratio on its labeled MLS closings against 93.0 percent of original list countywide.
Data updated: September 2026 (Charlotte County Property Appraiser and Lee County Property Appraiser public recorded-sale files, our analysis, windows as stated; Southwest Florida MLS Matrix, pulled September 26, 2026; Florida Realtors SunStats, July 2026).
Community | Jurisdiction | Recorded sales | Median recorded sale | Window, 12 months to |
|---|---|---|---|---|
Deep Creek, platted lots | Unincorporated Charlotte County | 297 | $360,000 | September 26, 2026 |
Deep Creek, with condominiums | Unincorporated Charlotte County | 351 | $341,000 | September 26, 2026 |
Punta Gorda Isles, in-city sections | City of Punta Gorda | 344 | $693,000 | September 24, 2026 |
Burnt Store Isles | City of Punta Gorda | 74 | $662,500 | September 24, 2026 |
Burnt Store Lakes | Unincorporated Charlotte County | 63 | $432,000 | September 26, 2026 |
Heritage Landing | Unincorporated Charlotte County | 112 | $332,500 | September 24, 2026 |
Burnt Store Marina | Unincorporated Lee County | 106 | $360,000 | August 7, 2026 |
Sources: Charlotte County Property Appraiser public sales files, our analysis; Burnt Store Marina from the Lee County Property Appraiser public sales files, our analysis.
Charlotte County single-family recorded sales | Qualified sales | Median | Builder-direct | Resale median |
|---|---|---|---|---|
Deep Creek platted lots, single-family, 12 months to September 26, 2026 | 276 | $352,500 | 28 | $350,000 (all platted-lot resales) |
ZIP 33983, Deep Creek and nearby, 12 months to September 9, 2026 | 374 | $345,000 | 53 | $349,900 |
All five Punta Gorda ZIP codes, 12 months to September 9, 2026 | 2,428 | $390,000 | 789 | $408,000 |
Sources: Charlotte County Property Appraiser recorded sales file, our tabulations. The ZIP rows come from our Punta Gorda valuation work and use single-family land-use codes across the whole ZIP, so they include neighbors outside the two plats; the Deep Creek row uses the plats only.
Deep Creek's two plats carry a large share of the 33983 single-family market, and they price close to the ZIP median. The five-ZIP figure is higher because it includes the city canal districts and the builder-heavy east of I-75.
Measure | Deep Creek, MLS label | Charlotte County single-family | City of Punta Gorda single-family |
|---|---|---|---|
Period | 12 months to September 26, 2026 | July 2026 | July 2026 |
Time on market | 76 days on market (66 single-family) | 78 median days to contract | 147 median days to contract |
Price against list | 97.9% median sale-to-list | 93.0% median of original list price | 92.2% median of original list price |
Months of supply | Not published for Deep Creek | 5.0 | 3.4 |
Instrument | Southwest Florida MLS Matrix | Florida Realtors SunStats | Florida Realtors SunStats |
The instruments differ: sale-to-list compares the sold price with the final list price, while SunStats reports the percent of the original list price. Read the rows as direction, not decimals. The direction is clear: a Deep Creek home priced from the recorded sales closes nearer its list price than the county's typical single-family sale, and in a similar time.
Deep Creek sells to buyers who want a detached home on a greenbelt lot, sampled Zone X flood maps, low published dues and a price near $360,000. Punta Gorda Isles sells to buyers who want a canal home inside the City of Punta Gorda with the boat behind the house, at a median near $693,000.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis; FEMA National Flood Hazard Layer, sampled September 26, 2026; Section 20 and Section 23 association documents; Charlotte County; Deep Creek Golf Club; OSRM routing estimate, computed September 26, 2026).
Both names trace to the same developer. Deep Creek is recorded as Punta Gorda Isles Section 20 and Section 23, plats of Punta Gorda Isles, Inc., north of the Peace River; Punta Gorda Isles proper is the canal community inside the city, south of the river. For a seller, the comparison answers one question: which buyer is walking through your door, and what else did that buyer tour?
Decision factor | Deep Creek | Punta Gorda Isles |
|---|---|---|
Jurisdiction | Unincorporated Charlotte County, Punta Gorda 33983 mailing address | City of Punta Gorda, Charlotte County |
Water | Freshwater lakes, greenbelts and golf frontage; no boat ramp inside | Canal grid, with the boat behind the house |
Nearest boat launch | Harbour Heights Park, about 9 minutes free-flow | From the lot, by canal |
Flood zone | FEMA Zone X at every point we sampled, maps effective December 15, 2022 | Read the FEMA panel for the address; see our Punta Gorda Isles guide |
Evacuation zones sampled | D and C, none in A or B | See our Punta Gorda Isles guide |
Recorded sales, 12 months | 297 platted-lot sales; 351 with condominiums | 344 in the in-city sections |
Median recorded sale | $360,000; $341,000 with condominiums | $693,000 |
Associations and fees | Section 23 mandatory POA, $205 per lot per year; Section 20 dues not published; county street and drainage unit, $187.94 per occupied unit in FY2022/23; no CDD found | See our Punta Gorda Isles guide |
Home types | Detached homes on greenbelt lots, two-family buildings, 937 condominium and townhome units, vacant lots | Canal-grid homes |
Golf | Deep Creek Golf Club, 18 holes, par 70, semi-private; memberships $2,700 to $7,025 a year as posted | See our Punta Gorda Isles guide |
Drive to downtown Punta Gorda | 8.0 miles, about 15 minutes free-flow | Inside the city |
Sources: Charlotte County Property Appraiser public sales files, our analysis; FEMA National Flood Hazard Layer; Section 23 FAQ; Deep Creek Street and Drainage advisory board minutes, April 13, 2023; Deep Creek Golf Club memberships page, as posted September 26, 2026; OSRM routing from 1009 Rio de Janeiro Avenue, computed September 26, 2026.
A Deep Creek buyer who also toured Punta Gorda Isles decided the canal was not worth roughly double the price. That buyer is paying for the lot, the flood reading, the fee stack and the house, so those are what we market. Buyers who toured Heritage Landing, 112 sales at a $332,500 median, weighed a gate and a district against Deep Creek's open streets and no CDD found. Buyers who toured Burnt Store Lakes, 63 sales at $432,000, looked at the other large Punta Gorda Isles, Inc. plat outside the city. Boaters also compare Burnt Store Isles, 74 sales at $662,500 inside the city.
Selling a Deep Creek home costs a negotiable commission, Florida documentary stamp tax of $0.70 per $100 on the deed, title and closing fees, the Section 20 or Section 23 estoppel certificate and any condominium estoppel, and prorated taxes and assessments. At the $360,000 platted-lot median, the deed stamps alone come to $2,520.
Data updated: September 2026 (Florida Statutes 201.02, 720.30851 and 718.116; Florida Department of Revenue; National Association of Realtors; Section 23 FAQ; Deep Creek Street and Drainage advisory board minutes, April 13, 2023; read September 26, 2026).
Line item | Deep Creek detail | Basis |
|---|---|---|
Listing commission | Negotiable; no standard or legally set rate | NAR settlement practice changes, effective August 17, 2024 |
Optional buyer-agent compensation | A seller may offer it, but not in the MLS | NAR settlement practice changes |
Deed documentary stamps | $2,520 at $360,000; $2,467.50 at $352,500; $1,085 at $155,000; $4,025 at $575,000 | $0.70 per $100, Florida Statute 201.02 |
Owner's title policy | Promulgated premium where the contract assigns it to the seller | Florida rule 69O-186.003 |
Association estoppel | Section 20 or Section 23 under 720.30851; condominium under 718.116; statutory cap of $299 for a current account, plus $119 expedited or $179 delinquent | Florida Statutes and 2024 HB 979 |
Section 23 assessment proration | $205 per lot, billed October 1, prorated on the settlement statement | Section 23 FAQ |
Property tax proration | Charlotte County bill, paid in arrears; seller credits the buyer for the seller's days | Florida calendar-year tax |
Street and drainage assessment | Non-ad valorem line on the county bill, prorated with the taxes | Deep Creek Non-Urban Street and Drainage MSBU |
Recording | $10 first page, $8.50 each additional page, customarily recorded by the buyer | Florida Statute 28.24 |
Since August 17, 2024, offers of buyer-broker compensation can no longer be advertised in the MLS, and buyers sign a written agreement with their own agent before touring. Commissions are explicitly negotiable. A Deep Creek seller may still offer a contribution toward the buyer's agent or the buyer's closing costs, and how that offer is structured is part of our pricing conversation, in writing, before you sign a listing agreement.
The estoppel certificate is the document that turns Deep Creek's unpublished numbers into facts. Section 20 does not publish its annual assessment, so its estoppel is the only written statement of the amount, and a condominium sale needs the condominium's estoppel as well. Order both early. An open violation or unapproved exterior work surfaces there, and in Section 20 an exception counts only as a recorded variance signed by two directors.
On a $360,000 Section 23 home, the fixed pieces are $2,520 in deed stamps, an estoppel fee within the statutory cap, the seller's share of the Charlotte County tax bill and street and drainage line, and the unused months of the $205 assessment credited back or charged as the settlement statement shows. The commission and any buyer-side contribution are the variables. We give every Deep Creek seller a line-by-line net sheet with the valuation. These figures are information, not tax or legal advice; confirm your own numbers with your closing agent, attorney or insurance agent.
A Deep Creek seller owes a written flood disclosure before the contract, disclosure of known material defects, a property tax disclosure summary, and, depending on what is sold, either the Chapter 720 association disclosure summary for a Section 20 or Section 23 lot or the Chapter 718 condominium resale package for a unit.
Deep Creek's two property owners' associations, Section 20 Property Owner's Association, Inc. north of Sandhill Boulevard and Section 23, Property Owner's Association, Inc. south of it, both operate under Chapter 720, and each issues its own estoppel. Section 23's articles and a 2001 court judgment say membership there is a mandatory condition of ownership; Section 20's lots are bound by its recorded Declaration of Restrictions. Where association membership is mandatory, Florida Statute 720.401 sets four rules. First, timing: the buyer receives the disclosure summary before executing the contract for sale, never at closing. Second, on a resale the parcel owner, the seller, supplies it. Third, the contract must carry the section 720.401(1)(b) voidability clause in conspicuous type. Fourth, if the summary is not provided, the buyer may cancel by written notice within 3 days after receipt of the summary or before closing, whichever occurs first, and that right cannot be waived.
About 937 attached units inside the Deep Creek footprint are Chapter 718 condominiums or townhome associations with their own boards, budgets and rules. Section 720.401 does not apply to associations regulated under Chapter 718. A Deep Creek condominium seller instead furnishes the resale package under Florida Statute 718.503: the declaration, articles, bylaws, rules, the most recent annual financial statement and budget, and the question-and-answer sheet, and the buyer has a statutory window to cancel after receiving them. Where a building is three or more habitable stories, the milestone inspection summary and structural integrity reserve study, or a statement that none exists, join that package. We have not verified the story count of any Deep Creek building, so we read your declaration first. Whether a unit also sits under a Section 20 or Section 23 declaration is a question we answer from the recorded documents, not from the street address; Deep Creek Gardens, for example, is run by Deep Creek Gardens Condominium Association, Inc., whose current Division of Corporations record reads Punta Gorda, 33983. Your closing agent or real estate attorney decides which regime applies to your sale; this is general information, not legal advice.
A seller of residential property must complete and provide a flood disclosure at or before the time the contract is executed. Since October 1, 2025 the form asks whether the seller knows of flooding that damaged the property, flood insurance claims and federal flood-damage assistance. That applies in Zone X too. With every point we sampled in Deep Creek reading Zone X, a clean flood history and an elevation certificate are selling points; complete the form carefully and attach them.
The buyer must be given a property tax disclosure summary at or before contract warning not to rely on the seller's current taxes, because a change of ownership triggers reassessment. In Deep Creek the non-ad valorem street and drainage line and the Section 23 assessment do not change with reassessment, but the ad valorem half of the bill usually does.
Under Johnson v. Davis, decided by the Florida Supreme Court in 1985, a seller who knows of facts materially affecting value that are not readily observable must disclose them. A former Deep Creek Golf Club superintendent told a trade magazine that Hurricane Charley's eye "passed right over Deep Creek, spawning tornadoes" in 2004, and Ian's winds reached Punta Gorda in 2022. Roof repairs, window replacements and water intrusion are exactly what inspectors look for, and disclosing them with receipts and closed permits usually protects the price.
A Deep Creek buyer's property tax bill is usually higher than the seller's, because the Save Our Homes cap resets to market value on January 1 after a sale. Deep Creek is taxed by Charlotte County, not the City of Punta Gorda, and Amendment 3 on the November 2026 ballot would change exemptions and caps if approved.
Data updated: September 2026 (Florida Department of Revenue; Charlotte County Property Appraiser; Deep Creek Street and Drainage advisory board minutes, April 13, 2023; read September 26, 2026).
On a homestead, assessed value can rise by no more than the lesser of 3 percent or inflation each year, which was 2.7 percent for the 2026 roll. That cap resets to just value on January 1 after a change of ownership. A seller moving to a new Florida homestead can carry up to $500,000 of the accumulated difference under portability, filing Charlotte County form DR-501T by March 1, provided the new homestead is established within three years of January 1 of the year the old one was abandoned.
Deep Creek is outside the City of Punta Gorda, so its ad valorem taxes are set by Charlotte County and the other authorities that levy in the unincorporated county. The total millage and your taxable value appear on the parcel's own bill and the Property Appraiser record. We do not estimate a Deep Creek millage here; it changes every year, and the buyer's taxable value depends on the buyer's price and exemptions, not yours.
Amendment 3, CS/HJR 1-F, is on the ballot on November 3, 2026 and needs 60 percent to pass. The Charlotte County Property Appraiser states that it would cut the annual assessment cap on non-homestead property from 10 percent to 5 percent, and county appraisers describe larger homestead exemptions on non-school levies from 2027 if approved. None of it reduces non-ad valorem lines such as the Deep Creek street and drainage assessment.
We give Deep Creek buyers a realistic estimate using the Property Appraiser's Tax Estimator so the tax conversation happens at the pricing stage rather than in underwriting. A buyer who sees the full bill, ad valorem and non-ad valorem, on the first day negotiates on facts.
A free in-person comparative market analysis is the most accurate Deep Creek valuation you can get short of an appraisal, and it costs you nothing. One of us walks the house, reads the section, the lot, the roof and the flood documents, and returns a written range with the recorded comparables and a net sheet.
Call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873, or request a free in-person Deep Creek CMA and we will schedule the visit around you, including a video walkthrough for owners who are out of state for the season. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, and the walkthrough happens at your Deep Creek home. You are working with Top 1% Real Estate Agents Nationally Since 2008.
The roof permit and covering, openings and shutters, the air conditioner, the water heater, the pool and cage, the lanai, the view from the back of the lot, and any exterior work that needs association approval. We also ask for your Section 20 or Section 23 paperwork, any condominium documents, your insurance declarations pages and your most recent tax bill.
The CMA becomes the listing plan: price, preparation list, marketing and timing. Our Deep Creek seller guide shows how we market the lot, the section and the paperwork, and our Punta Gorda home valuation guide covers the wider city and ZIP-code picture. If you are selling in Deep Creek and buying elsewhere in the area, our Punta Gorda seller guide and Punta Gorda buyer guide explain how we run both sides together.
If you are on the other side of the table, our guide to buying a home in Deep Creek covers the two sections, the estoppel, the fee stack and the questions to ask before an offer, and how we represent buyers explains the agreement and the process. Call Marc at (239) 287-5873.
Your Deep Creek home is worth what comparable recorded sales in the same section, product and building era have brought, adjusted for the lot, roof, openings and permits. In the 12 months to September 26, 2026, Charlotte County recorded 297 platted-lot sales at a $360,000 median and 54 condominium and townhome sales at $155,000. Ask us for a written range with every comparable attached; it is free and takes a partner, not an algorithm.
On the Charlotte County record for the 12 months to September 26, 2026, Deep Creek's 351 qualified sales ran at a $341,000 median. Single-family homes on the Section 20 and Section 23 lots sold at $352,500, two-family buildings on Section 23's multi-family blocks at $575,000, and condominium and townhome units at $155,000. Those medians describe segments; your own value depends on your section, era, lot and condition.
It depends on the segment. The platted-lot median was $360,000 on 297 recorded sales in the 12 months to September 26, 2026, and $360,000 again on 211 sales in calendar 2026 through September 26. Including the condominiums inside the footprint, the all-homes median was $341,000 on 351 sales. Any single Deep Creek median you see online has chosen one of these, or blended in homes outside the plats.
Charlotte County recorded 351 qualified Deep Creek sales from September 27, 2025 to September 26, 2026, $118,937,000 in volume: 165 in Section 20, 132 in Section 23 and 54 condominium and townhome units inside the footprint. The Southwest Florida MLS labeled only 37 closings Deep Creek in the same year, which is why we count from the county record.
The MLS counts only listings entered under the Deep Creek development label, 37 in the latest year, while the county records every qualified deed on the two plats and the condominiums inside them, 351 in the same window. Most Deep Creek listings are entered under other names, often Port Charlotte, or left blank, and two labeled closings sat outside the plats. In Charlotte County we lead with the county record.
An automated estimate can be a starting point, but in Deep Creek it faces two handicaps: most sales never carry the Deep Creek label, and the model cannot see your section's rules, your roof age, your lot's view or the new builds competing on your street. HUD research found poor exterior condition raised automated valuation error by 4.35 percentage points. A written comparative analysis from the recorded sales is the number to list on.
Not in 2026. The platted-lot median on the county record was $360,000 in calendar 2025 and $360,000 again on 211 sales from January 1 to September 26, 2026. That is about 13 percent below the 2022 peak of $415,000, but the slide has paused and prices remain about 47 percent above the 2019 median of $245,000. Condominium units held near $155,000 to $157,500 over the same period.
The platted-lot median rose from $245,000 on 338 recorded sales in 2019 to a $415,000 peak on 377 sales in 2022, then settled at $360,000 in 2025 and 2026 so far. That leaves 2026 about 47 percent above 2019 on the Charlotte County record. The condominium and townhome median rose from $120,000 in 2019 to $214,000 in 2023 and has since returned to about $155,000.
It is a market that rewards accurate pricing. The 37 labeled MLS closings in the year to September 26, 2026 took a median 76 days on market, 66 for single-family homes, at a 97.9 percent median sale-to-list ratio, while countywide single-family homes had 5.0 months of supply in July 2026. Well-priced Deep Creek homes sell close to asking; overpriced ones wait.
Plan for about two to three months. The labeled Deep Creek closings in the Southwest Florida MLS for the 12 months to September 26, 2026 took a median 76 days on market, and the single-family homes among them took 66 days. A Deep Creek home listed with its estoppel, disclosures, four-point and wind mitigation reports ready removes the usual reasons for delay, so we assemble that file before the first showing.
The labeled Deep Creek closings in the Southwest Florida MLS for the 12 months to September 26, 2026 sold at a median 97.9 percent of their list price. Countywide, Florida Realtors reported single-family homes selling at 93.0 percent of original list price in July 2026. A Deep Creek home priced from the county record usually needs one price, not three.
If your house is insurable and priced from the recorded sales, conditions are steady: the platted-lot median held at $360,000 in 2025 and 2026, with a 97.9 percent median sale-to-list ratio on labeled closings. If your Deep Creek home needs a roof, has open permits or unapproved exterior work, fixing those first usually pays more than waiting for the market to move.
Deep Creek has a seasonal owner base: Charlotte County's water planners noted water age improving by nearly 24 hours in the Deep Creek area, which they said may indicate a more seasonal population. We plan a listing so the house, its paperwork and its photographs are ready before seasonal buyers are in town, and we set timing around your move, not a calendar rule.
Not at the median. In the 12 months to September 26, 2026, Section 20 recorded 165 platted-lot sales at $359,900 and Section 23 recorded 132 at $365,000. Section 20's sold homes were younger and ran $182.50 per square foot against $177.90, while Section 23's median is lifted by two-family and new-build sales. The right comparable for your Deep Creek home comes from your own section.
On the county record for the latest 12 months, Deep Creek's platted-lot sales ran at a median $179.62 per square foot of the roll's living area and single-family homes at $178.02. Section 20 ran $182.50, Section 23 single-family $174.31 and the two-family buildings $201.86. The roll's living-area field is not an MLS or appraisal figure, so compare your home only against sales measured the same way.
The highest recorded Deep Creek sale in the 12 months to September 26, 2026 was $665,000 on St Helena Lane in Section 23, recorded August 20, 2026, a 2023 home with 2,172 square feet of living area. Section 20's top sale was $600,000 on Uruguay Drive, built 2019, and the top condominium sale was $300,000 for a 2005 unit in Rio Golf Villas.
The comparables that matter come from your own section, product and era. Recent examples on the county record include $575,000 on Japura Street (2004), $571,000 on Franca Street (2017) and $540,000 on Sao Paulo Drive (1989) in Section 20, and $594,000 on Explorer Road (2025) in Section 23. We list every comparable for your Deep Creek address with its street, date, year built and living area.
It sets the ceiling a buyer compares against. By our builder-direct estimate, 42 of the 297 platted-lot sales in the last 12 months were first sales of new homes at a $390,000 median, against $350,000 for resales, and the roll dates 821 Deep Creek homes to 2020 or later. We price a resale against both and market what a new build lacks: mature landscaping, a finished pool and lanai.
Often, but the county roll does not flag view or pool for sales analysis, so there is no reliable Deep Creek premium figure to quote. The Section 20 association says every lot borders a greenbelt, many homes sit on freshwater lakes, and the golf course runs through Section 23 on Tract E. We read the view on every comparable from the listing and the property record before adjusting.
The two-family buildings are a separate Deep Creek market. The 14 that sold in the 12 months to September 26, 2026 recorded a $575,000 median, from $425,000 to $603,000, with a median year built of 2024 and $201.86 per square foot of the roll's living area; an estimated 7 were builder-direct. We value them with the rent roll, leases and Section 23's one-month rental minimum in the file.
Yes. The 2026 roll carries about 505 vacant lots in Section 20, about 292 vacant single-family lots in Section 23 and about 195 vacant parcels on Section 23's multi-family blocks. A lot buyer asks which declaration governs the block, the vacant rate of the street and drainage assessment, $197.64 per unit in FY2022/23, and the association's plan approval, so we assemble those answers before pricing.
The 54 condominium and townhome units recorded inside the Deep Creek footprint in the latest 12 months sold at a $155,000 median, 52 of them under $250,000. The 2004 to 2007 buildings, such as Links Edge at $187,500 and Townhomes of Deep Creek at $166,000, sold above the 1980s complexes. Each unit's value also turns on its association's budget, reserves and any special assessment.
Deep Creek Gardens is the largest condominium in Deep Creek, 199 units built in 1986 and 1987 at 25100 Sandhill Boulevard, run by its own Chapter 718 association. The county recorded 10 sales there in the 12 months to September 26, 2026 at a $135,000 median. We value a unit against those sales, then adjust for floor, updates and the association's budget and estoppel.
It can, because buyers and lenders ask. Florida requires milestone inspections and structural integrity reserve studies for condominium buildings of three or more habitable stories. We have not verified the story count of any Deep Creek building, so whether yours is covered turns on its recorded declaration and height. We read your building's documents before we price the unit, so the answer is in the file.
It changes the price conversation, not the sale. Disclose any adopted or proposed assessment early, get the association's estoppel under Florida Statute 718.116, and we price the unit with the assessment in view. In a Deep Creek condominium market that fell from a $214,000 median in 2023 to $155,000 in 2025, buyers who see the numbers up front negotiate on them; buyers who find them late often walk.
Mostly in your favor. Every point we sampled across Sections 20 and 23 returned FEMA Zone X, with no base flood elevation, on maps effective December 15, 2022, and Charlotte County says its 50 percent rule does not apply to Zone X structures. A sample is not your parcel, so we confirm your zone on the FEMA map and pull the elevation certificate before pricing.
Zone X is outside FEMA's Special Flood Hazard Area, so the federal mandate for a federally backed mortgage does not apply, but a lender can set its own rule. Citizens now ties wind coverage to flood coverage, with all remaining personal-lines policies needing flood by January 1, 2027. Your buyer's insurance agent decides; a current elevation certificate helps price the Deep Creek policy.
Yes, directly. Florida Statute 627.7011 bars an insurer from refusing a policy solely because a roof is under 15 years old, and older roofs can narrow a buyer's insurance options. Deep Creek sits inside Florida's Wind-Borne Debris Region, so a buyer's insurer asks about the roof first. A reroof permit with its date is one of the most valuable papers in a Deep Creek listing file.
Usually, yes. Of 5,701 dated parcels on the Deep Creek plats, 2,052 were built before 1990, and Citizens requires a 4-point inspection on homes over 20 years old. A wind mitigation report under Florida Statute 627.711 documents the features that earn premium credits. Having both lets a buyer price insurance during showings instead of during the inspection period.
Not if repairs are documented. A former golf superintendent said Charley's eye passed over Deep Creek in 2004, and Ian brought high winds to Punta Gorda in 2022, while the state's Helene and Milton damage count covered the county's coastal barrier islands, not inland Deep Creek. A house repaired with closed permits sells on its current condition; unrepaired damage and missing receipts are what cost money.
It narrows one buyer group. Section 20's declaration keeps boats, trailers, personal watercraft and campers from overnight parking without written consent, except boats on trailers in the driveway from noon Friday through 11:59 p.m. Sunday, and RVs for 48 hours twice a month. We state the Deep Creek rule plainly in the listing, so the buyers who tour are the ones who can live with it.
Section 23 allows leases to a single family of not less than one month and bans daily and weekly rentals, so short-stay investors look elsewhere, while seasonal and annual landlords remain. Owners stay liable for tenant violations. For a Deep Creek rental or a two-family building, we value it with the lease terms, rent and the one-month minimum in the file.
Section 23 publishes $205 per lot per year, due October 1, covering its office building, staff, greenbelts, lakes and drainage. Section 20 does not publish its assessment; it is on the association's budget and the estoppel certificate. Condominium dues are set by each complex and are not posted online. We put the right figure for your Deep Creek home in front of buyers on the first day.
Yes. The Deep Creek Non-Urban Street and Drainage MSBU is a non-ad valorem assessment on the Charlotte County tax bill, so it runs with the parcel and is prorated with the taxes at closing. The April 2023 advisory board minutes show a FY2022/23 rate of $187.94 per occupied unit and $197.64 per vacant unit; your current bill shows this year's amount.
A flood disclosure under Florida Statute 689.302 at or before contract, the property tax disclosure summary under 689.261, known material defects under Johnson v. Davis, and either the Chapter 720 association disclosure summary for a Section 20 or Section 23 lot or the Chapter 718 resale package for a condominium. Your closing agent or attorney confirms which applies to your Deep Creek sale.
No. Section 720.401 does not apply to associations regulated under Chapter 718, and Deep Creek's condominiums are Chapter 718 associations with their own boards and budgets. A condominium seller furnishes the resale package under 718.503 instead, and the buyer has a statutory window to cancel. Whether a unit also sits under a Section 20 or Section 23 declaration is a question for your closing agent or attorney.
A negotiable commission, deed documentary stamps at $0.70 per $100, which is $2,520 at the $360,000 platted-lot median, title and closing fees, the Section 20 or Section 23 estoppel and any condominium estoppel within the $299 statutory cap for a current account, and prorated taxes, street and drainage assessment and Section 23 dues. We give every Deep Creek seller a written net sheet.
The buyer's assessed value resets to market value on January 1 after the sale, so the buyer's Charlotte County bill is usually higher than yours. The non-ad valorem street and drainage line does not reset. Florida Statute 689.261 requires the contract to warn the buyer not to rely on your current taxes, so we model the Deep Creek buyer's bill at the pricing stage.
Florida's portability rule lets you carry up to $500,000 of your Save Our Homes difference to a new Florida homestead, if you establish it within three years of January 1 of the year you left the old one and file on time; in Charlotte County the form is DR-501T, due by March 1. We coordinate the timing of your Deep Creek sale and your purchase.
Neither, for government purposes. Deep Creek is unincorporated Charlotte County with a Punta Gorda 33983 mailing address, outside the City of Punta Gorda, and it is not part of Port Charlotte, though many listings use that name. For pricing, the comparable set is the Section 20 and Section 23 plats and the condominiums inside them, not a city or ZIP median.
A comparative market analysis is prepared by a listing team to set a price that sells; an appraisal is prepared by a licensed appraiser for a lender to support a loan. Both use recent comparable sales. For a Deep Creek home, a CMA built from the county's recorded sales anticipates the appraisal, which helps avoid a low-appraisal surprise after the contract is signed.
You can, but the county-versus-MLS gap cuts both ways. Most Deep Creek sales never carry the Deep Creek label in the MLS, so pricing from portal data or labeled sales alone misses most of the market. A listing team prices from the full county record, prepares the estoppel and disclosure paperwork, and brings qualified buyers; we will show you the Deep Creek net sheet either way.
The best Deep Creek listing agent prices from Charlotte County's recorded sales, not a portal, and can explain Section 20, Section 23, the street and drainage assessment and the new-construction competition to a buyer. McGreevy and Comisar, the #1 team in Southwest Florida since 2012 and among the Top 1% Real Estate Agents Nationally Since 2008, build every valuation that way. Call Jesse at (239) 898-6072.
Yes, it is free, and no, you do not have to list with us. You keep the recorded comparables, the adjustments and the net sheet either way, and many of our valuations go to Deep Creek owners who are a year or more from selling. Call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873 to start one today.
McGreevy and Comisar are a top-reviewed Deep Creek listing team, and these reviews come from our Google Business Profile, quoted exactly as clients wrote them. We publish no aggregate score, and we do not edit, composite or summarise client words.
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Every document behind the Deep Creek figures and rules on this page is public and free. These are the ones a Deep Creek seller actually uses, each linked to the issuing authority's own copy rather than a reprint.
Document | Publisher | Link |
|---|---|---|
Compiled and Integrated Declaration of Restrictions, Section 20 | Section 20 Property Owner's Association, Inc. | |
Governing document with declaration and plat recording citations, Section 23 | Section 23, Property Owner's Association, Inc. | |
Articles of Incorporation packet with the Barnes v. Section 23 final judgment | Section 23, Property Owner's Association, Inc. | |
Deed Restriction Enforcement Policy, Section 23 | Section 23, Property Owner's Association, Inc. | |
Deep Creek Street and Drainage advisory board minutes, April 13, 2023, with rate history | Charlotte County | |
Deep Creek Non-Urban Street and Drainage Unit boundary map | Charlotte County | |
Deep Creek Gardens Condominium Association, Inc., state filing image | Florida Division of Corporations | |
Florida Statute 720.401, association disclosure summary | Florida Senate | |
Florida Statute 720.30851, association estoppel certificates | Florida Senate | |
Florida Statute 718.503, condominium resale disclosure | Florida Legislature | |
Florida Statute 718.116, condominium estoppel certificates | Florida Senate | |
Florida Statute 689.261, property tax disclosure summary | Florida Legislature | |
Florida Statute 689.302, flood disclosure | Florida Senate | |
Flood Map Service Center, search by address | Federal Emergency Management Agency | |
50% FEMA Rule information packet | Charlotte County Community Development | |
Wind mitigation resources and form OIR-B1-1802 | Florida Office of Insurance Regulation | |
Portability form DR-501T | Charlotte County Property Appraiser | |
Estoppel certificate fee schedule | Florida Department of Business and Professional Regulation |
Retrieved on September 26, 2026 unless a line gives another date. Market figures carry the pull date stated beside them in the body. We cite government, statutory, association and our own pages, plus sources already cited in our Deep Creek guide.
By Jesse McGreevy and Marc Comisar, who together bring over 45 years of combined direct experience in Southwest Florida real estate. For this Deep Creek valuation guide we tracked 351 recorded sales from the Charlotte County deed file, both associations' recorded documents and every flood, insurance and tax rule a buyer's lender, insurer and inspector will apply to your house, so each figure here comes from a public record you can check. Top 1% Real Estate Agents Nationally Since 2008, and top-reviewed by the clients who have sold with us.
If you are thinking, "I need someone to sell my house in Deep Creek, Florida," McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Punta Gorda, Port Charlotte, Charlotte County, Babcock Ranch, Estero, Bonita Springs, Naples and Fort Myers. Whether you are selling in Deep Creek Section 20 or Section 23, a Deep Creek Gardens or Links Edge condominium, Punta Gorda Isles, Burnt Store Isles, Burnt Store Lakes or Heritage Landing, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com. Read about McGreevy and Comisar, explore the Punta Gorda area guide, and return to the Deep Creek community guide for everything beyond the sale. If you are buying rather than selling, our Deep Creek buyer guide and how we represent buyers are the place to start. For a seller's first step, request your free Deep Creek home valuation and call Jesse direct at (239) 898-6072.
Brokered by Domain Realty. Jesse McGreevy (SL3101296) and Marc Comisar (BK3060671) are licensed Florida real estate professionals regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes.
Updated September 2026. This Deep Creek home values guide is general information, not an appraisal and not legal, tax or insurance advice. Market figures change monthly and statutory figures change annually. For your specific property, ask us for the file.