Punta Gorda, Florida
What is your Deep Creek Gardens condo worth? A unit-specific range from 12 Charlotte County recorded sales at a $135,000 median, your floor, your county value tier and your condition. Free valuation from McGreevy and Comisar. Call (239) 898-6072.
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McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and the #5 real estate team in Florida (RealTrends 2026). Top 1% Real Estate Agents Nationally Since 2008, over $900 million in personal sales, 4,000+ transactions, and more than $2.5 billion sold as the Domain Realty Group team.
By Jesse McGreevy and Marc Comisar. Updated October 2026. Jesse McGreevy and Marc Comisar built this page for owners at Deep Creek Gardens who want a defensible number for their condo before they decide anything, and for heirs, landlords and seasonal owners who need one from a distance. Deep Creek Gardens is a condominium neighborhood inside Deep Creek in Punta Gorda, Florida, set in unincorporated Charlotte County with a Punta Gorda 33983 mailing address. Our Deep Creek Gardens neighborhood guide carries the history, the permit file, schools and daily life. This page does one job: it shows how a single unit at 25100 Sandhill Boulevard is priced, line by line, from the county’s own record.
A Deep Creek Gardens condo is worth roughly what the last twelve recorded unit sales say, adjusted for your floor, your side of the complex and your condition. Charlotte County recorded 12 qualified Deep Creek Gardens sales from October 2025 to October 16, 2026, at a $135,000 median, ranging from $113,000 to $165,000.
Data updated: October 2026 (Charlotte County Property Appraiser recorded sales, read October 28, 2026: the county’s sales file runs through September 9, 2026, and the two later Deep Creek Gardens sales, September 24 and October 16, 2026, are taken from the Property Appraiser’s unit records; 2026 certified roll; our analysis).
Every one of the 199 units carries the same 860 square feet and two bedrooms on its county card, so the median works out to $156.98 per square foot, and none of the twelve buyers bought from a builder. All twelve were resales. That uniformity is the single most useful fact a Deep Creek Gardens owner has, because it removes the guesswork about size that muddies most valuations. When two units are the same size in the same two-story stack, the gap between their prices is the gap between their kitchens, their windows, their floor and their view, and those are things a walkthrough can measure.
We pulled every qualified Charlotte County sale on the Deep Creek Gardens condominium plat through October 16, 2026, matched each one to its building letter and floor, and set each against the county’s 2026 certified value for the same unit. The table below is the short version.
| Figure | What it measures | Window and source |
|---|---|---|
| $135,000 | Median of 12 qualified recorded unit sales | October 2025 to October 16, 2026, Charlotte County Property Appraiser sales file plus unit records, our analysis |
| $156.98 | Median price per county square foot, all units 860 square feet | Same 12 sales |
| $113,000 to $165,000 | Lowest and highest of the 12 | Same 12 sales |
| $127,925 | 2026 certified just value on 135 units (county neighborhood 36) | As of January 1, 2026, certified roll |
| $119,153 | 2026 certified just value on 64 units (county neighborhood 33) | As of January 1, 2026, certified roll |
The $52,000 spread between the cheapest and the dearest sale on identical floor plans is the reason we never quote a Deep Creek Gardens owner the median and stop. The median is where the conversation starts.
Ask three questions about your own unit. Is it on the first floor (units 101 to 104) or the second (201 to 204)? Is it in one of the buildings the county files under neighborhood 36, which carries the higher 2026 value, or in the group under neighborhood 33? And what has been replaced inside since 1986 or 1987, when the buildings were finished? Those three answers explain most of the $52,000 spread on the record, and they are the first three lines of every Deep Creek Gardens valuation file we write.
Deep Creek Gardens owners choose McGreevy and Comisar because we price a unit from its own building’s recorded sales, its county value tier and its association paperwork, not from a portal average for Punta Gorda. We are Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012.
Data updated: October 2026 (Charlotte County Property Appraiser recorded sales and 2026 certified roll, read October 28, 2026, our analysis; RealTrends 2026).
If you are comparing the best real estate agents in Punta Gorda for a Deep Creek Gardens condo, the useful test is concrete. Ask each agent which of your building’s recent sales they would lean on, how they would treat the $113,000 sale in July 2026, what your unit’s 2026 county value tier is, and whether your buyer can use an FHA loan. A good answer to all four takes a few minutes with the county record. A vague answer to any of them usually means the price was copied from a website.
RealTrends ranks the team #5 in Florida for 2026, and the career count behind that ranking is more than 4,000 transactions. What matters for a Deep Creek Gardens owner is narrower: a partner reads your unit’s card, your building’s last sales and your association’s estoppel before a price is written down. Call Jesse direct at (239) 898-6072 to start that read, or see how we approach Deep Creek home value across the whole community.
The quickest way to a Deep Creek Gardens valuation is the address form at the top of this page: enter your building letter and unit number, and it reaches Jesse McGreevy and Marc Comisar directly. We reply with your unit’s comparable sales, its 2026 county value tier, a price range and a seller net sheet.
Type your address, including the unit, into the free Deep Creek Gardens home valuation form and tell us whether you plan to sell this winter, next year or not at all. A partner answers, not an assistant reading a script. If a phone call is easier, use either number. Call Jesse direct at (239) 898-6072, or reach Marc Comisar at (239) 287-5873. You are working with Top 1% Real Estate Agents Nationally Since 2008, and the file costs nothing and commits you to nothing.
A written price range for your specific unit; the recorded sales we leaned on, by date, building letter and floor; the adjustment we made for each difference and the reason for it; your unit’s 2026 certified just value and which of the two county tiers it sits in; the condition items we would want to see in person; a note on what your estoppel certificate is likely to show; and a net sheet that starts from the price and ends at the check you take home. Every number in the file is one you can look up yourself on the Charlotte County Property Appraiser’s site, which is the point.
Seasonal owners who live in New York, Connecticut, Michigan, Ohio or Ontario for most of the year and want to know whether this is the season. Full-time residents weighing a move to a single-family home in Deep Creek or a smaller place closer to family. Heirs handed a unit and a set of association letters they did not expect. Landlords comparing another year of rent with a sale. If you have already decided to move, our Deep Creek Gardens seller guide covers preparation, showings while you are away and the closing.
We need the unit number and, if you have them, the last association statement and any letters about assessments. We do not need you on site. Many out-of-state owners send a short phone video of the kitchen, baths, windows and air handler, and that is enough for a first range. The in-person visit comes later, if you want it.
We value a Deep Creek Gardens condo by paired sales: start from the 12-month median of $135,000, then adjust for floor, county value tier, interior condition, furnishings and anything on the estoppel. Because every unit is the same 860 square feet, the adjustments are the whole valuation, and each one is shown to you.
Data updated: October 2026 (Charlotte County Property Appraiser recorded sales and 2026 certified roll, read October 28, 2026, our analysis).
Most residential valuations spend their effort translating a 1,900 square foot house into a 2,300 square foot comparable. At Deep Creek Gardens that step does not exist. The county card for every one of the 199 units reads 860 square feet of living area and two bedrooms, the buildings share one design, and every unit sits in a two-story building on the same 1986 and 1987 site. What remains is a cleaner problem: which of the identical units are you most like, and what do the differences between you and them cost or earn?
The anchor is the county’s recorded sales, not a list price and not a model. In the window from October 2025 to October 16, 2026 the Property Appraiser recorded 12 qualified Deep Creek Gardens resales. Ten come from its downloadable sales file, which runs through September 9, 2026; the other two, at $151,500 on September 24 and $118,000 on October 16, appear on the individual unit records, which the county updates ahead of the bulk file. Including those two keeps the anchor current. The median is $135,000 whether they are in or out, which tells you the center of this market is firm even if the edges move.
First-floor units, numbered 101 to 104 in each building, recorded four sales in the window at a $141,250 median. Second-floor units, 201 to 204, recorded eight at a $133,750 median. That is a gap of $7,500, about 5.6 percent, on small samples. We treat it as a direction rather than a rule: first floors are easier for buyers who do not want stairs and for anyone carrying groceries, beach chairs or a walker, and that buyer is a large share of the Deep Creek Gardens market. A second-floor unit has no neighbor overhead and often a better outlook, and the best second-floor sale in the window, $165,000 in Building I, beat every first-floor sale.
The Property Appraiser’s 2026 certified roll splits Deep Creek Gardens into two value groups by its own neighborhood code. Code 36 covers 135 units in Buildings D to J, M to T and V, plus seven of the eight units in Building U, each valued at $127,925. Code 33 covers 64 units in Buildings A, B, C, K, L, W, X and Y and unit U-204, each valued at $119,153. In the recorded sales, the code 36 units closed at a $138,250 median on eight sales and the code 33 units at $129,500 on four. The county’s tiers sit $8,772 apart; the sales medians sit $8,750 apart. Two independent measurements of the same difference agree almost to the dollar, and that is the adjustment we carry into the file.
This is where most of the $52,000 spread lives. Identical units have closed $30,000 or more apart in the same year, and the county record does not say why, so the explanation has to come from the units themselves. The items buyers here pay for, in roughly the order they ask about them, are impact-rated windows and sliders (or, failing that, working shutters tied to the 2006 building shutter permits), a kitchen that has been redone, baths that have been redone, flooring throughout, the age of the air handler and condenser, the water heater, and the washer and dryer. A unit with permits closed for each of those competes with the top of the range. A unit with original 1980s finishes and an aging air conditioner competes with the bottom.
Many Deep Creek Gardens units change hands furnished, because so many owners are seasonal and so many buyers arrive for a winter rather than a lifetime. Furniture is personal property, not real estate, and it should be listed on a separate bill of sale so the recorded price reflects the unit. In the valuation we price the real estate first and then treat the furnishings as a separate negotiation, because a buyer’s lender will not finance the sofa and the county will not tax it.
A unit is worth less to a buyer if the association has a special assessment levied and unpaid, an account in arrears, or a capital project under discussion that a buyer will inherit. Florida section 718.116 makes the estoppel certificate the written statement of what is owed on a unit, and we read it, or ask what it is likely to show, before we put a range on paper. The condominium fee itself is set by the association’s adopted budget, which sits behind the owners’ login on the association website, and we use the figure from the budget or the estoppel, never a number copied from an old listing.
Last, we lay the range against the unit’s 2026 certified value and the direction of the market. Ten of the twelve recent sales closed above their own unit’s 2026 just value; two closed below it. Prices have fallen since the 2023 peak, and the county cut every unit’s value between 2025 and 2026. A price that is far above both the recent sales and the county value needs a reason a buyer can see. A price below both should have a reason too, and usually it is condition.
Take a hypothetical second-floor unit in Building P, code 36, with a redone kitchen, original baths, shutters rather than impact glass and a five-year-old air conditioner. It starts at the $135,000 median, sits in the higher tier (the code 36 median was $138,250), gives back some of that for the second floor (the second-floor median was $133,750), earns a credit for the kitchen and gives back part of it for the baths. The written range would sit in the mid $130,000s, and the file would show each step. That example is illustrative and not a quote for any real unit; your own range comes from your own unit.
An automated estimate such as the Zestimate sees that every Deep Creek Gardens unit is 860 square feet and two bedrooms, so it has almost nothing to separate one unit from another. It cannot see your floor’s buyer pool, your windows, your kitchen, the FHA status of the project or what your estoppel will show.
Data updated: October 2026 (Charlotte County Property Appraiser 2026 certified roll and recorded sales, read October 28, 2026; HUD condominium approval lookup, read October 28, 2026; Federal Register; HUD Cityscape).
Models learn from differences in the public record: size, bedroom count, year built, lot size, a pool. At Deep Creek Gardens those fields are the same on all 199 unit cards, apart from a one-year difference in build year between the 48 units finished in 1986 and the 151 finished in 1987. An estimate built on those fields will cluster near the complex median and miss the units that are $20,000 better or worse than average. On a $135,000 condo, a $20,000 miss is a 15 percent error.
The Property Appraiser’s downloadable sales file was last published with deeds through September 9, 2026, even though two Deep Creek Gardens sales recorded after that date already show on the unit records. A model fed by the bulk file does not know about the $118,000 sale on October 16 or the $151,500 sale on September 24. We read both.
Deep Creek Gardens recorded 12 qualified sales in the year to October 16, 2026, and the newest closed at $118,000 while the highest reached $165,000 on the same 860 square foot plan, so where your unit lands inside Deep Creek depends on facts we can document. Sellers can start with your free Deep Creek Gardens condo valuation. Call Jesse direct at (239) 898-6072. If you are buying here instead, read how we represent buyers in Southwest Florida and call Marc at (239) 287-5873. You are working with Top 1% Real Estate Agents Nationally Since 2008.
The quality control standards for automated valuation models, published at 89 FR 64538 on August 7, 2024 and effective October 1, 2025, require mortgage lenders that use such models in credit decisions to test them for accuracy and to guard against data manipulation and discrimination. A free estimate on a shopping website is not covered by that rule. It is a marketing feature, and it is honest to treat it as one.
Research in HUD’s journal Cityscape in 2024 measured automated valuation error rising by 4.35 percentage points where exterior condition was poor. Inside a 1986 or 1987 condo the condition that matters is interior, and none of it reaches a public database until a permit closes. A new kitchen without a permit is invisible to a model, and so is a water stain on a second-floor ceiling.
Whether a buyer can use an FHA loan here (the project is not on HUD’s approved list as of October 28, 2026), whether the association has a special assessment in progress, and what the monthly fee is this year all change what a buyer can pay. None of them sits in the fields an automated model reads. Each one sits in a document we pull for your file.
Six things move a Deep Creek Gardens price: the floor, the county neighborhood the building sits in, the windows and storm protection, the kitchen and baths, the mechanical systems, and the association’s financial position on your estoppel. Square footage moves nothing here, because all 199 units are recorded at 860 square feet.
Data updated: October 2026 (Charlotte County Property Appraiser recorded sales and 2026 certified roll, read October 28, 2026; Charlotte County building permit records; our analysis).
Each building stacks four units over four, with exterior stairs to the second floor and no elevator on the county or permit record. The buyer who wants no stairs at all is common at Deep Creek Gardens, and the first-floor median in the last year, $141,250 on four sales, reflects that demand. The second-floor buyer is buying quiet and a view, and pays for both when the unit is updated, as the $165,000 Building I sale showed in October 2025. A plain second-floor unit, though, has the thinnest buyer pool in the complex: the two lowest sales in the window, $113,000 and $118,000, were both second-floor units.
The Property Appraiser’s neighborhood code is the closest thing to an official location premium inside Deep Creek Gardens. The 135 units under code 36 are valued at $127,925 for 2026 and the 64 under code 33 at $119,153. In practice code 36 is the lake-side group, along the complex’s small lakes with fountains, and code 33 is the road-side group. The roll’s waterfront flag does not line up perfectly with the tiers (unit U-204 carries the flag but sits in the lower tier), so we use the code, not the flag, when we place a unit. The recorded sales follow the code: $138,250 against $129,500 at the median.
Every building received hurricane shutter permits in 2006, and owners who have since replaced windows with non-impact glass have cited those building permits as the unit’s storm protection. Impact-rated windows and sliders are the single most visible upgrade a Deep Creek Gardens buyer sees, and they help on the HO-6 insurance quote as well as the walkthrough. If your unit has them, we want the permit number and the product approval. If it does not, working shutters and a clean permit history still protect the price.
A 1987 kitchen and a redone one are worth very different amounts to a buyer who will spend the first winter living in the unit, not renovating it. Buyers at this price point are often paying cash or putting a large share down, and they would rather pay for a finished unit than manage contractors from out of state. Redone baths with walk-in showers carry particular weight with the buyer who wanted the first floor in the first place.
Owners pull their own permits for air handlers, condensers, water heaters and plumbing, and those permits date the systems for a buyer’s inspector. A system near the end of its life becomes a credit request in the inspection period. We would rather price that credit in at the start than lose a week arguing about it later.
Some of the strongest value support at Deep Creek Gardens belongs to every owner equally. The association re-roofed all 25 buildings and the clubhouse under permits issued in July and August 2023, replaced the stair railings on every building in 2024, and maintains the pool, clubhouse, tennis court, pickleball, bocce and shuffleboard courts, and the gazebo and social garden with their gas grills. These do not separate one unit from another, but they raise the floor under every unit, and they answer an insurer’s first question about roof age with a date only three years old.
A vacant, staged unit shows best. A unit with a tenant in it can still sell, but the lease travels with the unit unless it ends before closing, and a buyer who wants to move in will discount for the wait. A furnished seasonal unit that the owner visits for three months a year shows well if it is clean and the air conditioning has been running. We price the occupancy we will actually be showing.
A special assessment, a delinquent account or an announced capital project all reduce what a buyer will pay or change who pays it. Florida section 718.116 makes the estoppel certificate the controlling statement of what is owed, and we read it before we finalize the range. Our Deep Creek Gardens buyer guide shows the same documents from the buyer’s side, which is useful for a seller to read before listing.
The Charlotte County Property Appraiser certified two 2026 values at Deep Creek Gardens: $127,925 on 135 units and $119,153 on 64 units, set by neighborhood code as of January 1, 2026. Recent Deep Creek Gardens sales have closed above both figures, so the county value is a floor check, not your asking price.
Data updated: October 2026 (Charlotte County Property Appraiser 2026 certified tax roll, cards dated “as of January 1, 2026,” roll file of October 26, 2026, read October 28, 2026; our analysis).
On the 2025 roll the county carried every Deep Creek Gardens unit at the same just value, $146,200, for a total of $29,093,800. For 2026 it split the complex. The code 36 units dropped 12.5 percent to $127,925 and the code 33 units dropped 18.5 percent to $119,153. The complex total is now $24,895,667, down 14.4 percent. Your 2026 notice of proposed property taxes showed that cut, and the certified card now carries it.
| Group | 2026 certified just value | 12-month recorded sales median | Sales above county value |
|---|---|---|---|
| Code 36 units (135) | $127,925 | $138,250 on 8 sales | About 8 percent |
| Code 33 units (64) | $119,153 | $129,500 on 4 sales | About 9 percent |
| All units (199) | $127,925 median | $135,000 on 12 sales | About 6 percent above the higher tier, about 13 percent above the lower |
Source: Charlotte County Property Appraiser 2026 certified roll and recorded sales, October 2025 to October 16, 2026, our analysis.
We tracked all 199 unit values on the certified roll against the twelve sales to build this table. Both tiers trade at a similar premium to their own county value, roughly 8 to 9 percent. That consistency is useful. It means the county’s split is not arbitrary, and it gives us a second, independent check on any range we write.
Two of the twelve closed below their unit’s 2026 value: the $113,000 second-floor sale in Building C in July 2026, about $6,153 below that unit’s $119,153 value, and the $118,000 second-floor sale in Building J in October 2026, about $9,925 below its $127,925 value. We do not speculate about any individual owner or unit. What we can say is that a below-value sale is a signal to look at condition before treating it as a comparable, and that a buyer’s agent will show both of them to argue your price down. A good valuation answers that argument in advance.
Florida law asks the Property Appraiser to estimate just value as of January 1 for the whole roll, using mass appraisal. It does not walk your unit, see your kitchen or read your association’s budget. Treat the 2026 figure as the county’s opinion of a typical unit in your group on New Year’s Day. Your unit’s price is set by the buyers in the room this season.
A lower county value helps a buyer’s first tax bill, because the bill is built on the value the county carries. When we put a buyer’s likely tax estimate in your listing package, the 2026 cut works in your favor. The section on taxes below walks through the arithmetic with one unit’s real 2025 bill.
Deep Creek Gardens condos sold 12 times on the county record from October 2025 to October 16, 2026, from $113,000 to $165,000 at a $135,000 median and $156.98 per square foot. Eight of the twelve fell between $125,000 and $149,999, and none was a builder sale.
Data updated: October 2026 (Charlotte County Property Appraiser recorded sales, read October 28, 2026: sales file through September 9, 2026, plus the September 24 and October 16, 2026 sales from the unit records; our analysis).
We tracked each of the twelve sales to its building letter, its floor and the county neighborhood code printed on its unit card, so the table shows more than a price list.
| Recorded | Price | Building | Floor | County code | Price per sq ft |
|---|---|---|---|---|---|
| October 6, 2025 | $140,000 | G | 1 | 36 | $162.79 |
| October 27, 2025 | $165,000 | I | 2 | 36 | $191.86 |
| November 24, 2025 | $130,000 | W | 2 | 33 | $151.16 |
| January 20, 2026 | $135,000 | L | 2 | 33 | $156.98 |
| March 2, 2026 | $142,500 | H | 1 | 36 | $165.70 |
| March 11, 2026 | $135,000 | S | 2 | 36 | $156.98 |
| March 31, 2026 | $136,500 | J | 2 | 36 | $158.72 |
| May 20, 2026 | $129,000 | B | 1 | 33 | $150.00 |
| June 16, 2026 | $132,500 | R | 2 | 36 | $154.07 |
| July 10, 2026 | $113,000 | C | 2 | 33 | $131.40 |
| September 24, 2026 | $151,500 | G | 1 | 36 | $176.16 |
| October 16, 2026 | $118,000 | J | 2 | 36 | $137.21 |
Source: Charlotte County Property Appraiser sales file (through September 9, 2026) and unit records (September 24 and October 16, 2026 rows), qualified improved sales over $1,000, our analysis. Price per square foot uses the county’s 860 square feet for every unit.
The twelve sales add up to $1,628,000 in dollar volume. Read down the price column and the season shows: three of the twelve recorded in March, when the winter buyers who toured in January and February close.
| Band | Sales, 12 months |
|---|---|
| Under $125,000 | 2 |
| $125,000 to $149,999 | 8 |
| $150,000 to $174,999 | 2 |
| $175,000 and up | 0 |
Source: same 12 sales, our analysis.
Over the 60 months before this window the busiest band was $175,000 to $199,999, which held 33 of 69 sales on the sales-file basis, mostly in 2022 to 2024. The center of the market has moved down two bands since then. A Deep Creek Gardens owner who last checked prices in 2023 is looking at a different market.
| Split | Sales | Median |
|---|---|---|
| First floor | 4 | $141,250 |
| Second floor | 8 | $133,750 |
| County code 36 | 8 | $138,250 |
| County code 33 | 4 | $129,500 |
Source: same 12 sales, our analysis. Four sales is not a market; read these as direction.
The county record shows two units that sold in the 2023 to 2024 market and again in this window. The first-floor unit in Building G recorded at $178,000 in April 2024 and at $140,000 in October 2025, about 21 percent lower. The second-floor unit in Building L recorded at $189,000 in October 2023 and at $135,000 in January 2026, about 29 percent lower. Paired sales of the same unit are the cleanest measure of a market’s direction there is, because size, floor and location are held constant. Both pairs say the same thing the medians say.
Two numbers a seller asks about, median days on market and the ratio of sale price to list price, live only in the multiple listing service. In the Southwest Florida MLS export of October 29, 2026, one Deep Creek Gardens unit closed in the 12 months to October 29, 2026: a first-floor unit in Building B, listed at $145,000, sold on October 27, 2026 for $140,000 after 56 days on market, 96.6 percent of its list price; the county record above is complete through October 16, 2026, so that sale is not yet in it. One closing is a data point, not a median. Deep Creek Gardens listings are often entered without the Deep Creek development label, so a search by that label misses them, which is why we query by the 25100 Sandhill Boulevard address.
Yes, Deep Creek Gardens prices have fallen from their peak. The calendar-year median was $184,000 in 2023 and is $135,000 for 2026 through October 16, about 27 percent lower, and the county cut 2026 values by 12.5 to 18.5 percent. The 12-month and 24-month medians are close, which points to a flatter stretch.
Data updated: October 2026 (Charlotte County Property Appraiser recorded sales, read October 28, 2026, sales file plus unit records; our analysis).
| Window to October 2026 | Sales | Median | Low | High | Median per sq ft |
|---|---|---|---|---|---|
| 12 months, since October 1, 2025 | 12 | $135,000 | $113,000 | $165,000 | $156.98 |
| 24 months, since October 1, 2024 | 18 | $139,950 | $113,000 | $180,000 | $162.73 |
| 36 months, since October 1, 2023 | 29 | $160,000 | $113,000 | $189,000 | $186.05 |
| 60 months, since October 1, 2021 | 72 | $175,500 | $113,000 | $234,000 | $204.07 |
| All county history, since February 2009 | 273 | $89,000 | $33,900 | $234,000 | not computed |
Source: Charlotte County Property Appraiser recorded qualified sales, sales file through September 9, 2026 plus the two later unit-record sales, our analysis.
The longer the look-back, the higher the median, because the 2022 and 2023 sales between $180,000 and $234,000 drop out as the window shortens. The useful reading for a seller is the gap between the 12-month and 24-month figures: $135,000 against $139,950. The steep part of the decline sits in the older window. The last two years look more like a market finding its level than one in free fall, though no record can promise where it goes next.
| Year | Sales | Median |
|---|---|---|
| 2019 | 20 | $95,450 |
| 2020 | 16 | $114,500 |
| 2021 | 20 | $120,000 |
| 2022 | 28 | $180,000 |
| 2023 | 14 | $184,000 |
| 2024 | 10 | $178,750 |
| 2025 | 8 | $152,500 |
| 2026, January 1 to October 16 | 9 | $135,000 |
Source: Charlotte County Property Appraiser recorded qualified sales, our analysis. Even-count medians are the average of the middle pair.
Two stories run through that table. The price story is a jump of half in 2022, a flat top through 2024, and a slide since. The volume story matters as much: 28 sales in 2022, then 14, 10, 8 and 9 so far this year. Fewer sales means each one carries more weight in the median, and it means a buyer has fewer recent comparables to argue from. That cuts both ways for a seller. One well-presented sale at a good price moves the record; one distressed sale does too.
The 2026 median of $135,000 is about 41 percent above the 2019 median and about 12.5 percent above the 2021 median, and it sits close to where the complex traded in 2021. The record high for a single Deep Creek Gardens unit remains $234,000, recorded October 14, 2022. Nobody should price a unit today from 2022, and nobody should price one from 2012 either, when the median was $43,750. The current record is the twelve sales above.
We describe the record; we do not guess about any owner’s reasons. The broader causes are public: Florida’s condominium safety laws passed after 2021 made buyers cautious about older condos in general, insurance costs rose across the state, mortgage rates climbed from their 2021 lows, and the 2022 run drew prices well above their old trend. Deep Creek Gardens is two stories, below the three-story line of those laws on the county and permit record, a point covered below, but buyers did not always make that distinction in 2024 and 2025. Part of a good listing is making it for them.
No public record can say so, and we will not forecast it. What the record does show is that the 12-month median has held at $135,000 across two different counting methods, that ten of the last twelve sales closed above their unit’s 2026 county value, and that the county’s own 2026 values have already absorbed a 12.5 to 18.5 percent cut. We price to the current record, not to a hoped-for rebound and not to a feared one.
Financing narrows the Deep Creek Gardens buyer pool, which shapes value. The project is not on HUD’s FHA-approved condominium list as of October 28, 2026, so an FHA buyer would need a single-unit approval. Most Deep Creek Gardens buyers use conventional loans, which require a lender’s project review, or pay cash.
Data updated: October 2026 (HUD condominium approval lookup, ZIP codes 33983 and 33950, all statuses, read October 28, 2026; Fannie Mae Selling Guide sections B4-2.1-01, B4-2.1-03 and B4-2.2-02).
We searched HUD’s condominium lookup for ZIP 33983 on October 28, 2026 and it returned eight projects, none of them Deep Creek Gardens; a search of ZIP 33950 returned no Deep Creek or Sandhill Boulevard project. The neighboring condominium at 25050 Sandhill Boulevard, The Pines at Deep Creek, does appear in HUD’s condominium lookup. For a Deep Creek Gardens seller this matters because FHA is the loan many first-time and lower-down-payment buyers reach for at a $135,000 price. Those buyers either need the lender to obtain a single-unit approval under HUD Handbook 4000.1, which takes time and is not guaranteed, or they need a different loan. A smaller pool of qualified buyers means less competition for any one listing, and that has to be in the price and the timeline.
A buyer using a conventional loan sold to Fannie Mae needs the lender to review the condominium project, not only the unit. Fannie Mae’s Selling Guide makes a project ineligible while it needs critical repairs that affect safety, soundness or structural integrity, and it asks lenders to look at inspection reports from the prior three years. Its full review also looks at how many owners are 60 days or more behind on their fees. Deep Creek Gardens’ status in Fannie Mae’s project system is not public; a buyer’s lender has to check it. We do not call the project “warrantable” or “non-warrantable,” because neither word can be confirmed from a public record. What we can show a lender is helpful: roofs replaced on every building under closed 2023 permits, stair railings replaced in 2024, and buildings below the three-story line that triggers Florida’s structural inspection laws.
At a $135,000 median, a large share of Deep Creek Gardens buyers can pay cash or nearly so, often with proceeds from a home sold up north. The county files do not record how a purchase was financed, so we cannot give you a cash share from public records, and we will not estimate one. The Southwest Florida MLS export we hold has no financing field for those closings. Information not available at time of publishing (checked 2026-11-10). What we know from experience is that a cash buyer is more likely to buy an unrenovated unit and more likely to ask for a discount for doing so.
Some local banks and credit unions hold condominium loans in their own portfolios and set their own project rules. Those lenders can close loans on projects that do not meet agency guidelines, usually with a larger down payment or a higher rate. A seller who lists with the lender landscape in mind can point buyers to the loan that fits instead of losing a contract in underwriting.
The price a buyer can pay is the price a lender will lend on or the cash a buyer has. When FHA is off the table, a listing priced for the broadest possible pool is really priced for a narrower one, and the days on market show it. We would rather tell you that before the photos are taken.
At a $135,000 price, the Deep Creek Gardens condominium fee and any special assessment shape a buyer’s monthly cost as much as the mortgage does, so they shape value. The fee comes from the association’s adopted budget and your estoppel certificate, not from listings, and a levied assessment changes what a buyer will pay.
Data updated: October 2026 (Florida Statutes 718.116 and 718.504; Deep Creek Gardens Condominium Association public website, read October 28, 2026; Charlotte County Tax Collector, 2025 bill for one unit).
Deep Creek Gardens Condominium Association, Inc. publishes a public website with its contact page, amenity list, calendar and book club, but its budget and rules sit behind the owners’ login. The association’s own number is on the adopted budget, the question-and-answer sheet that Florida section 718.504 requires, and the estoppel certificate that section 718.116 requires on a sale. We print no fee figure taken from listings or portals, and we do not use one to value your unit. If you are an owner, your login or the association office at 941-629-4779 gives you the current budget, and we put it in your file.
Two identical units listed at the same price are not the same purchase if one association charges more than the other. Inside a single complex every unit pays its own share under the declaration, so the fee is less of a differentiator between Deep Creek Gardens units than between Deep Creek Gardens and a neighboring complex. It still matters to value, because a buyer compares your total monthly cost with a house in Deep Creek Section 23, a unit at The Pines next door, or a rental.
A special assessment that has been levied is a fact on the estoppel, and the contract decides who pays installments due after closing. A proposed assessment the board is still discussing is a known fact a seller should disclose. Neither is fatal to a sale. Both need to be in the price or the contract before a buyer finds them in the documents. We read the board’s minutes and the estoppel early for that reason.
Florida section 718.116 lets a buyer, lender or seller request an estoppel certificate stating what is owed on the unit, and it caps the fee the association can charge for one. Section 718.116(8)(f) caps the fee at $250, plus $100 if expedited and up to $150 more if the account is delinquent, and section 718.116(8)(i) adjusts those caps for inflation every five years; the Florida Department of Business and Professional Regulation’s current published amounts are $299, $119 and $179, with the next update due by July 1, 2027. The certificate is valid for a set period after it is issued. Ordering it as soon as a contract is signed keeps a closing date safe.
Separately from the association, every unit pays non-ad valorem assessments on its Charlotte County tax bill. On one unit’s 2025 bill (Building G, unit 104), those lines were Charlotte County sanitation $324.64, Charlotte County Fire Rescue $278.20, the Deep Creek Non-Urban Street and Drainage maintenance assessment $15.25, and Mid-Charlotte stormwater $3.80, about $622 in all. The county’s adopted Deep Creek Street and Drainage budget sets the benefit unit’s rate at $305 per equivalent residential unit for FY2026 and FY2027 (Charlotte County, Deep Creek FY26 adopted and FY27 approved budget), but neither that budget nor the unit’s annual report states how many equivalent residential units a condominium unit carries, so the line on the unit’s own bill is the figure to use. Those lines do not reset when a unit sells, and they are prorated at closing. They are one unit’s 2025 figures; the 2026 bill arrives in November.
Florida condo law mostly helps a Deep Creek Gardens value. Its buildings are two stories, below the three-story line that triggers the milestone inspection law and the structural integrity reserve study law; confirm building height in the declaration. Ordinary reserve, insurance and disclosure duties still apply, and buyers expect a seller to explain them.
Data updated: October 2026 (Florida Statutes 553.899, 718.111, 718.112 and 718.503, read October 28, 2026; Department of Business and Professional Regulation SIRS reporting databases; Charlotte County building permit records).
Florida section 553.899 requires milestone structural inspections of condominium and cooperative buildings three habitable stories or more in height, and section 718.112(2)(g) requires a structural integrity reserve study for each building three habitable stories or higher. Deep Creek Gardens units are numbered 101 to 104 on the first floor and 201 to 204 on the second, the county cards show one floor per unit, and the association’s 2024 stair-railing permits covered the exterior stairs on all 25 buildings. On that record the complex sits below the line. That is a real selling point against the many Florida condos of the same era that are three stories or more, and we lead with it.
Section 718.112(2)(f) still requires reserve accounts for roof replacement, building painting and pavement resurfacing regardless of cost, plus any other deferred item over $25,000, unless owners vote to waive or reduce them as the statute allows. Section 718.111(11) requires the association to insure the buildings adequately and to obtain a replacement-cost appraisal at least every 36 months. Associations with 25 or more units must keep a website or app with official records, and Deep Creek Gardens’ public site with an owners’ login is consistent with that rule. None of these is a burden unique to Deep Creek Gardens; all of them are questions a careful buyer asks.
The county issued 26 commercial roofing permits on July 31 and August 1, 2023, one for each building and one for the clubhouse, and all closed. A roof replaced three years ago means the reserve line for roofs starts from a recent baseline, an insurer sees a young roof, and a lender’s project review sees a major capital item already done. For a seller, that is value you did not have to pay for separately; it came through the association.
Because buyers have learned to ask about condo law, they will ask your association for the budget, the reserve schedule, the most recent financial statement, the insurance certificate and any board minutes that mention structural work. Section 718.503 makes the seller responsible for providing the governing documents and the question-and-answer sheet on a resale. Having those in hand on day one turns a buyer’s worry into a short conversation.
A Deep Creek Gardens condo competes for some of the same buyers as the least expensive detached houses in Deep Creek Section 23. The condo wins on entry price, maintenance and amenities; the house wins on space, a yard and ordinary single-family lending. Knowing which buyer is touring your unit sets the price.
Data updated: October 2026 (Deep Creek Gardens: Charlotte County Property Appraiser recorded sales, October 2025 to October 16, 2026, and 2026 certified roll; Deep Creek Section 23: Charlotte County Property Appraiser public sales file, qualified single-family home sales September 10, 2025 to September 9, 2026, our analysis; Section 23 association published dues per our Section 23 guide).
| Question | Deep Creek Gardens condo | Deep Creek Section 23 single-family home |
|---|---|---|
| What you own | One unit in a Chapter 718 condominium, plus a share of the common elements | A house and lot under a Chapter 720 property owners’ association |
| Living area | 860 square feet on every unit (county card) | Varies house by house; median $172.59 per county square foot |
| Recorded sales, 12 months | 12 sales, October 2025 to October 16, 2026 | 128 sales, September 10, 2025 to September 9, 2026 |
| Median recorded price | $135,000 | $352,500 |
| Median price per square foot | $156.98 | $172.59 |
| Who maintains the roof | The association, under its budget and reserves | The owner |
| Roof on record | All 25 buildings and the clubhouse re-roofed under 2023 permits | House by house |
| Association cost | Condominium fee from the budget and estoppel; not published publicly | $205 a year published by the Section 23 association |
| Amenities owned by the association | Clubhouse, pool, tennis, pickleball, bocce, shuffleboard, gazebo and social garden with gas grills | None owned by the property owners’ association |
| Financing | Not on HUD’s FHA-approved condo list as of October 28, 2026; conventional loans need a project review | Ordinary single-family lending |
| Flood zone | FEMA Zone X, panel 12015C0068G | Lot by lot; see the Section 23 guide |
| Florida condo safety laws | Two-story buildings, below the three-story milestone and SIRS line | Not applicable to single-family homes |
Sources: Charlotte County Property Appraiser recorded sales and 2026 roll, our analysis (each window stated in its row); Deep Creek Section 23 guide; Deep Creek Gardens Condominium Association public website; HUD condominium lookup.
The buyer who chooses Deep Creek Gardens wants Deep Creek’s location near the golf course, the county park and Interstate 75 without a yard, a roof or an exterior to look after, and wants to lock the door in April and leave until November. That buyer is often coming from out of state, often paying cash, and often comparing Deep Creek Gardens with other garden condos across Charlotte County rather than with houses. For that buyer, the 2023 roofs, the amenity list and the two-story buildings are the reasons to choose your unit.
The buyer who chooses Section 23 wants space, a garage, a yard for a dog and a loan program that FHA and VA lenders handle routinely. That buyer is spending more than two and a half times the Deep Creek Gardens median and is not really your competition unless the budget is tight. The overlap is the buyer at the edge: someone who could stretch to a small house, or settle for a condo and keep the difference in the bank.
At the edge, your unit has to be clearly the better deal on its own terms: updated, documented, with the fee and the association’s finances on the table. A tired unit priced near the top of the Deep Creek Gardens range gives the edge buyer a reason to keep looking at houses. A well-prepared unit priced to the record gives that buyer a reason to stop.
Deep Creek Gardens is the lowest-cost way into Deep Creek on the county record. Its 12-month median of $135,000 sits below the $155,000 median for attached homes across all of Deep Creek and far below the $341,000 median for every Deep Creek sale, so a Deep Creek Gardens unit sets the community’s entry price.
Data updated: November 2026 (Deep Creek Gardens: Charlotte County Property Appraiser recorded sales, October 2025 to October 16, 2026; all of Deep Creek: Charlotte County Property Appraiser recorded qualified sales, 12 months to September 2026, as published in our Deep Creek guide; Southwest Florida MLS Deep Creek development label, 12 months to October 29, 2026, export of October 29, 2026).
| Yardstick | Deep Creek Gardens | Across all of Deep Creek |
|---|---|---|
| Recorded qualified sales, 12 months | 12 (to October 16, 2026) | 351 (to September 2026) |
| Median, all products | $135,000 | $341,000 |
| Median, attached homes | $135,000 | $155,000 on 54 sales |
| Median, single-family homes | not applicable | $352,500 on 276 sales |
Source: Charlotte County Property Appraiser recorded sales, our analysis, each window as stated. The Deep Creek-wide figures cover every product inside the Deep Creek footprint.
The attached median across all of Deep Creek includes townhomes and condos in other complexes with different sizes, ages and fees, so it is a benchmark, not a comparable. What it shows is position: Deep Creek Gardens sits below the attached-home average for the community, which makes it the first stop for a price-sensitive buyer and puts it in direct contact with the buyers who come to Deep Creek for its location.
The Southwest Florida MLS Deep Creek development label carried 34 closings in the 12 months to October 29, 2026, with a median 76 days on market and a 96.2 percent median sale-to-list ratio. That is a Deep Creek-wide MLS figure; one Deep Creek Gardens unit was in that set. We do not transfer it to Deep Creek Gardens, and a seller should not plan around it. A condo in a slower condo market can take longer than a Deep Creek house; Deep Creek Gardens’ own MLS record in the window is the single 56-day closing noted above.
The Pines at Deep Creek, at 25050 Sandhill Boulevard, is the closest like-for-like neighbor, two smaller complexes on the same side of the boulevard. A buyer touring Deep Creek Gardens will often tour The Pines the same afternoon. The comparison turns on unit size, the fee, the age of the roofs and the FHA question, and we prepare a seller for each.
The detached houses on the two Punta Gorda Isles plats, Deep Creek Section 20 and Section 23, are a different product at more than twice the price. They matter to a Deep Creek Gardens seller only at the edge described in the comparison above. Our Deep Creek Gardens neighborhood guide carries a longer comparison with Section 20 for buyers.
A Deep Creek Gardens buyer’s tax bill is built on the unit’s value after the sale, not on the seller’s capped assessment, under Florida section 193.155. At Deep Creek Gardens the 2026 county cut lowers that base, and one unit’s 2025 bill shows the shape: 15.0855 mills of ad valorem tax plus about $622 in assessments.
Data updated: October 2026 (Charlotte County Tax Collector, 2025 bill for one Deep Creek Gardens unit; Charlotte County Property Appraiser 2026 certified roll; Florida Statute 193.155; read October 28, 2026).
The 2025 bill for the first-floor unit G-104, a non-homestead year, carried a taxable value of $146,200, a total millage of 15.0855 in taxing district 104, and ad valorem tax of $2,205.50. Its non-ad valorem lines added $621.89: sanitation $324.64, Charlotte County Fire Rescue $278.20, Deep Creek street and drainage maintenance $15.25 and Mid-Charlotte stormwater $3.80. The bill came to about $2,827 before the early-payment discount. That is one unit’s bill for one year; the 2026 bill arrives in November and will reflect the lower 2026 values.
Under section 193.155, a homestead owner’s assessed value can rise only a limited amount each year, and that cap resets to just value on January 1 after a change of ownership. The 76 homestead units at Deep Creek Gardens, 38.2 percent of the complex, carry a 2026 median assessed value of $109,585 against a just value of $127,925 or $119,153. A buyer of one of those units will be assessed at the unit’s full value from the next January 1, less any exemption the buyer earns. A buyer of a non-homestead unit, which describes most of the complex, will see less change.
At the 2026 final millage of 15.3705 for district 104 (Charlotte County Property Appraiser 2026 final rate chart), a non-homestead unit valued at $127,925 would carry roughly $1,966 in ad valorem tax before the assessments are added, and one valued at $119,153 roughly $1,831. Those are illustrations, not tax bills. A full-time buyer who files for homestead lowers the figure further.
A buyer who sees a realistic tax estimate on the first day negotiates on facts. Florida section 689.261 already requires a property tax disclosure summary warning buyers not to rely on the seller’s taxes; we go one step further and show them the likely figure. On a $135,000 condo the tax line is a meaningful share of the monthly cost, and clarity helps the price.
Selling a Deep Creek Gardens condo costs a negotiable commission, Florida documentary stamp tax of $0.70 per $100 on the deed, the owner’s title policy (customarily the seller’s in Charlotte County), the association’s estoppel fee, and prorated taxes and fees. At the $135,000 median the deed stamps alone come to $945.
Data updated: October 2026 (Florida Statutes 201.02, 718.116 and 28.24; Florida Department of Revenue; Florida Department of Business and Professional Regulation estoppel fee schedule; National Association of Realtors; read October 28, 2026).
| Line item | Deep Creek Gardens detail | Basis |
|---|---|---|
| Listing commission | Negotiable; no rate is set by law | National Association of Realtors settlement practice changes, effective August 17, 2024 |
| Buyer-agent compensation | Optional; may be offered, but not through the MLS | Same |
| Deed documentary stamps | $945 at $135,000; $826 at $118,000; $1,155 at $165,000 | $0.70 per $100, Florida Statute 201.02 |
| Owner’s title policy | Customarily paid by the seller in Charlotte County; the contract controls | Promulgated rates, Florida rule 69O-186.003 |
| Condominium estoppel | Up to $299 for a current account, $119 more if expedited, up to $179 more if delinquent (the $250, $100 and $150 caps in section 718.116(8)(f), as adjusted by DBPR) | Florida Statute 718.116(8) and the DBPR schedule |
| Condominium fee proration | Credited or charged for the month of closing | Association budget |
| Property tax proration | Charlotte County bill paid in arrears; the seller credits the buyer for the seller’s days | Florida calendar-year tax |
| County assessments | Sanitation, fire, street and drainage, stormwater lines, prorated with the tax | Charlotte County Tax Collector |
| Recording | Customarily the buyer’s cost for the deed; mortgage satisfaction recording if you have a loan | Florida Statute 28.24 |
On a $135,000 sale, the fixed pieces are $945 in deed stamps, the owner’s title premium at the state’s promulgated rate, an estoppel fee within the statutory cap, the seller’s share of the 2026 tax bill, and the month’s condominium fee proration. The commission and any contribution toward the buyer’s costs are the variables, and they are negotiated in writing before you sign a listing agreement. Furniture sold separately goes on a bill of sale. We hand every Deep Creek Gardens seller a line-by-line net sheet with the valuation. These figures are general information, not tax or legal advice; your closing agent confirms the final numbers.
Since August 17, 2024, offers of compensation to a buyer’s agent cannot be published in the MLS, and buyers sign written agreements with their own agents before touring. A seller can still offer a contribution toward the buyer’s agent or the buyer’s closing costs, and at a price where cash matters to buyers, how that offer is framed can change how many buyers write.
Our Florida seller closing costs guide covers every line in more depth, including when a seller pays a buyer’s costs and how prorations are calculated.
A Deep Creek Gardens seller provides the Chapter 718 condominium resale documents, a written flood disclosure at or before the contract under section 689.302, a property tax disclosure summary, and any known facts that materially affect value. The Chapter 720 disclosure summary does not apply to a Chapter 718 condominium like Deep Creek Gardens.
Data updated: October 2026 (Florida Statutes 718.503, 689.302, 689.261 and 720.401; Johnson v. Davis, 480 So. 2d 625 (Fla. 1985); read October 28, 2026).
On a resale, Florida section 718.503 has the seller give the buyer the declaration, articles of incorporation, bylaws and rules, the most recent year-end financial statement and annual budget, and the question-and-answer sheet, and it gives the buyer a statutory period to cancel after receiving them. Deep Creek Gardens’ articles were amended and restated on April 8, 2004 and are on file with the Florida Division of Corporations. The rest come from the association. We order them the day you sign a listing so they are ready before the first offer.
Florida section 720.401 requires a disclosure summary for parcels in a mandatory homeowners’ association governed by Chapter 720, but the statute itself says it does not apply to associations governed by Chapter 718. Deep Creek Gardens is a Chapter 718 condominium. Some Deep Creek houses, such as those in Section 23, fall under Chapter 720, so you may see a 720.401 summary mentioned in Deep Creek materials. Your closing agent or real estate attorney confirms which regime applies to your sale; this is general information, not legal advice.
Florida section 689.302 requires a seller of residential property to give a written flood disclosure at or before the time the contract is signed. As expanded in 2025, it asks whether the seller knows of flooding that damaged the property during ownership, any flood insurance claims, and any federal assistance for flood damage. Deep Creek Gardens is in FEMA Zone X, the area of minimal flood hazard, on panel 12015C0068G effective December 15, 2022, and the form applies in Zone X too. A clean, carefully completed form helps your price.
Florida section 689.261 requires the buyer to receive a property tax disclosure summary at or before the contract, warning that the seller’s taxes may not reflect the buyer’s. At Deep Creek Gardens, where 38.2 percent of units carry a homestead exemption, that warning is often accurate, and the tax section above shows why.
Under Johnson v. Davis, decided by the Florida Supreme Court in 1985, a seller who knows of facts that materially affect value and are not readily observable must disclose them. Inside a condo unit, that usually means past water intrusion from above, plumbing leaks, mold remediation, or work done without a permit. Disclosure with receipts and closed permits protects a price far better than a surprise in the inspection period.
The best time to price a Deep Creek Gardens condo is before the winter buyers arrive, so the unit is listed and photographed by the time they tour from January to March. Three of the last twelve sales recorded in March. With 88 owners mailing outside Florida, timing also follows when you can be here, or arrange to be represented.
Data updated: October 2026 (Charlotte County Property Appraiser recorded sales and 2026 roll owner mailing fields, read October 28, 2026, our analysis; Deep Creek Gardens Condominium Association public website).
The 2026 roll shows 76 of 199 units, 38.2 percent, with a homestead exemption. Eighty-eight owners receive their tax notice outside Florida: New York 17, Connecticut 10, Michigan 9, Massachusetts 8, Ohio 8, Ontario 7, Pennsylvania 6, and a scattering of other states and one in the United Kingdom. Three units are held by entities. The association itself describes “both full-time and seasonal residents.” Your likely buyer looks like those owners, and that buyer shops in person in the winter.
A valuation done in October or November leaves time to order the association documents, fix the small items an inspector would flag, and photograph the unit with the pool deck and lakes at their best. Listing in late December or early January puts the unit in front of the winter buyer’s first weekend in Florida. A March closing is the result.
Units do sell in summer and fall; the $113,000 sale in July 2026 and the $151,500 sale in September 2026 are both on the record. Off-season buyers are fewer and more price-focused, and they are often local or relocating for work. If you need to sell in summer, price to the record and prepare the unit so it stands out among fewer listings.
Most out-of-state sellers we work with never fly down for the sale. We arrange access, coordinate the photographer and any repairs, manage showings, and close by mail or with a remote online notary where the title company offers it. The valuation is the first step, and it needs nothing more than a phone video from you.
A free in-person comparative market analysis is the most precise Deep Creek Gardens valuation short of an appraisal, and it costs nothing. A partner walks your unit, checks windows, kitchen, baths and systems, reads your association documents, and returns a written range with the recorded comparables and a net sheet.
Call Jesse direct at (239) 898-6072, reach Marc Comisar at (239) 287-5873, or request a free in-person Deep Creek Gardens CMA, and we will schedule the visit around your calendar, including a video walkthrough if you are north for the season. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134; the walkthrough happens at your unit on Sandhill Boulevard. You are working with Top 1% Real Estate Agents Nationally Since 2008.
Windows and sliders and their permits, the shutters, the kitchen, both baths, the flooring, the air handler and condenser, the water heater, the washer and dryer, any signs of past water from above or below, and the view from the lanai. We also ask for your most recent association statement, any assessment letters, your HO-6 declarations page and your 2025 tax bill.
The CMA turns into the listing plan: price, a short preparation list, photography, launch timing and the document package. Our Deep Creek Gardens seller guide lays out that plan in full, and our Punta Gorda home valuation guide covers the wider city and ZIP-code picture if you are comparing a move within the area.
If you are on the other side of the table, our Deep Creek Gardens buyer guide covers the documents to request before an offer, the financing questions and how to choose between floors and buildings, and how we represent buyers explains the agreement. Call Marc at (239) 287-5873.
Your Deep Creek Gardens condo is worth about what comparable units in the same county value tier and on the same floor have recently brought, adjusted for interior condition. The 12 qualified sales from October 2025 to October 16, 2026 had a $135,000 median and ran from $113,000 to $165,000. Ask us for a written range for your unit, with every comparable attached.
Every Deep Creek Gardens unit is a two-bedroom of 860 square feet on the county card, so the two-bedroom price is the complex price: a $135,000 median on 12 recorded sales in the last year, or $156.98 per square foot. If a listing shows a different square footage, the county’s 860 is the fair yardstick.
Twelve qualified sales recorded from October 2025 through October 16, 2026. Ten appear in the Charlotte County Property Appraiser’s sales file, which runs through September 9, 2026, and two more, at $151,500 and $118,000, appear on the unit records. That is about 6 percent of the 199 units, a normal pace for a complex of this size.
The 12-month median is $156.98 per square foot on the county’s 860 square feet. The range ran from $131.40 to $191.86. Over 24 months the median was $162.73, over 36 months $186.05 and over 60 months $204.07, which shows how far prices have come down from the 2022 to 2024 market.
They have dropped from the peak. The calendar-year median was $184,000 in 2023, $178,750 in 2024, $152,500 in 2025 and $135,000 for 2026 through October 16, roughly 27 percent below 2023. The 12-month and 24-month medians, $135,000 and $139,950, sit close together, which points to a flatter recent stretch.
No record can prove a bottom, and we do not forecast one. What the record shows is a 12-month median steady at $135,000 under two counting methods, ten of twelve recent sales above their unit’s 2026 county value, and county values that have already absorbed a 12.5 to 18.5 percent cut. We price to that record.
The highest qualified sale on the county record is $234,000, recorded October 14, 2022. No sale since July 2023 has reached $200,000, and the highest in the last 12 months was $165,000 for a second-floor unit in Building I in October 2025. The 2022 prices were real, but they were paid in a different rate and insurance market.
The 2026 certified roll values 135 units at $127,925 and 64 units at $119,153, as of January 1, 2026. Your unit’s tier depends on the Property Appraiser’s neighborhood code: code 36 for the higher value, code 33 for the lower. Your unit card on the Property Appraiser’s site shows which applies.
Every unit carried $146,200 on the 2025 roll. For 2026 the Property Appraiser cut the code 36 units 12.5 percent and the code 33 units 18.5 percent, reflecting the lower sale prices of 2025. The total for the complex fell 14.4 percent, to $24,895,667. A lower value usually means a lower ad valorem tax bill as well.
No. The county value is a mass-appraisal estimate for a typical unit in your group as of January 1. Recent Deep Creek Gardens sales closed about 8 to 9 percent above their own tier’s value at the median, and condition can move a unit well above or below that. Use the county value as a check, not a price.
On the last 12 months of county records, yes, modestly: four first-floor sales at a $141,250 median against eight second-floor sales at $133,750. The samples are small, and the single highest sale was a second-floor unit, so condition can outweigh floor. First floors appeal to buyers who want no stairs; second floors to buyers who want privacy.
The county’s lake-side group, neighborhood code 36, sold at a $138,250 median on eight sales, and the road-side group, code 33, at $129,500 on four. The county’s own 2026 values for the two groups differ by $8,772, almost the same gap. We place your unit by its code, which the Property Appraiser prints on your card.
Buildings D through J, M through T and V, plus seven of the eight units in Building U, are in neighborhood code 36 at $127,925 for 2026. Buildings A, B, C, K, L, W, X and Y and unit U-204 are in code 33 at $119,153. Your unit card confirms your own code.
There is no fixed figure, and anyone who quotes one is guessing. What the record shows is a $52,000 spread across 12 sales of identical 860 square foot units, which only condition, floor and position can explain. A finished kitchen and baths move a unit toward the top of that range; original finishes toward the bottom.
They help in two ways: buyers see them, and insurers credit them on the HO-6 quote. Every building has 2006 shutter permits, so a unit without impact glass still has documented storm protection. Keep the window permit and product approval in your file, because a buyer’s inspector and insurer will ask for both.
Many units here sell furnished because so many buyers are seasonal. Price the real estate first and list the furniture on a separate bill of sale, so the recorded price reflects the unit and the lender finances only the real estate. Remove anything you would not want a buyer to see in photos, furnished or not.
Yes. The lease carries over to the buyer unless it ends before closing, and the contract should say which. A buyer who wants to move in will discount for the wait, and a tenant controls showing access to a degree. We usually recommend timing the sale to the end of a lease where you can.
Less than at many Florida condos. Florida’s milestone inspection law and its structural integrity reserve study law apply to buildings three habitable stories or more, and Deep Creek Gardens buildings are two stories on the record; confirm building height in the declaration. Ordinary reserve and insurance rules still apply, and we explain both to buyers.
Deep Creek Gardens is not on HUD’s FHA-approved condominium list as of October 28, 2026. An FHA buyer would need the lender to obtain a single-unit approval, which takes time and is not assured. Most buyers here use conventional loans, which require a lender’s project review, or pay cash. Price and timeline should assume that.
That status is not public, so we do not label it either way. A conventional lender selling to Fannie Mae reviews the project, including critical repairs, inspection reports from the prior three years and owner delinquencies. The 2023 roof replacement on every building is a helpful fact in that review. The buyer’s lender confirms the status.
The association’s budget sets the monthly condominium fee, and the budget sits behind the owners’ login on the association website. We print no fee figure taken from listings. For a sale, the fee comes from the budget, the question-and-answer sheet and the estoppel certificate.
A levied assessment is a fact on the estoppel certificate, and the contract decides who pays installments due after closing. Buyers price it in either way. A proposed assessment under discussion is a known fact you should disclose. We read the board minutes and estoppel early so the price and contract account for it before a buyer finds it.
Florida section 718.116(8) caps the fee, and the current DBPR-adjusted cap is $299 for a current account, with extra charges for expedited delivery or a delinquent account, and the purchase contract decides who pays it, so read that clause before you sign. Whoever pays, order it as soon as the contract is signed so the closing date stays safe.
Yes. One Deep Creek Gardens unit’s 2025 Charlotte County tax bill carried a $15.25 Deep Creek Non-Urban Street and Drainage maintenance line, alongside sanitation, fire rescue and stormwater lines, about $622 in non-ad valorem charges in all. Those lines are prorated at closing and do not reset when the unit sells.
If you have a homestead exemption, probably. Florida section 193.155 resets a homestead’s capped assessment to full value on January 1 after a sale. The 76 homestead units here carry a median 2026 assessed value of $109,585 against a $127,925 or $119,153 just value. A non-homestead owner’s buyer sees less change.
A comparative market analysis is our written opinion of a likely sale price, built from recorded sales and an inspection of your unit, and it is free. An appraisal is a licensed appraiser’s opinion of value for a lender, ordered by the buyer’s lender after a contract. At Deep Creek Gardens both start from the same recorded sales.
Not very, for a structural reason. Every unit is 860 square feet and two bedrooms on the public record, so a model has almost nothing to tell one unit from another and cannot see condition, floor buyer pools or the FHA status of the project. Expect it to sit near the complex median whatever your unit is like.
One Deep Creek Gardens unit closed on the Southwest Florida MLS in the 12 months to October 29, 2026, after 56 days on market; one sale is too few for a median, and the county record is complete through October 16, 2026. Timing depends heavily on season: units listed for the January to March buyers typically meet the most competition for their attention.
The one Deep Creek Gardens unit that closed on the Southwest Florida MLS in the 12 months to October 29, 2026 sold at 96.6 percent of its list price, $140,000 against $145,000. We do not borrow the Deep Creek-wide MLS figure for it, because one unit in a set of 34 does not make that figure a Deep Creek Gardens measure. A unit priced to the county record usually draws stronger offers.
Late December to early January, so the unit is live when winter buyers arrive. Three of the last twelve recorded sales closed in March, which reflects contracts written in January and February. If you need to sell in summer or fall, price to the record and present the unit well; fewer buyers means each one matters more.
Yes. Eighty-eight owners here receive their tax notice outside Florida, and many sell without coming back. We handle access, photography, any small repairs and showings, and the title company can close by mail or, where it offers one, a remote online notary. Your first step is a valuation, which needs only a phone video.
The same way as any other unit, with two extra steps: confirm who has authority to sell (personal representative, trustee or heirs) and check whether a date-of-death value is needed for tax purposes, which your attorney or accountant will advise on. The county record gives a solid date-of-death range for a unit this uniform.
Yes. Deep Creek Gardens Condominium Association, Inc. publishes a public website with its contact page, amenity list and calendar, and its budget and rules sit behind the owners’ login. Owners can sign in there or call the association at 941-629-4779. Buyers receive the governing documents from the seller under section 718.503.
199 units. The association’s website and the county roll both show 199. The state’s condominium register lists 200; unit X-104 is the association’s office address, and the county roll carries seven residential units in Building X. For valuation, there are 199 units, all 860 square feet.
The mailing address is Punta Gorda, ZIP 33983, but Deep Creek Gardens sits in unincorporated Charlotte County, in taxing district 104, outside the City of Punta Gorda. Some listings say Port Charlotte. For valuation, the name on the listing does not matter; the Charlotte County record does.
Yes, it is free, and no, you do not have to list with us. You keep the comparables, the adjustments and the net sheet either way, and many of the owners who ask are a season or a year from selling. Call Jesse direct at (239) 898-6072 or Marc Comisar at (239) 287-5873.
The best agent for a Deep Creek Gardens valuation prices from the county’s recorded unit sales and the 2026 value tiers, knows the FHA position, and reads your estoppel before naming a number. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, value every unit that way. Call Jesse direct at (239) 898-6072.
Jesse McGreevy is a top-reviewed Deep Creek Gardens realtor, and so is his partner Marc Comisar. The quotes below are copied exactly as clients posted them, each labeled with the site where it was posted. We publish no aggregate score and we never edit or combine client words.
★★★★★ “We listed our home and went under contract in less than seven days! There has not been a home in our neighborhood that has sold for more money in the past year. We interviewed many agents, Once Marc and Jesse showed us their professional marketing strategy and how they find buyers locally and globally we were convinced they the agents for us. Throughout the process they clearly communicated. They also have a full support staff that is wonderful. I would highly recommend Marc and Jesse to anyone looking to sell and or buy in Southwest FL.” Verified Zillow review
★★★★★ “Marc and Jessie were a great team to work with. They had excellent insight into the market and directed us through a very smooth sale of our Condo in Florida. Given the market competition, we felt that this team did a great job overall. I would highly recommend them.” Verified Zillow review
★★★★★ “Their knowledge of the Southwest Florida market really stood out, and you can tell they genuinely care about their clients and getting the best results possible. They were always available to answer questions, kept us informed every step of the way, and paid attention to every detail.” Verified Google review
Each document below is public and free, and each link goes to the issuing authority’s own copy. These are the records a Deep Creek Gardens owner actually uses to check a valuation, a fee or a disclosure duty.
| Document | Publisher | Link |
|---|---|---|
| Deep Creek Gardens Condominium Association, Inc., Amended and Restated Articles, April 8, 2004 | Florida Division of Corporations | Amended and Restated Articles PDF |
| Deep Creek Gardens Condominium Association, Inc., 2026 Annual Report | Florida Division of Corporations | 2026 Annual Report PDF |
| Florida condominium register extract, including Deep Creek Gardens A Condo | Florida Department of Business and Professional Regulation | Condominium register CSV |
| Section 553.899, milestone structural inspections, three-story threshold | Florida Senate | Statute 553.899 |
| Section 718.112, bylaws, reserves and structural integrity reserve studies | Florida Senate | Statute 718.112 |
| Section 718.116, assessments and estoppel certificates | Florida Senate | Statute 718.116 |
| Section 718.503, condominium resale disclosure | Florida Legislature | Statute 718.503 |
| Section 689.302, seller flood disclosure, as amended 2025 | Florida Legislature | Statute 689.302 |
| Section 193.155, homestead assessment and reset at sale | Florida Senate | Statute 193.155 |
| Deep Creek Non-Urban Street and Drainage MSBU boundary map | Charlotte County | MSBU boundary map PDF |
| Estoppel certificate fee schedule | Florida Department of Business and Professional Regulation | Estoppel fee schedule PDF |
| Fannie Mae Selling Guide B4-2.1-03, ineligible condo projects | Fannie Mae | Selling Guide B4-2.1-03 |
| Portability form DR-501T | Charlotte County Property Appraiser | DR-501T PDF |
Retrieved October 28, 2026 unless a line gives another date. Market figures carry the read date beside them in the body. We cite government, statutory, lender-agency, association and our own pages; we do not cite portals or other brokerages.
By Jesse McGreevy and Marc Comisar, who bring more than 45 years of combined direct experience in Southwest Florida real estate. For this Deep Creek Gardens valuation guide we read every qualified sale the county has recorded for the condominium since 2009, all 199 unit values on the 2026 certified roll, one unit’s full tax bill, the association’s public filings and every statute a buyer’s lender, insurer or closing agent will apply to your unit, so each figure here traces to a public record. 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 condo at Deep Creek Gardens in Punta Gorda, Florida,” McGreevy and Comisar helps owners 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 at Deep Creek Gardens, in Deep Creek Section 20 or Section 23, Punta Gorda Isles, Burnt Store Isles or Burnt Store Lakes, 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, return to the Deep Creek Gardens neighborhood guide for daily life, history and the permit record, or step back to the Punta Gorda area guide. For a seller’s first step, request your free Deep Creek Gardens home valuation and call Jesse direct at (239) 898-6072. If you are buying instead, call Marc at (239) 287-5873.
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.
Data: Charlotte County Property Appraiser (2026 certified roll, qualified sales file and unit records) and Charlotte County GIS (flood, evacuation and assessment layers), checked October 2026. Updated October 2026. This Deep Creek Gardens condo values guide is general information, not an appraisal and not legal, tax or insurance advice. Market figures change monthly and statutory figures annually. For your own unit, ask us for the file.