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By Jesse McGreevy and Marc Comisar. Updated November 2026. If you are weighing the town itself rather than a number, our Englewood community guide covers the neighborhoods on both sides of the county line, the tax bills, the water district and the storm recovery, and if you have already decided to sell, our Englewood seller guide covers pricing strategy, closing costs, disclosures and marketing. This page answers one question: what your Englewood home is worth, and why.
Figures are qualified, recorded single-family sales, our tabulation of November 2026. Charlotte County: the 12 months September 10, 2025 to September 9, 2026. Sarasota County: the 12 months October 15, 2025 to October 14, 2026. Calendar-year rows run from each county's recorded sales since 2009 and include builders' first sales.
An Englewood home value starts with the county that holds the parcel. Charlotte County recorded 405 single-family sales at a $320,000 median in ZIP 34224 in the 12 months to September 9, 2026, and Sarasota County recorded 603 at $490,000 in ZIP 34223 in the 12 months to October 14, 2026. Water, era and builders decide the rest.
Data updated: November 2026 (Charlotte County Property Appraiser roll and recorded sales files, DOR-qualified sales above $1,000, newest qualified sale September 9, 2026; Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026, qualified sales above $1,000, newest qualified sale October 14, 2026; calendar-year and repeat-sale cuts from both files, tabulated November 2026; U.S. Census Bureau QuickFacts).
Search for "what is my Englewood home worth" and most answers pick one number for a place that has none. Englewood holds a mainland Charlotte County grid where homes built before 1970 sit beside 2020s builder homes, a Gulf barrier island split by the county line, a Sarasota County corridor of golf and new-home communities along State Road 776, condominiums under $150,000 and Manasota Key homes above $6,000,000. Every number here names its county, its window and its source, and no Charlotte County median is blended with a Sarasota County median. The place itself is in our Englewood community guide.
Englewood has no city government and sits across the line between Charlotte County and Sarasota County, so each parcel is appraised, taxed, flood-mapped and permitted by one county only. The two property appraisers keep separate rolls and sales files, and a buyer's appraiser will compare your home with sales on your own county's roll.
The Census Bureau counted 20,800 people in the Englewood Census-designated place in 2020: 5,414 in Charlotte County and 15,386 in Sarasota County (U.S. Census Bureau QuickFacts). The ZIP codes do not follow the county line, which is why a ZIP-level "Englewood median" mixes two governments.
| ZIP code | Charlotte County parcels | Sarasota County parcels | The market it holds, as our Englewood guide names it |
|---|---|---|---|
| 34224 | 15,910 | 59 | The Charlotte County side of Englewood, including the Port Charlotte Subdivision grid east of Lemon Bay called Englewood East |
| 34223 | 3,431 | 14,536 | Two markets. The ZIP 34223 Charlotte slice, the beach-and-key slice of Charlotte County Englewood (Englewood Beach, the Charlotte part of Manasota Key, Sandpiper Key and a mainland strip around Rock Creek Park), and the Sarasota County side (Dearborn Street, Englewood Isles, Beachwalk by Manasota Key, Boca Royale, Stillwater and the northern part of the key) |
Sources: Charlotte County Property Appraiser and Sarasota County Property Appraiser. The 59 Sarasota parcels with a 34224 ZIP recorded one qualified sale in the Sarasota window, too few for a median.
Three more differences keep the two sides apart. The two 12-month windows end 35 days apart, on September 9 and October 14, 2026. The files code sales differently: the Charlotte County record identifies a builder's first sale exactly, while the Sarasota County table carries no improved-or-vacant flag at the time of sale, so on that side "improved" means the parcel shows living area on the roll and a year built on or before the sale year (Sarasota County Property Appraiser). And North Port city, an incorporated city in Sarasota County, covers 39 percent of the land in ZIP 34223; its parcels carry a city layer of government and taxes, so North Port city parcels with Englewood ZIP codes are left out of every Englewood figure on this page.
In the 12 months to September 9, 2026, Charlotte County recorded 405 single-family sales at $320,000 in ZIP 34224 and 87 at $385,000 in the ZIP 34223 Charlotte slice. In the 12 months to October 14, 2026, Sarasota County recorded 603 at $490,000 in ZIP 34223. Resale medians held nearly flat on both rolls.
Englewood single-family recorded sales, latest 12 months against the 12 months before, by county side. Charlotte County figures lead.
| Market | Latest 12 months: sales, median | Prior 12 months: sales, median | Change in median (our arithmetic) | Resales | New construction | Median per sq ft of county heated area |
|---|---|---|---|---|---|---|
| Charlotte County side, ZIP 34224 (Sep 10, 2025 to Sep 9, 2026; prior Sep 10, 2024 to Sep 9, 2025) | 405 at $320,000 | 502 at $335,000 | down 4.5 percent | 309 at $310,000 | 96 builder-direct first sales at $329,800 | $201 |
| ZIP 34223 Charlotte slice (same Charlotte windows) | 87 at $385,000 | 42 at $332,500 | up 15.8 percent | 84 at $366,000 (sold more than a year after built) | 3 builder-direct first sales at $1,555,000, a small group | $322 |
| Sarasota County side, ZIP 34223 (Oct 15, 2025 to Oct 14, 2026; prior Oct 15, 2024 to Oct 14, 2025) | 603 at $490,000 | 544 at $517,600 | down 5.3 percent | 402 older homes at $427,500 | 201 homes sold within about a year of being built (a proxy for new construction) at $618,900 | $275 |
Sources: Charlotte County Property Appraiser and Sarasota County Property Appraiser, single-family use code only. A builder-direct sale on the Charlotte County side is the first qualified sale of an improved parcel within one year of its year built. The Sarasota file has no exact builder flag, so the Sarasota new-construction column is a proxy and is labelled that way.
On the Charlotte County side, the blended ZIP 34224 median fell from $335,000 to $320,000, but resales held: counting homes sold more than a year after they were built, $312,000 on 265 resales in the prior 12 months against $310,000 on 305 now. On the Sarasota County side, the blended median fell from $517,600 to $490,000 while older-home resales rose, from 318 sales at $422,500 to 402 at $427,500. In both counties the drop in the headline median is mostly a change in what sold, not a fall in what an established Englewood home sold for.
The two new-construction columns tell opposite stories. In Charlotte ZIP 34224 the builder-direct median of $329,800 sits only $19,800 above the resale median, so the builder down the street is a direct competitor for an existing home, and the largest concentration is Lennar's Coco Bay, where 109 of 129 recorded sales were a builder's first sale (Charlotte County Property Appraiser). On the Sarasota County side, homes sold within about a year of being built closed at $618,900, about $191,400 above older homes, much of it in Beachwalk by Manasota Key, where Pulte was the seller of record on 170 of 206 sales (Sarasota County Property Appraiser).
The ZIP 34223 Charlotte slice needs the most care: its $322 median per square foot sits about 60 percent above ZIP 34224's because so much of it is on or beside the Gulf, and one strong quarter on the key moves its median.
The number that applies to your Englewood address is the one built from your own county's roll, your product, your water and your era of house. Start with the parcel record, which settles the county, then narrow by neighborhood, by Gulf, bay, canal or dry lot, by decade built, and by whether a builder is closing new homes nearby.
Work through it in this order:
If you are still deciding who should read those numbers for you, our guide to the best real estate agents in Englewood sets out how to compare listing agents on the public record.
Yes, on both county rolls, though both sides remain far above 2019. The Charlotte ZIP 34224 single-family calendar-year median peaked at $369,000 in 2023 and stands at $325,000 for 2026 to date; the Sarasota ZIP 34223 median peaked at $601,200 in 2023 and stands at $490,000 for 2026 to date.
Englewood single-family recorded sales by calendar year: sales, median price and median per square foot of county heated area. Calendar-year rows include builders' first sales.
| Calendar year | Charlotte County side, ZIP 34224 | ZIP 34223 Charlotte slice | Sarasota County side, ZIP 34223 |
|---|---|---|---|
| 2019 | 414 at $214,900, $142 | 78 at $220,000, $190 | 359 at $289,000, $173 |
| 2022 | 347 at $360,000, $253 | 48 at $597,950, $441 | 433 at $500,000, $307 |
| 2023 | 299 at $369,000, $245 | 68 at $438,000, $382 | 506 at $601,200, $326 |
| 2024 | 484 at $360,000, $216 | 30 at $436,500, $371 | 546 at $600,000, $317 |
| 2025 | 524 at $320,000, $192 | 54 at $303,500, $280 | 567 at $494,000, $275 |
| 2026 to date | 263 at $325,000, $210 (through September 4, 2026) | 69 at $456,500, $373 (through August 31, 2026) | 487 at $490,000, $275 (through October 13, 2026) |
Sources: Charlotte County Property Appraiser and Sarasota County Property Appraiser, every qualified single-family sale since 2009, our tabulation. 2026 is a partial year.
By our arithmetic, the Charlotte ZIP 34224 median for 2026 to date sits about 11.9 percent below its 2023 peak, and its price per square foot of $210 sits about 17.0 percent below the 2022 high of $253. On the Sarasota side, $490,000 sits about 18.5 percent below the 2023 peak and $275 per square foot about 15.6 percent below 2023's $326. Against calendar 2019, the Charlotte ZIP 34224 median is up about 51.2 percent and the Sarasota ZIP 34223 median about 69.6 percent.
The ZIP 34223 Charlotte slice swings hardest because its counts are small: from $303,500 on 54 sales in 2025 to $456,500 on 69 sales in 2026 to date. Five of the slice's ten most recent single-family sales, in July and August 2026, closed above $1,000,000 on Gulf Blvd, New Point Comfort Rd, Aqua View Ln and Mockingbird Ln, so the 2026 mix leans toward the key and the bayfront; it is not a 50 percent jump in what any one home is worth. For a seller, the peak matters most if you bought near it, and the Key Takeaways above show how homes last bought in each year have resold.
Per-square-foot quartiles show the range an Englewood home falls in, not a price. In Charlotte ZIP 34224, a quarter of single-family sales closed below $175 per square foot of county heated area and a quarter above $246; on the Sarasota side the same marks were $224 and $337. Your home's place inside that range is the valuation question.
Single-family price per square foot of county heated area: 25th percentile, median and 75th percentile, latest 12 months.
| Market and window | 25th percentile | Median | 75th percentile | Sales |
|---|---|---|---|---|
| Charlotte County side, ZIP 34224 (Sep 10, 2025 to Sep 9, 2026) | $175 | $201 | $246 | 405 |
| ZIP 34223 Charlotte slice (same window) | $212 | $322 | $588 | 87 |
| Sarasota County side, ZIP 34223 (Oct 15, 2025 to Oct 14, 2026) | $224 | $275 | $337 | 603 |
Sources: Charlotte County Property Appraiser and Sarasota County Property Appraiser, our tabulation.
Applied as an illustration, not a value: the median Charlotte ZIP 34224 single-family sale had 1,580 heated square feet. At $175 that home is $276,500, at $201 it is $317,580, and at $246 it is $388,680. A three-bedroom home on the Sarasota side, where the roll's median for three-bedroom sales was 2,125 heated square feet, runs from $476,000 at $224 to $716,125 at $337. In the ZIP 34223 Charlotte slice, the median sale had 1,248 heated square feet, and the quartiles put that home anywhere from $264,576 to $733,824, which is the key and the mainland strip sharing one ZIP. Those are our multiplications, and they are the reason a single per-foot figure misprices most Englewood homes.
Water, bridges, flood elevation, roof and storm-repair permits, sewer or septic and condition decide where a home sits in its range. Size bends the figure too. In Charlotte ZIP 34224, homes under 1,200 heated square feet sold at a median $236 per square foot, homes of 2,000 to 2,500 square feet at $185, and homes over 2,500 square feet at $251, because the largest homes include waterfront estates.
Every per-foot figure here is per square foot of the county's heated area on the roll, which is not a listing sheet's living area, so we never set the two side by side.
Every valuation figure in this section is a single-family home, the single-family use code on each county's roll. Englewood condominiums, manufactured homes, cooperative shares and vacant lots trade in separate markets at very different prices, and a median that mixes them describes no home that actually sold.
| Other Englewood product | Charlotte County, 12 months to September 9, 2026 | Sarasota County, 12 months to October 14, 2026 |
|---|---|---|
| Condominium | ZIP 34224: 63 sales at $138,000; ZIP 34223 Charlotte slice: 81 at $419,900 | ZIP 34223: 67 at $202,300 |
| Mobile home (manufactured home) | ZIP 34224: 118 sales at $135,000 | ZIP 34223: 86 at $156,750 |
| Vacant residential lot | ZIP 34224: 138 sales at $25,000 | Not measured on this page |
| Every improved use code together | ZIP 34224: 728 sales at $270,500 | ZIP 34223: 790 improved sales at $410,000 |
Sources: Charlotte County Property Appraiser and Sarasota County Property Appraiser.
The bottom row is the trap. ZIP 34224's 728 improved sales at $270,500 take in every improved use code: 405 single-family homes at $320,000, 63 condominiums at $138,000, 118 mobile homes at $135,000 and the remaining improved sales, so the blended figure sits about $50,000 below the single-family median. Some Englewood products need their own reading entirely. The Gulf to Bay cooperative on the Charlotte part of Manasota Key is 100 parcels coded cooperative (use code 0502), and a sale there transfers a share, not a lot: it needed 36 months to reach 10 sales, at a $167,500 median. Manufactured-home communities such as Lemon Bay Isles and Sandalhaven Estates are owned-lot communities where each site is its own parcel, priced against its own community's sales. Each of those products is valued against its own sales, and the selling side of each is in our Englewood seller guide.
Days on market, sale-to-list ratio, months of supply, active listings and list-to-sale spreads are MLS fields, and a county recorded sale cannot produce them. For Englewood on either county roll, in either window: Information not available at time of publishing (checked November 14, 2026). Every Englewood figure on this page is a recorded sale.
Charlotte County is a county-first market: 187 of the 728 improved sales in ZIP 34224 over the 12 months to September 9, 2026 were a builder's first sale, which a count built from listings alone could miss (Charlotte County Property Appraiser). For a specific Englewood home, we add the listing-side measures for its segment at that time.
The fastest route to an Englewood home valuation is the address form below the page header, which takes about sixty seconds and goes straight to Jesse McGreevy and Marc Comisar. We answer from your own county's recorded sales, the flood panel, the tax bill and the Englewood Water District record, not from an algorithm, with no charge.
Enter your Englewood address in the valuation form below the page header and tell us whether you are selling this season, next year, or simply want to know. If you would rather talk first, call Jesse McGreevy direct 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.
You can also request a free Englewood home valuation from McGreevy and Comisar at any point on this page. We start by confirming which county holds your parcel, because that one fact decides which recorded sales, which flood map, which permit office and which tax bill go into the file. If you also own in Port Charlotte or Punta Gorda, the same method runs on our Port Charlotte home valuation page and our Punta Gorda home valuation page. If you are buying in Englewood rather than selling, start with how we represent buyers in Southwest Florida and call Marc at (239) 287-5873. Our guide to buying a home in Englewood covers the purchase side, county by county.
Every Englewood valuation we prepare is a written file you can check line by line:
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.
You do not need paperwork to start. It helps to know the year you bought, the year the roof was last fully replaced and whether that permit was closed, whether the home is on Englewood Water District sewer or a septic tank, and whether it took water in Helene or Milton. We look up the rest from the public record.
What helps from you, if you have it:
What we look up ourselves: the parcel record on the right county's roll, every recorded sale near you, the FEMA flood layer and any Letter of Map Revision on your lot, the permit history, the tax bill and its assessment lines, the Englewood Water District's service status, and, for waterfront homes, the bridges between your dock and open water. Charlotte County ran a pop-up permitting site at the West County Annex in Englewood after Helene and Milton that "continued operation into 2025" (Charlotte County Annual Report 2024/25), so Charlotte-side storm repairs from that period should be on the county record, and we check that they are.
An online estimate such as the Zestimate reads public records and prior sales as if Englewood were one market. It cannot see which county's comparables apply, the route from a dock to the Gulf, a closed storm-repair permit or sewer versus septic, and six federal agencies adopted a 2024 rule because automated estimates need testing.
Data updated: November 2026 (Charlotte County Property Appraiser recorded sales, newest qualified sale September 9, 2026; Sarasota County Property Appraiser file dated October 21, 2026; FEMA, NOAA, Englewood Water District and county documents as cited; federal sources as cited).
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 (Federal Register, 89 FR 64538). The OCC, the Federal Reserve Board, the FDIC, the NCUA, the CFPB and the FHFA adopted it jointly. Institutions that use an automated model in a covered mortgage decision must have controls designed to ensure a high level of confidence in the estimates, protect against the manipulation of data, seek to avoid conflicts of interest, require random sample testing and reviews, and comply with nondiscrimination law.
The rule governs lenders' models for a mortgage secured by a consumer's principal dwelling. A free instant estimate on a consumer website is not covered by it at all. The figure an Englewood owner sees online carries no federal testing requirement.
Research published in HUD's journal Cityscape in 2024 measured property condition from aerial imagery and found that a poor condition rating raised the size of automated valuation error by 4.35 percentage points compared with a good rating, which the paper equates to $10,875 on a $250,000 home (HUD Cityscape, vol. 26 no. 1).
That price is squarely inside Englewood's market. In Charlotte ZIP 34224, 74 of the 405 single-family sales in the 12 months to September 9, 2026 closed under $250,000, and homes under 1,200 heated square feet sold at a $235,000 median (Charlotte County Property Appraiser). In Englewood, condition is not cosmetic. Hurricane Milton pushed 6 to 9 feet of surge from Venice to Boca Grande in October 2024, with an isolated peak of up to 10 feet near Manasota Key (NHC, Milton report), and Helene brought 4 to 6 feet from Venice to south of Englewood earlier that season (NHC, Helene report). Two homes on the same Englewood street can differ by a flood repair finished under a closed permit, a rebuilt seawall, a new roof and a home that stayed dry. None of that is in a record a model reads, and some of it never will be.
Fannie Mae's Selling Guide, section B4-1.4-10, makes value acceptance, the appraisal waiver, unavailable for two- to four-unit properties, co-op units, manufactured homes, proposed construction and any transaction where the price or estimated value is $1,000,000 or more (Fannie Mae Selling Guide B4-1.4-10).
In Englewood, both ends of the market fall inside those exclusions. Manufactured homes: Charlotte County recorded 118 mobile-home sales at a $135,000 median in ZIP 34224 in the 12 months to September 9, 2026, and Sarasota County recorded 86 at $156,750 in ZIP 34223 in the 12 months to October 14, 2026. Co-op units: the Gulf to Bay cooperative on the Charlotte part of Manasota Key recorded 10 sales over 36 months at a $167,500 median. The $1,000,000 line: 9 single-family sales in Charlotte ZIP 34224, 10 in the ZIP 34223 Charlotte slice and 56 on the Sarasota side of ZIP 34223 closed at $1,000,000 or more in their latest 12 months, and the Sarasota part of Manasota Key recorded 25 sales from $525,000 to $9,200,000 at a $2,200,000 median (Charlotte County Property Appraiser; Sarasota County Property Appraiser). For those owners the loan agency itself insists on a human valuation, and so should a seller.
Each of these is on the public record for Englewood, and each moves a price in a way a model built on ZIP codes and roll fields does not capture:
Every figure in that list comes from the Charlotte County or Sarasota County recorded sales in their latest 12-month windows, or from the county, state, federal or community document cited beside it.
Two honest sources print two different Englewood medians because they measure different things: different counties, different property types, different windows or different questions. A county recorded-sale median, a calendar-year median, a blended all-property figure and a Census owner estimate can all be correct and still disagree by six figures.
Here is how far apart honest Englewood figures can sit, every one from a primary source:
| Figure | What it measures | Geography | Period and source |
|---|---|---|---|
| $320,000 | Median recorded single-family sale, 405 sales | Charlotte County side, ZIP 34224 | September 10, 2025 to September 9, 2026, Charlotte County Property Appraiser |
| $270,500 | Median of every improved recorded sale, 728 sales across every improved use code, including single-family, condominium and mobile home | Charlotte County side, ZIP 34224 | Same window and source |
| $385,000 | Median recorded single-family sale, 87 sales | ZIP 34223 Charlotte slice | Same window and source |
| $456,500 | Median recorded single-family sale, 69 sales | ZIP 34223 Charlotte slice | Calendar 2026 to date, through August 31, 2026, same source |
| $490,000 | Median recorded single-family sale, 603 sales | Sarasota County side, ZIP 34223 | October 15, 2025 to October 14, 2026, Sarasota County Property Appraiser |
| $410,000 | Median of every improved recorded sale, 790 sales | Sarasota County side, ZIP 34223 | Same window and source |
| $494,000 | Median recorded single-family sale, 567 sales | Sarasota County side, ZIP 34223 | Calendar 2025, same source |
| $339,900 | Median value owners report for their own homes | Whole Englewood Census-designated place, both counties | 2020 to 2024 American Community Survey, U.S. Census Bureau QuickFacts |
None of these figures corrects another. The ZIP 34223 Charlotte slice shows the window effect most clearly: $385,000 over the 12 months to September 9, 2026 and $456,500 for calendar 2026 to date, from overlapping sales, because the slice is small and a handful of key and bayfront sales moves its median. Its three-month blocks show the same noise, from 20 sales at $292,450 between December 11, 2025 and March 11, 2026 to 19 sales at $550,000 between June 11 and September 9, 2026; blocks with fewer than 20 sales are noisy and should not be read as a trend. The Census figure is an owner's own estimate, not a sale price, and it covers both counties at once, so it should never be quoted as what Englewood homes sell for.
No regulator or loan agency publishes an error rate for consumer estimates, so we do not print one. We print the definition instead, and for your home we print the comparables. Talk to McGreevy and Comisar before you list: request your free Englewood home valuation or call Jesse direct at (239) 898-6072, and you will have the recorded sales behind your number, from the right county, in writing.
An Englewood home's value moves first with its county side and its water, then with heated area, era and the builder closing new homes nearby. We tracked each driver through the Charlotte County and Sarasota County recorded sales, and every figure below carries its own county, window and property type.
Data updated: November 2026 (Charlotte County Property Appraiser recorded, DOR-qualified sales above $1,000, September 10, 2025 to September 9, 2026; Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026, qualified sales October 15, 2025 to October 14, 2026; NOAA, FEMA and county records as cited).
Charlotte County figures lead. Per square foot always means per square foot of the county's heated (living) area on the roll, never a listing sheet's figure (Charlotte County Property Appraiser; Sarasota County Property Appraiser).
| Value driver | Direction for the seller | What the Englewood record shows |
|---|---|---|
| Gulf or bay frontage on Manasota Key | Strongly up | Charlotte part of the key: 11 single-family sales at a $950,000 median, $642 per heated square foot; Sarasota part: 25 sales at a $2,200,000 median |
| A canal or creek with a route to Lemon Bay | Up, limited by bridges | The Ainger Creek road bridge is a fixed 9 feet; both Manasota Key drawbridges clear 26 feet closed |
| More heated area | Up in price, not always per foot | Charlotte ZIP 34224 single-family: $235,000 under 1,200 square feet, $400,000 at 2,000 to 2,500 |
| Built in the 1990s or later | Up, mostly through size | Charlotte ZIP 34224 older-home resales: 1980s homes $273,950 on 1,331 square feet, 1990s homes $325,000 on 1,693 |
| A builder closing new homes nearby | Sets the ceiling for a resale | Charlotte ZIP 34224 single-family: 96 builder-direct sales at $329,800 against 309 resales at $310,000 |
| Zone X, or a lowest floor documented at the required elevation | Up | Charlotte County treats a lowest floor one foot above base flood elevation as compliant under the 50 percent rule |
| Recurring assessments on the tax bill | Negotiated into price | Englewood East $292 per unit, fire district $290.78, Manasota Key beach charge proposed at $259.56 |
Size moves an Englewood price more than age. In Charlotte ZIP 34224, single-family medians rise from $235,000 under 1,200 heated square feet to $400,000 at 2,000 to 2,500, while price per square foot falls from $236 to $185. On the Sarasota side the climb runs from $249,000 under 1,200 square feet to $954,600 over 2,500.
Single-family sales by county heated area: sales, median price and median per heated square foot. Charlotte: September 10, 2025 to September 9, 2026. Sarasota: October 15, 2025 to October 14, 2026.
| Heated square feet | Charlotte, ZIP 34224 | Charlotte parcels in ZIP 34223 | Sarasota, ZIP 34223 |
|---|---|---|---|
| Under 1,200 | 66 at $235,000, $236 | 36 at $345,000, $355 | 48 at $249,000, $270 |
| 1,200 to 1,600 | 142 at $282,300, $201 | 35 at $350,000, $232 | 158 at $358,200, $243 |
| 1,600 to 2,000 | 123 at $344,900, $193 | 6 at $533,250, $296 (a small group) | 133 at $420,000, $244 |
| 2,000 to 2,500 | 61 at $400,000, $185 | 4 at $1,462,500, $615 (a small group) | 150 at $674,800, $309 |
| Over 2,500 | 13 at $685,000, $251 | 6 at $1,650,000, $525 (a small group) | 114 at $954,600, $343 |
Sources: Charlotte County Property Appraiser and Sarasota County Property Appraiser, our cut of each county's recorded single-family sales.
On the Charlotte mainland, homes of 1,600 to 2,500 square feet are the cheapest per foot ($193 and $185), so one Englewood per-square-foot figure misprices both ends. The jump in the largest band is not a pure size premium: the biggest homes in each file include the Gulf and bay estates, and a large inland home should never borrow their per-foot number. The spread inside one ZIP code is the second reason a rule of thumb fails:
| Single-family, county heated area | Sales | 25th percentile | Median | 75th percentile |
|---|---|---|---|---|
| Charlotte, ZIP 34224 | 405 | $175 | $201 | $246 |
| Charlotte parcels in ZIP 34223 | 87 | $212 | $322 | $588 |
| Sarasota, ZIP 34223 | 603 | $224 | $275 | $337 |
Sources: Charlotte and Sarasota County Property Appraiser recorded single-family sales, windows as above. Half of Charlotte ZIP 34224's single-family sales closed between $175 and $246 per heated square foot. On that ZIP's median home of 1,580 heated square feet, the $71 gap between those two quartiles is about $112,000 of price, by our arithmetic. The Charlotte slice of ZIP 34223 is wider still, a $376 gap, because it mixes mainland streets around Rock Creek Park with houses on the key.
Bedroom counts sit on the Sarasota roll only; the Charlotte roll extract carries no bedroom field, so we print no Charlotte bedroom figures.
| Sarasota ZIP 34223 single-family, by bedrooms on the roll | Sales | Median price | Median heated square feet |
|---|---|---|---|
| 1 bedroom | 2 (a small group) | $173,750 | 548 |
| 2 bedrooms | 243 | $375,000 | 1,442 |
| 3 bedrooms | 311 | $630,000 | 2,125 |
| 4 bedrooms | 38 | $726,350 | 2,412.5 |
| 5 bedrooms | 9 (a small group) | $800,000 | 3,058 |
Source: Sarasota County Property Appraiser, single-family sales October 15, 2025 to October 14, 2026. The step from two bedrooms to three came with 683 more heated square feet, by our arithmetic, so the $255,000 gap between those medians is a size and product difference, not the price of a bedroom. We adjust a Sarasota-side comparable for the heated area that comes with a bedroom.
Older-home resales in Englewood climb with era, but not in a straight line. In Charlotte ZIP 34224, single-family homes built before 1970 resold at a $248,500 median and 2010s homes at $376,000. In Sarasota ZIP 34223, pre-1970 homes resold at $264,000 and homes built since 2020 at $610,000.
Older-home resales: single-family homes sold more than a year after the year built. Sales, median price and median heated square feet. Charlotte: September 10, 2025 to September 9, 2026. Sarasota: October 15, 2025 to October 14, 2026.
| Year built | Charlotte, ZIP 34224 | Charlotte parcels in ZIP 34223 | Sarasota, ZIP 34223 |
|---|---|---|---|
| Before 1970 | 20 at $248,500 (1,069.5 sq ft) | 44 at $345,000 (1,144) | 44 at $264,000 (1,033) |
| 1970 to 1979 | 33 at $282,000 (1,169) | 31 at $365,000 (1,261) | 75 at $365,000 (1,544) |
| 1980 to 1989 | 88 at $273,950 (1,331) | 5 at $525,000 (1,554), a small group | 63 at $411,000 (1,835) |
| 1990 to 1999 | 65 at $325,000 (1,693) | no sales in the row | 28 at $520,000 (2,111) |
| 2000 to 2009 | 39 at $350,000 (1,667) | 3 at $1,550,000 (2,504), a small group | 54 at $540,000 (2,115.5) |
| 2010 to 2019 | 22 at $376,000 (1,632.5) | 1 sale at $2,200,000 (3,115) | 70 at $387,000 (1,845) |
| 2020 or later | 38 at $349,500 (1,640) | no sales in the row | 68 at $610,000 (2,066) |
Sources: Charlotte County Property Appraiser and Sarasota County Property Appraiser, our cut of each county's recorded sales.
Three readings decide how era enters an Englewood number. First, on the Charlotte mainland most of the era gap is heated area: the median pre-1970 resale in ZIP 34224 had about 1,070 square feet and the median 1990s resale 1,693. Second, newer is not automatically higher: Charlotte ZIP 34224 resales built since 2020 sold below 2010s resales ($349,500 against $376,000) because they compete with the builder's own closings, and Sarasota 2010s resales ($387,000) sold below 2000s resales ($540,000) on smaller plans. Third, location outranks age on the beach side: the median pre-1970 resale on the Charlotte parcels in ZIP 34223, $345,000, sits above the median 1990s resale on the ZIP 34224 mainland, $325,000.
Water is the largest single adjustment in Englewood, and it is four different things: Gulf front, Lemon Bay frontage, a canal or creek worth what its bridges allow, and a lake or pond that is a view. On the Charlotte roll, key single-family homes sold at $642 per heated square foot against $203.38 in Englewood East.
Charlotte County roll, one window (September 10, 2025 to September 9, 2026), so these rows compare directly.
| Charlotte-side slice | Sales | Median | Median per heated square foot |
|---|---|---|---|
| Manasota Key, Charlotte part, single-family | 11 | $950,000 | $642 |
| Chadwicks, the Englewood Beach side of the key | 13 | $800,000 | $633.40 |
| Rock Creek Park, mainland in ZIP 34223 | 22 | $317,500 | $278.97 |
| Grove City | 43 | $282,000 | $247.41 |
| Englewood East, the Port Charlotte Subdivision grid | 227 | $315,000 | $203.38 |
| Oyster Creek | 27 | $335,000 | $189.64 |
Source: Charlotte County Property Appraiser. Per heated square foot, a single-family home on the Charlotte part of the key sold at roughly three times the Englewood East grid. Grove City's figure needs a second look because its plats mix 547 single-family homes with 124 mobile homes.
The Sarasota roll codes water on its Manasota Key parcels, and the 25 qualified sales there in the Sarasota window split sharply by code, by our arithmetic on the listed sales: 11 coded bay had a $1,855,000 median; 4 coded Gulf had $2,649,500 (a small group); 8 carrying a third code the file does not define had $4,575,000 (a small group, and it holds the five highest prices); and 2 carrying a fourth code, KEYN, which the file also does not define, sold at $525,000 and $750,000 (a small group) (Sarasota County Property Appraiser). Those groups are too small for a percentage premium, and we do not print one. What they do show is that the kind of frontage on the key moves price by seven figures.
On the mainland, the route is the value. From any Englewood canal a boat reaches the Gulf through Lemon Bay, which NOAA's Coast Pilot calls "a shallow lagoon that extends 15 miles northwest behind the barrier beach," and the inlet at Englewood's south end is Stump Pass, whose channel "is subject to frequent change and should not be attempted without local knowledge" (NOAA U.S. Coast Pilot 5, Chapter 12; NOAA U.S. Coast Pilot 5, Chapter 4).
| Structure on the route (Coast Pilot name) | Vertical clearance closed, at mean high water | Type |
|---|---|---|
| State Route 776 bridge, Englewood to Manasota Key | 26 feet | Bascule drawbridge |
| Manasota Beach Highway Bridge | 26 feet | Bascule drawbridge |
| Overhead power cable at the north end of Lemon Bay | 88 feet | Fixed |
| Ainger Creek highway bridge, about 0.4 mile above the mouth | 9 feet | Fixed, 27-foot span |
Source: NOAA U.S. Coast Pilot 5, Chapter 12, edition dated November 8, 2026. A home above the Ainger Creek bridge serves only boats that clear 9 feet; a home on open Lemon Bay serves boats up to the drawbridge schedule. Canal-by-canal clearances inside Englewood Isles, Oyster Creek and Englewood East are not published in any record behind this page, so we measure the route for a valuation rather than assume it. Lemon Bay is also a state aquatic preserve of 7,227 acres whose waters "rarely exceed 6 feet in depth," which governs dock and seawall permits (Florida Aquatic Preserves, Lemon Bay).
Manasota Key and the Englewood Beach slice hold the top of the Englewood market. The eight highest Sarasota-side single-family sales were all on Manasota Key Road, $2,300,000 to $6,750,000; the top eight on Charlotte parcels in ZIP 34223 sat on Gulf Boulevard, North Beach Road, New Point Comfort Road and Lampp Drive. Neither list fits an inland comparable set.
Highest single-family sales, as public county record (address, sale month, price, year built, heated area).
| Sarasota side, Oct 15, 2025 to Oct 14, 2026 | Price | Built, sq ft | Charlotte parcels in ZIP 34223, Sep 10, 2025 to Sep 9, 2026 | Price | Built, sq ft |
|---|---|---|---|---|---|
| 741 Manasota Key Rd, June 2026 | $6,750,000 | 2000, 7,384 | 1600 New Point Comfort Rd, July 2026 | $2,200,000 | 2016, 3,115 |
| 773 Manasota Key Rd, March 2026 | $5,000,000 | 2001, 5,248 | 1210 Gulf Blvd, April 2026 | $1,850,000 | 2025, 3,382 |
| 770 Manasota Key Rd, December 2025 | $4,700,000 | 2004, 4,533 | 4111 N Beach Rd, February 2026 | $1,750,000 | 2004, 2,504 |
| 7410 Manasota Key Rd, May 2026 | $4,450,000 | 2011, 4,584 | 1214 Gulf Blvd, May 2026 | $1,555,000 | 2025, 2,421 |
| 8340 Manasota Key Rd, April 2026 | $3,585,000 | 2005, 3,860 | 1770 New Point Comfort Rd, August 2026 | $1,550,000 | 2008, 3,079 |
| 777 Manasota Key Rd, December 2025 | $3,425,000 | 1966, 3,143 | 2805 N Beach Rd, Unit B, March 2026 | $1,500,000 | 1989, 2,339 |
| 8115 Manasota Key Rd, April 2026 | $2,800,000 | 1988, 3,211 | 1820 Gulf Blvd, August 2026 | $1,500,000 | 1970, 3,775 |
| 8035 Manasota Key Rd, November 2025 | $2,300,000 | 1988, 4,560 | 1091 Lampp Dr, July 2026 | $1,425,000 | 2025, 2,420 |
Sources: Sarasota County Property Appraiser and Charlotte County Property Appraiser, qualified single-family sales in each county's window.
Age barely predicts price on this stretch. A 1966 house on Manasota Key Road sold for $3,425,000 and a 1970 house on Gulf Boulevard for $1,500,000, because the price is the land, the frontage and what the rules allow on rebuild. The two sides are still two markets: Sarasota-side single-family homes on the key had a $1,870,000 median, the Charlotte part's 11 single-family sales $950,000. The key also carries its own costs, starting with Charlotte's Manasota Key tax district 003 at 16.3481 mills in 2026 and the beach charge covered below.
A builder closing new homes nearby sets the ceiling for an Englewood resale. In Charlotte ZIP 34224, 96 builder-direct single-family sales closed at a $329,800 median against 309 resales at $310,000. On the Sarasota side, homes sold within about a year of being built closed at $618,900, older homes at $427,500.
| Builder against resale, single-family unless noted | New-home sales and median | Resales and median | Window |
|---|---|---|---|
| Charlotte, ZIP 34224 (builder-direct) | 96 at $329,800 | 309 at $310,000 | Sep 10, 2025 to Sep 9, 2026 |
| Coco Bay group, Charlotte (all improved) | 109 at $315,600 | 20 at $280,000 | Sep 10, 2025 to Sep 9, 2026 |
| Englewood East grid, Charlotte (all improved) | 46 at $357,500 | 181 at $305,000 | Sep 10, 2025 to Sep 9, 2026 |
| Charlotte parcels in ZIP 34223 (builder-direct) | 3 at $1,555,000, a small group | 84 resales at $366,000 | Sep 10, 2025 to Sep 9, 2026 |
| Sarasota, ZIP 34223 (homes sold within about a year of being built, a proxy for new construction) | 201 at $618,900 | 402 older-home sales at $427,500 | Oct 15, 2025 to Oct 14, 2026 |
Sources: Charlotte County Property Appraiser and Sarasota County Property Appraiser. On the Charlotte side a builder-direct sale is exact: the first qualified sale of an improved parcel within one year of its year built. The Sarasota file has no improved-or-vacant flag at the time of sale, so its new-home column is a proxy.
The builders are named in the record. Pulte was the seller of record on 170 of Beachwalk by Manasota Key's 206 Sarasota-side sales. On the Charlotte side, on November 13, 2026 Lennar listed Island Lakes at Coco Bay at $292,999 to $464,999, with plans such as the Armstrong (3 bedrooms, 1,635 square feet, from $309,999) and the Marsala (3 bedrooms, 2,201 square feet, from $416,999) (Lennar, Island Lakes at Coco Bay). DiVosta lists Beachwalk plans at "$300k to $1.3M" (DiVosta Homes).
What that means for your number: an advertised base price is a marketing figure with a date, while a recorded closing is a price someone paid. In Coco Bay, where resales closed $35,600 below the builder median, and in Englewood East, where they closed $52,500 below it, by our arithmetic, a resale priced above the builder's recorded closing for a comparable plan is asking a buyer to pay more for an older house. A resale earns its number with what the builder cannot deliver today: a finished home now, landscaping and window treatments in place, and a known phase, while Beachwalk's Phases 4A and 4B, 194 parcels, show no year built yet.
In Charlotte ZIP 34224, builders closed 96 new single-family homes at a $329,800 median beside 309 resales at $310,000, so the comparable set decides an Englewood price. Request an Englewood home valuation from McGreevy and Comisar. Call Jesse direct at (239) 898-6072. Buying instead? Read how we represent Southwest Florida buyers. Call Marc at (239) 287-5873.
After the sales comparables, an Englewood value is adjusted by records a buyer's lender, insurer and inspector will read: the flood zone and elevation certificate, the 50 percent rule, storm repair permits, water and sewer status, the assessments on the tax bill, and whether the property is a house, a condominium, a manufactured home, a co-op share or a lot.
Data updated: November 2026 (FEMA National Flood Hazard Layer and CRS list; Charlotte County and Sarasota County flood, permit and assessment records; Englewood Water District FY27 rules; Citizens Property Insurance, August 31, 2026; Charlotte and Sarasota County Property Appraiser recorded sales, windows as stated).
An Englewood home's flood map depends on the county. Charlotte County parcels use FEMA maps effective December 15, 2022, and Sarasota County parcels use maps effective March 27, 2024. FEMA's preliminary and pending map services returned no newer maps for either county in October 2026, so these are the maps a buyer's lender reads.
Zones change within a few blocks. FEMA point queries in October 2026 returned VE with a 10-foot base flood elevation at 2000 Placida Rd and 740 Manasota Key Rd; AE at 8 to 9 feet across most key points; AE at 12.1 feet at 1 Golf View Dr inside Boca Royale but X at 37 Grand Palms Blvd; and X inland at 6175 Sturgis St in Englewood East. The 840 Van Gogh Rd parcel straddles AE and X on one lot (FEMA NFHL). Both counties hold Community Rating System Class 5, a 25 percent discount on NFIP policies in the Special Flood Hazard Area: Charlotte County since April 1, 2023 and Sarasota County since May 1, 2007 (FEMA CRS list, April 2026). A point sample is not a lot determination, so the zone, panel and base flood elevation come off your own parcel record before we price.
An elevation certificate turns an Englewood flood zone into a fact about one building. Charlotte County's 50 percent rule package names it as the document showing whether a home's lowest floor, including mechanical equipment, sits at or above one foot over base flood elevation, which makes the building compliant without elevating.
That line does three jobs in a valuation: a real flood quote inside the inspection period, an answer to the rebuild question in an A or V zone, and a measured fact for the appraiser instead of a guess (Charlotte County, 50% FEMA Rule package). A Zone X home may never have had one, but in the AE and VE parts of Englewood it is the first document a buyer asks for. If your home was repaired or elevated after Helene or Milton, the certificate from that permit is the one that supports the price.
When repairs or improvements to an Englewood building in a flood zone cost 50 percent or more of the structure's pre-damage market value, the building must meet current flood rules, usually by elevating. Both counties apply the test. Charlotte County publishes a permitting package; Sarasota County publishes a property appraiser explainer and a flood page.
Charlotte County's package, revised July 2025, defines substantial damage as damage whose restoration cost "would equal or exceed 50 percent of the market value or replacement cost of the structure before the damage occurred" (Charlotte County, 50% FEMA Rule package; Charlotte County, 50% FEMA rule page). Sarasota County's property appraiser publishes "Understanding the FEMA 50% Rule" in its damage reporting pages (Sarasota County Property Appraiser); the Sarasota valuation method and any cumulative look-back period are not published in a form our sources could read, so we state none.
The arithmetic prices older Englewood homes. As an illustration only, a structure the county values at $160,000 reaches the threshold at $80,000 of work. Pre-1970 resales are the smallest homes on both rolls (about 1,070 heated square feet for a pre-1970 Charlotte ZIP 34224 resale), so their renovation budgets before elevation are the smallest too. The Florida Senate summary of SB 180 adds that counties near the 2024 storm tracks may not adopt more restrictive land development rules until October 1, 2027 (Florida Senate, SB 180 summary). On the Charlotte part of Manasota Key, the county's November 2024 overlay revision allows "the reconstruction and elevation of older, non-conforming buildings to meet modern FEMA flood standards" (Charlotte County Annual Report 2024/25), which is part of why an older, low key house can still carry a high land value.
Ian in 2022 largely spared Englewood from surge; the National Hurricane Center says most sensors placed in Port Charlotte and Englewood stayed dry. Helene and Milton in 2024 were water years. Milton pushed 6 to 9 feet of surge from Venice to Boca Grande, with an isolated peak near 10 feet at Manasota Key.
| Storm | What the record says for Englewood | Source |
|---|---|---|
| Ian, 2022 | "majority of the sensors placed in Port Charlotte and Englewood ... remained dry"; about 137,477 cubic yards of sand displaced on Manasota Key | NHC, Ian; Charlotte County |
| Helene, 2024 | 4 to 6 feet of surge from Venice to south of Englewood; Charlotte County recorded 8 structures destroyed, 1,900 with major damage and 750 with minor or moderate damage | NHC, Helene |
| Milton, 2024 | 6 to 9 feet from Venice to Boca Grande, a peak of up to 10 feet near Manasota Key, "destructive storm surge impacts to the Manasota Key beach front community" and a new inlet | NHC, Milton |
Damage counts are Charlotte County totals; no public count exists for Englewood alone. The 2024 losses concentrated on the barrier island and the bayfront, while many inland points on the FEMA layer are Zone X. A home that took water is valued on its repair permits, their dates and its elevation certificate.
The Englewood sources behind this page do not publish insurer thresholds for roof age, four-point inspections or wind mitigation credits, so we quote none. What moves an Englewood value is the paperwork: a roof permit with its final inspection, inspection reports already in hand, and dated permits for every storm repair since Ian.
| Document | Where it comes from | Why it moves the value |
|---|---|---|
| Roof permit with final inspection | The county building permit record | The buyer's insurance agent asks the roof's age first |
| Any four-point or wind mitigation report you hold | Your own files | Speeds the buyer's insurance application inside the inspection period |
| Storm repair permits and dates | The county building permit record | Shows the home was repaired under permit |
| Elevation certificate | Your files, the permit file or a licensed surveyor | The flood quote and the 50 percent rule question |
After Helene and Milton, Charlotte County ran a pop-up permitting site at the West County Annex in Englewood that continued into 2025 (Charlotte County Annual Report 2024/25), so Charlotte-side repairs from that period should appear on the county record.
They lower it until they are closed. An Englewood storm repair never finished, or finished without a final inspection, becomes a lender, insurer and title question late in a contract. The fix is to search the permit record of the county that holds your parcel before listing and close or disclose each item.
On the Charlotte side, Charlotte County Community Development covers building, permits and zoning (Charlotte County, Planning and Zoning). On the Sarasota side, Sarasota County Planning and Development Services includes the Building and Code Enforcement divisions (Sarasota County Planning and Development Services). The rules on permit expiration, and on what a later owner may do about an earlier owner's permit, are not in our sources; your closing agent or a Florida real estate attorney explains them. For each open item: close it with the original contractor, close it with a new one, or disclose it and let the price carry it. A buyer prices an unanswered permit at the worst case.
It changes the cost a buyer inherits. Where the Englewood Water District serves an Englewood parcel, connection is mandatory within 365 days of written notice once service is available, owners pay for availability whether or not they connect, and capital capacity charges and assessments run with the parcel.
The district was created by special act, Chapter 2004-439, Laws of Florida, and serves mapped sections in both counties; its fact sheet says the act "gives the authority to eliminate septic systems" and that Board Resolution No. 02-12-19 C "mandates the EWD sewer system" (Englewood Water District, fact sheet; Englewood Water District, FY27 rules). On connection the old tank is pumped, crushed and filled under permit. Outside the district on the Charlotte side, Charlotte County Utilities or a private well and septic system apply address by address, and a lot-level answer comes from the district's Service Availability form or the county's per-address lookup.
| Englewood Water District item | Amount |
|---|---|
| Capital capacity charges plus accrued guaranteed revenue fees, water and sewer, per ERC, effective October 1, 2025 | $15,454.50 |
| Water base charge, FY27, per ERC per month | $29.37 |
| Wastewater base charge, FY27, per ERC per month | $42.75 |
| Combined base charge on the rate study's path, FY2025 to FY2029 | $54.53 to $95.38 per ERC per month |
Sources: Englewood Water District, rate adjustments effective October 1, 2025, FY27 rules and 2025 rate study. The study projected increases of 15.0 percent a year for fiscal years 2026 through 2029; FY2028 onward are projections, not adopted rates. For a septic home inside the district, the future connection is a known cost a buyer will subtract, so a written answer from the district protects the price.
An Englewood buyer inherits every non-ad valorem charge on the parcel, and homestead reduces none of them. The Englewood Area Fire Control District charges $290.78 per residential unit for 2026 to 2027 in both counties, and depending on location a bill adds a street and drainage, beach, solid waste, stormwater or CDD line.
| Charge | Where it applies | Amount and status |
|---|---|---|
| Englewood Area Fire Control District, residential | Parcels in the district, both counties | $290.78 for 2026 to 2027; vacant lot $63.95 |
| Englewood East Street and Drainage Unit | Charlotte, the Englewood East unit | $292 per ERU in FY2026 and FY2027, up from $190 in FY2025, same for vacant and built lots |
| Manasota Key Beach Renourishment MSBU, residential | Charlotte part of the key, including Sandpiper Key | $21.83 per EDU in FY26; $259.56 proposed for FY27; maximum $1,286.43; Gulf-front Nearshore Benefit Zone $45.80 per point proposed |
| Stump Pass Beach Dredging unit | Charlotte County unit | 0.1978 mills in FY2026 and FY2027 |
| Sarasota County solid waste and stormwater | Sarasota parcels | $263.96 solid waste; stormwater $140.63 to $225.32 on the samples (2026 proposed) |
| Manasota Key Beach Restoration (I051) | Sarasota part of the key | Rate not published in a readable source |
| Shores at Stillwater CDD | That community, Sarasota side | Bonds "not to exceed $14,000,000" sought for validation in 2026 |
Sources: Englewood Area Fire Control District, Charlotte County, Englewood East budget, Charlotte County MSBU hearing backup, July 22, 2026, Charlotte County, Stump Pass MSTU budget, Sarasota County Property Appraiser TRIM samples, Sarasota County Tax Collector, non-ad valorem and Business Observer legal notice.
The beach charge is the one that moves a key valuation. Charlotte County's 2,025-parcel Manasota Key unit is repaying $21,877,890 in bonds at 4.90 percent over 8 years for the second full renourishment, which the county page dates January 1 to April 30, 2027 (Charlotte County, Manasota Key Beach Renourishment). The proposed residential rate is $237.73 a year above FY26, by our arithmetic, and the final FY27 rate appears on the November 2026 tax bill. A buyer counts each of these lines in the payment, so they belong in the valuation file. Lennar's Coco Bay pages also list "special assessment fees" of $1,465 at Island Lakes and about $1,827 at Palm Lake without saying what they fund (Lennar, Palm Lake at Coco Bay).
Insurance enters an Englewood price through the buyer's monthly payment, and no public source in our files publishes an average homeowners or flood premium for Englewood itself. What is public is the market: Citizens held 2,121 multi-peril policies in Charlotte County and 4,381 in Sarasota County on August 31, 2026.
Charlotte County's Citizens count fell from 14,242 in July 2024 to 2,224 in July 2026, about 84 percent by our arithmetic; the tables do not say where those policies went or what private carriers charge (Citizens, policies in force by county). For unincorporated Sarasota County, the county's 2024 flood plan counts 16,609 NFIP policies in the Special Flood Hazard Area, and its flood page warns that "Most homeowner's insurance does NOT cover flood damage" and that a new NFIP policy typically carries "a 30 day wait" (Sarasota County, 2024 Program for Public Information; Sarasota County, flood protection). A comparable Charlotte County table is not published. A buyer's quote turns on the zone, base flood elevation, elevation certificate, CRS discount and Gulf-front exposure, and a home that answers those early keeps its price through inspection.
Each is its own Englewood market with its own buyers, documents and recorded medians. Charlotte ZIP 34224 recorded 63 condominium sales at $138,000, 118 mobile-home sales at $135,000 and 138 vacant-lot sales at $25,000, none of which can be valued from the $320,000 single-family median.
| Property type | Charlotte, ZIP 34224 | Charlotte parcels in ZIP 34223 | Sarasota, ZIP 34223 |
|---|---|---|---|
| Condominium | 63 at $138,000 ($135.92 per heated sq ft) | 81 at $419,900 ($355.14) | 67 at $202,300 |
| Mobile home | 118 at $135,000 | not printed | 86 at $156,750 |
| Vacant lot | 138 at $25,000, from $8,000 to $530,500 | not printed | not printed |
Sources: Charlotte County Property Appraiser (September 10, 2025 to September 9, 2026) and Sarasota County Property Appraiser (October 15, 2025 to October 14, 2026).
Condominium value follows the complex and the water more than the ZIP: on the Charlotte part of the key, 48 condominium sales had a $530,000 median, and each complex carries its own budget and dues, such as Tamarind Gulf and Bay's $3,775 per quarter in 2026 (Tamarind Gulf and Bay). Manufactured homes turn on what the owner holds: land and home together, a cooperative share, or a home on leased land. Inside Lemon Bay Isles, where owners own their land, 22 sales ran from $20,000 to $320,000 at a $149,500 median, and the Gulf to Bay cooperative, whose parcels are shares, needed 36 months to reach 10 sales at $167,500. Every Charlotte ZIP 34224 lot window ending September 9, 2026 shows a median of $24,000 to $25,000, before the Englewood East charge and the district's $15,454.50 water and sewer capital charges. The selling steps for each type are in our Englewood seller guide; a valuation of any of them starts from its own sales, never the house median.
An Englewood planned-community home is valued against its own unit or phase and the builder still selling there. In the Sarasota window, Boca Royale recorded 86 sales at $576,500 and Beachwalk by Manasota Key 206 at $672,300; on the Charlotte side, Lennar's Coco Bay group recorded 129 at $315,000, 109 of them builder-direct.
The community median hides the spread. Boca Royale's median fell from $685,500 on 99 sales the year before, mostly because Unit 16 sold 22 times at $394,500 while Unit 14 Phase 2 sold 10 times at $843,400 (Sarasota County Property Appraiser). The club became private and non-equity on July 1, 2026, and publishes no membership fees (Neal Communities). Beachwalk's phase medians ran from $385,000 to $873,300. On the Charlotte side, the private Lemon Bay Golf Club's street holds the top of ZIP 34224: 9801 Eagle Preserve Dr sold for $2,200,000 in March 2026 (built 2013, 3,022 heated square feet) and 9891 Eagle Preserve Dr for $1,075,000 in October 2025 (built 1996, 2,368) (Charlotte County Property Appraiser). The Englewood Golf Course plat on the Sarasota roll recorded 13 sales at $720,000.
Three Englewood communities describe themselves as 55+, and we name them only in their own words: Lemon Bay Isles calls itself a "55+ Deed Restricted Manufactured Home Community" (Lemon Bay Isles), Sandalhaven Estates describes itself as a 55+ deed-restricted community (Sandalhaven Estates), and Gulf To Bay Cooperative describes itself as a "55+ resident-owned community" (Gulf To Bay Cooperative). A valuation there uses that community's own recorded sales, dues and documents.
The county line changes an Englewood home's value because it changes the tax rate, the property appraiser, the permit office, the flood map, the title custom and the school district, and because a buyer's appraiser measures your price against sales on your own county's roll. A comparable from across the line answers a different market.
Data updated: November 2026 (Charlotte County Property Appraiser 2026 final rate chart and recorded sales, September 10, 2025 to September 9, 2026; Sarasota County 2026 proposed TRIM notices and recorded sales, October 15, 2025 to October 14, 2026; Florida Department of Education school grades).
Englewood is one Census place with a part in each county and no city government on either side, and the parcel, not the ZIP code, decides which county you are in: ZIP 34223 holds 3,431 Charlotte parcels and 14,536 Sarasota parcels (Charlotte County Property Appraiser; Sarasota County Property Appraiser). For the whole-town picture, including which neighborhoods sit on each side, see our Englewood community guide.
| Layer | Charlotte County parcel | Sarasota County parcel |
|---|---|---|
| Property appraiser | Charlotte County Property Appraiser | Sarasota County Property Appraiser |
| 2026 ad valorem rate, samples | District 005, 15.5683 mills; Manasota Key district 003, 16.3481 mills (final) | Tax code 1500, 11.3712 mills; tax code 0100, 11.3068 mills (proposed) |
| Permit office | Charlotte County Community Development | Sarasota County Planning and Development Services |
| FEMA flood maps in effect | December 15, 2022 | March 27, 2024 |
| Owner's title policy | The seller customarily pays | The contract controls; local custom varies; your closing agent confirms it |
| Public school district | Charlotte County Public Schools | Sarasota County Schools |
| Recorded-sale window on this page | September 10, 2025 to September 9, 2026 | October 15, 2025 to October 14, 2026 |
On the Charlotte side, Englewood's main tax district 005 carries 15.5683 mills for 2026 and Manasota Key district 003 carries 16.3481. On the Sarasota side, tax code 1500 carries a proposed 11.3712 mills, but Sarasota adds fire, solid waste and stormwater charges, so millage alone gives the wrong comparison.
The rates come from the Charlotte County Property Appraiser 2026 final rate chart and the 2026 Sarasota TRIM notice for parcel 0495130044; Beachwalk sample parcels sit in tax code 0100 at a proposed 11.3068 mills because that code has no Englewood Lighting line (Sarasota County Property Appraiser, TRIM 0479080016). Both counties apply the $25,000 homestead exemption plus the second $25,000 on non-school levies, and Save Our Homes caps a homestead's yearly assessed-value growth; the Sarasota County Property Appraiser publishes the 2026 cap as 2.7 percent (Sarasota County Property Appraiser, Save Our Homes). The cap resets at a sale: at 2026 rates, an illustrative homesteaded Charlotte County buyer at $315,000 pays about $4,270 in ad valorem tax, and a homesteaded Sarasota County buyer at $530,000 on tax code 1500 about $6,480 including non-ad valorem lines. Those are illustrations, not quotes, but a buyer's lender sizes the payment from numbers like them. Our Florida seller closing costs guide covers the proration at closing.
An Englewood parcel exists on one roll only. Search the address on the Charlotte County Property Appraiser site, then the Sarasota County Property Appraiser site; the record that answers shows the tax district or code, the flood zone and the exemptions. The permit history then sits with that same county's building office.
On the Charlotte side, the parcel record shows the tax district, zoning, the FEMA zone and panel, the Save Our Homes base year and the certified values (Charlotte County Property Appraiser parcel record example), and Charlotte County Community Development covers building, permits and zoning. On the Sarasota side, the parcel page shows the tax code, any delineated district such as the Englewood Redevelopment Area, the FEMA panel and zone and the sales history, and the TRIM notice adds the hurricane evacuation level (Sarasota County Property Appraiser parcel record example); Sarasota County Planning and Development Services holds the Building and Code Enforcement divisions. The two offices also code sales differently: the Charlotte file carries an improved-or-vacant flag at the time of sale and the Sarasota file does not, which is why Sarasota new-home figures on this page are proxies.
In Charlotte County the seller customarily pays for the owner's title insurance policy. On the Sarasota County side of Englewood, the purchase contract controls, local custom varies, and your closing agent confirms who pays before you sign. Either way, title is a cost line in the net, not a change in the home's market value.
Title also matters to a valuation for an Englewood-specific reason. The Englewood Water District's rules state that capital capacity charges and district assessments run with the parcel, so a payoff or an open balance should be confirmed on the title commitment early, before it reopens the price (Englewood Water District, FY27 rules). Florida's documentary stamp tax on the deed is the same in both counties, 70 cents per $100 of price (Florida Statutes 201.02).
Each side of Englewood is served by its own county school district, assigned by street address, not ZIP code. Charlotte County Public Schools serves Charlotte parcels and Sarasota County Schools serves Sarasota parcels, with one documented crossover: for Charlotte addresses in ZIP 34223, the Charlotte locator names Englewood Elementary, a Sarasota County school.
Charlotte County Public Schools' boundary locator says that for ZIP 34223 addresses "only a middle and high school will appear" and "Your zoned elementary school is Englewood Elementary," and it asks callers to confirm with the school (Charlotte County Public Schools). Sarasota County Schools runs an interactive attendance zone lookup for its addresses (Sarasota County Schools, student attendance zones). The Florida Department of Education graded Englewood Elementary (Sarasota), Vineland Elementary, L. A. Ainger Middle and Lemon Bay High (Charlotte) an A in both 2025 and 2026 (FLDOE 2026 school grades).
An Englewood comparable from across the line comes from a different roll, a different qualification system, a window ending 35 days apart and a different tax and flood stack. Inside the same ZIP 34223, Charlotte parcels recorded 87 single-family sales at a $385,000 median and Sarasota parcels 603 at $490,000. A comparable set pulled by ZIP mixes both.
| Same place, two rolls | Charlotte side | Sarasota side |
|---|---|---|
| ZIP 34223, single-family | 87 sales at $385,000; median $322 per heated sq ft | 603 sales at $490,000; median $275 per heated sq ft |
| Englewood Gardens | 77 parcels; all recorded history to September 9, 2026 needed to reach 37 sales at $250,000 | 636 parcels; 17 sales at $550,000 in the Sarasota window |
| Manasota Key, single-family | 11 sales at $950,000 | $1,870,000 median |
Sources: Charlotte County Property Appraiser and Sarasota County Property Appraiser, each county's window as stated above.
The Charlotte parcels in ZIP 34223 carry the higher price per heated square foot and the lower median price, because that slice holds smaller homes near the beach and on the key, while the Sarasota parcels include the larger homes of Beachwalk, Boca Royale and Stillwater. Neither number transfers, and a Sarasota comparable under a Charlotte home brings a different tax rate, flood map and assessment stack with it. We build every Englewood valuation from sales on your own county's roll, in your own county's window, with the source and date beside each comparable.
We value an Englewood home from recorded sales on its own county roll, Charlotte or Sarasota, in the same part of town, on the same kind of water and from the same era, then adjust for flood elevation, insurability, the lines on the tax bill and the condition we see inside. You receive every comparable and every document.
Englewood is one town with two property appraisers, two tax collectors, two flood maps and two permit offices, so each of the nine steps starts by asking which of them holds your parcel.
The parcel record decides the county, not the mailing address. ZIP 34223 holds 3,431 Charlotte County parcels and 14,536 Sarasota County parcels, and ZIP 34224 holds 15,910 Charlotte parcels and 59 Sarasota parcels (Charlotte County Property Appraiser; Sarasota County Property Appraiser). Then we fix the part of town. An Englewood East grid home competes with the grid, not with Englewood Beach; an Englewood Isles canal home, a Beachwalk by Manasota Key home and a Dearborn Street cottage are three separate buyer pools. The gap can swamp every other adjustment: in the Charlotte window, single-family homes on the Charlotte part of Manasota Key recorded 11 sales at a $950,000 median while ZIP 34224 recorded 405 at $320,000.
For a Charlotte-roll home we read the Charlotte County Property Appraiser's qualified sales above $1,000 from September 10, 2025 to September 9, 2026. For a Sarasota-roll home we read the Sarasota County Property Appraiser's file dated October 21, 2026, for October 15, 2025 to October 14, 2026. The windows end 35 days apart, so we never mix the two files in one comparable set.
The county record leads because it captures builders' first sales a listing service may never show. In ZIP 34224 we tracked 96 builder-direct single-family sales at a $329,800 median beside 309 resales at $310,000. The Sarasota file has no improved-or-vacant flag at the time of sale, so there we separate homes sold within about a year of being built, a proxy for new construction, 201 at $618,900, from older homes, 402 at $427,500. A resale seller is priced against the builder's price sheet as much as against the neighbors.
Englewood waterfront comes in four kinds: Gulf front on Manasota Key, Lemon Bay bayfront, a canal or creek with a route to the Gulf, and a lake or pond. For a boating home we list every structure between the dock and open water. The NOAA Coast Pilot gives both drawbridges to Manasota Key, State Route 776 and the Manasota Beach Highway Bridge, 26 feet of clearance closed at mean high water, and the Ainger Creek road bridge a fixed 9 feet (NOAA U.S. Coast Pilot 5, Chapter 12). The route then runs through Lemon Bay to Stump Pass, which NOAA says "is subject to frequent change and should not be attempted without local knowledge." Milton Pass had closed by May 2026 by the state's account, so we leave it out of any route. Canal clearances inside Englewood Isles, Oyster Creek and Englewood East are not in any public record we checked, so we measure them or say so. A sale is only a comparable if a buyer could keep the same boat there.
Citizens Property Insurance reported 2,121 multi-peril personal residential policies in Charlotte County and 4,381 in Sarasota County on August 31, 2026, and Charlotte County's count had been 14,242 in July 2024 (Citizens Property Insurance, policies in force). Those are county totals, but they tell a seller the buyer will be shopping private carriers. No public source we rely on publishes an average Englewood premium or an insurer's roof-age threshold, so we quote none. We gather what an underwriter prices from instead: the roof permit and final inspection, inspection reports you hold, dated storm repair permits and the elevation certificate. Both counties are Community Rating System Class 5, a 25 percent discount on National Flood Insurance Program policies in the Special Flood Hazard Area (FEMA CRS list, April 2026). A home that cannot clear this screen quickly has a smaller buyer pool, and that belongs in the price conversation.
Charlotte-roll homes are read against FEMA maps effective December 15, 2022, and Sarasota-roll homes against maps effective March 27, 2024, with five Letters of Map Revision effective in the Englewood area (FEMA NFHL). Zones change within a short distance: FEMA returned VE with a 10-foot base flood elevation at 2000 Placida Rd on the Lemon Bay shore and Zone X at 6175 Sturgis St on the Englewood East grid. We confirm your zone, pull the elevation certificate and note the structure value the 50 percent rule is measured against. Charlotte County treats a building whose lowest floor, including mechanical equipment, sits at or above one foot over base flood elevation as compliant (Charlotte County, 50% FEMA Rule), and Sarasota County applies the same 50 percent test (Sarasota County Property Appraiser, FEMA 50% rule). A buyer planning to renovate an older, low home will do that arithmetic, so we do it first.
The 2026 final rate was 15.5683 mills in Charlotte tax district 005, the mainland Port Charlotte Subdivision lots, and 16.3481 mills in district 003 on Manasota Key; a Sarasota sample notice for tax code 1500 showed 11.3712 mills proposed (2026 Charlotte final rate chart; Sarasota County sample TRIM notice). Those come from different stages of the cycle, so we read your own bill. Then the flat lines: the Englewood Area Fire Control District's $290.78 residential assessment for 2026 to 2027, the Englewood East street and drainage charge of $292.00, the Charlotte Manasota Key beach charge of $259.56 per unit proposed for FY27, Sarasota solid waste at $263.96, and, for some Charlotte parcels, the Stump Pass dredging unit at 0.1978 mills (Englewood Area Fire Control District). Englewood Water District capital charges run with the parcel (Englewood Water District FY27 rules). Your capped assessment resets for the buyer after a sale (Florida Statutes 193.1554), so we price to the payment the buyer will carry.
Permits live with the parcel's county: Charlotte County Community Development, or Sarasota County Planning and Development Services and its Building and Code Enforcement divisions (Sarasota County Planning and Development Services). We pull the reroof permit, storm repair permits since Ian, and seawall, dock and lift permits. Charlotte County's pop-up permitting site at the West County Annex in Englewood "continued operation into 2025" (Charlotte County Annual Report 2024/25), so Charlotte-side repairs from that period should show on the record. On the water, Lemon Bay is a 7,227-acre state aquatic preserve (Florida Aquatic Preserves, Lemon Bay), and Gulf-side structures seaward of the Coastal Construction Control Line need a state permit (Florida DEP, CCCL). An open permit found before listing is a task; found by a buyer's inspector, it is a price reduction.
The roll gives year built and heated area. It says nothing about the roof year, windows or shutters, the panel, plumbing, air conditioning, kitchen and baths, the pool and cage, or whether a wall was opened after Milton and closed under permit. Storm history is the Englewood part of this step: Milton pushed 6 to 9 feet of surge from Venice to Boca Grande, with an isolated peak near 10 feet at Manasota Key (NHC, Milton report). A home that took water and was repaired under permit, one that stayed dry and can show it, and one with undocumented repairs are three different prices on the same lot.
You receive the comparables with street, sale month, price, year built and heated area; our adjustments and why; the flood zone, base flood elevation and elevation certificate; the tax bill split into ad valorem and assessment lines; the permit search; and a net sheet on your county's costs. The full selling plan is in our Englewood seller guide. Talk to McGreevy and Comisar before you list: request a free Englewood home value review or Call Jesse direct at (239) 898-6072.
Englewood single-family prices are below their peaks on both county rolls, but the slide has flattened. Charlotte ZIP 34224's latest 12-month median, $320,000, is 13.3 percent under its 2023 calendar median of $369,000. Sarasota ZIP 34223's $490,000 is 18.5 percent under its 2023 calendar median of $601,200.
Data updated: November 2026 (Charlotte County Property Appraiser roll and sales files, qualified single-family sales above $1,000, newest qualified sale September 9, 2026; Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026, qualified improved single-family sales above $1,000; our tabulation; Port Charlotte and Punta Gorda figures as printed on our Port Charlotte valuation page, data updated October 2026).
We tracked every qualified single-family sale (use code 01) recorded since 2009 in three Englewood slices: ZIP 34224 on the Charlotte roll (6,291 sales), ZIP 34223 on the Sarasota roll (6,811) and the Charlotte part of ZIP 34223 (1,107) (Charlotte County Property Appraiser; Sarasota County Property Appraiser). No Charlotte and Sarasota figure is ever combined. Per square foot means the county's heated (living) area, not a listing sheet's.
Each row is a calendar year of recorded single-family sales, including builders' first sales of new homes. The 2026 row is a partial year and stops at the newest single-family sale in that slice.
Charlotte County, ZIP 34224, single-family, recorded sales by calendar year
| Year | Single-family sales | Median price | Median per sq ft of county heated area |
|---|---|---|---|
| 2009 | 182 | $116,250 | $80 |
| 2010 | 239 | $100,000 | $73 |
| 2011 | 245 | $100,000 | $69 |
| 2012 | 313 | $111,700 | $73 |
| 2013 | 307 | $125,000 | $88 |
| 2014 | 373 | $135,000 | $93 |
| 2015 | 377 | $147,000 | $108 |
| 2016 | 315 | $170,000 | $123 |
| 2017 | 303 | $180,000 | $131 |
| 2018 | 401 | $204,000 | $136 |
| 2019 | 414 | $214,900 | $142 |
| 2020 | 417 | $230,000 | $157 |
| 2021 | 488 | $289,500 | $195 |
| 2022 | 347 | $360,000 | $253 |
| 2023 | 299 | $369,000 | $245 |
| 2024 | 484 | $360,000 | $216 |
| 2025 | 524 | $320,000 | $192 |
| 2026 to date (through September 4, 2026) | 263 | $325,000 | $210 |
Source: Charlotte County Property Appraiser, our tabulation.
Charlotte County, the Charlotte part of ZIP 34223, single-family, recorded sales by calendar year
| Year | Single-family sales | Median price | Median per sq ft of county heated area |
|---|---|---|---|
| 2009 | 42 | $125,000 | $88 |
| 2010 | 40 | $123,750 | $89 |
| 2011 | 39 | $110,000 | $75 |
| 2012 | 59 | $142,000 | $99 |
| 2013 | 65 | $145,000 | $113 |
| 2014 | 65 | $139,900 | $127 |
| 2015 | 71 | $169,900 | $117 |
| 2016 | 53 | $230,000 | $161 |
| 2017 | 64 | $197,500 | $156 |
| 2018 | 61 | $242,000 | $220 |
| 2019 | 78 | $220,000 | $190 |
| 2020 | 82 | $322,500 | $232 |
| 2021 | 119 | $440,000 | $330 |
| 2022 | 48 | $597,950 | $441 |
| 2023 | 68 | $438,000 | $382 |
| 2024 | 30 | $436,500 | $371 |
| 2025 | 54 | $303,500 | $280 |
| 2026 to date (through August 31, 2026) | 69 | $456,500 | $373 |
Source: Charlotte County Property Appraiser, our tabulation.
Sarasota County, ZIP 34223, single-family, recorded sales by calendar year
| Year | Single-family sales | Median price | Median per sq ft of county living area |
|---|---|---|---|
| 2009 | 188 | $160,000 | $102 |
| 2010 | 165 | $155,000 | $102 |
| 2011 | 190 | $160,000 | $102 |
| 2012 | 261 | $167,900 | $110 |
| 2013 | 334 | $187,100 | $122 |
| 2014 | 295 | $220,000 | $132 |
| 2015 | 396 | $247,300 | $145 |
| 2016 | 374 | $260,000 | $157 |
| 2017 | 375 | $277,100 | $163 |
| 2018 | 400 | $281,000 | $165 |
| 2019 | 359 | $289,000 | $173 |
| 2020 | 423 | $320,000 | $187 |
| 2021 | 512 | $398,950 | $226 |
| 2022 | 433 | $500,000 | $307 |
| 2023 | 506 | $601,200 | $326 |
| 2024 | 546 | $600,000 | $317 |
| 2025 | 567 | $494,000 | $275 |
| 2026 to date (through October 13, 2026) | 487 | $490,000 | $275 |
Source: Sarasota County Property Appraiser, our tabulation.
Four readings come out of these tables. The run-up was steeper on the Sarasota side: its median rose 108.0 percent from 2019 to 2023, while ZIP 34224's rose 71.7 percent over the same years, from $214,900 to $369,000. The Charlotte side peaked on price per square foot ($253 in 2022) a year before it peaked on price. Volume never collapsed: calendar 2025 was the busiest year in the series on both main slices, 524 sales in ZIP 34224 and 567 in Sarasota ZIP 34223. And 2026 to date has stopped the slide on the Charlotte mainland: $325,000 against $320,000 for 2025, up 1.6 percent, and $210 per square foot against $192, up 9.4 percent. On the Sarasota side, 2026 to date is 0.8 percent below 2025 on price ($490,000 against $494,000) and level at $275 per square foot.
The Charlotte part of ZIP 34223 swings hardest, because it records 30 to 119 single-family sales a year and a few Gulf-front closings move its median. Its 2024 row has 30 sales; its 2026 row, 69 sales at $456,500, is 50.4 percent above calendar 2025's $303,500, which says more about which homes sold this year than about every house in the slice.
The latest 12 months sit below each slice's calendar-year peak on both price and price per square foot. The table compares the peak calendar year with the latest 12-month window, Charlotte from September 10, 2025 to September 9, 2026 and Sarasota from October 15, 2025 to October 14, 2026.
| Slice | Peak calendar median | Latest 12 months | Change in dollars | Change in percent | Peak median per sq ft | Latest 12 months per sq ft | Change |
|---|---|---|---|---|---|---|---|
| Charlotte, ZIP 34224 | $369,000 (2023, 299 sales) | $320,000 (405 sales) | down $49,000 | down 13.3 percent | $253 (2022) | $201 | down $52, 20.6 percent |
| Charlotte part of ZIP 34223 | $597,950 (2022, 48 sales) | $385,000 (87 sales) | down $212,950 | down 35.6 percent | $441 (2022) | $322 | down $119, 27.0 percent |
| Sarasota, ZIP 34223 | $601,200 (2023, 506 sales) | $490,000 (603 sales) | down $111,200 | down 18.5 percent | $326 (2023) | $275 | down $51, 15.6 percent |
Sources: Charlotte County Property Appraiser and Sarasota County Property Appraiser, our arithmetic on our tabulation.
Three cautions apply. The peak rows are calendar years and the latest rows are 12-month windows. Both include builders' first sales, whose share changes year to year. And the Charlotte part of ZIP 34223 is too small for its peak-to-now figure to describe a typical house: its 2022 year had 48 sales.
The longer view matters as much as the peak. The ZIP 34224 median bottomed at $100,000 in 2010 and 2011, and $320,000 is 3.2 times that; Sarasota ZIP 34223 bottomed at $155,000 in 2010, and $490,000 is about 3.2 times it.
The three-month blocks show the most recent direction. Each block is 91 days, counted back from the newest sale date in the file, September 9, 2026 on the Charlotte roll and October 14, 2026 on the Sarasota roll.
Charlotte County, ZIP 34224, single-family
| Three-month block | Sales | Median price | Median per sq ft of county heated area |
|---|---|---|---|
| September 12 to December 11, 2024 | 102 | $360,000 | $212 |
| December 12, 2024 to March 12, 2025 | 104 | $345,000 | $207 |
| March 13 to June 11, 2025 | 160 | $305,500 | $190 |
| June 12 to September 10, 2025 | 136 | $319,950 | $190 |
| September 11 to December 10, 2025 | 117 | $307,700 | $186 |
| December 11, 2025 to March 11, 2026 | 93 | $349,900 | $202 |
| March 12 to June 10, 2026 | 104 | $300,000 | $208 |
| June 11 to September 9, 2026 | 89 | $330,000 | $215 |
Sarasota County, ZIP 34223, single-family
| Three-month block | Sales | Median price | Median per sq ft of county living area |
|---|---|---|---|
| October 17, 2024 to January 15, 2025 | 109 | $606,100 | $303 |
| January 16 to April 16, 2025 | 145 | $495,000 | $279 |
| April 17 to July 16, 2025 | 171 | $461,500 | $265 |
| July 17 to October 15, 2025 | 118 | $558,350 | $287 |
| October 16, 2025 to January 14, 2026 | 131 | $464,000 | $275 |
| January 15 to April 15, 2026 | 185 | $432,800 | $259 |
| April 16 to July 15, 2026 | 168 | $510,000 | $279 |
| July 16 to October 14, 2026 | 118 | $557,500 | $303 |
Charlotte County, the Charlotte part of ZIP 34223, single-family
| Three-month block | Sales | Median price | Median per sq ft of county heated area |
|---|---|---|---|
| September 12 to December 11, 2024 | 5 | $340,000 | $347 |
| December 12, 2024 to March 12, 2025 | 8 | $384,500 | $357 |
| March 13 to June 11, 2025 | 14 | $291,000 | $302 |
| June 12 to September 10, 2025 | 15 | $325,000 | $298 |
| September 11 to December 10, 2025 | 12 | $262,500 | $267 |
| December 11, 2025 to March 11, 2026 | 20 | $292,450 | $238 |
| March 12 to June 10, 2026 | 35 | $388,000 | $375 |
| June 11 to September 9, 2026 | 19 | $550,000 | $392 |
Sources: Charlotte County Property Appraiser and Sarasota County Property Appraiser, our tabulation.
Block medians bounce, because each block's mix of new and older, large and small homes shifts. Price per square foot is steadier, and on both main slices it has turned up. In ZIP 34224 it fell to $186 in the block ending December 10, 2025 and has risen in each block since, to $215, up 15.6 percent; against the same block a year earlier, the latest is up 3.1 percent on the median and 13.2 percent per square foot. In Sarasota ZIP 34223 it bottomed at $259 in the block ending April 15, 2026 and reached $303, up 17.0 percent; against a year earlier the median is flat ($557,500 against $558,350) and per square foot is up 5.6 percent.
Six of the eight Charlotte ZIP 34223 blocks hold fewer than 20 sales, the smallest only 5, so a few sales can swing a block median: the last two blocks moved from $388,000 to $550,000, a $162,000 jump. That latest $550,000 is noise until more blocks confirm it.
The year you last bought predicts your Englewood result better than any town-wide median. Among single-family homes resold in the latest 12 months, owners who bought from 2009 through 2020 mostly sold above their purchase price, while most owners who bought in 2022 or 2023 sold below it, before any selling costs, on both county rolls.
We matched each single-family sale in the latest 12-month window to the same parcel's previous qualified sale at least one year earlier, grouped by the year the seller last bought. Our tabulation starts with 2009 sales, so earlier purchases are outside these groups. "Median change" is the median of each home's own percentage change between its two recorded prices, not the gap between the two price columns, which can belong to different homes. These are medians of recorded prices, not adjusted for improvements, repairs or selling costs. A group under 10 homes is marked "a small group," with no percentage-based conclusion.
Charlotte County, ZIP 34224, single-family homes resold September 10, 2025 to September 9, 2026, by the year the seller last bought (183 of the window's 405 sales)
| Year the seller last bought | Homes | Median price when bought | Median resale price, latest 12 months | Median change, each home against its own purchase | Sold below purchase price |
|---|---|---|---|---|---|
| 2009 to 2012 | 19 | $104,900 | $320,000 | up 178.7 percent | 0 |
| 2013 to 2016 | 31 | $147,000 | $280,000 | up 95.3 percent | 0 |
| 2017 to 2019 | 40 | $225,200 | $328,150 | up 42.8 percent | 1 |
| 2020 | 19 | $276,000 | $360,000 | up 38.5 percent | 1 |
| 2021 | 17 | $280,000 | $299,900 | up 1.8 percent | 7 |
| 2022 | 15 | $350,000 | $305,000 | down 10.3 percent | 12 |
| 2023 | 13 | $410,000 | $350,000 | down 11.9 percent | 12 |
| 2024 to 2025 | 29 | $312,000 | $280,000 | down 4.3 percent | 16 |
| All 183 | 183 | up 33.7 percent | 49 |
Sarasota County, ZIP 34223, single-family homes resold October 15, 2025 to October 14, 2026, by the year the seller last bought (252 of the window's 603 sales)
| Year the seller last bought | Homes | Median price when bought | Median resale price, latest 12 months | Median change, each home against its own purchase | Sold below purchase price |
|---|---|---|---|---|---|
| 2009 to 2012 | 20 | $187,000 | $397,000 | up 130.0 percent | 0 |
| 2013 to 2016 | 47 | $215,200 | $324,900 | up 54.0 percent | 0 |
| 2017 to 2019 | 47 | $286,500 | $370,000 | up 35.2 percent | 1 |
| 2020 | 17 | $296,900 | $375,000 | up 24.7 percent | 0 |
| 2021 | 26 | $474,950 | $425,000 | up 8.4 percent | 10 |
| 2022 | 34 | $501,250 | $527,500 | down 11.0 percent | 26 |
| 2023 | 24 | $663,850 | $575,000 | down 11.5 percent | 20 |
| 2024 to 2025 | 37 | $610,000 | $627,700 | down 6.2 percent | 25 |
| All 252 | 252 | up 20.0 percent | 82 |
Charlotte County, the Charlotte part of ZIP 34223, single-family homes resold September 10, 2025 to September 9, 2026, by the year the seller last bought (55 of the window's 87 sales)
| Year the seller last bought | Homes | Median price when bought | Median resale price, latest 12 months | Median change, each home against its own purchase | Sold below purchase price |
|---|---|---|---|---|---|
| 2009 to 2012 | 4, a small group | $157,000 | $412,500 | not stated, a small group | 0 |
| 2013 to 2016 | 16 | $154,950 | $370,000 | up 117.9 percent | 1 |
| 2017 to 2019 | 10 | $227,000 | $337,500 | up 47.4 percent | 0 |
| 2020 | 7, a small group | $290,000 | $390,000 | not stated, a small group | 0 |
| 2021 | 7, a small group | $399,000 | $430,000 | not stated, a small group | 0 |
| 2022 | 3, a small group | $525,000 | $325,000 | not stated, a small group | 2 |
| 2023 | 5, a small group | $470,000 | $500,000 | not stated, a small group | 4 |
| 2024 to 2025 | 3, a small group | $307,500 | $299,900 | not stated, a small group | 1 |
| All 55 | 55 | up 41.3 percent | 8 |
Sources: Charlotte County Property Appraiser and Sarasota County Property Appraiser, our tabulation of repeat sales of the same parcel.
The pattern holds on both main slices. In ZIP 34224, 12 of 15 homes last bought in 2022 and 12 of 13 last bought in 2023 resold below the purchase price, and none of the 50 last bought from 2009 through 2016 did. In Sarasota ZIP 34223, 26 of 34 from 2022 and 20 of 24 from 2023 resold below, against none of 67 from 2009 through 2016. Overall, 49 of 183 ZIP 34224 repeat sales (26.8 percent) and 82 of 252 Sarasota repeat sales (32.5 percent) closed below the previous recorded price.
The 2021 rows show how wide one purchase year can be: in Sarasota the median 2021 buyer resold 8.4 percent higher, yet 10 of 26 sold below, and the group's median resale price sits under its median purchase price because those medians come from different homes. In the Charlotte part of ZIP 34223 only the 2013 to 2016 and 2017 to 2019 groups are large enough to read. For a valuation this is the most useful table on the page: a 2015 buyer and a 2023 buyer on the same street can own homes worth the same today and face opposite decisions, so we start by asking when, and at what price, you bought.
Englewood's recorded sales cannot settle that question by themselves, because the measures that usually decide it come from the listing service. What the county record shows is steady volume, resale medians close to flat over the last year, and price per square foot rising again in the latest three-month blocks on both county rolls.
Months of supply, median days on market, sale-to-list ratio, active listing counts and list-to-sale spreads for Englewood on either county roll: Information not available at time of publishing (checked November 14, 2026).
Here is what the recorded sales do show. ZIP 34224 single-family sales fell from 502 to 405 between the two latest Charlotte windows, down 19.3 percent, and the median from $335,000 to $320,000, while the resale median moved only from $312,000 to $310,000. Sarasota ZIP 34223 sales rose from 544 to 603, up 10.8 percent, the median eased from $517,600 to $490,000, and older-home sales rose from 318 at $422,500 to 402 at $427,500 (Charlotte County Property Appraiser; Sarasota County Property Appraiser).
Read together: buyers are closing in volume and established homes are holding their prices, while the lower headline medians come mostly from a change in what sold; the prior Charlotte window reached $2,950,000 at the top of ZIP 34224, the latest $2,200,000. The most pressure falls on owners who bought in 2022 or 2023 and need a price near what they paid. When we prepare your valuation, we add the listing measures for your segment at that date.
On the same Charlotte County roll and window, Englewood ZIP 34224's single-family median of $320,000 on 405 sales is 5.8 percent above Port Charlotte's $302,550 on 2,698 sales and 17.9 percent below the five Punta Gorda ZIP codes' $390,000 on 2,428, in the 12 months to September 9, 2026.
| Charlotte County roll, single-family, 12 months to September 9, 2026 | Englewood, ZIP 34224 | Port Charlotte, six ZIP codes | Punta Gorda, five ZIP codes | Charlotte County, every ZIP code |
|---|---|---|---|---|
| Recorded single-family sales | 405 | 2,698 | 2,428 | 5,976 |
| Single-family median | $320,000 | $302,550 | $390,000 | $349,900 |
| Single-family resale median | $310,000 | $295,000 | $408,000 | $350,000 |
| Median per sq ft of county heated area | $201.22 | $188.80 | not published | not published |
| Source and window | Charlotte County Property Appraiser, our tabulation | As printed on our Port Charlotte valuation page, tabulated October 7, 2026 | As printed on our Port Charlotte valuation page, from our Punta Gorda valuation page, tabulated September 24, 2026 | As printed on our Port Charlotte valuation page |
Sources: Charlotte County Property Appraiser; the Port Charlotte, Punta Gorda and countywide columns as printed on our Port Charlotte home valuation page, whose Punta Gorda column comes from our Punta Gorda home valuation page. The Port Charlotte per-square-foot figure is as printed on our Englewood seller guide's benchmark table. Englewood's ZIP 34224 median is 8.5 percent below the countywide $349,900 (our arithmetic).
The repeat-sale pattern lines up. Port Charlotte's page compares the median purchase and median resale prices for each purchase year; on that basis ZIP 34224's 2022 buyers went from $350,000 to $305,000, down 12.9 percent, and its 2023 buyers from $410,000 to $350,000, down 14.6 percent, against 14.6 percent and 15.1 percent down for Port Charlotte's 2022 and 2023 groups. Port Charlotte's home median also peaked in calendar 2023.
The Sarasota side of Englewood does not belong in that table: it is on a different roll with a window ending October 14, 2026, and its 603 single-family sales at $490,000 include many new Beachwalk homes. For a Charlotte-side seller, the comparison means a buyer wanting a lower entry price can find it in Port Charlotte's older grid, so an Englewood listing has to show what the premium buys: Lemon Bay, the Gulf beach on Manasota Key and the route to Stump Pass.
Englewood's recorded single-family sales show three markets under one name. In Charlotte ZIP 34224, 58.3 percent of sales closed between $250,000 and $400,000 in the 12 months to September 9, 2026; in Sarasota ZIP 34223, sales spread almost evenly from $250,000 to $1,000,000 in the 12 months to October 14, 2026, topping out at $6,750,000 on Manasota Key.
Data updated: November 2026 (Charlotte County Property Appraiser recorded sales, newest qualified sale September 9, 2026, window September 10, 2025 to September 9, 2026; Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026, window October 15, 2025 to October 14, 2026; qualified single-family sales above $1,000; our tabulation).
Every sale here is public county record: street address, sale month and year, recorded price, year built and heated or living area, listed for market reference only and checkable on the county property appraiser's site (Charlotte County Property Appraiser; Sarasota County Property Appraiser). We added each sale's price per square foot, our arithmetic, to set against the middle half of its slice: $175 to $246 around a $201 median in ZIP 34224, $224 to $337 around $275 in Sarasota ZIP 34223, and $212 to $588 around $322 in the Charlotte part of ZIP 34223.
| Single-family price band | Charlotte, ZIP 34224 (405 sales) | Charlotte part of ZIP 34223 (87 sales) | Sarasota, ZIP 34223 (603 sales) |
|---|---|---|---|
| Under $250,000 | 74 (18.3 percent) | 22 (25.3 percent) | 37 (6.1 percent) |
| $250,000 to $400,000 | 236 (58.3 percent) | 25 (28.7 percent) | 172 (28.5 percent) |
| $400,000 to $600,000 | 69 (17.0 percent) | 11 (12.6 percent) | 171 (28.4 percent) |
| $600,000 to $1,000,000 | 17 (4.2 percent) | 19 (21.8 percent) | 167 (27.7 percent) |
| $1,000,000 to $2,000,000 | 7 (1.7 percent) | 9 (10.3 percent) | 46 (7.6 percent) |
| $2,000,000 and up | 2 (0.5 percent) | 1 (1.1 percent) | 10 (1.7 percent) |
Sources: Charlotte County Property Appraiser, September 10, 2025 to September 9, 2026; Sarasota County Property Appraiser, October 15, 2025 to October 14, 2026.
The band tells us how many comparables a price range produces in a year. A ZIP 34224 home between $250,000 and $400,000 sits among 236 recorded sales, enough to match street, era and size closely; at $600,000 or more in ZIP 34224 only 26 closed in the 12 months, so we usually reach back further. On the Sarasota side, the three bands from $250,000 to $1,000,000 each hold 167 to 172 sales. The Charlotte part of ZIP 34223 has a gap in the middle: 47 sales under $400,000, 29 at $600,000 or more and only 11 between.
Public county record. Charlotte County, ZIP 34224, the ten latest qualified single-family sales in the window ending September 9, 2026.
| Address | Sale month | Recorded price | Year built | Heated area on the roll, sq ft | Price per sq ft (our arithmetic) |
|---|---|---|---|---|---|
| 1980 Michigan Ave | September 2026 | $705,000 | 1972 | 2,137 | $330 |
| 6150 Avila St | September 2026 | $257,500 | 1990 | 1,294 | $199 |
| 1167 Delmar St | September 2026 | $306,000 | 1973 | 1,176 | $260 |
| 9240 Pine Cove Dr | August 2026 | $1,695,000 | 2020 | 2,806 | $604 |
| 9331 San Bernandino Ave | August 2026 | $282,000 | 1983 | 1,413 | $200 |
| 6749 Gasparilla Pines Blvd | August 2026 | $245,000 | 1979 | 970 | $253 |
| 1930 Massachusetts Ave | August 2026 | $940,000 | 2008 | 2,275 | $413 |
| 8170 Casa De Meadows Dr | August 2026 | $563,700 | 1990 | 1,930 | $292 |
| 8746 Saint Kitts Cir | August 2026 | $275,000 | 2024 | 1,423 | $193 |
| 11074 Greenway Ave | August 2026 | $420,000 | 1991 | 1,666 | $252 |
Source: Charlotte County Property Appraiser. Street names as recorded on the roll.
Seven of these ten sold above $246 per square foot, the top of ZIP 34224's middle half, and three sold near its $201 median: Avila St at $199, San Bernandino Ave at $200 and Saint Kitts Cir at $193. Those three, of 1,294 to 1,423 square feet and built in 1983, 1990 and 2024, sold within $25,000 of one another despite four decades between them. The seven above cannot be explained by age or size: a 1972 home on Michigan Ave at $330 and a 2020 home on Pine Cove Dr at $604. When a ZIP 34224 price per square foot lands far above the median, the reason is almost always water or the lot, and that is the first thing we check.
Public county record. Sarasota County, ZIP 34223, the ten latest qualified single-family sales in the window ending October 14, 2026.
| Address | Sale month | Recorded price | Year built | Living area on the roll, sq ft | Price per sq ft (our arithmetic) |
|---|---|---|---|---|---|
| 26853 Weiskopf Dr | October 2026 | $585,000 | 2019 | 1,914 | $306 |
| 1843 Silver Shores Blvd | October 2026 | $455,000 | 2026 | 1,948 | $234 |
| 373 Eden Dr | October 2026 | $692,000 | 1988 | 2,909 | $238 |
| 7505 Manasota Key Rd | October 2026 | $1,500,000 | 1979 | 2,050 | $732 |
| 565 Elliot St | October 2026 | $217,000 | 1967 | 880 | $247 |
| 2480 Manasota Beach Rd | October 2026 | $330,000 | 1967 | 1,070 | $308 |
| 26931 Pavin Dr | October 2026 | $450,000 | 2022 | 1,845 | $244 |
| 10052 Coral Shore Dr | October 2026 | $600,000 | 2023 | 1,665 | $360 |
| 25049 Pearl Lake Cir | October 2026 | $365,000 | 2024 | 1,584 | $230 |
| 230 Green St | October 2026 | $535,000 | 1999 | 2,070 | $258 |
Source: Sarasota County Property Appraiser. Street names as recorded on the roll.
Six of the ten sold between $224 and $275 per square foot, and none below. Two sat above $337: Coral Shore Dr at $360 and Manasota Key Rd at $732. Away from the water, a Sarasota-side home is priced narrowly per square foot: a 2026-built home on Silver Shores Blvd at $234 and a 1967 home on Elliot St at $247 are $13 apart and 59 years apart in age, and a 2024 home on Pearl Lake Cir sold at $230. In this sample the newest homes sold close to the older stock per foot, so a Sarasota-roll valuation starts from the size band and the community, then adjusts for era.
The highest recorded single-family sales sit in different places on each roll. On the Sarasota roll every one of the top eight was on Manasota Key Rd; on the Charlotte roll the top of ZIP 34224 is spread across several streets, and the Charlotte part of ZIP 34223 tops out on Gulf Blvd, North Beach Rd and New Point Comfort Rd.
Public county record. Sarasota County, ZIP 34223, the eight highest qualified single-family sales, October 15, 2025 to October 14, 2026.
| Address | Sale month | Recorded price | Year built | Living area on the roll, sq ft | Price per sq ft (our arithmetic) |
|---|---|---|---|---|---|
| 741 Manasota Key Rd | June 2026 | $6,750,000 | 2000 | 7,384 | $914 |
| 773 Manasota Key Rd | March 2026 | $5,000,000 | 2001 | 5,248 | $953 |
| 770 Manasota Key Rd | December 2025 | $4,700,000 | 2004 | 4,533 | $1,037 |
| 7410 Manasota Key Rd | May 2026 | $4,450,000 | 2011 | 4,584 | $971 |
| 8340 Manasota Key Rd | April 2026 | $3,585,000 | 2005 | 3,860 | $929 |
| 777 Manasota Key Rd | December 2025 | $3,425,000 | 1966 | 3,143 | $1,090 |
| 8115 Manasota Key Rd | April 2026 | $2,800,000 | 1988 | 3,211 | $872 |
| 8035 Manasota Key Rd | November 2025 | $2,300,000 | 1988 | 4,560 | $504 |
Public county record. Charlotte County, ZIP 34224, the eight highest qualified single-family sales, September 10, 2025 to September 9, 2026.
| Address | Sale month | Recorded price | Year built | Heated area on the roll, sq ft | Price per sq ft (our arithmetic) |
|---|---|---|---|---|---|
| 9801 Eagle Preserve Dr | March 2026 | $2,200,000 | 2013 | 3,022 | $728 |
| 1910 Oregon Trl | July 2026 | $2,150,000 | 2001 | 3,050 | $705 |
| 9300 Griggs Rd | February 2026 | $1,900,000 | 1992 | 2,332 | $815 |
| 9240 Pine Cove Dr | August 2026 | $1,695,000 | 2020 | 2,806 | $604 |
| 10476 Boyette St | June 2026 | $1,350,000 | 1970 | 2,390 | $565 |
| 1950 Arkansas Ave | January 2026 | $1,160,000 | 2000 | 2,159 | $537 |
| 9891 Eagle Preserve Dr | October 2025 | $1,075,000 | 1996 | 2,368 | $454 |
| 10428 Marion St | March 2026 | $1,065,000 | 1984 | 1,534 | $694 |
Sources: Sarasota County Property Appraiser and Charlotte County Property Appraiser.
At the top of Englewood, the land sets the price. Seven of the eight Sarasota key sales ran from $872 to $1,090 per square foot, the highest for a 1966 home at 777 Manasota Key Rd, so buyers there pay for frontage and rebuild potential, not finishes; the outlier, 8035 Manasota Key Rd at $504, has 4,560 square feet at a $2,300,000 price. The Charlotte-roll top sales ran from $397 to $815, below every Sarasota key sale except that outlier. The Charlotte part of ZIP 34223's top eight ran from $1,425,000 to $2,200,000, led by 1600 New Point Comfort Rd, and three were 2025-built homes on Gulf Blvd and Lampp Dr, the slice's three new-construction sales at a $1,555,000 median. A Gulf-front valuation is built from a handful of sales on the same stretch of the same key, never from a ZIP figure.
The Charlotte County parcels inside ZIP 34223 (Englewood Beach, the Charlotte part of Manasota Key, Sandpiper Key and a mainland strip around Rock Creek Park) recorded 87 single-family sales at a $385,000 median in the 12 months to September 9, 2026. Their price per square foot ranges more widely than anywhere else in Englewood.
Its middle half ran from $212 to $588 per square foot, a spread of $376, against $71 in ZIP 34224 and $113 on the Sarasota side: older mainland and bayside homes on one side of the bay, Gulf and key homes on the other. Three new homes were among the 87, at a $1,555,000 median, and 84 resales had a $366,000 median (Charlotte County Property Appraiser).
Public county record. Charlotte County, the Charlotte part of ZIP 34223, the ten latest qualified single-family sales in the window ending September 9, 2026.
| Address | Sale month | Recorded price | Year built | Heated area on the roll, sq ft | Price per sq ft (our arithmetic) |
|---|---|---|---|---|---|
| 1380 Aqua View Ln | August 2026 | $1,200,000 | 2001 | 1,670 | $719 |
| 1820 Gulf Blvd | August 2026 | $1,500,000 | 1970 | 3,775 | $397 |
| 831 E 3rd St | August 2026 | $330,000 | 1970 | 884 | $373 |
| 130 Crestview Dr | August 2026 | $418,500 | 1971 | 1,086 | $385 |
| 1770 New Point Comfort Rd | August 2026 | $1,550,000 | 2008 | 3,079 | $503 |
| 120 Mockingbird Ln | August 2026 | $1,170,000 | 1980 | 1,248 | $938 |
| 832 E 4th St | July 2026 | $367,000 | 1965 | 1,044 | $352 |
| 829 E 7th St | July 2026 | $310,000 | 1972 | 1,599 | $194 |
| 1711 Riverside Dr | July 2026 | $541,500 | 1950 | 1,889 | $287 |
| 1600 New Point Comfort Rd | July 2026 | $2,200,000 | 2016 | 3,115 | $706 |
Source: Charlotte County Property Appraiser.
Three facts make this slice a separate valuation problem. It is small: 87 sales in the latest window, 42 in the one before, and blocks of 5 to 35. It is split: 47 of 87 sales closed under $400,000 and 29 at $600,000 or more. And small homes sell high per foot: 36 sales under 1,200 heated square feet had a $345,000 median at $355 per square foot, against $232 for the 35 between 1,200 and 1,600, because the buyer is paying for the lot and the water. Among the latest ten, 829 E 7th St sold at $194 per square foot and 120 Mockingbird Ln at about $938. A valuation here starts from the street and the water, never the slice median.
The tables on this page are market context, not your valuation. For your Englewood address, we pull named recorded sales from your own county roll, in the same community, on the same kind of water, from the same era and size band, and list each one with its street, sale month, price, year built and heated area.
Five rules govern the set. One roll only, because the files, windows and qualification codes differ. The same water before the same size: a canal home behind a fixed 9-foot bridge is not compared with an open-bay home of equal square footage. New against new and resale against resale, with the builder's closings shown beside the resales. When a community has few sales, we widen the window a year at a time and list the sales instead of quoting a median of three. And time: when a comparable closed months before your listing date, we check how the same slice's three-month blocks have moved since and say in writing whether we adjusted.
Price per square foot is compared only within the same county's heated or living area, never with an MLS listing sheet and never across water profiles. Days on market and sale-to-list ratio for the sales above: Information not available at time of publishing (checked November 14, 2026). In your file we pair each comparable with its listing history at that date. To see that set for your own home, request a free Englewood home value review or Call Jesse direct at (239) 898-6072.
At Englewood's recorded single-family medians, Florida's deed stamps at $0.70 per $100 come to $2,240.00 at Charlotte ZIP 34224's $320,000, $2,695.00 at the Charlotte part of ZIP 34223's $385,000 and $3,430.00 at Sarasota ZIP 34223's $490,000. In Charlotte County the seller customarily pays the owner's title policy; on the Sarasota side, the contract controls, local custom varies and your closing agent confirms who pays.
Data updated: November 2026 (Florida Statutes 201.02 and Florida Department of Revenue; Florida rule 69O-186.003; Florida DBPR estoppel certificate fees; medians from the Charlotte County Property Appraiser window ending September 9, 2026 and the Sarasota County Property Appraiser window ending October 14, 2026; arithmetic ours).
A valuation is only half the answer; the other half is what you keep. The cost lines with a public rate are the deed stamps, the owner's title premium where you pay it, any association estoppel certificate and recording charges. Commission, settlement fees, repairs and credits are negotiated, and your net sheet fills them in with you.
| Cost line | Charlotte ZIP 34224, $320,000 | Charlotte part of ZIP 34223, $385,000 | Sarasota ZIP 34223, $490,000 |
|---|---|---|---|
| Deed documentary stamps, $0.70 per $100 | $2,240.00 | $2,695.00 | $3,430.00 |
| Owner's title policy, promulgated rate, before any reissue credit | $1,675.00, seller pays by Charlotte County custom | $2,000.00, seller pays by Charlotte County custom | $2,525.00, only if the contract puts it on the seller |
| Association estoppel certificate, current account | Up to $299 where there is an association | Same | Same |
| Commission, settlement fee, repairs, credits | Negotiated | Negotiated | Negotiated |
Our arithmetic from the published rates (Florida Statutes 201.02; Florida Department of Revenue, documentary stamp tax; Rule 69O-186.003). Not a quote.
Florida taxes a deed at 70 cents for each $100 of price, or portion of $100, at the same rate in Charlotte and Sarasota counties. At $320,000 that is 3,200 units, or $2,240.00; at $385,000, 3,850 units, or $2,695.00; at $490,000, 4,900 units, or $3,430.00. The two county medians are separate markets, so we work the stamps on your own side's figure and, in your file, on your own price.
In Charlotte County, the seller customarily pays the owner's title policy, and the contract controls. On the Sarasota side of Englewood, local custom varies, the contract controls, and your closing agent confirms who pays before you sign. The premium is set by state rule: $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 from $100,000 to $1,000,000, so $1,675.00 at $320,000 and $2,525.00 at $490,000 before any reissue credit.
Florida caps what an association can charge for the estoppel certificate an Englewood sale needs: no more than $299 on a current account, plus $119 if it is rushed within 3 business days and up to $179 more if the account is delinquent (Florida DBPR's adjusted amounts under sections 720.30851 and 718.116, next update due by July 1, 2027) (Florida DBPR, Estoppel Certificate Fees). Many Englewood East grid homes have no mandatory association, so no estoppel at all; Beachwalk by Manasota Key, Boca Royale and every condominium do.
The full statewide cost stack is in our Florida seller closing costs guide, and a worked Englewood net sheet at each county's median is in our guide to selling a home in Englewood. For your own net, Call Jesse direct at (239) 898-6072.
A free in-person comparative market analysis is the most accurate Englewood valuation you can get short of an appraisal, and it costs you nothing. One of us walks the house, reads the water, the roof, the flood zone and the assessments on your county's tax bill, and returns a written range built from your own county roll.
Call Jesse direct at (239) 898-6072, reach Marc Comisar at (239) 287-5873, or request a free in-person Englewood home valuation, and we will schedule the visit around you, including by video if you are out of town. Before we arrive, tell us the year your roof was installed, whether you have an elevation certificate, whether the home took water in Helene or Milton, whether you are on Englewood Water District sewer or a septic system, and any association on the property. That is enough for us to pull the recorded sales from the right county roll before we knock on the door. If the home is on the water, tell us the largest boat your dock has held; if it is on Manasota Key, tell us which county's tax bill you receive.
What you receive is a file, not a number. A written price range. The recorded comparable sales we used, each with its street, sale month, county heated area and price, from your own county's roll and window: the Charlotte County Property Appraiser's file through September 9, 2026 or the Sarasota County Property Appraiser's file through October 14, 2026 (Charlotte County Property Appraiser; Sarasota County Property Appraiser). The adjustments we made and why. Your parcel's flood zone, panel and base flood elevation. The non-ad valorem lines on your tax bill, such as the Englewood Area Fire Control District assessment, the Englewood East street and drainage charge or the Manasota Key beach charge where they apply. A search of the permit record. And a seller net sheet at the likely price.
If you are also buying in Southwest Florida, Call Marc at (239) 287-5873 and read how we represent Southwest Florida buyers, and we can run both sides together. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.
A comparative market analysis is prepared by listing agents to set a price that sells, and an appraisal is prepared by a licensed appraiser for the buyer's lender to support a loan. Both rest on recent comparable sales. In Englewood the difference that matters most is which county roll those comparables come from, because the appraiser will use it.
| Question | Comparative market analysis (CMA) | Appraisal |
|---|---|---|
| Who prepares it | Listing agents | A licensed appraiser |
| Who it is for | You, the seller, before you list | The buyer's lender, to support a loan |
| When it happens | Before the listing goes live | After you accept a financed offer, ordered by the buyer's lender |
| What it rests on | Recent comparable sales, plus what the agent sees inside the house | Recent comparable sales |
| What it is for | A list price that sells | Support for the loan amount |
The buyer's lender orders the appraisal, so a CMA that anticipates it avoids a low-appraisal surprise during the contract. In Englewood that means pricing from the same record the appraiser will read. An appraiser valuing a Charlotte-roll home in Englewood East leans on Charlotte-roll sales nearby, and one valuing a Sarasota-roll home in Englewood Isles leans on Sarasota-roll sales. It also means splitting the record where it splits: in Charlotte County's ZIP 34224, 96 builder-direct single-family sales recorded a $329,800 median against 309 resales at $310,000 in the 12 months to September 9, 2026, and inside Boca Royale on the Sarasota roll, Unit 16 recorded 22 sales at a $394,500 median while Unit 14 Phase 2 recorded 10 at $843,400 in the 12 months to October 14, 2026 (Charlotte County Property Appraiser; Sarasota County Property Appraiser). A CMA that pools those groups prices the house against the wrong buyers.
Some Englewood homes are certain to get a full appraisal. Fannie Mae's Selling Guide, section B4-1.4-10, makes value acceptance, its appraisal waiver, unavailable for two- to four-unit properties, co-op units, manufactured homes, proposed construction and any transaction where the price or estimated value is $1,000,000 or more (Fannie Mae Selling Guide B4-1.4-10). In the latest 12 months, 56 of the 603 Sarasota-side single-family sales in ZIP 34223 and 10 of the 87 single-family sales in the Charlotte part of ZIP 34223 closed at $1,000,000 or more, and Englewood has an active manufactured-home market and the Gulf to Bay cooperative on Manasota Key. For those owners the loan agency itself insists on a human valuation, and so should the seller.
A valuation is the first step of a sale. Our Englewood seller guide covers pricing strategy, marketing, negotiation, disclosures and the closing itself on both sides of the county line, and our Englewood community guide covers the place: its neighborhoods, taxes, utilities, flood maps and storm recovery. For what a sale costs line by line, read our Florida seller closing costs guide. Owners comparing Englewood with its Charlotte County neighbors can read our Port Charlotte home values page and our Punta Gorda home values page, each built from the same county record with its own windows and medians. If your next move is a purchase, Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
These are the valuation questions Englewood owners ask us and type into search, answered from the county record. Charlotte County figures are recorded, DOR-qualified single-family sales from the Charlotte County Property Appraiser for the 12 months to September 9, 2026, and Sarasota County figures are qualified single-family sales from the Sarasota County Property Appraiser for the 12 months to October 14, 2026, unless an answer names another period.
Data updated: November 2026 (Charlotte County Property Appraiser roll and sales files, newest qualified sale September 9, 2026, 12 months from September 10, 2025; Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026, 12 months from October 15, 2025 to October 14, 2026).
Your Englewood home is worth what comparable homes on your own county roll recorded, adjusted for water, era, size, flood zone, condition and the assessments on the tax bill. In the latest 12 months the single-family median was $320,000 on 405 sales in Charlotte County's ZIP 34224 and $490,000 on 603 sales in Sarasota County's ZIP 34223 (Charlotte County Property Appraiser; Sarasota County Property Appraiser). Those medians are starting points, not prices. For a written range built from the recorded sales nearest your address, request a free Englewood home valuation or Call Jesse direct at (239) 898-6072.
There are three honest answers, because Englewood spans two county rolls. Single-family homes recorded a $320,000 median on 405 sales in Charlotte County's ZIP 34224 and $385,000 on 87 sales in the Charlotte County part of ZIP 34223, both for September 10, 2025 to September 9, 2026. On the Sarasota County roll, ZIP 34223 single-family homes recorded $490,000 on 603 sales for October 15, 2025 to October 14, 2026. We never average them into one Englewood number: they come from different files, windows and governments, and a blend of $320,000 and $490,000 describes no home that actually sold.
That slice is Englewood Beach, the Charlotte part of Manasota Key, Sandpiper Key and a mainland strip around Rock Creek Park. Its single-family homes recorded 87 sales at a $385,000 median and $322 per square foot of county heated area in the 12 months to September 9, 2026, with the middle half of sales between $212 and $588 per square foot (Charlotte County Property Appraiser). That spread is the widest in Englewood: 22 single-family sales closed under $250,000 and 10 at $1,000,000 or more. A small inland cottage and a new Gulf Boulevard home share a ZIP code here and almost nothing else.
We publish medians, not averages, because Englewood's top sales would drag an average far above a typical home. On the Sarasota side, the 603 single-family sales in the 12 months to October 14, 2026 ran from $149,000 to $6,750,000, and 56 closed at $1,000,000 or more, including the eight highest, all on Manasota Key Road (Sarasota County Property Appraiser). On the Charlotte side, ZIP 34224 ran from $100,000 to $2,200,000 across 405 single-family sales to September 9, 2026. The medians, $490,000 and $320,000, sit at the middle sale, which is what a typical Englewood seller needs to know.
Per square foot of county heated area, the single-family median was $201 in Charlotte County's ZIP 34224 (12 months to September 9, 2026), $275 in Sarasota County's ZIP 34223 (12 months to October 14, 2026) and $322 in the Charlotte part of ZIP 34223. The middle half of single-family sales ran from $175 to $246 per square foot in ZIP 34224 and from $224 to $337 on the Sarasota side. Heated area is the county's own measurement, not a listing sheet's square footage, so never set a county figure beside an MLS figure, and never price a home by multiplying either one.
Because the lot, the location and the kitchen are spread across more square feet. In Charlotte County's ZIP 34224, single-family homes under 1,200 heated square feet sold at $236 per square foot and homes of 2,000 to 2,500 square feet at $185, in the 12 months to September 9, 2026. The pattern bends at the top: homes of 2,500 square feet or more sold at $251 on the Charlotte side and $343 on the Sarasota side, where the largest homes include the Manasota Key estates; Sarasota-side homes of 1,200 to 1,600 square feet sold at $243 in the 12 months to October 14, 2026 (Charlotte County Property Appraiser; Sarasota County Property Appraiser).
Charlotte County recorded 405 single-family sales in ZIP 34224 and 87 in its part of ZIP 34223 from September 10, 2025 to September 9, 2026, and Sarasota County recorded 603 single-family sales in its part of ZIP 34223 from October 15, 2025 to October 14, 2026. Volume has been steady: in calendar 2025, ZIP 34224 recorded 524 single-family sales and the Sarasota side 567, the most of any calendar year since 2009 on both rolls. Those counts include builders' first sales, which is why the county record, and not a listing feed alone, is the base of every Englewood valuation we prepare.
They are below the peak and close to flat for resales. Charlotte County's ZIP 34224 single-family median moved from $335,000 to $320,000 between the prior 12 months and the latest 12 months to September 9, 2026, while homes sold more than a year after they were built held at $310,000 against $312,000. On the Sarasota side, the single-family median moved from $517,600 to $490,000 while older homes rose from $422,500 to $427,500. By calendar year, single-family medians peaked at $369,000 in ZIP 34224 and $601,200 on the Sarasota side, both in 2023; calendar rows include builders' first sales (Charlotte County Property Appraiser; Sarasota County Property Appraiser).
Price per square foot rose on both main rolls. In ZIP 34224, single-family homes recorded 89 sales at a $330,000 median and $215 per square foot in the three-month block from June 11 to September 9, 2026, against 136 sales at $319,950 and $190 in the block from June 12 to September 10, 2025. On the Sarasota side, the block from July 16 to October 14, 2026 recorded 118 single-family sales at $557,500 and $303 per square foot, against 118 at $558,350 and $287 from July 17 to October 15, 2025. In the Charlotte part of ZIP 34223 the latest block was 19 sales at $550,000, too few to read as a trend.
Nothing in the recorded single-family sales points to one, and we do not forecast. What the record shows is this: 2025 set the calendar-year high for single-family sales in ZIP 34224 and on the Sarasota side of ZIP 34223, and the median price per square foot held at $275 on the Sarasota side in both 2025 and 2026 to date (through October 13, 2026), while in ZIP 34224 it rose from $192 in 2025 to $210 in 2026 to date (through September 4, 2026). Prices did come down from the 2022 and 2023 peak, and that decline is already in the recorded prices. What comes next is not something any public record shows.
We do not publish predictions, and no public record supports one. What the county files support is a description of the last two years. In ZIP 34224, single-family medians by calendar year ran $360,000 in 2024, $320,000 in 2025 and $325,000 in 2026 to date (through September 4, 2026). On the Sarasota side they ran $600,000, $494,000 and $490,000 (2026 through October 13). Calendar rows include builders' first sales. Per square foot, the latest three-month block on each side closed above the same block a year earlier, $215 against $190 in ZIP 34224 and $303 against $287 on the Sarasota side. That is a record of the past year, not a forecast.
Current months of supply, days on market and sale-to-list ratio are MLS figures. Information not available at time of publishing (checked November 14, 2026). The county record shows the rest. Single-family volume rose on the Sarasota side, from 544 to 603 sales between the two latest 12-month windows to October 14, 2026, and fell in ZIP 34224 from 502 to 405 in the windows to September 9, 2026, while resale medians held on both sides. Builder competition is heaviest where buyers can choose a new home, in Coco Bay and Beachwalk by Manasota Key, so the answer differs neighborhood by neighborhood.
By calendar year, ZIP 34224 single-family homes moved from a $214,900 median and $142 per square foot in 2019 to $325,000 and $210 in 2026 to date (through September 4, 2026). The Sarasota side moved from $289,000 and $173 to $490,000 and $275 (2026 through October 13). By our arithmetic those medians are about 51 percent and 70 percent higher, and the peak years in between ran higher still. Calendar rows include builders' first sales and shift with what sold each year, so they describe the market, not your house (Charlotte County Property Appraiser; Sarasota County Property Appraiser).
Often close to what you paid, before selling costs, but it depends on the side of the line. Among homes resold in the last 12 months, by the year the seller last bought: in ZIP 34224, 17 single-family homes last bought in 2021 resold at a $299,900 median against a $280,000 median purchase price, and 7 of the 17 sold below what the seller paid. On the Sarasota side, 26 single-family homes last bought in 2021 resold at $425,000 against $474,950, and 10 of 26 sold below the purchase price. These are medians of two groups of recorded prices, not your house, and not a measure of return.
The county record shows sale prices, not mortgage balances, so it cannot say who owes more than a home is worth. It can show how 2022 buyers fared when they sold. In ZIP 34224, 15 single-family homes last bought in 2022 resold in the 12 months to September 9, 2026 at a $305,000 median against $350,000 paid, and 12 of the 15 sold below the purchase price. On the Sarasota side, 26 of 34 such homes sold below what the seller paid. In the Charlotte part of ZIP 34223 only 3 resold, a small group. Your own equity is your payoff letter set against a written valuation.
Many recent buyers have not. In ZIP 34224, 12 of 13 single-family homes last bought in 2023 resold below the purchase price in the 12 months to September 9, 2026, at a $350,000 median against $410,000 paid, and 16 of 29 homes last bought in 2024 or 2025 did the same. On the Sarasota side, 20 of 24 single-family homes bought in 2023 and 25 of 37 bought in 2024 or 2025 sold below what the seller paid in the 12 months to October 14, 2026. Calendar 2023 was the single-family median peak in ZIP 34224 and on the Sarasota side. If you bought then, an Englewood valuation with a net sheet shows whether selling now, waiting or renting nets more; Call Jesse direct at (239) 898-6072.
In the recorded sales, nearly always. In ZIP 34224, 19 single-family homes last bought from 2009 to 2012 resold in the 12 months to September 9, 2026 at a $320,000 median against $104,900 paid, and none sold below the purchase price; 40 bought from 2017 to 2019 resold at $328,150 against $225,200. On the Sarasota side, 47 homes bought from 2013 to 2016 resold at $324,900 against $215,200, none below. Across all 183 Charlotte-side and 252 Sarasota-side single-family repeat sales, 49 and 82 sold below the earlier price. The sales record we use begins in 2009, so earlier purchases are not in these groups.
Manasota Key is two markets split by the county line. The Sarasota County part recorded 25 qualified improved sales at a $2,200,000 median and $775 per square foot of living area in the 12 months to October 14, 2026, with single-family homes at $1,870,000. The Charlotte County part recorded 11 single-family sales at $950,000, $642 per heated square foot, and 48 condominium sales at $530,000 in the 12 months to September 9, 2026 (Charlotte County Property Appraiser; Sarasota County Property Appraiser). With so few sales, a key home is valued from its own frontage and lot. Ask for an Englewood valuation built from the key's recorded sales, or Call Jesse direct at (239) 898-6072.
On the Sarasota roll, 741 Manasota Key Rd recorded $6,750,000 in June 2026, a home built in 2000 with 7,384 square feet of county living area, and the eight highest single-family sales on the Sarasota side of ZIP 34223 in the 12 months to October 14, 2026 were all on Manasota Key Road. On the Charlotte roll, the highest single-family sales to September 9, 2026 were $2,200,000 at 9801 Eagle Preserve Dr in March 2026, built in 2013 with 3,022 heated square feet, and $2,200,000 at 1600 New Point Comfort Rd in July 2026, built in 2016 with 3,115 (Charlotte County Property Appraiser). These are public county records.
On the roll's own water codes, yes in the latest year. By our arithmetic on the 25 Sarasota-side Manasota Key sales in the 12 months to October 14, 2026, the 11 coded BAYK (bay) had a $1,855,000 median and the 4 coded GULF had $2,649,500, while 8 carrying a third code, GBAY, which the file does not define, had $4,575,000 and included the five highest prices (Sarasota County Property Appraiser). Four Gulf sales is a small group, so a Gulf-front valuation reads each sale individually and weighs the frontage, the state Coastal Construction Control Line and the flood zone rather than leaning on a median.
It does when the route is documented. No county roll records a boat route, so we document it: both road bridges to Manasota Key are drawbridges with 26 feet of vertical clearance closed at mean high water, and the Ainger Creek road bridge is a fixed 9 feet (NOAA U.S. Coast Pilot 5, Chapter 12). Stump Pass is Englewood's inlet, and NOAA says it should not be attempted without local knowledge. Florida DEP reports that Milton Pass had closed by May 2026, so it adds nothing to a route. A home above a 9-foot bridge serves a smaller pool of boat buyers than one on open Lemon Bay, and the price reflects it.
There is no single Lemon Bay figure, because bayfront homes sit on both rolls and at the high end of the flood scale. A sampled point on the Lemon Bay shore at 2000 Placida Rd returned Zone VE with a 10-foot base flood elevation (FEMA National Flood Hazard Layer), and on the key's bay side, the 11 Sarasota-side sales coded BAYK recorded a $1,855,000 median in the 12 months to October 14, 2026. Lemon Bay is a 7,227-acre state aquatic preserve, so dock and seawall work is permitted to a higher standard (Florida Aquatic Preserves, Lemon Bay). A bayfront valuation prices the frontage, the dock permits and the elevation certificate together.
Usually, but how much depends on the canal's route to open water. The county rolls flag water, not routes. A canal behind Englewood Isles reaches Lemon Bay through Forked Creek, an Idle Speed manatee zone under Florida rule 68C-22.026 (Florida rule 68C-22.026), and a home above the fixed 9-foot Ainger Creek bridge serves only low boats. Canal-by-canal clearances inside Englewood Isles, Oyster Creek and Englewood East are not published in any record we checked, so we measure them for a valuation. For scale, Englewood Isles recorded 28 sales at a $475,000 median and Oyster Creek 27 at $335,000, each in its own county window.
Your parcel record decides, not your ZIP code. ZIP 34223 holds 3,431 Charlotte County parcels and 14,536 Sarasota County parcels, and ZIP 34224 holds 15,910 Charlotte parcels and 59 Sarasota parcels. Search the address on the Charlotte County Property Appraiser site and then on the Sarasota County Property Appraiser site; it exists on only one roll. The county sets your comparable sales, your buyer's tax bill, your flood map date and your permit office, which is why a Charlotte-side Englewood Beach home and a Sarasota-side Englewood Isles home are valued against different records.
It can. The City of North Port covers 39 percent of the land in ZIP 34223, so an Englewood mailing address can sit inside an incorporated city with its own layer of government and taxes. Those parcels trade as a different market from unincorporated Englewood, so we price them from their own comparables and check the parcel record first; our Englewood seller guide covers the same check. If your parcel record shows the city as a taxing authority, your comparables should come from North Port sales, and a buyer will read a city line on the tax bill that an unincorporated Englewood parcel does not carry.
It changes who can finance the home, what insurance costs and what a buyer can rebuild, so buyers price it. Englewood runs from Zone VE on parts of the Gulf and Lemon Bay shore to Zone X a few blocks inland, and one lot can carry two zones: 840 Van Gogh Rd shows AE with a 10.1-foot base flood elevation and X on the same parcel (Sarasota County Property Appraiser, parcel 0495130044). The Charlotte side uses FEMA maps effective December 15, 2022 and the Sarasota side maps effective March 27, 2024. We value an A or V zone home with its elevation certificate in hand.
A buyer's offer reflects the full carrying cost, and in an A or V zone flood insurance is part of it. No public source publishes an average Englewood premium, so the only real number is a quote on the structure. Both Englewood counties hold Community Rating System Class 5, a 25 percent discount on National Flood Insurance Program policies in the Special Flood Hazard Area (FEMA CRS list, April 2026). Sarasota County notes that a new NFIP policy typically carries a 30-day wait, which is why a late quote can push a closing. An elevation certificate gets the buyer a faster, firmer quote.
Not to start one, but it sharpens the number. Charlotte County's 50 percent rule guidance names the elevation certificate as the document that shows whether the lowest floor meets the required elevation of one foot above base flood elevation (Charlotte County, 50% FEMA Rule package), and insurers price flood coverage from it. For a home in an AE or VE zone it is the first document an Englewood buyer asks for. Check your purchase closing file, insurance file and permit file. If your home was repaired or elevated after Helene or Milton, the certificate from that permit is the one we want.
If repairs or improvements to a building in a flood zone cost 50 percent or more of the structure's pre-damage market value, the whole building must meet current flood rules, usually by elevating. The test runs on the structure, not the land, so the threshold arrives sooner on older, smaller homes: ZIP 34224 single-family resales built before 1970 had a 1,069.5 square foot median heated area, against 1,640 for homes built since 2020. At a $120,000 structure value the threshold is $60,000. A buyer shown an elevation certificate with the lowest floor already at the required elevation stops pricing a worst case (Charlotte County, 50% FEMA rule).
Repaired, permitted and documented damage does not have to. Milton pushed 6 to 9 feet of surge from Venice to Boca Grande, with an isolated peak near 10 feet at Manasota Key (NHC, Milton report), and Helene 4 to 6 feet from Venice to south of Englewood (NHC, Helene report). What lowers a value is unrepaired damage, open permits and a history the buyer learns late. Under SB 180 as summarized by the Florida Senate, property appraisers assess storm repairs at just value up to 130 percent of the pre-destruction square footage or 2,000 square feet (Florida Senate, SB 180 summary). Bring the claim file, invoices and permits to the valuation.
They lower what buyers will offer until they are closed, because a storm repair never finished, or finished without a final inspection, becomes a closing problem with a date on it. Check the permit history with the county that holds your parcel: Charlotte County Community Development covers building and permits, and Sarasota County runs Building and Code Enforcement divisions (Sarasota County Planning and Development Services). Charlotte County ran a pop-up permitting site at its West County Annex in Englewood after Helene and Milton (Charlotte County Annual Report 2024/25), so Charlotte-side repairs from that period should appear on the county record.
Roof age moves value through insurance: a financed buyer cannot close without coverage, and the buyer's insurance agent will ask the roof's age before quoting. Insurer roof-age thresholds are not in the public Englewood records we use, so we quote no cutoff. What moves the number is paperwork: the roof permit with its final inspection, any wind mitigation report and the dates of storm repairs. Citizens held 2,121 multi-peril personal residential policies in Charlotte County at August 31, 2026, against 14,242 in July 2024 (Citizens, policies in force), so the insurer of last resort holds far fewer homes here than two years ago, and a documented roof speeds a buyer's quote.
It changes the buyer's cost arithmetic. Most of Englewood is in the Englewood Water District, where a mandatory connection policy applies, owners pay for availability whether or not they connect, and connection is required within 365 days of written notice once service is available (Englewood Water District FY27 rules). On connection, the old tank is pumped, crushed and filled under permit. The district's water and sewer capital charges total $15,454.50 for one connection on its current schedule. A septic home with a service availability answer, and receipts for any district charges already paid, is valued with that cost known rather than guessed.
Yes, because a buyer reads the whole bill, and a homestead exemption does not reduce these lines. The Englewood Area Fire Control District charges a residential assessment of $290.78 for 2026 to 2027 on both sides of the county line (Englewood Area Fire Control District). The Englewood East street and drainage unit charges $292.00 per unit in FY2026 and FY2027. On the Charlotte part of Manasota Key, the proposed FY27 residential beach charge was $259.56 per equivalent dwelling unit against $21.83 in FY26 (Charlotte County MSBU hearing backup). We put each line in the valuation so the buyer prices it once.
It depends on the county side and the building's distance from the Gulf. Charlotte County's ZIP 34224 condominiums, mostly mainland complexes along Placida Road and the Cape Haze edge, recorded 63 sales at a $138,000 median in the 12 months to September 9, 2026, against $225,000 on 233 sales over 60 months. The Charlotte parcels in ZIP 34223 recorded 81 condominium sales at $419,900, including 48 on the Charlotte part of Manasota Key at $530,000. Sarasota-side ZIP 34223 condominiums recorded 67 sales at $202,300 in the 12 months to October 14, 2026. A condominium is valued against its own complex first, with the association's budget and reserves in hand.
First confirm what you own: the land and the home, a cooperative share, or the home on leased land. Charlotte-side ZIP 34224 mobile-home parcels recorded 118 sales at a $135,000 median in the 12 months to September 9, 2026, and Sarasota-side ZIP 34223 recorded 86 at $156,750 to October 14, 2026. Community medians on the Charlotte roll run from Mobile Gardens at $59,000 to Sandalhaven at $182,450 (Charlotte County Property Appraiser). Fannie Mae's appraisal waiver is unavailable for manufactured homes and co-op units (Fannie Mae Selling Guide B4-1.4-10), so a financed buyer's lender gets a full appraisal, and the price must hold up to it.
On the Charlotte side, ZIP 34224 recorded 138 qualified vacant-lot sales at a $25,000 median, from $8,000 to $530,500, in the 12 months to September 9, 2026, and every window back to 60 months shows a median of $24,000 to $25,000 (Charlotte County Property Appraiser). About 88 percent of the ZIP's vacant residential parcels sit in the Englewood East grid, so a typical grid lot is priced by the nearest lot sales in its section, and water, a corner, a survey or utilities at the street lift a lot above that. A buyer also adds the $292 Englewood East assessment and about $15,454.50 in water district capital charges to build. Sarasota-side lot sales are not part of our county pull.
It sets a ceiling where builders are selling. In Charlotte County's ZIP 34224, 96 builder-direct single-family sales recorded a $329,800 median against 309 resales at $310,000 in the 12 months to September 9, 2026, and in the Coco Bay group 20 resales closed at $280,000 against 109 builder-direct sales at $315,600. On the Sarasota side, 201 single-family homes sold within about a year of being built (a proxy for new construction) recorded $618,900 against 402 older-home sales at $427,500. A resale near Coco Bay or Beachwalk is valued against the builder's recorded closings, not its brochure. For that comparison on your street, request an Englewood home valuation or Call Jesse direct at (239) 898-6072.
In Sarasota County's part of ZIP 34223, 311 three-bedroom single-family homes recorded a $630,000 median with a 2,125 square foot median heated area in the 12 months to October 14, 2026. Two-bedroom homes recorded 243 sales at $375,000 and 1,442 square feet, four-bedroom homes 38 at $726,350, and five-bedroom homes 9 at $800,000, a small group (Sarasota County Property Appraiser). Bedroom counts come from the Sarasota roll. The Charlotte County roll extract we use carries no bedroom count, so a Charlotte-side Englewood home is valued by heated area, era and water instead.
Era moves price on both rolls, and differently. Among single-family resales in Charlotte County's ZIP 34224, homes built before 1970 recorded $248,500 on 20 sales, 1980s homes $273,950 on 88 and 2010s homes $376,000 on 22, in the 12 months to September 9, 2026. On the Sarasota side, pre-1970 homes recorded $264,000 on 44 sales, 1980s homes $411,000 on 63 and homes built since 2020 $610,000 on 68, to October 14, 2026. Size travels with era, so the decade alone does not set a price. The 1980s homes are the largest Charlotte-side resale group, and condition and roof records separate one of them from the next.
No regulator or loan agency publishes an error rate for consumer estimates such as the Zestimate, so there is no honest accuracy figure for Englewood. What is known is where automated models struggle here: they read one ZIP code across two county rolls, mix condominiums, manufactured homes and Gulf-front estates in ZIP 34223, and see water codes but not boat routes. Research in HUD's journal Cityscape found that a poor condition rating raised automated valuation error by 4.35 percentage points against a good rating (HUD Cityscape), and condition after Helene and Milton is exactly what a model cannot see. Treat any online figure as a starting point.
Not to set a list price. A calculator does not know your roof permit date, your elevation certificate, which bridges stand between your dock and Lemon Bay, whether the Englewood Water District has served notice on your street, or which county's sales a buyer's appraiser will use. The federal Quality Control Standards for Automated Valuation Models rule, 89 FR 64538, took effect on October 1, 2025 and governs lenders' models in covered mortgage decisions; a free consumer estimate is not covered by it at all (Federal Register, 89 FR 64538). Price from a written analysis that names its comparables.
A comparative market analysis is prepared by a listing agent to set a price that sells; an appraisal is prepared by a licensed appraiser for a lender to support a loan. Both rest on recent comparable sales, and in Englewood both should come from the right county roll. The buyer's lender orders the appraisal after you accept an offer, so a CMA built from the comparables an appraiser will use, Charlotte-roll sales for a Charlotte-side home and Sarasota-roll sales for a Sarasota-side home, avoids a low-appraisal surprise during the contract. We give the appraiser that comparable set before the visit.
Often, yes. Fannie Mae's Selling Guide, section B4-1.4-10, makes its appraisal waiver unavailable for co-op units, manufactured homes, two- to four-unit properties, proposed construction and any transaction where the price or estimated value is $1,000,000 or more (Fannie Mae Selling Guide B4-1.4-10). In Englewood that reaches a large part of the market: 56 of the 603 Sarasota-side single-family sales in the 12 months to October 14, 2026 closed at $1,000,000 or more, and so did 10 of the 87 in the Charlotte part of ZIP 34223. Add the manufactured-home communities and the Gulf to Bay cooperative, and a price must be ready to survive an appraiser's review.
The request takes about sixty seconds through the address form on this page. The rest depends on the file: before we visit, we pull the recorded sales from your county roll, your parcel's flood zone and panel, the non-ad valorem lines on your tax bill and your permit history, then we walk the home and write the range. Tell us your timing, whether you are selling this season or simply want to know, and we schedule around it, including by video if you are out of town. A Manasota Key or Lemon Bay home needs one extra step, because we document the water route and bridge clearances as well.
Nothing, and you do not have to list with us. You keep the written range, the recorded comparables from your own county roll, the adjustments we made and a seller net sheet either way. The net sheet matters in Englewood because costs differ by county and price: deed stamps alone are $2,240.00 at the ZIP 34224 single-family median of $320,000 and $3,430.00 at the Sarasota-side median of $490,000. Request your free Englewood home valuation or Call Jesse direct at (239) 898-6072 to start.
For the most accurate number, yes. Condition is the one variable no county record holds: a roof replaced under permit after Milton, impact windows, a repaired or unrepaired flood loss and the state of a seawall all change price, and none of them appear on either county roll. We can give you a range from the record first and refine it after the walkthrough. If you are on Manasota Key, tell us which county's tax bill you receive, and if you are on the water, tell us the largest boat your dock has held, because those two facts change which sales we compare.
Fix the documents before the drywall. The items that change who can insure and finance an Englewood home come first: close open permits, gather the roof permit and its final inspection, find or order an elevation certificate, and confirm sewer or septic status with the Englewood Water District. On the Charlotte part of Manasota Key, beach-visible fixtures must be FWC approved and beach-visible glass tinted to 45 percent light transmittance or less, so fixing lighting removes an inspection objection (Charlotte County, Sea Turtles and Coastal Development). In an A or V zone a large remodel can run into the 50 percent rule, so ask for a free Englewood valuation or Call Jesse direct at (239) 898-6072 before you spend.
The county record shows when sales close, not when homes list. Over the five years to September 9, 2026, March was the busiest closing month for ZIP 34224 single-family homes, at 10.7 percent of 2,060 sales, followed by June at 10.2 and May at 10.0, and January was the quietest at 6.1. Over the five years to October 14, 2026, March and April led the Sarasota side at 11.2 and 11.1 percent of 2,647 sales, and September was quietest at 5.4. In the Charlotte part of ZIP 34223, May led at 13.0 percent of 307 sales. Winter listings feed spring closings. Days on market by listing month: Information not available at time of publishing (checked November 14, 2026).
Your homestead exemption and Save Our Homes cap end with your ownership. Save Our Homes limits a homestead's yearly assessed-value growth to 3 percent or the change in CPI, whichever is lower, and the Sarasota County Property Appraiser lists the cap at 2.7 percent for 2026. At a change of ownership the assessment resets (Florida Statutes 193.155). Portability can carry part of your accumulated benefit to a new Florida homestead, and the property appraiser explains how (Sarasota County Property Appraiser, Save Our Homes and portability). Charlotte County's exemption filing deadline is March 1. This is information, not tax advice.
Often, yes, and buyers price it. The buyer's bill is rebuilt from the property appraiser's January 1 value after the sale, with the buyer's own exemptions. In 2026 the Charlotte side's tax district 005 runs 15.5683 mills and Manasota Key's district 003 runs 16.3481 (Charlotte County 2026 rate chart), and the Sarasota side's tax code 1500 runs 11.3712 mills, proposed. On illustrative arithmetic at 2026 rates, a homesteaded buyer at $315,000 on the Charlotte side pays about $4,270 in ad valorem tax. Florida requires that the buyer receive a property tax disclosure summary at or before signing (Florida Statutes 689.261).
It depends on the county. In Charlotte County the seller customarily pays the owner's title policy, and the contract controls. On the Sarasota side, the contract controls, local custom varies, and your closing agent confirms who pays before you sign. The premium itself is set by state rule and is the same at every title insurer: $1,675.00 at $320,000 and $2,525.00 at $490,000, before any reissue credit (Rule 69O-186.003). We show the line on your net sheet under whichever party the contract names, and the lender's policy, when the buyer finances, is the buyer's cost.
Florida's documentary stamp tax on the deed is $0.70 per $100 of price, with the price rounded up to the next $100, and it is the same in Charlotte and Sarasota counties (Florida Department of Revenue). That is $2,240.00 at the ZIP 34224 single-family median of $320,000, $2,695.00 at the $385,000 single-family median in the Charlotte part of ZIP 34223, $3,430.00 at the Sarasota-side median of $490,000 and $15,400.00 at the $2,200,000 median for the Sarasota part of Manasota Key. A $5,000 price reduction saves the seller only $35.00 in stamps, so the tax should never drive a pricing decision.
On our example net sheet at the ZIP 34224 single-family median of $320,000, seller costs come to about $23,120, or 7.2 percent, including an optional buyer's agent payment, and about $15,120, or 4.7 percent, without it. At the Sarasota-side median of $490,000 the figures are about $34,964 (7.1 percent) and $22,714 (4.6 percent). Those include deed stamps, the owner's title premium, an estoppel at the $299 cap (Florida DBPR estoppel fees), a mid-year tax proration and estimated title fees, and every commission is negotiated. Our Florida seller closing costs guide covers the detail. For a net sheet on your address, Call Jesse direct at (239) 898-6072.
On the same Charlotte County roll and window, the 12 months to September 9, 2026, ZIP 34224's single-family median was $320,000 against $302,550 across Port Charlotte's six ZIP codes, and the Charlotte part of ZIP 34223 was $385,000. The Charlotte side of Englewood sits close to Port Charlotte on price while the water, Lemon Bay, the Manasota Key beaches and the route to Stump Pass, sits closer. For Port Charlotte's own record, read our Port Charlotte home values page, and for the next market down the harbor, our Punta Gorda home values page.
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When you value your Englewood home with a top-reviewed team of Top 1% Real Estate Agents Nationally Since 2008, the partners who price it are the partners who negotiate it. Read every client review on our Google Business Profile. Request your free Englewood home valuation or Call Jesse direct at (239) 898-6072.
Every figure on this Englewood valuation page traces to a public document, and these are the ones a seller actually opens: the two county property appraiser record pages, FEMA's flood layers, the Florida statutes behind the flood, tax and association disclosures, and the state fee and tax schedules. Each link goes to the publishing authority, not a copy.
| Document | Publisher | What an Englewood seller uses it for | Link |
|---|---|---|---|
| Downloads: roll and sales files | Charlotte County Property Appraiser | The recorded, qualified sales behind every Charlotte-side figure, and the parcel search that confirms your county | ccappraiser.com downloads |
| Download data: parcel and sales files | Sarasota County Property Appraiser | The qualified sales behind every Sarasota-side figure, and the parcel record with flood panel and zone | sarasotapropertyappraiser.gov download data |
| National Flood Hazard Layer | FEMA | The effective flood zone, base flood elevation and any Letter of Map Revision for your lot | FEMA National Flood Hazard Layer |
| NFIP Community Rating System Eligible Communities, April 2026 | FEMA | Class 5 status and the 25 percent flood discount for both Englewood counties | FEMA CRS list |
| Section 689.302, Florida Statutes | Florida Legislature | The flood disclosure a seller delivers at or before the contract | Section 689.302 |
| Section 689.261, Florida Statutes | Florida Legislature | The property tax disclosure summary the buyer receives at or before signing | Section 689.261 |
| Section 720.401, Florida Statutes | Florida Legislature | The HOA disclosure summary owed before the buyer signs, and the regimes it does not cover | Section 720.401 |
| Estoppel Certificate Fees schedule | Florida DBPR | The $299, $119 and $179 estoppel caps and the condominium transfer fee cap | DBPR estoppel fee sheet |
| Documentary Stamp Tax guidance | Florida Department of Revenue | The $0.70 per $100 deed rate and the rounding method | floridarevenue.com documentary stamp tax |
| 50% FEMA Rule permit guidance, Rev. 07/2025 | Charlotte County Community Development | The substantial damage test and the one-foot-above-base-flood-elevation standard | Charlotte County 50 percent rule package |
| Understanding the FEMA 50% Rule | Sarasota County Property Appraiser | The 50 percent rule on the Sarasota side | Sarasota County Property Appraiser explainer |
| Save Our Homes and portability | Sarasota County Property Appraiser | How the homestead cap resets at a sale and how portability works | Save Our Homes and portability |
Every source below was read between October 21 and November 14, 2026, and each figure on this page carries its own date and window beside it in the text. Primary documents only: Florida Statutes, state and federal agencies, Charlotte County and Sarasota County and their Property Appraisers, Clerks and Tax Collectors, the Englewood Water District and other independent districts, and community associations' own pages. Charlotte County sales figures come from the Charlotte County Property Appraiser's roll and sales files, whose newest qualified recorded sale is September 9, 2026; Sarasota County sales figures come from the Sarasota County Property Appraiser's bulk parcel and sales file dated October 21, 2026, whose newest qualified sale is October 14, 2026. No listing site, brokerage or valuation aggregator was used for any figure on this page.
By Jesse McGreevy and Marc Comisar, who together bring over 45 years of combined direct experience. For this Englewood page we tracked 405 recorded single-family sales in ZIP 34224 and 87 in the Charlotte part of ZIP 34223 on the Charlotte County roll, and 603 in ZIP 34223 on the Sarasota County roll.
Each of those counts carries its own 12-month window, and we tracked every flood, water district, assessment, tax and disclosure rule a buyer's lender, insurer and appraiser will apply to your house, so each figure here comes from a public record you can check.
If you are thinking, "I need someone to sell my house in Englewood, Florida," McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Englewood, Charlotte County, Sarasota County, Port Charlotte, Punta Gorda, Babcock Ranch, Estero, Bonita Springs, Naples and Fort Myers. Whether you are selling on Manasota Key, at Englewood Beach, on Lemon Bay, in Englewood East, Englewood Isles, Grove City, Oyster Creek, Boca Royale, Beachwalk by Manasota Key or Coco Bay, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
Jesse McGreevy: (239) 898-6072, [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com, or read about McGreevy and Comisar. For buying questions, see how we represent Southwest Florida buyers, and for a seller's first step, request your free Englewood home valuation. Call Jesse direct at (239) 898-6072. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.
Brokered by Domain Realty. Jesse McGreevy (SL3101296) and Marc Comisar (BK3060671) are licensed Florida real estate professionals regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes.
Updated November 2026. This page is general information about Englewood home values, not an appraisal and not legal or tax advice. Market figures change with each county file and statutory figures change annually. For your specific property, ask us for the file.