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By Jesse McGreevy and Marc Comisar. Updated November 2026. If you own a house in Englewood East and want its price before you decide anything else, this page gives it to you from the county's deed record: 227 qualified sales in the latest 12 months, ten calendar years of history and the reasons a website figure drifts (Charlotte County Property Appraiser). The neighborhood itself, its plat sections, streets, utilities, parks and flood maps, is covered in our Englewood East community guide. If you have already decided to list, our Englewood East seller guide sets out the sale from the listing agreement to the closing table. This page keeps to one question: what your home is worth, and which recorded sales prove it.
Englewood East is not a town and has no municipal government. The name covers eight Port Charlotte Subdivision sections, 062, 063, 064, 065, 069, 073, 074 and 084, platted by General Development Corporation east of Englewood in unincorporated Charlotte County, every one of them carrying an Englewood 34224 mailing address. The county roll dated November 5, 2026 lists 7,939 parcels in those sections: 4,333 improved single-family homes and 3,075 vacant residential lots, with the median home at 1,545 heated square feet and a median build year of 1991 (Charlotte County Property Appraiser). Nearly two parcels in five are still empty, 38.7 percent by our arithmetic, so an Englewood East valuation always answers two questions together: what homes like yours resold for, and what a builder can put on the lot across the street for a buyer who would rather have new.
Englewood East home values in late 2026 center on a $315,000 median from 227 qualified sales recorded September 10, 2025 to September 9, 2026: resales at $305,000, new-home first sales at $389,500. Price per heated square foot has stayed between $199 and $207 for six straight three-month blocks (Charlotte County Property Appraiser).
How to read these figures: every Englewood East number on this page is our count of the Charlotte County Property Appraiser roll dated November 5, 2026, which carries qualified sales through September 9, 2026. We count qualified sales of improved parcels above $50,000 in sections 062, 063, 064, 065, 069, 073, 074 and 084, ZIP 34224. A new-home first sale is the first recorded sale of a house built within a year of that sale; every other improved sale is a resale. Price per square foot means per square foot of the county's heated (living) area, never a listing sheet's figure, and any group under 10 sales is called a small group (Charlotte County Property Appraiser).
Talk to McGreevy and Comisar before you list. The record behind the team that will value your Englewood East home:
An Englewood East home is worth what its own kind of house has recently sold for: in the 12 months to September 9, 2026, resales recorded a $305,000 median and new-home first sales $389,500, with $203 per heated square foot across the set. Size, build year and section then narrow the number (Charlotte County Property Appraiser).
Data updated: November 2026 (Charlotte County Property Appraiser roll dated November 5, 2026, qualified improved sales above $50,000 in Port Charlotte Subdivision sections 062, 063, 064, 065, 069, 073, 074 and 084, ZIP 34224, September 10, 2025 to September 9, 2026, newest qualified sale September 8, 2026; resale and new-home, price band, heated-area and longer-window cuts tabulated November 2026).
Englewood East recorded 227 qualified improved sales above $50,000 from September 10, 2025 to September 9, 2026, at a $315,000 median, with the middle half between $265,000 and $395,000. Parcels the roll codes single-family made up 198 of them, at $313,000; 13 small multifamily buildings sold at $395,000 (Charlotte County Property Appraiser).
Englewood East qualified improved sales above $50,000, September 10, 2025 to September 9, 2026.
| Group | Sales | Median price | Middle half of prices | Median per heated sq ft (middle half) |
|---|---|---|---|---|
| All qualified improved sales | 227 | $315,000 | $265,000 to $395,000 | $203 ($182 to $240), on 213 sales with heated area |
| Parcels coded single-family | 198 | $313,000 | $261,525 to $381,000 | not computed separately |
| Resales | 195 | $305,000 | $257,900 to $375,000 | $203 ($180 to $240), on 181 sales |
| New-home first sales | 32 | $389,500 | $313,225 to $433,750 | $210 ($189 to $240), on 32 sales |
| Small multifamily, 2 to 9 units | 13 | $395,000 | $281,400 to $398,500 | not computed |
Source: Charlotte County Property Appraiser, our tabulation. Per-foot figures use the county's heated area.
Three readings matter before any owner applies these figures to a house. First, the middle half of all prices spans $130,000 (our arithmetic), so the median describes the neighborhood, not your address. Second, 14 of the 227 sales carry no heated area on the roll, which is why the per-foot line rests on 213 sales (our arithmetic on the Charlotte County Property Appraiser file). Third, the homes that sold were newer than the homes that stand: the median sold home had 1,578 heated square feet and was built in 1997, against 1,545 square feet and 1991 for the whole single-family roll (Charlotte County Property Appraiser). Builder closings pull the sold-home profile newer, and a seller of a 1980s house has to read past them.
The 13 sales of buildings with 2 to 9 units closed at a $395,000 median, above a typical single-family resale (Charlotte County Property Appraiser). They are a separate product bought on different arithmetic, so we never use one as a comparable for a single-family house, or the reverse.
An Englewood East resale should be priced against other resales because the two groups sold about $84,500 apart at the median in the latest 12 months: $305,000 for 195 resales and $389,500 for 32 new-home first sales. Per heated square foot the gap was much smaller, $203 against $210 (Charlotte County Property Appraiser).
The narrow per-foot gap says most of the price difference is house size and age, not a premium on the word "new." The 32 new homes had a median of 1,676 heated square feet, larger than the 1,578 square foot median of all homes sold in the window (Charlotte County Property Appraiser). Resales of homes built in 2015 or later, 39 sales, closed at a $375,000 median and $219 per heated square foot, sitting between the 1980s and 1990s resale stock and the builders' first sales (same source). That middle line is the one a 2016 or 2019 house should be compared with.
The same split holds in every longer window. Over 24 months, 61 new-home first sales closed at a $365,000 median against 377 resales at $306,000; over 36 months, 100 new-home first sales at $389,000 against 576 resales at $320,000 (Charlotte County Property Appraiser). New homes have been about one Englewood East sale in seven, 14.1 percent of the latest 12 months and 13.9 percent of the latest 24 (our arithmetic), so they move a blended median without describing most of the houses on the street.
Fannie Mae's comparable-sales rules, written for new subdivisions and projects, prefer a verifiable resale to a builder's sale when an appraiser picks comparables (Fannie Mae Selling Guide B4-1.3-08). Englewood East is a decades-old plat with houses added one lot at a time rather than a new project, but the logic carries over: a builder's price includes incentives and features a resale does not have, and the deed does not show them. If you are weighing a builder's house against a resale yourself, our guide to new construction in Englewood covers that side.
Most Englewood East sales fall between $250,000 and $399,999: 146 of the 227 qualified sales in the 12 months to September 9, 2026, or 64.3 percent. Another 34 sold below $250,000, 38 between $400,000 and $499,999, and 9, a small group, at $500,000 or more (Charlotte County Property Appraiser).
Englewood East qualified improved sales by price band, September 10, 2025 to September 9, 2026.
| Price band | Sales | Share of the 227 |
|---|---|---|
| Under $250,000 | 34 | 15.0% |
| $250,000 to $299,999 | 57 | 25.1% |
| $300,000 to $349,999 | 49 | 21.6% |
| $350,000 to $399,999 | 40 | 17.6% |
| $400,000 to $499,999 | 38 | 16.7% |
| $500,000 and up | 9 (a small group) | not stated for a small group |
| All bands | 227 | 100% |
Source: Charlotte County Property Appraiser, our tabulation.
The busiest single band, $250,000 to $299,999, held 57 sales. Below $250,000 the market is mostly the smallest houses: the 30 sales under 1,200 heated square feet closed at a $223,500 median (Charlotte County Property Appraiser). Above $400,000 it is mostly the largest and newest: the 18 sales of 2,100 heated square feet or more closed at $438,500, and the 23 resales of homes built in 2020 or later at $395,000 (same source).
For a seller the band matters as much as the median. A list price in the $250,000 to $399,999 range competes where nearly two-thirds of Englewood East buyers closed; a list price of $400,000 or more competes for the 47 buyers who paid that much in a full year (our arithmetic). Before we suggest a price we ask which band your house really belongs in, and what a buyer in that band could buy instead.
Price per heated square foot gets an Englewood East home into a band, not to a price. The middle half of 213 sales in the 12 months to September 9, 2026 ran $182 to $240 per heated square foot around a $203 median, so the median-sized sold home could be priced about $91,500 apart (Charlotte County Property Appraiser).
As a worked illustration, not a value: the median Englewood East home sold in the window had 1,578 heated square feet (Charlotte County Property Appraiser). At $182 per foot it is $287,196, at $203 it is $320,334 and at $240 it is $378,720, a spread of $91,524 on one house (our multiplication). The roof, the utilities, the section, the pool and the condition decide where inside that spread a real house lands.
The per-foot figure also falls as houses get bigger, so a small house's rate cannot be stretched over a large one. By heated size in the same window, the median ran $222 per foot under 1,200 square feet (30 sales), $205 from 1,200 to 1,499 (54) and from 1,500 to 1,799 (76), $193 from 1,800 to 2,099 (35) and $182 at 2,100 and up (18) (Charlotte County Property Appraiser). Kitchens, bathrooms and the lot cost about the same whatever the size of the rooms around them, so each added foot buys less. Fannie Mae makes the same point to appraisers, warning against an adjustment such as "a $20 per square foot adjustment for the difference in the finished above-grade area based on a rule-of-thumb" where the market supports a different figure (Fannie Mae Selling Guide B4-1.3-09).
One more caution: always use the county's heated area. A listing sheet may count a garage conversion, an enclosed lanai or a Florida room that the roll does not, and a per-foot figure from one measure set against a house measured by the other misprices both. The second part of this page takes size, build year and section apart table by table.
Longer windows show where the 12-month Englewood East figure sits in the cycle. The median was $315,000 over 12 months, $317,700 over 24, $326,650 over 36 and $340,000 over 60, because each longer window holds more sales from the 2022 to 2024 peak years (Charlotte County Property Appraiser).
Englewood East qualified improved sales above $50,000 in windows ending September 9, 2026.
| Window | Sales | Median | Middle half of prices | Median per heated sq ft (middle half) | New-home first sales: count, median | Resales: count, median |
|---|---|---|---|---|---|---|
| 12 months, from September 10, 2025 | 227 | $315,000 | $265,000 to $395,000 | $203 ($182 to $240) | 32, $389,500 | 195, $305,000 |
| 24 months, from September 10, 2024 | 438 | $317,700 | $267,250 to $394,250 | $209 ($187 to $240) | 61, $365,000 | 377, $306,000 |
| 36 months, from September 10, 2023 | 676 | $326,650 | $282,250 to $400,000 | $216 ($193 to $248) | 100, $389,000 | 576, $320,000 |
| 60 months, from September 10, 2021 | 1,234 | $340,000 | $290,675 to $404,000 | $223 ($196 to $255) | not split | not split |
Source: Charlotte County Property Appraiser, our tabulation.
The resale column is the one to read. The 24-month resale median, $306,000, is within $1,000 of the 12-month figure, $305,000 (our arithmetic), so Englewood East resale prices have been essentially level for two years (Charlotte County Property Appraiser). The 36-month window adds the year from September 2023, when prices were still near the top, and lifts the resale median to $320,000. The 60-month figure reaches back into the 2021 and 2022 run-up and is history, not today's market.
That is how a buyer's appraiser is told to think as well. Since February 4, 2025, appraisers must support the market trend with "a minimum timeframe of 12 months from which the overall market trend must be derived," and back any time adjustment with market-derived evidence (HousingWire, January 14, 2025). A seller who prices from the 12- and 24-month resale lines prices from the same evidence the appraiser will use.
The deed record shows what an Englewood East home sold for, not how it sold. It carries no asking price, days on market, price cuts, seller credits or builder incentives, so for Englewood East those listing measures get the one honest answer the public file allows, and we add the listing side when we value a specific home.
For Englewood East, days on market, sale-to-list ratio, months of supply, active listings and rents: Information not available at time of publishing (checked November 14, 2026).
The deed record has a strength that listing statistics lack. Florida Realtors notes that its monthly figures are "compiled from MLS feeds" (Florida Realtors, September 2026 MSA summary), so a sale that never went through the MLS is not in them. A builder closing on a scattered Englewood East lot, or a sale between neighbors, still records a deed, and every qualified one is in the 227 above (Charlotte County Property Appraiser). When we prepare a valuation for your address we pair that full deed record with the listing history of the closest sales: what they asked, how long they sat and what the seller conceded.
Talk to McGreevy and Comisar before you list. Jesse McGreevy and Marc Comisar will place your Englewood East home against the $305,000 resale median, the new-home first sales and the size and era lines above, by hand and from the county's own 12-month window. Request your free Englewood East home valuation or call Jesse direct at (239) 898-6072.
Shopping for a home in Englewood East instead? Marc leads the buying side: call Marc at (239) 287-5873 or read our guide to buying a home in Englewood.
Englewood East values more than doubled from 2017 to 2023, then eased. The calendar-year median went from $170,000 in 2017 to a $360,000 peak in 2023 and $315,000 in 2026 through September 9; the median per heated square foot went from $124 to $240 in 2022 and $206 in 2026 (Charlotte County Property Appraiser).
Data updated: November 2026 (Charlotte County Property Appraiser roll dated November 5, 2026, every qualified improved sale above $50,000 in the eight Englewood East sections, calendar years 2017 to 2026 with 2026 running January 1 to September 9, and three-month blocks from January 2023; disaster coding computed from the county's 2026 roll file; FHFA House Price Index through 2026 Q2; Florida Realtors Punta Gorda MSA figures through Q3 2026).
Englewood East recorded 221 to 370 qualified sales a year from 2017 to 2025, enough for each year's median to mean something. It climbed from $170,000 in 2017 to $279,850 in 2021, $355,000 in 2022 and $360,000 in 2023, then eased to $340,000, $311,250 and $315,000 in 2026 to date (Charlotte County Property Appraiser).
Englewood East qualified improved sales above $50,000 by calendar year.
| Year | Sales | Median price | Middle half of prices | Median per heated sq ft | Middle half per heated sq ft |
|---|---|---|---|---|---|
| 2017 | 221 | $170,000 | $150,000 to $215,000 | $124 | $108 to $141 |
| 2018 | 264 | $199,900 | $165,750 to $220,000 | $128 | $120 to $149 |
| 2019 | 320 | $209,900 | $178,250 to $245,675 | $136 | $126 to $153 |
| 2020 | 280 | $222,000 | $189,925 to $259,975 | $151 | $134 to $171 |
| 2021 | 370 | $279,850 | $235,000 to $321,750 | $186 | $158 to $216 |
| 2022 | 265 | $355,000 | $309,450 to $405,000 | $240 | $206 to $269 |
| 2023 | 238 | $360,000 | $315,675 to $439,025 | $231 | $212 to $268 |
| 2024 | 229 | $340,000 | $295,000 to $425,000 | $225 | $203 to $259 |
| 2025 | 230 | $311,250 | $265,000 to $381,250 | $207 | $185 to $236 |
| 2026, January 1 to September 9 | 157 | $315,000 | $268,000 to $395,000 | $206 (143 sales with heated area) | $186 to $243 |
Source: Charlotte County Property Appraiser, our tabulation. 2026 is a partial year.
The run-up was concentrated in two years. The median rose 26.1 percent from 2020 to 2021 and another 26.9 percent from 2021 to 2022; per heated square foot it rose 23.2 percent and then 29.0 percent (our arithmetic on the Charlotte County Property Appraiser figures). The decline since has been slower and smaller: the median fell 13.5 percent from 2023 to 2025 and was 1.2 percent above 2025 in 2026 to date, while the per-foot median has given back 14.2 percent from its 2022 high and still sits 66.1 percent above 2017 (our arithmetic).
Why did the price median peak a year after the per-foot median? Mix. In 2023, 53 of the 238 sales, 22.3 percent, were new-home first sales, the highest share since 2019, and new houses are larger than the typical resale (Charlotte County Property Appraiser). More big, new houses in the sample held the price median up while the per-foot figure had already turned. That is the general lesson of a neighborhood median: it moves with what sold as well as with what values did.
Volume tells its own story. Englewood East sales peaked at 370 in 2021 and fell to 229 in 2024, a drop of 38.1 percent, before steadying at 230 in 2025 (our arithmetic on the Charlotte County Property Appraiser file). The 157 sales through September 9, 2026 put the year on a similar pace.
Until 2023, Englewood East new-home first sales and resales sold within about 10 percent of each other at the median, and in 2021 and 2022 resales matched or beat them. From 2024 the gap opened: $421,950 against $339,000 in 2024, and $395,000 against $305,000 in 2026 to date (Charlotte County Property Appraiser).
Englewood East resales and new-home first sales by calendar year, 2018 to 2026.
| Year | Resales | Resale median | Resale median per heated sq ft | New-home first sales | New-home median | New-home share of all sales |
|---|---|---|---|---|---|---|
| 2018 | 218 | $189,950 | $130 | 46 | $204,900 | 17.4% |
| 2019 | 241 | $195,000 | $139 | 79 | $214,900 | 24.7% |
| 2020 | 224 | $219,950 | $153 | 56 | $233,050 | 20.0% |
| 2021 | 309 | $280,000 | $187 | 61 | $260,000 | 16.5% |
| 2022 | 222 | $355,000 | $248 | 43 | $354,700 | 16.2% |
| 2023 | 185 | $355,000 | $240 | 53 | $371,300 | 22.3% |
| 2024 | 193 | $339,000 | $225 | 36 | $421,950 | 15.7% |
| 2025 | 192 | $301,000 | $207 | 38 | $342,500 | 16.5% |
| 2026, January 1 to September 9 | 141 | $305,000 | $203 (127 sales with heated area) | 16 | $395,000 | 10.2% |
Source: Charlotte County Property Appraiser, our tabulation. The county file begins too close to 2017 to separate that year's new homes reliably, so 2017 appears only in the all-sales table above. Shares are our arithmetic.
Two things happened at once after 2023. Resales slid: the resale median fell from $355,000 in 2022 and 2023 to $305,000 in 2026 to date, 14.1 percent, and the resale median per heated square foot fell from $248 to $203, 18.1 percent (our arithmetic on the Charlotte County Property Appraiser figures). New-home first sales did not follow in a straight line; their median moves with what builders delivered in a given year, from $421,950 on 36 sales in 2024 to $342,500 on 38 in 2025 and $395,000 on 16 in 2026 to date (same source).
For a resale owner the result is a wide gap with a clear meaning. At the 2026 medians, a buyer pays about $90,000 more for a new Englewood East house (our arithmetic), and in return gets a new roof, current building code and a house nobody else has lived in. A resale that cannot show a newer roof, a current wind mitigation form and closed permits is competing on price alone, and priced against the builders' figures it will sit. Priced against the $305,000 resale line, adjusted for its own size and era, it competes on value instead. The second part of this page goes further into how new construction and the vacant lots around it change a resale's number.
In three-month blocks, the Englewood East median per heated square foot slid from a $230 to $242 range in 2023 to a $199 to $207 range in every block from April 2025 through September 9, 2026, while block price medians ran between $302,000 and $365,000 (Charlotte County Property Appraiser).
Englewood East qualified improved sales above $50,000 in three-month blocks, January 2023 to September 9, 2026.
| Block | Sales | Median price | Middle half of prices | Median per heated sq ft |
|---|---|---|---|---|
| 2023, January to March | 55 | $350,000 | $290,000 to $445,000 | $231 |
| 2023, April to June | 81 | $365,000 | $318,000 to $431,500 | $235 |
| 2023, July to September | 55 | $364,000 | $344,000 to $443,800 | $230 |
| 2023, October to December | 47 | $345,000 | $307,500 to $430,000 | $242 |
| 2024, January to March | 50 | $355,000 | $310,000 to $441,000 | $235 |
| 2024, April to June | 69 | $340,000 | $298,000 to $447,500 | $225 |
| 2024, July to September | 68 | $335,000 | $290,000 to $380,000 | $221 |
| 2024, October to December | 42 | $350,000 | $278,000 to $428,750 | $224 |
| 2025, January to March | 48 | $325,000 | $286,250 to $396,250 | $219 |
| 2025, April to June | 67 | $310,000 | $260,000 to $390,000 | $199 |
| 2025, July to September | 62 | $302,000 | $259,475 to $357,500 | $207 |
| 2025, October to December | 53 | $319,900 | $263,750 to $397,500 | $199 |
| 2026, January to March | 40 | $315,500 | $286,500 to $397,250 | $207 |
| 2026, April to June | 75 | $320,000 | $268,000 to $375,000 | $203 (65 sales with heated area) |
| 2026, July 1 to September 9 | 42 | $302,000 | $241,125 to $372,500 | $207 (38 sales with heated area) |
Source: Charlotte County Property Appraiser, our tabulation. The last block is a partial quarter.
Read the per-foot column, not the price column. The price median in a block of 40 to 81 sales moves with the mix of houses that happened to close, which is why the last block of 2024 could post a higher median than the block before it. Per heated square foot, the decline ran from $235 in the first quarter of 2024 to $199 in the second quarter of 2025, a fall of 15.3 percent in five quarters, and then stopped: six blocks in a row between $199 and $207 (our arithmetic on the Charlotte County Property Appraiser figures).
That flat run matters for comparables. An early-2024 Englewood East sale used with no time adjustment carries a per-foot figure about 15.8 percent above the spring 2026 block (our arithmetic), while a sale from mid-2025 onward needs little or none. Fannie Mae requires that "Time adjustments, or the lack thereof, must be supported by evidence" (Fannie Mae Selling Guide B4-1.3-09), and Freddie Mac lists "Repeat Sales Data," "Paired Sales" and "Grouped Sales Data" among the accepted ways to measure it (Freddie Mac, Neighborhoods, Market Areas and Market Conditions). Grouped blocks like these are that evidence for Englewood East.
The spring blocks are also the busiest: 81 sales from April to June 2023 and 75 from April to June 2026, against 40 to 55 in most winter blocks (Charlotte County Property Appraiser). More closings in spring means more fresh comparables, which helps a listing priced to the record.
Hurricane Ian (September 2022) and Helene and Milton (2024) appear in the Englewood East record as dated events beside thinner quarters and softer prices, not as a collapse. The October to December 2024 block held 42 sales, and per heated square foot the median moved from $224 to $199 by spring 2025 (Charlotte County Property Appraiser).
The roll still carries Ian. On the 2026 county roll, 40 Englewood East parcels hold the Department of Revenue's hurricane disaster code with 2022, the year of Ian, as the disaster year, and none carries a 2024 code; their median 2026 just value is $198,833, against $249,300 for all improved Englewood East homes (our computation from the Charlotte County Property Appraiser roll file). The Department of Revenue tells appraisers the code "should remain until the issues have been resolved and assessments have been restored" and is removed when a parcel is sold or its improvements are repaired (Florida Department of Revenue, 2026 Tax Roll Submission Standards). A group of Ian-coded parcels is therefore still in the county's books at a damaged value four years on.
Englewood East sits inland, east of Lemon Bay, and a test of 7,746 parcel points against the county's flood layer put 92.8 percent in Zone X and 7.2 percent in Zone AE, mostly in sections 069 and 073 (Charlotte County GIS flood zone layer). Across Charlotte County, the federal price index fell 6.0 percent from the first to the second quarter of 2025, its steepest quarterly fall between 2021 and 2026, by our arithmetic on the FHFA metro index file. The county's property appraiser told WGCU that after the storms, in Punta Gorda, "some people just put their damaged properties up for sale, and took whatever they could get. That drove down values in the city" (WGCU, June 1, 2026). That was Punta Gorda, not Englewood East, but the mechanism is the same everywhere: a damaged house sold as-is is a different comparable from the same house after repairs.
So when we choose Englewood East comparables we check each one's sale date against the storm calendar and its permit history. A late-2024 sale at a low price may be a house with a tarp on the roof; a mid-2025 sale may carry a brand-new roof paid for by an insurance claim. Neither can be read off the deed.
The federal repeat-sales index for the Punta Gorda metro, which is all of Charlotte County, was flat over the year to the second quarter of 2026, down 0.18 percent, and sat 10.6 percent below its 2023 high. Englewood East's medians fell by a similar size, 13.5 percent from 2023 to 2025 (FHFA House Price Index; Charlotte County Property Appraiser).
FHFA all-transactions index for the Punta Gorda metro (Charlotte County), 1995 first quarter = 100, selected quarters.
| Quarter | Index | Change from the prior quarter |
|---|---|---|
| 2021 Q2 | 309.81 | +7.71% |
| 2022 Q3 | 436.53 | +4.08% |
| 2023 Q3 (the high) | 437.69 | +1.04% |
| 2024 Q4 | 433.09 | +4.44% |
| 2025 Q1 | 417.08 | -3.70% |
| 2025 Q2 | 392.05 | -6.00% |
| 2025 Q3 | 385.05 | -1.79% |
| 2026 Q1 | 388.46 | -0.20% |
| 2026 Q2 | 391.34 | +0.74% |
Source: FHFA metro all-transactions index file. Changes as computed from the file.
The index and the Englewood East record agree on the shape. From the 2023 third-quarter high to the 2025 third quarter the index fell 12.0 percent, and Englewood East's calendar-year median fell 13.5 percent from 2023 to 2025 (our arithmetic on the FHFA metro file and the Charlotte County Property Appraiser figures). Over five years FHFA puts the Punta Gorda metro up 26.32 percent (FHFA House Price Index). The index measures repeat sales of the same houses across the whole county, so it cannot price an Englewood East house; it tells you which way the county tide is running.
Florida Realtors' figures for the same county point the same way. Charlotte County's single-family median was $343,725 for 2025, down 5.6 percent, and $350,000 in the third quarter of 2026, up 2.0 percent (Florida Realtors, Year-End 2025 MSA summary; Florida Realtors, Q3 2026 MSA summary). Englewood East's median fell 8.5 percent in 2025, more than the county's, and has been level since (our arithmetic on the Charlotte County Property Appraiser figures). The third part of this page sets the 2026 county, rate and quarter picture side by side.
The fastest route to a free Englewood East home valuation is the address form just below the page header: one minute, no charge, and the request lands with Jesse McGreevy and Marc Comisar, who price your home from recorded Englewood East sales in your section, size band and build era rather than from a computer model.
Type your Englewood East address into the valuation form below the page header, then tell us your timing: listing this season, sometime next year, or simply curious. Prefer a conversation first? Call Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873. There is no fee, no obligation and no call center between you and us.
You will be working with Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. Request your free Englewood East home valuation from anywhere on this page. We begin with your parcel on the county roll: its plat section, the heated area and year built the county records, and the sales that belong beside it, out of the 227 qualified Englewood East sales in the latest 12 months (Charlotte County Property Appraiser).
If you own elsewhere in town, the same method runs on our Englewood home valuation page, and our guide to selling a home in Englewood and Englewood area guide cover the wider town. Owners on the barrier island across Lemon Bay can read our Manasota Key home valuation, and owners in the gated golf community nearby our Boca Royale home valuation. Each one uses its own county file and its own comparables, because none of those markets prices like a Port Charlotte Subdivision lot.
Nothing is required to start an Englewood East valuation, but six items sharpen it: the roof's permit date, a current wind mitigation form, permits for any enclosed lanai or converted garage, your water and sewer provider, your latest tax bill, and, for the roughly 7 percent of parcels in Zone AE, an elevation certificate (Charlotte County GIS).
Before we give an Englewood East number we check eight things: the plat section, the build era, heated area against the county record, the roof, the utilities, the flood zone, the lot and its neighbors, and how many new homes are competing at your price. Any one of them can move an Englewood East price on its own.
A range for an Englewood East home starts from the closest recorded sales of the same size band and build era, then moves for roof, utilities, condition and date. Three examples from the 12 months to September 9, 2026 show how wide the starting band is before anyone walks through the door (Charlotte County Property Appraiser).
These are illustrations from the public record, not values for any home. Your own range comes from your parcel, your papers and a visit. Get your free Englewood East home valuation and we will send the sales behind it, or call Jesse direct at (239) 898-6072.
What you receive for an Englewood East home is a written comparative market analysis: a price range, every recorded Englewood East sale we leaned on, the adjustments that bridge each one to your house, and an estimate of what you would net. Under Florida law it is an opinion of value, and we never call it an appraisal.
Section 475.612(3) of the Florida Statutes exempts a broker or sales associate "who, in the ordinary course of business, performs a comparative market analysis, gives a price opinion, or gives an opinion of the value of real estate," and adds: "However, in no event may this comparative market analysis, price opinion, or opinion of value of real estate be referred to or construed as an appraisal" (Florida Statutes 475.612). Federal law adds that broker price opinions "may not be used as the primary basis to determine the value" for a purchase loan on a principal dwelling (12 U.S.C. 3355). Your buyer's lender sets its own value; our work is to set a price that value will support.
What the file holds:
Still choosing who should prepare it? Our page on the best real estate agents in Englewood lays out what to ask any listing agent and where to check the answers. Talk to McGreevy and Comisar before you list: request your free Englewood East home valuation or call Jesse direct at (239) 898-6072.
An online estimate cannot see what separates one Englewood East house from the next: resale or builder's first sale, the roof's permit year, septic or sewer, permitted or unpermitted living area, the flood zone, or the empty lot beside it. Resales and new homes alone sold $84,500 apart at the median (Charlotte County Property Appraiser).
Data updated: November 2026 (Charlotte County Property Appraiser roll dated November 5, 2026 and the county's 2026 roll file; federal AVM rule, Fannie Mae and Freddie Mac guides, Florida statutes, Census geography and ACS 2020 to 2024 estimates as cited, read November 14, 2026).
Lenders call a computer-generated home value an automated valuation model, or AVM. A federal rule effective October 1, 2025 makes mortgage originators and secondary market issuers hold their AVMs to quality control standards; the estimate a website shows for an Englewood East address is not produced for a loan (Federal Register, FR Doc. 2024-16197).
The rule, issued by "The OCC, Board, FDIC, NCUA, CFPB, and FHFA," defines an AVM as "any computerized model used by mortgage originators and secondary market issuers to determine the collateral worth" of a mortgage secured by a consumer's principal dwelling. It requires those institutions to "ensure a high level of confidence in the estimates produced by automated valuation models," "protect against the manipulation of data," "seek to avoid conflicts of interest," "require random sample testing and reviews," and "comply with applicable nondiscrimination laws" (Federal Register, FR Doc. 2024-16197, via GovInfo). The rule also "excludes from coverage the use of AVMs by a certified or licensed appraiser in developing an appraisal" (same source).
When the agencies announced the rule, the CFPB said AVMs are "being used with increasing frequency" (CFPB, July 17, 2024). A lender's own model may weigh in on your buyer's loan, as the lender section below explains. But the rule is written for lenders, not consumer websites, and any model, regulated or not, reads public records that cannot see the items in this section.
No published error figure tells you how far off an online estimate is on one Englewood East house. A national median error describes a model across millions of homes, while your house sits on a platted lot where a 1980s ranch and a 2020s build can share a street, and the model cannot see inside either one.
On an Englewood East house, a miss of 10 percent, used here only as an illustration, is $30,500 at the $305,000 resale median, close to the $37,200 gap between the 1980s resale median, $261,700, and the 1990s resale median, $298,900, in the same window, and more than the $23,000 median price of a vacant Englewood East lot (our arithmetic on the Charlotte County Property Appraiser figures). An error that size is not a rounding problem; it is the difference between a listing that draws offers in the first weeks and one that sits.
We name the Zestimate because owners ask about it; we do not use it, or any portal figure, as data.
Online estimates confuse Englewood East because its name matches no official boundary. Englewood East is not a census place: the Census Bureau's geocoder puts nearly all its parcels in Charlotte County tracts 302.01 and 302.02, and only 276 of 7,746 parcel points, mostly in sections 073 and 069, fall inside the Englewood census place (U.S. Census Bureau batch geocoder).
That matters because census-based value figures follow census lines. In the American Community Survey for 2020 to 2024, owners' own median estimate of their home's value was $322,300 in tract 302.01, which holds sections 062 to 065, and $319,100 in tract 302.02, which holds sections 069, 073, 074 and 084; the Englewood census place, a different area west of Englewood East that reaches across two counties, came in at $339,900 (U.S. Census Bureau, ACS 2020 to 2024 table B25077). The tracts may also take in land outside the eight sections, and an owner's estimate is not a sale price, so none of these is an Englewood East value. They are a measure of how far a figure labeled "Englewood" can drift.
The mail and the deed add two more layers. Every Englewood East address in our set is Englewood 34224, a ZIP code shared with neighborhoods outside the eight sections, so a ZIP-level figure is not an Englewood East figure (Charlotte County Property Appraiser). The deed and tax bill say "Port Charlotte Subdivision," which points many searches toward Port Charlotte, a separate community farther east in Charlotte County. Our Englewood East community guide maps the eight sections, and this page counts only them: 7,939 parcels, 4,333 improved single-family homes and 3,075 vacant residential lots on the November 5, 2026 roll (Charlotte County Property Appraiser).
A model that averages every Englewood East sale blends two products. In the 12 months to September 9, 2026, 32 new-home first sales at a $389,500 median sat among 195 resales at $305,000, and 2026's 16 builder closings, at $395,000, stretched the gap to $90,000 (Charlotte County Property Appraiser).
Who gets mispriced depends on the house. For a 1980s resale, the blended $315,000 median overstates what its own group sold for, $261,700 across 69 sales; for a resale built in 2020 or later, it understates, because that group sold at $395,000 across 23 sales (Charlotte County Property Appraiser). The middle of Englewood East's stock, the 1990s and 2000s houses, sits close to the blend by coincidence rather than by design: 40 resales of 1990s houses at $298,900 and 26 of 2000s houses at $362,500 (same source).
A deed price also hides how a builder sold. Fannie Mae tells appraisers that "Comparable sales that include sales or financing concessions must be adjusted to reflect the impact" and that "Positive adjustments for sales or financing concessions are not acceptable" (Fannie Mae Selling Guide B4-1.3-09). A builder sale that included a rate buydown or closing-cost help recorded a higher price than the house alone would have brought, and the public record does not say so. An appraiser adjusts for it; a model reading deeds cannot.
A model reads the year a house was built, not the year its roof was replaced, whether a lanai was enclosed with a permit, or what the county counts as heated area. With 63.7 percent of Englewood East homes built in the 1980s and 1990s, those items decide insurance, loans and the per-foot figure appraisers accept (Charlotte County Property Appraiser).
The roof is the clearest case. Citizens' rules turn on roof age: a four-point inspection for homes more than 20 years old, and for shingle roofs over 25 years, proof of "at least five years of remaining useful life," with "five years" also "the maximum allowed" whatever the inspection says (Citizens Property Insurance, Inspections; Citizens, roof rule changes). Two 1987 houses on the same Englewood East street, one re-roofed after Ian and one on a 2004 roof, are different products to a buyer's insurer and therefore to the buyer. The county roll gives them the same year built.
Measured area is the second case. Fannie Mae requires appraisers to measure with "ANSI Z765-2021," reports finished space that has no direct interior access as "noncontinuous finished area" on its own line, and requires comment on unpermitted additions (Fannie Mae Selling Guide B4-1.3-05). In our experience, Englewood East's 1980s plans are where garage conversions and enclosed lanais turn up most often. A model multiplying a listing sheet's square footage by a neighborhood rate counts that space at full value; an appraiser may not count it at all.
Permits have a clock as well. Florida law now says a single-family building permit "expires 1 year after the issuance of the permit or on the effective date of the next edition of the Florida Building Code, whichever is later" (Florida Statutes 553.79). After the 2022 and 2024 storms, every replaced roof, pool cage or window on an Englewood East house is also a permit question. Lenders and title agents ask whether the permit was closed; a model never does.
Englewood East is served by more than one utility arrangement: Charlotte County Utilities on some streets, the Englewood Water District on others, and septic tanks and wells where no line has arrived. A model treats them alike, yet a septic home can receive a connection notice with 365 days to comply once sewer reaches its street (Florida Statutes 381.00655).
The statute is direct: the owner of a working septic system "must connect the system or the building's plumbing to an available publicly owned or investor-owned sewerage system within 365 days after written notification" that the system is available (Florida Statutes 381.00655). Charlotte County Utilities applies 365 days for sewer under its July 2026 FAQs and Code Sec. 3-8-178, and 180 days for water (Charlotte County Utilities, Sewer Service); the Englewood Water District allows 365 days after written notice (Englewood Water District, FY27 Customer Rules and Regulations).
What a conversion costs depends on the project. In Charlotte County's Ackerman project in Port Charlotte, not Englewood East, owners were to pay $11,500, billed as $575 a year for 20 years on the tax bill (WGCU, March 25, 2024). Research reported by FIU Business found that Miami-Dade homes receiving a "Notice of Required Connection" saw price declines of nearly 10 percent; as one author put it, "What really changes prices is when the risk becomes unavoidable" (FIU Business, January 28, 2026). That is Miami-Dade, not Englewood East, but a connection letter is a value event anywhere, and only the owner knows whether one has arrived.
No government may require a septic inspection at the point of sale in Florida (Florida Statutes 381.0065), but buyers often order one, so we compare septic homes with septic homes, or adjust openly between them.
Nearly two in five Englewood East parcels are vacant lots, 3,075 of 7,939, and 119 lots sold in the 12 months to September 9, 2026 at a $23,000 median. A model sees an empty parcel; a buyer sees a future neighbor, a builder's next house and, if the lot is yours, a second asset (Charlotte County Property Appraiser).
Lot prices have their own history. The median Englewood East vacant-lot sale was $10,000 in 2019, $19,000 in 2021, $25,000 in each of 2022, 2023 and 2024, and $23,000 in 2025, on 107 to 354 sales a year (Charlotte County Property Appraiser). Each lot sold is a candidate for the next new house, and each new house is a candidate buyer's alternative to your resale.
If you own the lot next door, how it is held matters. A second lot that can be sold on its own trades like other lots; one joined to the house parcel under a unity of title is priced as extra yard. We read the deed and survey before valuing either, and we never add value for "no neighbor": in Englewood East an empty platted lot is usually a buildable one.
Charlotte County's just value is a mass-appraisal tax figure set as of January 1, not a price. For 180 qualified 2025 sales of existing Englewood East homes, the January 1, 2026 just value was a median 81.2 percent of the sale price, with the middle half between 74.6 and 87.9 percent (Charlotte County Property Appraiser, roll file).
Part of that gap is built in by law. Florida's just value standard includes "The net proceeds of the sale of the property, as received by the seller, after deduction of all of the usual and reasonable fees and costs of the sale" (Florida Statutes 193.011), and the Charlotte County Property Appraiser says that for this reason "'just value' is adjusted by 15%, the Florida Department of Revenue standard" (Charlotte County Property Appraiser, Just Value Adjustment). The rest is timing: the January 1, 2026 value was built on 2025 sales, and Englewood East sales from January to March 2025 sit at 73.5 percent while those from October to December sit at 82.2 percent, because prices kept easing through the year (our computation from the roll file).
The 2026 roll moved down with the market. For 4,120 existing Englewood East homes with no new construction, the 2026 just value was a median 9.4 percent below 2025, and the median just value of all improved Englewood East homes is $249,300 (our computation from the Charlotte County Property Appraiser roll file). The appraiser's own page says it best: "Buyers and sellers set value by their transactions in the market place" (Charlotte County Property Appraiser, Real Property). A model that leans on the roll starts about a fifth low. The second part of this page explains just value, Save Our Homes and what your buyer's tax bill will look like.
Many financed Englewood East purchases can close without a traditional appraisal. Fannie Mae's value acceptance lets its underwriting system accept a lender's value estimate on eligible loans below $1,000,000, and every single-family sale in Englewood East's latest 12-month window closed below that ceiling (Fannie Mae Selling Guide B4-1.4-10; Charlotte County Property Appraiser).
Fannie Mae's guide says: "For certain loan casefiles, DU offers value acceptance, in which case an appraisal is not required," and "Fannie Mae accepts the value estimate submitted by the lender as the value for the subject property." Among the exclusions are "Proposed construction and construction-to-permanent loans" and "Transactions with a purchase price or estimated value of $1,000,000 or more" (Fannie Mae Selling Guide B4-1.4-10). So a builder's house still under a construction loan gets an appraisal, while a resale in the $250,000 to $399,999 band, where 146 of the 227 Englewood East sales fell, may be valued by the lender's own process with no visit (Charlotte County Property Appraiser). Your list price, and the comparables that support it, are then doing the work.
When an appraiser does come, the rules are specific. "A minimum of three closed comparables must be reported," and "Comparable sales that have closed within the last 12 months should be used" (Fannie Mae Selling Guide B4-1.3-08). Freddie Mac defines the market area as "the geographic region where similar demand and competition is located for a subject property" and says "the one-mile parameter is not a good proxy for neighborhood boundaries" (Freddie Mac, Neighborhoods, Market Areas and Market Conditions). A one-mile circle can take in a deed-restricted community or a waterfront street that is a different product from a platted Englewood East lot. We build our comparable file from the same sections, era and size the appraiser should use, so it can be handed over the day the appraisal is ordered.
Honest sources print different Englewood East numbers because they measure different things: a 12-month window or a calendar year, resales or new homes, Englewood East or all of Charlotte County, a deed price, a tax-roll value or an owner's own estimate. Each can be correct and still sit more than $100,000 from another (Charlotte County Property Appraiser).
| Figure | What it measures | Period and source |
|---|---|---|
| $315,000 | Median of 227 qualified Englewood East improved sales | September 10, 2025 to September 9, 2026, Charlotte County Property Appraiser |
| $305,000 | Median of 195 Englewood East resales | Same window and source |
| $389,500 | Median of 32 Englewood East new-home first sales | Same window and source |
| $340,000 | Median of 1,234 Englewood East sales over five years | September 10, 2021 to September 9, 2026, same source |
| $360,000 | Englewood East calendar-year median in the peak year | 2023, same source |
| $249,300 | Median 2026 just value of improved Englewood East homes, a tax figure | January 1, 2026 roll, roll file |
| $350,000 | Charlotte County single-family median | Third quarter 2026, Florida Realtors |
| $322,300 | Owners' own median estimate in census tract 302.01 | 2020 to 2024, ACS table B25077 |
None of these corrects another. The $389,500 new-home median and the $249,300 just-value median describe houses in the same eight sections in the same year, $140,200 apart (our arithmetic), because one is what builders' buyers paid and the other is a January 1 tax figure after a 15 percent cost-of-sale step. Your house has one price, and it comes from the sales that match it. Talk to McGreevy and Comisar before you list: request your free Englewood East home valuation or call Jesse direct at (239) 898-6072, and you will have the recorded Englewood East sales behind your number, in writing.
In Englewood East, heated size sets most of a home's value, then the year it was built, and the two stack: newer homes recorded $17 to $24 more per square foot than older homes in the same size band. Section, new versus resale, permits and lot position move price less (Charlotte County Property Appraiser).
Data updated: November 2026 (Charlotte County Property Appraiser roll dated November 5, 2026, qualified improved sales above $50,000 recorded through September 9, 2026, window September 10, 2025 to September 9, 2026; county 2026 and 2025 just values from the county's own roll files).
Englewood East is the eight Port Charlotte Subdivision sections east of Englewood in unincorporated Charlotte County, ZIP 34224: sections 062, 063, 064, 065, 069, 073, 074 and 084. The county roll lists 7,939 parcels there, 4,333 of them improved single-family homes and 3,075 vacant residential lots (Charlotte County Property Appraiser). In the window we tracked 227 qualified improved sales at a $315,000 median, 195 resales at $305,000 and 32 first sales of new homes at $389,500, and a $203 median per square foot on the 213 sales with heated area on the roll (same source). Every per-square-foot figure here uses the county's heated (living) area, never a listing sheet's number, which often counts different space. For the streets, parks and history, start with our Englewood East neighborhood guide.
Heated size is the biggest single lever on an Englewood East price. Window sales climbed from a $223,500 median under 1,200 square feet to $438,500 at 2,100 square feet and up, while the median rate per square foot slid from $222 to $182, a pattern appraisers expect as houses grow (Charlotte County Property Appraiser).
Englewood East sales by heated area, with the price step from each band to the next (window September 10, 2025 to September 9, 2026; 213 sales with heated area on the roll, new and resale together).
| Heated area on the roll | Window sales | Median price | Step up from the smaller band (our arithmetic) | Median per heated sq ft | Middle half per heated sq ft |
|---|---|---|---|---|---|
| Under 1,200 sq ft | 30 | $223,500 | first band | $222 | $197 to $258 |
| 1,200 to 1,499 sq ft | 54 | $270,000 | $46,500 | $205 | $177 to $243 |
| 1,500 to 1,799 sq ft | 76 | $330,000 | $60,000 | $205 | $184 to $242 |
| 1,800 to 2,099 sq ft | 35 | $395,000 | $65,000 | $193 | $172 to $229 |
| 2,100 sq ft and up | 18 | $438,500 | $43,500 | $182 | $153 to $206 |
Source: our cut of the Charlotte County Property Appraiser roll dated November 5, 2026 and its sales file; the steps are differences between band medians.
The largest steps sit in the middle of the market. Moving from the 1,200 to 1,499 band into the 1,500 to 1,799 band added $60,000 at the median, and the next band added $65,000, while the rate per foot held at $205 in both the 1,200 to 1,499 and the 1,500 to 1,799 bands (Charlotte County Property Appraiser). That is where most Englewood East homes sit: the roll's median single-family home has 1,545 heated square feet, with the middle half of all 4,333 homes between 1,264 and 1,750, and the homes that sold in the window had a median of 1,578 (same source). Past 1,800 square feet the price still rises, but each extra foot buys less, $193 and then $182 at the median.
We never price an Englewood East home by multiplying its square footage by one neighborhood rate. Inside the busiest band alone, 1,500 to 1,799 square feet, the middle half of sales ran from $184 to $242 a foot, a $58 spread that on a 1,545 square foot home is about $89,600 (our arithmetic on the Charlotte County Property Appraiser file). Size gets a home into the right band; age, condition, roof and the insurance file decide where in that band it lands, which is what the next tables separate.
Yes. On the county's 2026 roll, Englewood East homes built from 1980 to 1999 carry a $223,183 median just value against $289,888 for 2000 to 2017 builds, and recorded resales follow the same order, from a $261,700 median for 1980s homes to $395,000 for homes built in 2020 or later (Charlotte County Property Appraiser).
Englewood East improved single-family homes by year built: county 2026 median just value and its change from 2025 (same parcels, no 2026 new construction; just value is a tax figure, not a price).
| Year built | Homes in the comparison | 2026 median just value | Median change, 2025 to 2026 just value |
|---|---|---|---|
| 1970s | 33 | $174,185 | down 10.4 percent |
| 1980 to 1999 | 2,693 | $223,183 | down 10.0 percent |
| 2000 to 2017 | 823 | $289,888 | down 8.8 percent |
| 2018 to 2025 | 571 | $283,287 | down 8.7 percent |
Source: our computation from the Charlotte County Property Appraiser 2026 roll submission and the 2025 certified values in its parcel file; 4,120 matched homes.
The county's mass model and the market agree on direction. Window resales of 1980s homes recorded a $261,700 median on 69 sales, 1990s homes $298,900 on 40, 2000s homes $362,500 on 26, 2010s homes $375,000 on 20 and homes built in 2020 or later $395,000 on 23 (Charlotte County Property Appraiser). Only 3 resales were built before 1980, a small group, so we print no median for them. The rate per foot tells a sharper story than the price: $203, $198 and $194 for the three older decades, then $232 for the 2010s and $219 for 2020 or later (same source). Older homes in Englewood East are mostly smaller, and the jump in rate arrives with homes built since 2010.
Age matters because of how many homes share it. The roll dates 1,867 Englewood East single-family homes to the 1980s and 892 to the 1990s, against 614 from the 2000s, 445 from the 2010s and 482 from 2020 on, and the homes that sold in the window had a median year built of 1997 (Charlotte County Property Appraiser). A 1980s Englewood East house is therefore usually measured against other 1980s houses, and what separates them is the roof date, the wind features and the condition file, covered further down this page.
They stack. Among Englewood East resales in the same heated-size band, homes built in 2000 or later recorded $17 to $24 more per heated square foot than homes built before 2000, and the gap in median price ran from $37,400 to $82,100 depending on the band. This is the cut a valuation starts from (Charlotte County Property Appraiser).
Englewood East window resales by heated size and build era (181 resales with heated area and year built on the roll).
| Heated area | Built before 2000: resales, median price | Built before 2000: median per sq ft (middle half) | Built 2000 or later: resales, median price | Built 2000 or later: median per sq ft (middle half) | Gap per sq ft (our arithmetic) |
|---|---|---|---|---|---|
| Under 1,500 sq ft | 68, $255,000 | $210 ($186 to $243) | 13, $295,000 | $234 ($193 to $267) | $24 |
| 1,500 to 1,799 sq ft | 23, $302,500 | $196 ($165 to $209) | 33, $339,900 | $213 ($193 to $257) | $17 |
| 1,800 sq ft and up | 21, $349,900 | $174 ($156 to $210) | 23, $432,000 | $198 ($187 to $236) | $24 |
Source: our cut of the Charlotte County Property Appraiser roll dated November 5, 2026, window September 10, 2025 to September 9, 2026.
Every cell holds at least 13 sales, so each can be read, though none is large (Charlotte County Property Appraiser). The cleanest cell is the older house of 1,500 to 1,799 square feet: 23 resales at $196 a foot, with a middle half only $44 wide. The widest is the newer house under 1,500 square feet, where 13 resales ran from $193 to $267 a foot in their middle half, a $74 spread on the smallest cell in the table (same source).
Here is why the cell matters. Price a 1,650 square foot 1990 home at the all-sales median of $203 a foot and you get about $334,950; price it at its own cell's $196 and you get about $323,400, a difference near $11,550 before condition is even considered (our arithmetic on the Charlotte County Property Appraiser file). The middle halves of the old and new columns overlap in every band, which is the room a documented roof, wind mitigation features and a closed permit file can win back for an older Englewood East home.
Less than size or age. Across Englewood East's eight Port Charlotte Subdivision sections, window medians ran from $199 to $214 per heated square foot in six of them, and the county's 2026 roll put section medians for improved homes between $232,917 and $283,287, a spread that follows the age and size of each section's houses (Charlotte County Property Appraiser).
Englewood East by Port Charlotte Subdivision section: window sales and the county's 2026 values.
| Section | Sales with heated area: median per sq ft (middle half) | Window resales: median price | Roll: median heated sq ft, median year built | County 2026 median just value, improved homes | Median change in just value, 2025 to 2026 |
|---|---|---|---|---|---|
| 062 | 28: $199 ($173 to $225) | 26: $266,500 | 1,474; 1993 | $237,936 | down 9.9 percent |
| 063 | 22: $200 ($186 to $242) | 20: $295,500 | 1,404; 1996 | $232,917 | down 9.7 percent |
| 064 | 51: $201 ($189 to $230) | 45: $299,000 | 1,536; 1989 | $249,198 | down 9.3 percent |
| 065 | 33: $214 ($180 to $260) | 31: $350,000 | 1,564; 1996 | $251,586 | down 9.0 percent |
| 069 | 15: $236 ($182 to $251) | 16: $307,000 | 1,578; 2006 | $259,524 | down 8.9 percent |
| 073 | 2 (a small group) | 2 (a small group) | 1,671; 2005 | $283,287 | down 8.8 percent |
| 074 | 42: $203 ($172 to $225) | 36: $295,500 | 1,553; 1988 | $247,174 | down 9.6 percent |
| 084 | 20: $200 ($186 to $227) | 19: $330,000 | 1,634; 1989 | $261,460 | down 9.6 percent |
Sources: our cuts of the Charlotte County Property Appraiser roll dated November 5, 2026, its sales file and its 2026 roll submission; just values are tax figures as of January 1, not prices.
Two sections stand apart, and both for reasons a buyer can see. Section 069 recorded the highest rate, $236 a foot on 15 sales, on the newest stock in the set, a 2006 median year built; section 065 recorded the highest resale median of any section with 10 or more resales, $350,000 on 31 sales, with a 1996 median year built (Charlotte County Property Appraiser). Section 062 sits at the other end, with the lowest rate per foot, $199, the lowest resale median, $266,500, and a 1,474 square foot median home, below the 1,545 square foot median for all eight sections (same source).
The county's own model treats the sections as one market. All 7,939 parcels sit in the appraiser's market area 02, and 7,189 share a single neighborhood code, so the 2026 change in just value landed within a narrow band, down 8.8 to 9.9 percent by section (our computation from the Charlotte County Property Appraiser roll). For your home, the section is context. The comparable sales we lean on are the same-era, same-size homes on your street and the streets around it.
Usually, but not every year. Englewood East first sales of new homes recorded a higher median than resales in every calendar year from 2018 to 2026 except 2021 and 2022, and in 2026 through September 9 the gap was $90,000: $395,000 for 16 new homes against $305,000 for 141 resales (Charlotte County Property Appraiser).
| Calendar year | New-home first sales | New-home median | Resales | Resale median | New minus resale (our arithmetic) |
|---|---|---|---|---|---|
| 2018 | 46 | $204,900 | 218 | $189,950 | $14,950 |
| 2019 | 79 | $214,900 | 241 | $195,000 | $19,900 |
| 2020 | 56 | $233,050 | 224 | $219,950 | $13,100 |
| 2021 | 61 | $260,000 | 309 | $280,000 | resales $20,000 higher |
| 2022 | 43 | $354,700 | 222 | $355,000 | resales $300 higher |
| 2023 | 53 | $371,300 | 185 | $355,000 | $16,300 |
| 2024 | 36 | $421,950 | 193 | $339,000 | $82,950 |
| 2025 | 38 | $342,500 | 192 | $301,000 | $41,500 |
| 2026, January 1 to September 9 | 16 | $395,000 | 141 | $305,000 | $90,000 |
Source: our cut of the Charlotte County Property Appraiser roll dated November 5, 2026; qualified improved sales above $50,000. A new-home first sale is the first recorded sale of a home within about a year of its build date. We do not split 2017, because the sales file begins too close to that year to tell new homes from resales.
Most of the gap is product, not location. The new homes that sold in the window had a median of 1,676 heated square feet and recorded $210 a foot, against $203 a foot for resales, on a roll where the median home has 1,545 square feet (Charlotte County Property Appraiser). Resales of homes built in 2015 or later, 39 of them, recorded a $375,000 median at $219 a foot, at or above the builders' rate (same source). A nearly new Englewood East home with its landscaping, window coverings and fence in place can therefore hold the new-home rate; an older one is priced against size and condition, and the builder's sale is its ceiling, not its comparable. The next section shows how builders and lots set that ceiling.
They can, but only the permitted, measured part counts. Appraisers measure an Englewood East home's finished area to the ANSI standard and report garages, porches and unfinished space on separate lines, so an unpermitted enclosed lanai or converted garage draws a written comment rather than full credit. The county extract we use carries no pool field.
Fannie Mae requires appraisers to measure under ANSI Z765-2021, to report areas that do not meet the finished-area definition separately, and to report "noncontinuous finished area," finished space with no interior access, on its own line (Fannie Mae Selling Guide B4-1.3-05). For an addition built without a permit, "the appraiser must comment on the quality and appearance of the work" and on its effect on value (same guide). In Englewood East the usual cases are an air-conditioned lanai, a garage turned into a room and a frame Florida room added to a block house. Permitted and finaled, they are finished area; otherwise the appraiser describes them and the comparable sales decide what they are worth.
Pools are a document question before they are a price question. The roll fields behind our cuts are use, heated area, year built and section, so we print no Englewood East pool premium; we read each pool home's parcel record and permits one at a time (Charlotte County Property Appraiser). Where a pool cage was replaced after Ian in 2022 or Milton in 2024, a replacement cage with a finaled permit reads very differently to a buyer than one with no permit on file.
Open permits are where value leaks at closing. A single-family permit "expires 1 year after the issuance of the permit or on the effective date of the next edition of the Florida Building Code, whichever is later," and the county must warn the owner "no less than 30 days before" it expires (Fla. Stat. 553.79). The same statute lets any owner close a permit by hiring the original or another licensed contractor, and bars the county from fining or refusing permits to "an arms-length purchaser of a property for value solely because a building permit applied for by a previous owner" was not closed (same statute). The law protects the buyer, but buyers' lenders and title agents still ask for the permit to be closed, so we search the address before we set a price.
A little, because Englewood East land is a small slice of value: the county's 2026 roll puts the median improved lot at $20,400. What moves price is the lot's position and paperwork, such as frontage on a busy road, a side lot owned with the house, or water behind the yard (Charlotte County Property Appraiser).
Most Englewood East building lots carry a county land value of about $17,000 to $28,500, and the county's median vacant-lot value runs from $16,150 in section 062 to $20,403 in sections 069 and 073 (our computation from the Charlotte County Property Appraiser 2026 roll). Every Englewood East parcel page also carries the note "Land Value may be adjusted due to scrub jay habitat" (Charlotte County Property Appraiser). The 366 improved homes flagged as waterfront in the county's parcel file had a median 2026 just value of $270,754, against $249,300 for all improved homes, so frontage on a canal or waterway shows up, but modestly (our computation, same roll).
Position matters more than size. A study of lot position found that "corner lots facing arterial roads are most heavily discounted," while the effect depends on whether the lot faces a main road or a local street (Filippova and Rehm, Pacific Rim Real Estate Society, 2009). That research comes from another market and no paired-sales study exists for Englewood East, so we read it as a direction: a corner on two quiet streets tends to read as a larger lot, while a home backing onto SR 776 or River Road is compared with other homes on busy frontage.
A vacant lot next door is not part of your value unless you own it. With 3,075 empty residential lots in Englewood East (Charlotte County Property Appraiser), the open view beside many homes is temporary, and an appraiser gives it no credit. If you do own the side lot, check whether the two parcels are tied by a recorded unity of title, which keeps them from being "sold, transferred, devised or assigned separately" until the county releases it (Charlotte County, Declaration of Unity of Title); that decides whether you are selling one property or two.
Your Englewood East value starts with your heated size and build era, then narrows with your section, your roof and permit file, and your lot's position. We price a home from the sales in its own size and age cell, then adjust for what the county record cannot see from the street.
Request an Englewood East home valuation built from your size, build era and permit file. Call Jesse direct at (239) 898-6072. For the selling steps that follow a number, read our Englewood East seller guide; for addresses elsewhere in town, use our Englewood home valuation built from recorded county sales.
In Englewood East, the builder down the street sets the yardstick for every resale. Over the latest 12 months the county recorded first sales of new homes at a median of $389,500, resales at $305,000 across 195 sales, and lot sales at $23,000 across 119, while 3,075 residential lots still stand empty (Charlotte County Property Appraiser).
Data updated: November 2026 (Charlotte County Property Appraiser roll dated November 5, 2026 and sales through September 9, 2026; builders' own websites and earnings reports read November 14, 2026; Englewood Water District FY27 rules effective October 1, 2026; Freddie Mac weekly rate of November 12, 2026).
New homes in Englewood East go up one platted lot at a time, beside houses from the 1980s and 1990s (Charlotte County Property Appraiser), so a buyer touring your home can often see a builder's sign from the driveway. That proximity cuts both ways for value. A finished new neighbor replaces a weedy lot, yet the same new house competes for your buyer with a new roof, current code and a builder's financing offer. This section measures that competition from the county record and the builders' own published figures, and shows how an appraiser is told to treat a builder's sale.
Steadily, with decades of lots left. The roll dates 88 Englewood East homes to 2025 and between 62 and 111 to each year since 2018, while 3,075 residential lots stand empty; at 88 homes a year, that stock would take roughly 35 years to build out (our arithmetic on the Charlotte County Property Appraiser roll).
Englewood East vacant residential lots against built single-family homes, by section (county roll dated November 5, 2026).
| Section | Vacant residential lots | Single-family homes built | Lots per 100 homes (our arithmetic) | County 2026 median value of a vacant lot |
|---|---|---|---|---|
| 062 | 536 | 689 | 78 | $16,150 |
| 063 | 410 | 393 | 104 | $17,000 |
| 064 | 680 | 1,046 | 65 | $20,400 |
| 065 | 376 | 572 | 66 | $18,700 |
| 069 | 342 | 265 | 129 | $20,403 |
| 073 | 166 | 111 | 150 | $20,403 |
| 074 | 400 | 889 | 45 | $20,400 |
| 084 | 165 | 368 | 45 | $20,400 |
| All eight | 3,075 | 4,333 | 71 | not computed |
Source: Charlotte County Property Appraiser roll counts; lot values are our computation from the county's 2026 roll submission and are tax figures, not prices.
Sections 063, 069 and 073 still hold more empty lots than homes, so most of the change ahead of them is still to come; sections 074 and 084 hold fewer than half as many lots as homes (Charlotte County Property Appraiser). A home in a lot-heavy section will see more new neighbors, and more new competition, over the years its next owner holds it.
The 2026 roll shows the pipeline. It records new-construction value on 227 Englewood East parcels, totaling $36,069,621 with a median of $171,602, which are homes finished or partly finished by January 1, 2026 (our computation from the Charlotte County Property Appraiser 2026 roll). Florida values improvements as of January 1, and those "not substantially completed" on that date carry no value for the year (Fla. Stat. 192.042), so a house completed in February is still taxed mostly as a lot until the next roll.
Builders near Englewood East were discounting when we read their own pages on November 14, 2026: one Englewood page called its prices the lowest of the year, another offered $15,000 to $21,000 in savings on move-in-ready homes, and national builders reported incentives near 12 percent of price and rate buydowns about 1.5 points below market (Holiday Builders).
Maronda Homes' Englewood page reads "From the $249s" and "No HOA" and carries the banner "Lowest Prices of the Year: Final Opportunity to Secure Your New Home This Fall," with three quick move-in homes in ZIP 34224 listed from $329,900 to $399,900 (Maronda Homes, Englewood 34224). Holiday Builders lists three Englewood 34224 homes marked "Coming Soon" from $279,000 for 1,243 square feet to $355,000 for 1,864 square feet, and advertises "Holiday Savings" of $15,000 to $21,000 on move-in-ready homes in its Port Charlotte market (Holiday Builders, Port Charlotte). Those are list figures for a base plan; what new Englewood East homes actually closed at is the county's $389,500 window median (Charlotte County Property Appraiser).
The national builders said the same thing in their fall earnings reports. Lennar reported incentives of "12%, down from 12.9% in Q2 and 14.1% in Q1," on a $372,000 average sales price, and noted that resale competition "is particularly pronounced in Texas and Florida" (HousingWire, September 18, 2026). D.R. Horton expects incentives "to remain elevated in fiscal 2027," with buydowns "about 1.5 percentage points below market rates" for most buyers using its mortgage company (MarketBeat, D.R. Horton call highlights, October 30, 2026).
A buydown is a payment, not a price, and buyers shop payments. At the November 12, 2026 rate of 7.11 percent (Freddie Mac, PMMS), a $300,000 30-year loan costs about $2,018.12 a month in principal and interest; bought down to 5.61 percent it costs about $1,724.13, roughly $294 a month less (our arithmetic). An Englewood East resale seller competes with that payment, either through price or through a seller-paid buydown inside lender limits.
As a comparable, but adjusted. Fannie Mae's guide prefers a verifiable resale where one exists, requires the appraiser to adjust any comparable for sales or financing concessions, and bars adjusting upward for them, so an Englewood East builder sale that came with a rate buydown is not a clean price for your home.
For new construction Fannie Mae says "A resale is preferable if it is verifiable and does not involve the subject builder or developer," and that comparables "that have closed within the last 12 months should be used" (Fannie Mae Selling Guide B4-1.3-08). When a comparable carried concessions, the appraiser adjusts it "to reflect the impact, if any, on the sales price," and "Positive adjustments for sales or financing concessions are not acceptable" (Fannie Mae Selling Guide B4-1.3-09). A dollar-for-dollar deduction is "not appropriate" unless the market reacted by the full amount (same guide). In plain terms: if a new house two streets over closed at $395,000 with a package worth $20,000, the appraiser reading your home should not treat $395,000 as the market.
The same rules cap what any seller, builder or owner, can contribute. Interested-party contributions on a principal residence are limited to 3 percent above 90 percent loan-to-value, 6 percent from 75.01 to 90 percent and 9 percent at 75 percent or less, and 2 percent on an investment property; financing concessions above the limit are treated as sales concessions and "the sales price must be reduced" (Fannie Mae Selling Guide B3-4.1-02). On a $305,000 Englewood East resale with a 10 percent down payment, the 6 percent ceiling allows up to $18,300 toward a buyer's costs or rate (our arithmetic). We price your home with that room in mind, because a credit can sometimes keep a buyer's payment level with a builder's without lowering the recorded price that becomes the next comparable.
A lot in Englewood East is a small, cheap input: its sales over the latest 12 months centered on $23,000, the middle half fell between $18,000 and $27,000, and set against the $395,000 median for new homes in 2026, the lot is about 6 percent of a finished price, so the house carries the value (Charlotte County Property Appraiser).
Lot prices moved earlier than house prices. The calendar-year median for an Englewood East lot was $9,500 in 2020, doubled to $19,000 in 2021 on 354 sales, held at $25,000 from 2022 through 2024 and eased to $23,000 in 2025 on 119 sales (Charlotte County Property Appraiser). The county's model follows lots closely: the 2026 just value of 117 lots sold in 2025 was a median 84.3 percent of price, nearer the county's 85 percent target than homes (our computation from the Charlotte County Property Appraiser roll).
What this means for an owner is simple and important. Because the land under an Englewood East home carries a median county land value of $20,400, nearly all of a $305,000 resale price is the building: its size, its age, its roof and its systems (Charlotte County Property Appraiser). That is why the roof permit, the wind mitigation form and the four-point report do so much work in an Englewood East valuation, and why the middle half of 1,500 to 1,799 square foot sales alone ran from $299,925 to $395,000 (Charlotte County Property Appraiser).
Impact fees, capacity charges and, in the plan area, a scrub-jay fee. A new Englewood East house carries a $7,519 county impact fee, up to $15,865.50 of Englewood Water District capacity charges and a $2,031 or $4,063 habitat fee; a resale paid its share when it was built, a point in a resale's favor (EWD FY27 rules).
The water district's charges break down cleanly. Water capacity runs $3,062.00, distribution $1,200.00 and an AGRF charge of $229.50, about $4,491.50 for water alone; wastewater capacity runs $5,170.00, collection $5,817.00 and AGRF $387.00, about $11,374.00 for sewer, per ERC, where one ERC is 196 gallons a day of water and 157 of sewer (Englewood Water District, FY27 Customer Rules and Regulations; our sums). Once paid, those charges "shall remain with the real property when title is transferred to a new owner," provided the base charges continue (Rule 2.3.1, same rules). The county's single-family impact fee in the Englewood Fire District column is $7,519 (Charlotte County impact fee schedule), and inside the habitat plan area the scrub-jay fee is $2,031 for lots up to 0.22 platted acres or $4,063 from 0.23 to 0.49 acres (Charlotte County, Scrub Jay HCP Fees 2026).
Together that is up to about $25,415.50 on a small lot that pays all three (our arithmetic), money that sits inside a new home's price and that your buyer never pays again. Any future increase is capped by state law: an impact fee increase "may not exceed 50 percent of the current impact fee rate," must be phased in over two or four years, may come no more than "once every 4 years," and needs notice "at least 90 days before the effective date" (Fla. Stat. 163.31801). On the $7,519 figure, that ceiling is $3,759.50 (our arithmetic). Higher build costs firm up resale values at the margin; they never apply to your sale.
Both. A new house turns an empty lot into a finished neighbor, but it also competes for the same buyer. Englewood East's calendar-year median fell from $360,000 in 2023 to $311,250 in 2025, about 13.5 percent, while 36 to 53 new homes a year sold for the first time (Charlotte County Property Appraiser).
Florida's own trade group sees the same link statewide. Its chief economist said in August 2026 that "some of Florida's largest price declines are occurring in areas with the most new construction" (Florida Realtors, August 3, 2026). The 2026 median through September 9, $315,000, sat just above the 2025 median of $311,250 (Charlotte County Property Appraiser), so the slide from the 2023 peak paused this year, but it paused with builders still discounting, which keeps a lid on what an older resale can ask.
New homes also win a quiet advantage in insurance. Florida's regulator announced in May 2026 a new carrier "focusing on new or newer home communities," among 20 new insurers since the state's reforms (Florida Office of Insurance Regulation, May 20, 2026). A resale seller narrows that edge with paper: a roof permit, a current wind mitigation form and a clean four-point report, covered in the next section.
Your Englewood East home is measured against new houses on nearby lots, so we set your value against what builders actually closed at, net of their incentives, not against their advertised starting prices. Then we show buyers the fees, connections and finished extras your home already has.
Get an Englewood East valuation that accounts for builder competition nearby. Call Jesse direct at (239) 898-6072. Buying a new home while you sell? Call Marc at (239) 287-5873 or read our guide to buying new construction in Englewood.
They reach price through the buyer's monthly budget. Most Englewood East homes date from the 1980s and 1990s, so the roof date, wind features and four-point report drive the insurance quote; about 92.8 percent of geocoded parcels sit in FEMA Zone X; and septic or sewer status adds or removes a future bill (Charlotte County Property Appraiser; county GIS).
Data updated: November 2026 (Citizens 2026 approved rate changes by county; Florida Office of Insurance Regulation market overview, data as of October 2026; Charlotte County GIS copy of the FEMA flood map effective December 15, 2022, queried November 14, 2026; Englewood Water District FY27 rules; Charlotte County Utilities sewer FAQs dated July 2026; Freddie Mac weekly rate of November 12, 2026; statutes as cited, read November 14, 2026).
An Englewood East buyer prices a home by the monthly payment, and insurance, flood cover, assessments and any coming sewer bill sit inside that payment beside the loan. At the November 12, 2026 average 30-year rate of 7.11 percent (Freddie Mac, PMMS), each $100 a month of carrying cost is about $14,865 of loan a buyer can no longer carry (our arithmetic on a 360-month loan). That is the channel through which a 2004 roof, a missing wind form or a septic tank beside a new sewer line becomes a lower offer, and through which a documented file earns some of it back.
A roof's permit date moves an Englewood East price because it decides insurability. Florida bars refusals based solely on a roof under 15 years, Citizens wants proof of five years of remaining life on shingle roofs over 25, and a roof built to the 2007 code or later can be repaired without replacing all of it (Fla. Stat. 627.7011).
The statute protects a roof under 15 years from refusal "solely because of the age of the roof," and lets an older roof stay insurable if an authorized inspection shows 5 or more years of useful life; its history shows no change since 2024 (Fla. Stat. 627.7011). Citizens sets its own lines: a four-point inspection "for properties more than 20 years old," and for "Roofs older than 25 years (soft such as shingle or similar)" documentation "showing at least five years of remaining useful life" (Citizens, Inspections).
Citizens also decides which part of the roof counts. Since 2023 "the roof age will be based on the oldest part of the roof," the proof of replacement can be "a finalized roof permit or a paid-in-full roofing contract, work order, or receipt," and "Regardless of the inspection result, five years is the maximum allowed" (Citizens, roof rule changes, March 31, 2023). For a purchase with a roof that falls short, Citizens may still write the policy if a contract shows the work "will be completed within 30 days of the effective date of coverage requested" (Citizens, September 11, 2025), which is why a weak roof often turns into a credit at the closing table.
The roof's build year matters again after a storm. If a roof was "built, repaired, or replaced in compliance with the requirements of the 2007 Florida Building Code" or later, a repair of 25 percent or more requires only the repaired portion to meet the current code (Fla. Stat. 553.844). An older roof gets no such exception, so a large patch can turn into a full replacement.
In Englewood East this reaches most of the stock. The roll counts 2,759 single-family homes built in the 1980s and 1990s, all past Citizens' 20-year four-point line, and any still under an original shingle roof is past its 25-year line (Charlotte County Property Appraiser; our sum). A roof replaced in 2023 after Ian stays under 15 years until 2038 (our arithmetic). The county roll does not record re-roofs, so the permit is the proof. When we value an older Englewood East home, a documented post-2022 roof is a plus against comparables with older roofs, and a shingle roof past 20 years usually means a credit or a lower price.
It turns an Englewood East home's hidden features into discounts a buyer's insurer can price. Florida's mitigation form stays valid up to five years if the house is unchanged, and a 2026 study of Citizens data found discounts of up to 44 percent for some features, largest for opening protection and roof-to-wall connections (Insurance Journal, July 8, 2026).
Florida requires rate filings to include "actuarially reasonable discounts, credits, or other rate differentials" for features including "roof-to-wall strength" and "opening protection," and to allow variations "on an individual basis based on an inspection of a particular structure by a licensed home inspector" (Fla. Stat. 627.0629). The inspection is recorded on the Uniform Mitigation Verification Inspection Form, OIR-B1-1802, which is "valid for up to five (5) years provided no material changes are made to the structure" (Florida Office of Insurance Regulation, Wind Mitigation Resources). The person who signs it "must inspect the structures referenced by the form personally" (Fla. Stat. 627.711).
The research puts the value in the premium. The 2026 study reported in Insurance Journal found that opening protection and roof-to-wall connections give the largest discounts, "a mean value of about $6,000 over 25 to 30 years," with larger discounts on higher-value homes (Insurance Journal, July 8, 2026). An older Gulf Coast study of sales found that buyers "place a positive value on a self-insurance type of mitigation" (Simmons, Kruse and Smith, Southern Economic Journal, 2002). Neither is an Englewood East premium, and we print none; the point is that a verified feature can be priced and an unverified one cannot.
A 1980s Englewood East house cannot claim the newer code-era answers on the form, but it can still document roof deck nailing, clips or wraps at the roof-to-wall joint, a hip roof, secondary water resistance added at a re-roof, and opening protection, which the form rates by the weakest protection installed (OIR-B1-1802, Rev. 04/26). The report belongs to the house, so it travels to your buyer.
The state's hardening grant can help an owner add those features before selling. My Safe Florida Home serves a homesteaded home "built before January 1, 2008" with an insured value of "$700,000 or less," subject to income tests, matching $2 of state money for each $1 from the owner up to $10,000 (Fla. Stat. 215.5586). Of the 181 Englewood East window resales with a year built on the roll, 112 were built before 2000, well inside that build-date line (our count on the Charlotte County Property Appraiser file). Funding has paused before: in July 2024 the state stopped taking new applications once money for initial inspections was "exhausted" (The Capitolist, July 18, 2024). The program's site invited applications when we checked, but we found no dated state notice confirming it is open, so check mysafeflhome.com for current status.
Every premium dollar comes out of a buyer's payment. Citizens' approved 2026 average for Charlotte County owner-occupied homeowners policies fell 5.9 percent to $2,887, and at the November 12, 2026 rate of 7.11 percent, each $100 a month of carrying cost removes about $14,865 of the loan an Englewood East buyer can carry (Citizens, 2026 rates by county).
Citizens Property Insurance, 2026 approved rate changes: the Charlotte County lines that reach Englewood East homes, with the statewide homeowners line for comparison (county averages, not quotes for any home).
| Citizens line | Policies in the filing | Current average premium | Approved change | Approved average premium |
|---|---|---|---|---|
| Charlotte County, owner-occupied homeowners multiperil (HO3) | 3,438 | $3,069 | down 5.9 percent | $2,887 |
| Charlotte County, dwelling fire multiperil, often rentals (DP1 and DP3) | 1,913 | $2,193 | down 5.0 percent | $2,083 |
| Charlotte County, all personal lines combined | 7,983 | $2,829 | down 4.0 percent | $2,715 |
| Statewide, owner-occupied homeowners multiperil (HO3) | 337,025 | $3,506 | down 8.7 percent | $3,202 |
Source: Citizens, 2026 Approved Rate Changes by County; policy counts are the filing's base counts, not policies in force today.
Charlotte County's cut was smaller than the statewide one, and the saving on an average Charlotte HO3 policy, about $182 a year, is worth roughly $2,250 of buying power at 7.11 percent (our arithmetic on the Citizens figures). The private market moved the same way. Florida's regulator put the admitted-market average homeowners premium at $3,736 with wind and $2,124 without, as of October 2026 (Florida Office of Insurance Regulation, Market Overview), and it announced decreases taking effect in October 2026 for "over 824,300" policyholders (ClickOrlando, October 30, 2026).
The regulator approved 1,883,487 policies for takeout from Citizens in 2025 (Florida Office of Insurance Regulation, Market Overview), so an Englewood East buyer who takes over a Citizens home may get an offer from a private carrier within months. For value, the seller's own premium is a clue, not a promise. We ask sellers for the declarations page, the wind form and the four-point report, then have the buyer's side quote from those papers, so the premium a buyer plans around is the one this house earns.
Most Englewood East homes sit outside FEMA's high-risk zone. Of 7,746 geocoded parcel points on the December 15, 2022 map, 7,186 read Zone X and 560 read Zone AE, all of them in sections 069, 073 and 074, and section 069's AE pockets did not pull its price per foot below the rest (Charlotte County GIS, FEMA flood zones).
FEMA labels its high-risk Special Flood Hazard Areas "Zone A, Zone AO, Zone AH, Zones A1-A30, Zone AE," and places moderate-hazard "Zone B or Zone X (shaded)" between the 1 percent flood and the "0.2-percent-annual-chance (or 500-year) flood," with minimal-hazard land in "Zone C or Zone X (unshaded)" (FEMA, Flood Zones). The high-risk area is land "subject to a 1 percent or greater chance of flooding in any given year" (44 CFR 59.1). In Englewood East the AE points cluster in section 069 (329 of 585 points), section 073 (198 of 270) and a strip of section 074 (33 of 1,342) (Charlotte County GIS; point test on Charlotte County Property Appraiser addresses).
The sales do not show a flood discount at the section level. Section 069 recorded the highest median rate of the eight, $236 a foot on 15 sales, on the newest homes in the set (Charlotte County Property Appraiser). That is a small sample that mixes zones, so we read the zone at the house, not the section. A parcel point approximates where the house sits, and a lender's flood determination uses the official panel, which can differ at a zone edge. If your home has an elevation certificate, it belongs in the valuation file.
From 2027 the zone matters less to Citizens. Citizens' schedule requires flood coverage on policies with a dwelling replacement cost of $400,000 or more from January 1, 2026, and on "All other covered Personal Lines residential properties" from January 1, 2027, through the NFIP or "a private carrier authorized to write flood insurance" (Citizens, flood requirements). So a Zone X Englewood East home insured by Citizens adds a flood premium line to its buyer's payment from 2027. Charlotte County's Class 5 rating in FEMA's Community Rating System gives NFIP policies a 25 percent discount, including policies outside the high-risk zone (FEMA, CRS eligible communities, October 2026). Most NFIP increases are capped at 18 percent a year, and Florida's NFIP and private flood policies rose 12 percent from 2022 to 2025 while the other most hurricane-prone states fell (GAO-27-108012, October 1, 2026). An assignable policy at a known premium is worth handing your buyer.
Flood shapes value far more a few miles west on the barrier island, where zone, elevation and rebuild rules set much of the price; our Manasota Key home valuation sets out that very different picture.
In Zone AE, a repair or remodel costing half the building's market value, land excluded, requires the whole Englewood East house to meet current flood rules, which usually means elevating. That caps what an owner can spend on an older ground-level AE house, and so what a buyer pays for one; Zone X homes are outside the rule.
Federal rules define "substantial improvement" as work "the cost of which equals or exceeds 50 percent of the market value of the structure before the 'start of construction' of the improvement," and the term covers storm-damaged buildings "regardless of the actual repair work performed" (44 CFR 59.1). "Substantial damage" is damage where restoring the building "would equal or exceed 50 percent of the market value of the structure before the damage occurred" (same rule). FEMA's desk reference measures the line against "the building's market value (excluding land value)," set by a professional appraisal, an adjusted assessed value, actual cash value or qualified estimates (FEMA P-758).
For an Englewood East home in Zone AE, the building is nearly all of the value, because the county puts the median improved lot at $20,400 (Charlotte County Property Appraiser, our computation). A tax figure already carries the county's 15 percent cost-of-sale cut, so a building-only appraisal, one of FEMA's accepted methods, can set a higher line than the tax roll (FEMA P-758). When a buyer prices an AE fixer in section 069 or 073, the first question is whether the planned kitchen, roof and windows would cross that line; the answer changes what the house is worth to them.
A home already on central water and sewer has its connection costs behind it; a septic home carries a future bill. Once sewer is available, Florida law gives a working Englewood East septic system 365 days after written notice to connect, and Charlotte County Utilities lists gravity sewer connection fees averaging $11,343 (Fla. Stat. 381.00655; CCU FAQ).
State law requires a properly working septic system to connect "within 365 days after written notification" that public sewer is available, and the utility must give notice "No less than 1 year prior" to availability (Fla. Stat. 381.00655). A system that "needs repair or modification to function in a sanitary manner" must connect within 90 days of a state notice, with one hardship extension of up to 90 days (same statute).
The two local utilities run the same one-year clock for sewer. For Charlotte County Utilities, the July 2026 sewer FAQs and County Code Sec. 3-8-178 set 365 days from the certified letter, even though the utility's older sewer web page has not caught up; a water connection keeps a 180-day deadline (Charlotte County Utilities, Connecting to Sewer Service FAQs; wastewater use ordinance; Charlotte County Utilities, Sewer Service; Potable Water). Confirm your own deadline with Charlotte County Utilities at 941.764.4300, option 3. The Englewood Water District requires connection within 365 days after written notice, and "Within 30 days upon the failure of the onsite potable water well or the onsite sewage treatment and disposal system," with service counted as available when a line sits "in a public easement or right-of-way that abuts a property line of the parcel" (Englewood Water District, FY27 Customer Rules and Regulations).
The cost is what a buyer prices. Charlotte County Utilities lists low-pressure sewer connection fees averaging $17,596 beside the $11,343 gravity figure (Charlotte County Utilities, low pressure sewer FAQs), and the Englewood Water District's sewer capacity, collection and AGRF charges total $11,374 per ERC (our sum on the EWD FY27 rules), before the owner's plumber. In a Port Charlotte conversion project, not in Englewood East, the county set an $11,500 charge billed "as $575 per year for 20 years" on the tax bill (WGCU, March 25, 2024). An Englewood East septic home with a sewer line in the abutting right-of-way therefore carries a contingent cost a comparable already on sewer does not, and we compare like with like or adjust.
Septic also shapes what an owner can add. Florida bars any government from requiring a septic inspection "at the point of sale in a real estate transaction," and a septic permit "shall transfer with the title" (Fla. Stat. 381.0065). But the remodel exemption from septic review applies only "if a bedroom is not added" (same statute), so adding a bedroom on septic brings a system review and possibly an upgrade, a limit on how far an expansion can lift value. For a well, a conventional lender obtains a "well certification" where water might be contaminated (Fannie Mae Selling Guide B4-1.4-08). USDA loan eligibility varies by address in Englewood East and is checked address by address.
A fixed $582.78 a year on each improved Englewood East home for 2026 to 2027: $292 per unit for the Englewood East Street and Drainage Unit plus $290.78 for the Englewood Area Fire Control District. Neither moves with value, so they set Englewood East apart from other areas, not one home from another (Englewood East unit budget; fire district).
The unit's budget bills $292.00 per unit on 8,238.06 vacant and 8,124.64 occupied units, raising $4,777,909 a year in assessments, with debt proceeds of $12,580,000 in FY2026 and $16,967,000 in FY2027 for the paving program (Englewood East FY26 Adopted, FY27 Approved budget). The step from $190 is a 53.7 percent increase (our arithmetic). The fire district charges $290.78 for a residence and $63.95 for a vacant lot (Englewood Area Fire Control District, assessments). Every Englewood East parcel pays the same street and drainage rate wherever its street falls in the paving schedule, so the charge does not separate one Englewood East home from another, though a freshly paved street shows well in listing photos.
For value, these lines work like part of the mortgage. About $48.57 a month of fixed assessments is roughly $7,220 of buying power at 7.11 percent (our arithmetic on the figures above and the Freddie Mac rate). They are not in the county just value, homestead does not reduce them, and the Property Appraiser says Amendment 3 "Does not apply to 'Non-Ad Valorem' assessments or fees" (Charlotte County Property Appraiser, Property Tax Amendment). Buyers comparing Englewood East with areas outside the unit will see them on the bill, so we put them in the listing file up front.
Your Englewood East roof date, wind mitigation form, flood zone, utility status and assessments each change what a buyer's lender and insurer will allow. We read those papers beside the county sales for your size and era, so the number you see already reflects the buyer's monthly math.
Request an Englewood East valuation with your roof, wind and utility papers read in. Call Jesse direct at (239) 898-6072.
The county's just value is a January 1 tax figure, not your Englewood East home's price. For 180 qualified 2025 sales of existing Englewood East homes, the 2026 just value was a median 81.2 percent of the sale price, and the 2026 roll put existing homes a median 9.4 percent below their 2025 just value (Charlotte County Property Appraiser).
Data updated: November 2026 (Charlotte County Property Appraiser 2026 roll as submitted to the state, dated August 21, 2026, final roll certified October 7, 2026, with 2025 certified values from its parcel file; county sales recorded through September 9, 2026; Property Appraiser pages, Florida Department of Revenue documents and statutes read November 14, 2026).
No. Charlotte County sets just value by mass appraisal as of January 1 and takes 15 percent off for selling costs, so Englewood East just values landed at a median 81.2 percent of 2025 sale prices, with the middle half from 74.6 to 87.9 percent. Treat the county figure as a tax base (Charlotte County Property Appraiser, Just Value Adjustment).
Florida law starts just value from "the amount a willing purchaser would pay a willing seller" in an arm's-length cash sale, and then requires "deduction of all of the usual and reasonable fees and costs of the sale" (Fla. Stat. 193.011). Charlotte's appraiser applies that step at a fixed rate: "'just value' is adjusted by 15%, the Florida Department of Revenue standard" (Charlotte County Property Appraiser, Just Value Adjustment). Its own description of the job is "discovering the most probable price people would pay for it, in the shape it's in on January 1" (Charlotte County Property Appraiser, Real Property).
Englewood East: county 2026 just value as a share of the sale price, existing homes and lots (qualified sales; just value as of January 1, 2026).
| When the Englewood East sale closed | Sales | Median just value as a share of price | Middle half |
|---|---|---|---|
| January to March 2025 | 41 | 73.5 percent | 68.7 to 81.3 percent |
| April to June 2025 | 56 | 82.3 percent | 74.3 to 87.2 percent |
| July to September 2025 | 47 | 83.7 percent | 78.8 to 91.3 percent |
| October to December 2025 | 36 | 82.2 percent | 78.7 to 88.6 percent |
| All of 2025, existing homes | 180 | 81.2 percent | 74.6 to 87.9 percent |
| January to September 2026, after the valuation date | 121 | 79.0 percent | 71.7 to 89.5 percent |
| 2025 vacant lot sales | 117 | 84.3 percent | 77.5 to 94.7 percent |
Source: our computation joining qualified county sales to the 2026 just values on the Charlotte County Property Appraiser roll; homes with 2026 new construction excluded.
The early-2025 sales sit lowest because Englewood East prices kept slipping after they closed, from a $325,000 median in the first quarter of 2025 to $302,000 in the third (Charlotte County Property Appraiser). Sales closest to January 1 cluster at 82 to 84 percent, near the county's 85 percent target. Across all 2025 sales, two-thirds (66.7 percent) had a just value under 85 percent of price, 26.1 percent were under 75 percent and 6.1 percent were above the price (our computation, same roll).
That spread is why one home's county figure tells you little. The appraiser values Englewood East largely as one neighborhood model: all 7,939 parcels sit in market area 02, and 7,189 share neighborhood code 0200 (our computation from the Charlotte County Property Appraiser roll), so the model cannot see a new kitchen, a 2023 roof or a converted garage. For the neighborhood as a whole the ratio holds up: dividing the $249,300 median 2026 just value by 0.812 gives about $307,000, close to the $305,000 window resale median (our arithmetic). For one house it can miss by tens of thousands of dollars either way.
The state checks the county against its own standard, not against raw prices. The Department of Revenue's level of assessment for Charlotte was 97.8 percent for 2025 and 97.6 percent preliminary for 2026 (Florida EDR, 2025 level of assessment; 2026 preliminary), against a minimum of 90 percent (Florida DOR, 2026 Tax Roll Submission Standards). Those ratios are measured after the 15 percent step. The county's tax estimator states the working rule for a buyer: it "Assumes Just/Market Value at 85% of Purchase Price of Subject Property or at current Just/Market Value, whichever is greater" (Charlotte County Property Appraiser, Tax Estimator).
It cut them. For 4,120 existing Englewood East homes with no 2026 construction, the January 1, 2026 just value was a median 9.4 percent below 2025; 98.7 percent went down and 88.6 percent fell by more than 5 percent, steeper than the 2.72 percent countywide drop in real property just value (Charlotte County Property Appraiser, 2026 DR-403; roll).
Englewood East on the 2026 roll against 2025: county just, assessed and taxable value in total.
| Englewood East group | Parcels | Total just value, 2026 | Total just value, 2025 | Change in just value | Change in assessed value | Change in taxable value |
|---|---|---|---|---|---|---|
| Improved single-family homes | 4,316 | $1,105,195,318 | $1,181,909,756 | down 6.49 percent | up 1.02 percent | down 1.90 percent |
| Vacant residential lots | 3,085 | $64,267,078 | $66,102,610 | down 2.78 percent | up 6.83 percent | up 6.35 percent |
| All parcels | 7,939 | $1,315,411,820 | $1,382,793,171 | down 4.87 percent | up 2.54 percent | up 0.33 percent |
Source: our computation from the Charlotte County Property Appraiser 2026 roll submission and the 2025 certified values in its parcel file; no county report publishes Englewood East figures. Group counts use the state's land-use codes and differ slightly from the roll counts used elsewhere on this page.
The median 2026 just value of an improved Englewood East home is $249,300, with the middle half from $203,140 to $301,200, down from a $271,506 median on the 2025 roll (Charlotte County Property Appraiser, our computation). That works out to a median $155 per square foot of county living area, a tax figure after the 15 percent step, so never set it beside the $203 sale rate. The appraiser revalues "based on market data from the prior calendar year" (Charlotte County Property Appraiser, Notice to Petitioner), and in 2025 the Englewood East sale median was $311,250, down from $340,000 in 2024 (Charlotte County Property Appraiser). Countywide, homestead just value fell 6.72 percent on the same rolls (2026 DR-403), so Englewood East's cut ran deeper than the county's.
Recapture. Florida requires a homestead's capped assessed value to climb by the yearly Save Our Homes limit even when just value falls, as long as it stays under just value, so the assessed value of improved Englewood East homes rose 1.02 percent in 2026 while their just value fell 6.49 percent (Charlotte County Property Appraiser, Real Property; roll).
The Property Appraiser cites the rule: "Rule 12D-8.0062(5), Florida Administrative Code, requires that the assessed value of homesteaded properties be increased by the annual 'Save Our Homes' limitation, even when just (market) value decreases, as long as assessed value does not exceed market value" (Charlotte County Property Appraiser, Real Property). The 2026 limit was 2.7 percent, after 2.9 percent for 2025 and 3.0 percent for 2022 through 2024, years when the consumer price index ran higher (Florida DOR, Save Our Homes). Countywide, the homestead gap between just and assessed value shrank 32.23 percent in one roll (2026 DR-403).
Millage moved up too. Tax district 005, where all but 6 Englewood East parcels sit, carries 15.5683 mills for 2026, up 0.2850 from 15.2833 in 2025 (2026 DR-403; 2025 DR-403). Vacant lots show the non-homestead version: 1,919 of 3,085 Englewood East lots still carry a capped value below just value, so their taxable value rose 6.35 percent while their just value fell 2.78 percent; among 1,307 non-homestead improved homes, only 41 still have a 10 percent cap gap (our computation from the Charlotte County Property Appraiser roll). A lower number on the TRIM notice did not mean a lower bill, and a buyer's bill will follow just value, not either.
It ends, and the buyer starts at just value the next January 1. On the 2026 roll, 3,030 of 4,316 improved Englewood East homes carry a homestead, their assessed value is a median 75.6 percent of just value, and the median capped gap is $61,344, worth about $955 a year in tax at 2026 rates (Charlotte County Property Appraiser).
| Englewood East homestead cap picture, 2026 roll (improved single-family homes) | Figure |
|---|---|
| Homesteaded homes | 3,030 of 4,316 (70.2 percent) |
| Assessed value as a share of just value, median | 75.6 percent |
| Gap between just and assessed value, median and upper quartile | $61,344; $115,085 |
| Homes with a gap over $100,000 | 989 |
| Homes with a gap over $200,000 | 57 |
| Just value sheltered by homestead caps, all Englewood East homes | $206.1 million |
Source: our computation from the Charlotte County Property Appraiser 2026 roll submission; the $955 is the median gap at the 15.5683 district 005 rate (our arithmetic).
The Property Appraiser warns buyers directly: "prospective purchasers of homestead properties should base their estimate of future property taxes on the current just (market) value, not assessed value" (Charlotte County Property Appraiser, Real Property). At the $249,300 median just value and 2026 district 005 rates, a homesteaded owner with no cap gap pays about $3,246 in ad valorem tax after the $25,000 homestead and $26,411 additional exemptions, and an owner with no exemption about $3,881, before the $582.78 of assessments (our arithmetic; exemption amounts from Florida DOR).
Timing follows the January 1 rule. An Englewood East home sold in late 2026 keeps the seller's 2026 values on the November 2026 bill; the buyer's own just value lands on the January 1, 2027 roll and shows on the mid-August 2027 notice (Charlotte County Property Appraiser, Important Dates). For valuation, the cap belongs to the owner, not the house. A buyer who budgets from the seller's bill will overestimate what the home costs to carry, so we show the reset in the listing file rather than let it surface after closing.
Yes, up to $500,000 of the gap. Portability lets an Englewood East homestead owner move the difference between just and assessed value to a new Florida homestead set up within about three years, and 48 Englewood East parcels already carry a ported benefit on the 2026 roll, a median $81,589 among the 38 that show one (Charlotte County Property Appraiser).
The statute applies when the owner "has received a homestead exemption as of January 1 of any of the 3 immediately preceding years," and moving up in value it subtracts "the lesser of $500,000 or the difference between the just value and the assessed value of the prior homestead" (Fla. Stat. 193.155). At the $61,344 Englewood East median gap, the whole amount can move (our arithmetic). Countywide, 1,598 parcels received $124,338,814 of portability on the 2026 roll (2026 DR-403). A 2026 law removes the "immediate" prior-homestead wording, first applying to the 2027 roll (Florida DOR, PTO 26-07).
The county's tax estimator "does not take into account portability" (Charlotte County Property Appraiser, Tax Estimator), and a denied transfer is appealed on its own form, DR-486PORT (Charlotte County Property Appraiser, Notice to Petitioner). Portability is part of what your Englewood East home is worth to you, not to your buyer, and it belongs in the sell-and-buy plan beside the price.
The county values each Englewood East home as it stood on January 1. Unrepaired storm damage lowers that year's value, and the 2026 roll still codes 40 Englewood East parcels as hurricane-damaged from Ian in 2022, at a median just value of $198,833, while no parcel carries a 2024 Helene or Milton code (Charlotte County Property Appraiser).
The Property Appraiser's damage page says: "If incomplete on January 1 after the damage occurred, appraisers will reduce your market and capped values accordingly as of January 1 for the new tax year," and owners keep the homestead and cap while they rebuild unless they claim a new homestead elsewhere (Charlotte County Property Appraiser, Report Property Damage). The state's rule keeps the damage code until "assessments have been restored" and removes it "If the parcel is sold or has a change in ownership" (Florida DOR, 2026 Tax Roll Submission Standards). Of the 40 Ian-coded parcels, 37 are single-family homes (our count on the Charlotte County Property Appraiser roll).
Rebuild size limits decide whether a capped value survives a rebuild. For a homestead, the statute keeps the prior capped base where the new structure "does not exceed 130 percent of the square footage" or "does not exceed 2,000 square feet," if work starts within 5 years (Fla. Stat. 193.155). The county's damage page prints a 110 percent and 1,500 square foot rule for every owner, which matches the non-homestead statute, so a homestead owner planning a larger rebuild should ask the Property Appraiser how it applies the newer limits (Charlotte County Property Appraiser, Report Property Damage). A buyer of a coded home should budget taxes on its repaired value, and a seller of a repaired home should expect the next January 1 value to climb back.
Not yet final. Amendment 3 passed on unofficial results on November 3, 2026, with Charlotte County voting 74 percent yes, but the result had not been certified when we checked on November 14. It would change exemptions and caps, not just value, and it leaves flat charges such as Englewood East's street and fire assessments alone (WGCU, November 4, 2026).
The Property Appraiser's explainer, still written in pre-election terms, describes a "$150,000 Homestead exemption beginning January 1, 2027" and a "$250,000 Homestead exemption beginning January 1, 2028" that "applies to non-school taxes only," a non-homestead cap that "would change from 10% to 5%," and "No changes to school taxes" (Charlotte County Property Appraiser, Property Tax Amendment). It adds that "Save Our Homes and portability remain unchanged" and that "Changes would first be reflected on 2027 tax bills if approved" (same page). Statewide, WGCU reported 62 percent yes (WGCU); certification follows the state canvass (Florida Division of Elections, results).
For value, the amendment works on a buyer's tax line, not on the county's just value. Until the result is certified and the implementing rules are set, we print no Englewood East tax figures under it; we will add worked numbers once they are final.
Not again until the 2027 notice for an Englewood East owner. A Value Adjustment Board petition is due 25 days after the TRIM notice is mailed, the window for January 1, 2026 values has passed, and the next opens with the mid-August 2027 notice. The filing fee is $50 per parcel (Charlotte County Property Appraiser, Notice to Petitioner).
A petition is due "on or before the 25th day following the mailing of notice by the property appraiser," and evidence goes to the appraiser "At least 15 days before the hearing" (Fla. Stat. 194.011). Charlotte charges "fifty dollars ($50.00) for each separate parcel," and "Filing a petition does not change the Tax Collector's collection process"; to win, "petitioners must present applicable market data and evidence indicating factors in s.193.011, F.S. were not properly considered" (Charlotte County Property Appraiser, Notice to Petitioner). The appraiser's TRIM page asks owners to "See Us First" (Charlotte County Property Appraiser, TRIM).
The record shows how hard a value case is. In 2024, Charlotte County petitions covered 617 parcels; 247 were heard and 46 approved, for a total taxable reduction of $546,534 (Florida DOR, 2025 County Profiles). For an Englewood East home, the evidence that wins is 2026 sales of similar homes measured against the county's 85 percent standard, the same comparable sales that set a market price.
What's your Englewood East home worth once your size and era cell, your roof and insurance file, your utility status and the county's just value are on the table? We read the county figure as a tax base, set your home against current recorded sales, and show the buyer's tax and insurance math in a written valuation.
Request your free Englewood East home valuation, compare it with our Englewood East seller guide, or call Jesse direct at (239) 898-6072. For the wider market, see our Englewood guide and our Englewood seller guide. You are working with Top 1% Real Estate Agents Nationally Since 2008.
We value an Englewood East home from Charlotte County's recorded, qualified sales on the same platted grid: first by plat section, then by heated size, build era and resale or builder sale, then by time. Every comparable is shown to you, and each one is tested the way a buyer's appraiser will test it.
Data updated: November 2026 (Charlotte County Property Appraiser roll dated November 5, 2026, sales through September 9, 2026; qualified improved sales above $50,000; 12-month window September 10, 2025 to September 9, 2026; 24, 36 and 60-month windows ending September 9, 2026; Fannie Mae and Freddie Mac guides and announcements as dated below; our tabulation).
Englewood East is eight Port Charlotte Subdivision sections, 062, 063, 064, 065, 069, 073, 074 and 084, east of Englewood in unincorporated Charlotte County, ZIP 34224. The county roll holds 7,939 parcels there: 4,333 improved single-family parcels and 3,075 vacant residential lots (Charlotte County Property Appraiser). From September 10, 2025 to September 9, 2026 we tracked 227 qualified improved sales at a $315,000 median: 195 resales at $305,000 and 32 new-home first sales at $389,500. On the 213 sales with a heated area on the roll, the median was $203 per square foot of heated (living) area (Charlotte County Property Appraiser). Those are the yardsticks a valuation starts from, never the finish line. Our Englewood East neighborhood guide describes the sections, streets and utilities behind the numbers.
Every per-square-foot figure on this page divides the recorded price by the county's heated area for that home. A listing sheet may add a garage, a screened lanai or an enclosed porch, so a listing's square footage and the county's can differ by hundreds of feet on the same house. We never compare one with the other.
For an Englewood East home, our comparative market analysis is a licensed broker's opinion of the likely sale price, built from recorded Englewood East sales and used to set your list price. An appraisal is a licensed or certified appraiser's opinion, usually ordered by the buyer's lender. Florida law keeps the two apart by name and by purpose.
Florida lets a broker or sales associate who, "in the ordinary course of business, performs a comparative market analysis, gives a price opinion, or gives an opinion of the value of real estate" do so without an appraiser's license, "However, in no event may this comparative market analysis, price opinion, or opinion of value of real estate be referred to or construed as an appraisal" (Florida Statutes 475.612). The disciplinary statute repeats the point and uses the phrase "broker price opinion" (Florida Statutes 475.25(1)(t)). So the number we hand you is a CMA, and we call it that.
Federal law sets the second boundary. In the purchase of a consumer's principal dwelling, "broker price opinions may not be used as the primary basis to determine the value of a piece of property for the purpose of a loan origination" (12 U.S.C. 3355). The buyer's lender will order its own valuation. On the appraisal side, Florida's appraisal board licenses a "Certified Residential Appraiser," "qualified to issue appraisal reports for residential real property of one to four residential units," and anyone can check a license by name or number (Florida DBPR, Real Estate Appraisal Board).
The practical point for an Englewood East owner: our CMA and the buyer's appraisal draw on the same recorded Englewood East sales. If we price from the sales an appraiser will use, and we show you those sales, the appraisal is far less likely to surprise anyone after you sign a contract.
Comparables for an Englewood East home come first from the same plat section, then from neighboring Englewood East sections with the same lot pattern, then from the last 12 months. Appraisal rules require at least three closed sales and reward a market-area choice over a circle drawn on a map.
Fannie Mae requires that "A minimum of three closed comparables must be reported in the sales comparison approach," says "Comparable sales that have closed within the last 12 months should be used in the appraisal," and allows older or less similar sales with an explanation when an area has "a shortage of truly comparable sales" (Fannie Mae Selling Guide B4-1.3-08). Freddie Mac defines a market area as "the geographic region where similar demand and competition is located for a subject property" and says "the one-mile parameter is not a good proxy for neighborhood boundaries" (Freddie Mac, Neighborhoods, Market Areas and Market Conditions).
The section matters in Englewood East because the sections record different prices on the same kind of platted lot. Here is the latest 12 months by section (Charlotte County Property Appraiser).
Englewood East qualified improved sales by plat section, September 10, 2025 to September 9, 2026
| Section | Sales with heated area | Median per heated sq ft | Middle half per sq ft | Resales | Resale median | New-home first sales | New-home median |
|---|---|---|---|---|---|---|---|
| 062 | 28 | $199 | $173 to $225 | 26 | $266,500 | 6, a small group | $422,000 |
| 063 | 22 | $200 | $186 to $242 | 20 | $295,500 | 4, a small group | $342,450 |
| 064 | 51 | $201 | $189 to $230 | 45 | $299,000 | 8, a small group | $375,000 |
| 065 | 33 | $214 | $180 to $260 | 31 | $350,000 | 5, a small group | $445,000 |
| 069 | 15 | $236 | $182 to $251 | 16 | $307,000 | 1, a small group | not stated |
| 073 | 2, a small group | not stated | not stated | 2, a small group | not stated | 0 | none |
| 074 | 42 | $203 | $172 to $225 | 36 | $295,500 | 6, a small group | $389,500 |
| 084 | 20 | $200 | $186 to $227 | 19 | $330,000 | 2, a small group | not stated |
Source: Charlotte County Property Appraiser, our tabulation. Small-group medians are printed only to show the arithmetic; we draw no conclusion from them.
Section 064, the busiest, recorded 45 resales at a $299,000 median and section 065 recorded 31 at $350,000, a $51,000 gap between neighboring parts of the same grid (Charlotte County Property Appraiser). Yet their per-foot middle halves overlap ($189 to $230 against $180 to $260), which suggests much of the gap comes from which houses happened to sell in each section, not from a different price for the same house. That is why we read section, size and age together and never price an Englewood East home from a section median alone.
Section 073 recorded 2 sales, a small group, so an owner there is priced from adjoining sections with a written reason, exactly the documentation Fannie Mae asks an appraiser to provide (Fannie Mae Selling Guide B4-1.3-08). We also keep an Englewood East comparable set inside the platted grid. A home in a deed-restricted golf community such as Boca Royale, a Sarasota County community valued from that county's own file, is a different product; our Boca Royale home valuation page covers it.
In Englewood East, larger homes sell for more in total but less per heated square foot, and homes built in 2000 or later sell for more per foot than older homes of the same size. A sound valuation adjusts for both at rates drawn from Englewood East sales, never from a rule of thumb.
Englewood East resales by heated size and build era, September 10, 2025 to September 9, 2026
| Heated area | Built before 2000: sales, median price, median per sq ft | Built 2000 or later: sales, median price, median per sq ft |
|---|---|---|
| Under 1,500 sq ft | 68 sales, $255,000, $210 | 13 sales, $295,000, $234 |
| 1,500 to 1,799 sq ft | 23 sales, $302,500, $196 | 33 sales, $339,900, $213 |
| 1,800 sq ft and up | 21 sales, $349,900, $174 | 23 sales, $432,000, $198 |
Source: Charlotte County Property Appraiser, our tabulation of resales with a heated area on the roll.
Read across each row and the newer homes carry a per-foot premium of $17 to $24 over older homes of the same size band, roughly 9 to 14 percent, our arithmetic (Charlotte County Property Appraiser). Read down each column and the per-foot figure falls as size rises: $210 for an older home under 1,500 square feet, $174 for an older home of 1,800 and up. Multiply a small home's per-foot price by a large home's area and you overprice the large home, which is the most common error we see in a do-it-yourself Englewood East estimate.
Fannie Mae warns against exactly that shortcut. It gives the example of "a $20 per square foot adjustment for the difference in the finished above-grade area based on a rule-of-thumb" and says the appraiser's adjustments "must reflect the market's reaction" (Fannie Mae Selling Guide B4-1.3-09). The build-era gap in the table also bundles several things at once: a newer roof, a newer wind-code era and usually a lower insurance quote. We separate them with the roof permit date and the wind mitigation form, not with a single era premium.
Measurement follows a standard, too. Appraisers must use "ANSI Z765-2021" for square footage; finished space without direct interior access is "noncontinuous finished area" on its own grid line; and for unpermitted additions "the appraiser must comment on the quality and appearance of the work" (Fannie Mae Selling Guide B4-1.3-05). In Englewood East the classic case is a lanai enclosed and air-conditioned years ago. If the county does not count it as heated area and the permit is not closed, we price it as a feature, not as living space.
Builder first sales are a separate tier in Englewood East: 32 new homes sold to first owners in the latest 12 months at a $389,500 median, against $305,000 for 195 resales. We use them to bracket a newer resale, but we value an Englewood East resale first from other resales.
Price per heated foot narrows the gap more than the medians suggest. The 32 new-home first sales recorded a median $210 a square foot on a median 1,676 heated square feet, while the 39 resales of homes built in 2015 or later recorded $219 a foot and a $375,000 median (Charlotte County Property Appraiser). A recent Englewood East resale with landscaping, a fence, window treatments and a screen cage already in place can hold its own per foot against a bare new house down the street.
Builder sales also carry concessions. Fannie Mae says "Comparable sales that include sales or financing concessions must be adjusted to reflect the impact" and "Positive adjustments for sales or financing concessions are not acceptable" (Fannie Mae Selling Guide B4-1.3-09). A builder's closing-cost help or rate buydown can only push that comparable's adjusted price down. For more on what new building nearby means for a resale, see our Englewood new construction guide.
Englewood East prices moved down from 2023 to 2025 and have held roughly level since, so a comparable from 2023 or early 2024 overstates today's value unless it is adjusted. Lenders now require appraisers to support any time adjustment, or the lack of one, with at least 12 months of market data.
Fannie Mae's rule is plain: "Time adjustments, or the lack thereof, must be supported by evidence," and "Use of home price indices (HPIs) to support time adjustments is consistent with our policy" (Fannie Mae Selling Guide B4-1.3-09). From February 4, 2025, appraisers must support "market-derived time adjustments for changes in market conditions" with "a minimum timeframe of 12 months from which the overall market trend must be derived" (HousingWire, January 14, 2025). Freddie Mac lists the accepted methods: "Repeat Sales Data," "Paired Sales," "Grouped Sales Data," regression, and "Reliance on Home Price Index (HPI) Data" (Freddie Mac, Neighborhoods, Market Areas and Market Conditions).
The longer windows show why an Englewood East comparable's date matters.
Englewood East qualified improved sales in windows ending September 9, 2026
| Window | Sales | Median price | Middle half of prices | Median per heated sq ft | Middle half per sq ft |
|---|---|---|---|---|---|
| 12 months | 227 | $315,000 | $265,000 to $395,000 | $203 | $182 to $240 |
| 24 months | 438 | $317,700 | $267,250 to $394,250 | $209 | $187 to $240 |
| 36 months | 676 | $326,650 | $282,250 to $400,000 | $216 | $193 to $248 |
| 60 months | 1,234 | $340,000 | $290,675 to $404,000 | $223 | $196 to $255 |
Source: Charlotte County Property Appraiser, our tabulation.
The 60-month per-foot median sits 9.9 percent above the 12-month figure and the 36-month median 6.4 percent above it, our arithmetic (Charlotte County Property Appraiser). The 24-month figure is about 3 percent above it, which is why comparables from late 2024 onward need little or no adjustment while a 2023 sale needs a supported one. Calendar-year medians tell the same story: $231 a foot in 2023, $225 in 2024, $207 in 2025 and $206 in 2026 through September 9. These are medians of a changing mix of homes, so we check them against repeat sales of the same houses, shown later on this page.
Not always. Almost every Englewood East home sells under Fannie Mae's $1,000,000 limit for value acceptance, so some financed Englewood East buyers close without a traditional appraisal. Others get a hybrid appraisal or a full one. Your price has to make sense to all three.
Fannie Mae's value acceptance means "an appraisal is not required" for certain casefiles, and "Fannie Mae accepts the value estimate submitted by the lender as the value for the subject property." It is unavailable for "Transactions with a purchase price or estimated value of $1,000,000 or more" and for "Proposed construction and construction-to-permanent loans," among other exclusions (Fannie Mae Selling Guide B4-1.4-10). In the latest 12 months, 218 of the 227 Englewood East improved sales closed under $500,000 (Charlotte County Property Appraiser).
Two other routes send someone to the house. Value Acceptance + Property Data requires "interior and exterior property data collection to verify property eligibility prior to the note date," with a floor plan "conforming to the ANSI Standard" (Fannie Mae Selling Guide B4-1.4-11). A hybrid appraisal is "an appraisal option requiring a property data collection," where "Property data collection and the appraisal report are separate assignments and may be performed by different people" (Fannie Mae Selling Guide B4-1.2-03).
When a lender's model sets the value, federal rules apply to the model. The quality control rule effective October 1, 2025 covers "any computerized model used by mortgage originators and secondary market issuers to determine the collateral worth" of a mortgage on a principal dwelling, and requires standards to "ensure a high level of confidence in the estimates produced by automated valuation models" (89 FR, Quality Control Standards for Automated Valuation Models). A model sees recorded Englewood East sales; it does not see your roof date, your wind mitigation form or whether your street has sewer. Our CMA does, and our listing file puts those facts where a lender's data collector or appraiser will find them.
Since November 2, 2026, appraisals on Englewood East homes financed with conventional loans sold to Fannie Mae or Freddie Mac use the redesigned report under UAD 3.6. The new form records data fields rather than free text, so the documents an Englewood East seller supplies now land in specific boxes.
Fannie Mae and Freddie Mac announced that "The Uniform Appraisal Dataset (UAD) 3.6 and Forms Redesign Broad Production Period begins today, January 26, 2026," and told lenders to prepare "for a full transition by the November 2, 2026 mandate, when all appraisal reports on loans sold to Freddie Mac or Fannie Mae must use UAD 3.6" (Freddie Mac and Fannie Mae, UAD 3.6 broad production announcement). An Englewood East contract signed this month will, in most conventional loans, be appraised on the new form.
The appraisal also has a shelf life. Fannie Mae requires that "the property must be appraised within the 12 months prior to the date of the note and mortgage," and when the effective date is more than four months before the note date, "the appraiser must perform an appraisal update that includes inspecting the exterior of the property"; "Lenders using UAD 3.6 must follow the requirements in the UAD 3.6 Policy Supplement" (Fannie Mae Selling Guide B4-1.2-04).
For an Englewood East seller the to-do list is short: the roof permit and its final inspection date, the current wind mitigation form, permits for any addition or lanai enclosure, and the latest water and sewer bill showing which utility serves the address. Each one answers a field the appraiser must fill, and a field left to guesswork tends to be filled conservatively.
A low appraisal on an Englewood East home is uncommon but not rare, and it is the buyer, through the lender, who asks for a reconsideration of value. The strongest response is closed Englewood East sales the appraiser did not use: same or adjoining section, similar heated area, similar build era and similar utilities.
Appraisals usually support the price. An FHFA working paper found that appraisals, "over 90 percent of the time, either confirm or exceed the associated contract price" (FHFA Staff Working Paper 18-03). The remaining cases are where a list price was set on finishes rather than recorded sales, or on 2023 medians that no longer hold in Englewood East.
The reconsideration rules shifted in 2025. Freddie Mac's Bulletin 2025-12, dated September 3, 2025, "Eliminated our dual disclosure requirement to only require that a disclosure is provided to the Borrower(s) upon delivery of the appraisal report" (Freddie Mac Guide Bulletin 2025-12, lender-services copy). For FHA loans, Mortgagee Letter 2025-08 rescinded the 2024 uniform process, though "borrowers are still entitled to request an ROV" (NAR Washington Report).
That is why our Englewood East file keeps a short list of backup comparables beyond the ones we used to price. If an appraisal misses a better match, the buyer's agent can hand the lender recorded sales within days, not weeks, and your contract has a fair chance to hold.
An Englewood East valuation from McGreevy and Comisar is a written file, free of charge: the recorded comparables we chose and why, each with section, sale month, build year, heated area and price; the time and size adjustments and their basis; the appraisal risks we see; and a net sheet at your likely price.
We start from the county record because local listing coverage in Charlotte County is thin, so the recorded sale is the fuller picture of what Englewood East homes actually brought (Charlotte County Property Appraiser). Days on market, sale-to-list ratio and price reductions for those comparables are listing-service fields, and we add them in your private file. For Englewood East as a whole: Information not available at time of publishing (checked November 14, 2026).
For the selling plan that follows the number, read our Englewood East seller guide. For the wider Englewood record, see our Englewood home valuation page. To start, request your free Englewood East home valuation or Call Jesse direct at (239) 898-6072.
Englewood East prices have stopped falling but have not recovered. The median qualified sale was $315,000 from January 1 to September 9, 2026, against $311,250 in 2025 and a $360,000 peak in 2023. Price per heated square foot held at $206, level with 2025's $207 and 10.8 percent below 2023.
Data updated: November 2026 (Charlotte County Property Appraiser roll dated November 5, 2026, qualified improved sales above $50,000, calendar quarters January 2023 to September 9, 2026; Florida Realtors Punta Gorda MSA (Charlotte County) monthly and quarterly summaries through September and the third quarter of 2026; Englewood Area Board of REALTORS report sourced from Stellar MLS November 5, 2026; FHFA House Price Index through 2026Q2; Freddie Mac Primary Mortgage Market Survey, November 12, 2026; our tabulation and arithmetic).
The short answer comes from three directions that agree. The county's recorded sales for Englewood East show a flat 2026 after a 2025 drop; Charlotte County's single-family median from Florida Realtors shows the same; and the federal repeat-sales index for the Punta Gorda metro, which is Charlotte County, is flat over the year to mid-2026 (Charlotte County Property Appraiser; Florida Realtors, September 2026 metro summary; FHFA, House Price Index). What changed in the fall of 2026 is the mortgage rate, and that is the risk to watch.
Englewood East's quarterly medians fell from $365,000 in the second quarter of 2023 to $302,000 in the third quarter of 2025, then held between $302,000 and $320,000 through September 9, 2026. Per heated square foot, every quarter since the second quarter of 2025 has sat between $199 and $207.
Englewood East qualified improved sales by calendar quarter
| Quarter | Sales | Median price | Middle half of prices | Median per heated sq ft | Middle half per sq ft |
|---|---|---|---|---|---|
| 2023 Q1 | 55 | $350,000 | $290,000 to $445,000 | $231 | $202 to $280 |
| 2023 Q2 | 81 | $365,000 | $318,000 to $431,500 | $235 | $210 to $270 |
| 2023 Q3 | 55 | $364,000 | $344,000 to $443,800 | $230 | $218 to $258 |
| 2023 Q4 | 47 | $345,000 | $307,500 to $430,000 | $242 | $211 to $267 |
| 2024 Q1 | 50 | $355,000 | $310,000 to $441,000 | $235 | $215 to $269 |
| 2024 Q2 | 69 | $340,000 | $298,000 to $447,500 | $225 | $201 to $253 |
| 2024 Q3 | 68 | $335,000 | $290,000 to $380,000 | $221 | $200 to $243 |
| 2024 Q4 | 42 | $350,000 | $278,000 to $428,750 | $224 | $202 to $264 |
| 2025 Q1 | 48 | $325,000 | $286,250 to $396,250 | $219 | $201 to $250 |
| 2025 Q2 | 67 | $310,000 | $260,000 to $390,000 | $199 | $183 to $243 |
| 2025 Q3 | 62 | $302,000 | $259,475 to $357,500 | $207 | $186 to $230 |
| 2025 Q4 | 53 | $319,900 | $263,750 to $397,500 | $199 | $175 to $234 |
| 2026 Q1 | 40 | $315,500 | $286,500 to $397,250 | $207 | $191 to $263 |
| 2026 Q2 | 75 | $320,000 | $268,000 to $375,000 | $203 | $185 to $236 |
| 2026 Q3, July 1 to September 9 | 42 | $302,000 | $241,125 to $372,500 | $207 | $175 to $245 |
Source: Charlotte County Property Appraiser, our tabulation. Per-foot figures use only sales with a heated area on the roll, so their counts can be lower than the sales column. The last row is a partial quarter.
The largest single step down came between the first and second quarters of 2025, from $219 to $199 a foot, after Hurricanes Helene and Milton struck in September and October 2024 (Charlotte County Property Appraiser). Since then the per-foot median has moved inside an $8 band. The second quarter of 2026 was the busiest of the year with 75 sales, and the second quarter has been the busiest of each year in the table, the spring selling season showing through.
The price median slipped from $320,000 in the second quarter of 2026 to $302,000 in the partial third quarter, 5.6 percent, our arithmetic, while the per-foot median rose from $203 to $207 (Charlotte County Property Appraiser). When price falls and price per foot does not, smaller homes usually made up more of the sales. That is a mix shift, not a price cut on any one house, and a valuation that ignores it will misread the summer.
In 2026 through September 9, Englewood East resales recorded a $305,000 median and $203 a heated foot, against $301,000 and $207 in all of 2025. New-home first sales recorded $395,000, against $342,500 in 2025 and $421,950 in 2024. The resale market is level; builder pricing has moved more.
Englewood East qualified improved sales, 2024, 2025 and 2026 to September 9
| Group and year | Sales | Median price | Middle half of prices | Median per heated sq ft |
|---|---|---|---|---|
| All, 2024 | 229 | $340,000 | $295,000 to $425,000 | $225 |
| All, 2025 | 230 | $311,250 | $265,000 to $381,250 | $207 |
| All, 2026 to September 9 | 157 | $315,000 | $268,000 to $395,000 | $206 |
| Resales, 2024 | 193 | $339,000 | $290,000 to $413,500 | $225 |
| Resales, 2025 | 192 | $301,000 | $257,675 to $375,000 | $207 |
| Resales, 2026 to September 9 | 141 | $305,000 | $258,750 to $370,000 | $203 |
| New-home first sales, 2024 | 36 | $421,950 | $332,400 to $479,975 | not tabulated |
| New-home first sales, 2025 | 38 | $342,500 | $307,525 to $447,500 | not tabulated |
| New-home first sales, 2026 to September 9 | 16 | $395,000 | $363,125 to $433,500 | not tabulated |
Source: Charlotte County Property Appraiser, our tabulation.
The 2025 median for all sales was 8.5 percent below 2024's, and 2026 to date is 1.2 percent above 2025, our arithmetic (Charlotte County Property Appraiser). The middle halves tell the same story with less noise: the 2026 band, $268,000 to $395,000, sits almost on top of 2025's $265,000 to $381,250. On the resale side, the price that most Englewood East owners compete at, 2026 is level with 2025 by price and slightly lower per foot.
The new-home line swings because the builders' mix swings, from 36 sales in 2024 to 38 in 2025 and 16 so far in 2026. Sixteen sales is a modest group, and the 2026 new-home median of $395,000 reflects which models closed as much as builder pricing (Charlotte County Property Appraiser). For an owner of an older home, the useful reading is the gap: in the 12-month window, new homes sold at a median $84,500 above resales, our arithmetic. Your buyer is choosing between your house and that premium.
Englewood East runs about 10 percent below Charlotte County as a whole. Florida Realtors put the county's single-family median at $350,000 for January to September 2026, up 2.0 percent, against Englewood East's $315,000 in the same months on the county record. In 2025 Englewood East fell further than the county.
Florida Realtors reports Charlotte County as the Punta Gorda metro area. Its single-family median fell 5.6 percent in 2025, to $343,725, while the Englewood East qualified-sale median fell 8.5 percent, from $340,000 to $311,250 (Florida Realtors, Year End 2025 metro summary; Charlotte County Property Appraiser). These are different sources measured differently, Florida Realtors from listing-service closings of existing homes and ours from qualified county deeds, so we read them as direction and size, not as a precise spread.
Charlotte County (Punta Gorda MSA) single-family closed sales, Florida Realtors, 2026 by month
| Month | Closed sales | Change from a year earlier | Median price | Change from a year earlier |
|---|---|---|---|---|
| January 2026 | 392 | up 18.8 percent | $346,250 | down 1.1 percent |
| February 2026 | 434 | up 20.9 percent | $350,000 | up 0.3 percent |
| March 2026 | 587 | up 22.8 percent | $355,000 | down 1.1 percent |
| April 2026 | 531 | down 3.1 percent | $357,000 | up 2.0 percent |
| May 2026 | 562 | up 4.9 percent | $351,000 | up 8.0 percent |
| June 2026 | 537 | up 9.4 percent | $360,000 | up 7.5 percent |
| July 2026 | 528 | up 14.0 percent | $353,545 | up 2.5 percent |
| August 2026 | 448 | down 2.4 percent | $350,000 | up 1.4 percent |
| September 2026 | 430 | down 0.5 percent | $344,000 | up 4.2 percent |
Sources: Florida Realtors monthly metro summaries for January, February, March, April, May, June, July, August and September 2026. County figures, not Englewood East figures.
The county's 2026 median stayed between $344,000 and $360,000 every month, and its third-quarter median was $350,000, up 2.0 percent (Florida Realtors, third quarter 2026 metro summary). County sales volume was strong early, up 21.1 percent in the first quarter, then turned slightly negative in August and September. Englewood East's own count follows a similar arc, 40 qualified sales in the first quarter, 75 in the second and 42 in the partial third (Charlotte County Property Appraiser).
Charlotte County's condo and townhouse median fell 14.5 percent in 2025, far more than single-family homes (Florida Realtors, Year End 2025 metro summary). Englewood East is a grid of single-family homes and lots, so that condo slide is not an Englewood East driver. Its competing supply is new construction on its own vacant lots.
FHFA's repeat-sales index for Punta Gorda, which covers all of Charlotte County, was flat over the year to the second quarter of 2026, down 0.18 percent, and stood 10.6 percent below its 2023 high. Englewood East's own medians fell by a similar amount from 2023 to 2025.
FHFA all-transactions House Price Index, Punta Gorda, FL (1995 first quarter = 100)
| Quarter | Index | Change from prior quarter |
|---|---|---|
| 2022 Q3 | 436.53 | up 4.08 percent |
| 2023 Q3, the high | 437.69 | up 1.04 percent |
| 2024 Q3 | 414.67 | down 2.15 percent |
| 2024 Q4 | 433.09 | up 4.44 percent |
| 2025 Q1 | 417.08 | down 3.70 percent |
| 2025 Q2 | 392.05 | down 6.00 percent |
| 2025 Q3 | 385.05 | down 1.79 percent |
| 2025 Q4 | 389.25 | up 1.09 percent |
| 2026 Q1 | 388.46 | down 0.20 percent |
| 2026 Q2 | 391.34 | up 0.74 percent |
Source: FHFA, quarterly metro all-transactions file; one-year change from FHFA, House Price Index.
From the third quarter of 2023 to the third quarter of 2025 the index fell 12.0 percent; over the same calendar span Englewood East's annual median fell 13.5 percent, from $360,000 in 2023 to $311,250 in 2025, our arithmetic (FHFA, quarterly metro file; Charlotte County Property Appraiser). Two different methods, one on repeat sales countywide and one on Englewood East's recorded medians, landing within two points of each other is good evidence that the drop was real and that it has stopped.
The index carries standard errors of roughly 9 points in recent quarters, so quarter-to-quarter moves under about 2 percent are inside its noise (FHFA, quarterly metro file). FHFA's next release, due November 24, 2026, adds the third quarter. We will read it against Englewood East's own third-quarter sales before we price your home.
Freddie Mac's 30-year average was 7.11 percent on November 12, 2026, against 6.24 percent a year earlier. For an Englewood East buyer putting 20 percent down on the $315,000 median, that difference adds about $145 a month in principal and interest. Rates rose most of 2026, so fall buyers have less room than spring buyers.
Freddie Mac reported that "The 30-year fixed-rate mortgage averaged 7.11% as of November 12, 2026, down from last week when it averaged 7.18%. A year ago at this time, the 30-year FRM averaged 6.24%" (Freddie Mac, Primary Mortgage Market Survey). Monthly averages of its weekly readings ran 6.10 percent in January 2026, 6.49 percent in June, 6.86 percent in September and 7.33 percent in October (Freddie Mac, weekly history).
Principal and interest on Englewood East price points, 30-year fixed, 20 percent down, our arithmetic (before taxes, insurance and assessments)
| Price point | Loan | At 6.24 percent | At 7.11 percent | Difference a month |
|---|---|---|---|---|
| $255,000, resale median, under 1,500 sq ft built before 2000 | $204,000 | $1,255 | $1,372 | about $118 |
| $305,000, 12-month resale median | $244,000 | $1,501 | $1,641 | about $141 |
| $315,000, 12-month median, all sales | $252,000 | $1,550 | $1,695 | about $145 |
| $389,500, 12-month new-home median | $311,600 | $1,917 | $2,096 | about $180 |
Sources: rates from Freddie Mac, Primary Mortgage Market Survey; prices from the Charlotte County Property Appraiser.
Measured from the January 2026 average to the October 2026 average, the same $315,000 home's payment rose from about $1,527 to $1,733, our arithmetic (Freddie Mac, weekly history). Put another way, a fixed $2,000 monthly principal-and-interest budget supported about $330,036 of loan at 6.10 percent and about $290,862 at 7.33 percent, roughly 11.9 percent less borrowing power. At 7.11 percent, each $100 a month a buyer must spend elsewhere uses the payment room of about $14,865 of 30-year loan.
The full monthly cost is what an Englewood East buyer actually weighs. At the $305,000 resale median with 10 percent down, a non-homestead tax estimate at the 2026 district 005 rate of 15.5683 mills on that price, Charlotte County's average Citizens homeowners premium of $2,887 and the Englewood East street and drainage and fire assessments, the total ran about $2,348 a month at 6.10 percent and about $2,531 at 7.11 percent, our arithmetic, before flood coverage, stormwater, solid waste or mortgage insurance (Citizens, 2026 Approved Rate Changes by County; Freddie Mac, Primary Mortgage Market Survey). Florida Realtors' chief economist put the statewide effect plainly: "Higher mortgage rates are weighing on sales, particularly in the single-family market" (Florida Realtors, September and Q3 2026 release).
For Englewood East itself the county record cannot say, because months of supply, days on market and sale-to-list ratio come from the listing service. The nearest public measure, the Englewood Area Board of REALTORS report, shows inventory down by more than half since March 2025 but loosening again in October 2026.
Months of supply, median days on market, sale-to-list ratio and active listings for Englewood East: Information not available at time of publishing (checked November 14, 2026).
The board's report covers sales by its members across several counties, not Englewood East alone, and says its data "does not include all sales in The Reported areas" (Englewood Area Board of REALTORS, October 2026 report). Read that way, its inventory fell from 1,585 listings at the end of March 2025 to 709 at the end of September 2026, and its months of inventory from 12.95 in February 2025 to 4.81 in July 2026, before rising to 7.07 in October 2026 as rates climbed. Statewide, Florida Realtors put single-family supply at 4.4 months for September and the third quarter of 2026 (Florida Realtors, September and Q3 2026 release).
The board's October bands are the closest match to Englewood East prices. Its $250,000 to $299,999 and $300,000 to $349,999 bands closed at 97 percent and 98 percent of last list price, and its three bands from $250,000 to $399,999 held 233 listings against 46 October sales, about 5.1 months at that pace, our arithmetic (Englewood Area Board of REALTORS, October 2026 report). In the Englewood East window, 146 of the 227 sales fell between $250,000 and $399,999 (Charlotte County Property Appraiser). On the board's October figures those bands look like a market near balance, where a well-priced home sells close to its asking price and a hopeful one waits; for Englewood East alone the listing measures are not published.
Yes. The county's January 1, 2026 roll set just values for existing Englewood East homes a median 9.4 percent below their 2025 values, and 98.7 percent of those homes went down. The roll is built from the prior year's sales, so it confirms 2025's drop rather than predicting 2026.
Our tabulation of the county roll covered 4,120 improved Englewood East homes with no 2026 new construction; 88.6 percent fell by more than 5 percent and 1.3 percent went up (Charlotte County Property Appraiser). Charlotte County's homestead just value fell 6.72 percent countywide on the same rolls (Charlotte County Property Appraiser, DR-403 2026). The county says it revalues "as of January 1, based on market data from the prior calendar year" (Charlotte County Property Appraiser, Notice to Petitioner).
Just value is a mass-appraisal tax figure as of January 1, not a price. For 180 qualified 2025 sales of existing Englewood East homes, the 2026 just value was a median 81.2 percent of the sale price (Charlotte County Property Appraiser). If you have heard a neighbor quote a TRIM notice as their home's value, that is the gap they are missing. If you are buying in Englewood East and want help reading these trends from the other side, Call Marc at (239) 287-5873 or see how we help buyers find a home in Englewood. If you own here, get a free valuation of your Englewood East home or Call Jesse direct at (239) 898-6072.
Recent recorded Englewood East resales show that when an owner bought matters more than anything else. Of 195 resales in the latest 12 months, 110 had a prior recorded sale of the same house: 79 sold above the price paid, 28 below and 3 at the same price, at a median 38.1 percent above after 76 months.
Data updated: November 2026 (Charlotte County Property Appraiser roll dated November 5, 2026, qualified improved resales September 10, 2025 to September 9, 2026, each matched to the same house's prior recorded qualified sale; resale years 2015 to 2026, 2026 to September 9; our tabulation).
Every figure below is public county record shown for market reference only, with no addresses, parcel numbers or owner names (Charlotte County Property Appraiser). Each prior price is the recorded price at that house's previous qualified sale. It does not include additions, renovations, roofs, storm repairs, assessments paid or anything else spent between the two dates. So "above" and "below" describe two recorded prices, not any owner's result.
In the latest 12 months, 110 of 195 Englewood East resales could be matched to the same house's prior recorded sale. Seventy-nine sold above the price paid at the prior sale, 28 below and 3 at the same price. The median resale was 38.1 percent above its prior recorded price, after a median 76 months between sales.
The time between sales ran from 7 months to 201 months, with a middle half of 41 to 123 months, roughly three and a half years to ten years (Charlotte County Property Appraiser). That spread is the reason the overall median says little on its own: a resale after ten years and a resale after three years were bought in very different Englewood East markets. The rest of this section splits the 110 pairs by when the owner bought.
The other 85 resales had no earlier qualified sale of the same house in the county file, our arithmetic. Many are homes that last changed hands by a sale the county did not qualify, such as a transfer between relatives, or before the file's sales history (Charlotte County Property Appraiser). They still count in every price median on this page; they just cannot be paired.
The year of purchase splits Englewood East resales cleanly. All 20 owners who bought before 2015 resold above the price paid, at a median 167.7 percent above. Of the 34 who bought in 2022 or later, 24 resold below, at a median 7.1 percent below. The years in between sit in between.
Englewood East window resales by the year the house was last bought (each house against its own prior recorded price)
| Year last bought | Pairs | Above / below / same | Median change against the prior price | Median prior price | Median resale price |
|---|---|---|---|---|---|
| Before 2015 | 20 | 20 / 0 / 0 | 167.7 percent above | $104,450 | $270,000 |
| 2015 to 2019 | 34 | 33 / 1 / 0 | 56.2 percent above | $192,000 | $277,500 |
| 2020 to 2021 | 22 | 19 / 3 / 0 | 29.7 percent above | $285,950 | $368,600 |
| 2022 or later | 34 | 7 / 24 / 3 | 7.1 percent below | $349,900 | $318,000 |
| All pairs | 110 | 79 / 28 / 3 | 38.1 percent above | not tabulated | not tabulated |
Source: Charlotte County Property Appraiser, our tabulation of repeat sales of the same house.
The 2022-or-later row is the one that matters most for pricing today. Its median prior price, $349,900, sits close to the 2022 and 2023 calendar-year medians of $355,000 and $360,000, and its median resale price, $318,000, sits close to the 12-month median of $315,000 (Charlotte County Property Appraiser). In other words, those owners bought near the top and sold into today's market, and the recorded prices show it.
The 2020 to 2021 row shows how fast the window closed. Those owners bought at a median $285,950 and resold at $368,600, yet 3 of the 22 still sold below the price paid (Charlotte County Property Appraiser). The resale prices in that row run higher than the overall resale median, a sign that many of those houses were larger or newer, which is why we always compare a house to its own past and to its own size and age band, never to the Englewood East median alone.
Englewood East homes bought in 2023 and resold in the latest 12 months all recorded at or below the price paid: 10 below and 1 level, a median 11.9 percent below. The 8 bought in 2022, a small group, split 1 above and 7 below. The 15 bought from 2024 on split 6 above, 7 below, 2 level.
Englewood East window resales of homes bought from 2022 on
| Year last bought | Pairs | Above / below / same | Median change | Median prior price | Median resale price |
|---|---|---|---|---|---|
| 2022 | 8, a small group | 1 / 7 / 0 | not stated, a small group | $349,950 | $304,950 |
| 2023 | 11 | 0 / 10 / 1 | 11.9 percent below | $410,000 | $326,000 |
| 2024 or later | 15 | 6 / 7 / 2 | 0.0 percent, level | $312,000 | $275,000 |
Source: Charlotte County Property Appraiser, our tabulation of repeat sales of the same house.
The 2023 buyers paid a median $410,000, above both the 2023 calendar-year median of $360,000 and the 2023 new-home median of $371,300, which suggests many of those houses were newer or larger homes bought at the peak (Charlotte County Property Appraiser). Their median resale, $326,000, lands near today's middle of the market. A 2023 buyer pricing a resale today has to price against today's comparables, not the purchase price, and the record says buyers will not pay the 2023 price back.
The 2024-or-later group is closer to level, with a median change of 0.0 percent, because its purchases came after prices had already fallen part of the way (Charlotte County Property Appraiser). Its median prior price, $312,000, is almost exactly today's median. For an owner who bought in 2024 or 2025, selling now is less a question of the purchase price than of selling costs, covered in the next section, and of whether the title policy reissue rate applies.
Fourteen Englewood East resales in the latest 12 months were homes whose prior recorded sale was the builder's first sale. Eight sold above that price, 5 below and 1 at the same price, at a median 13.6 percent above. Those bought new in 2022, 2023 or 2024 are small groups, and most of those resold below.
By the year bought new: 1 home bought new in 2021 resold above; of 3 bought new in 2022, 1 resold above and 2 below; of 3 bought new in 2023, none resold above, 2 resold below and 1 at the same price; and 1 bought new in 2024 resold below (Charlotte County Property Appraiser). Every one of those is a small group, so we print counts and draw no percentage from them. The other 6 of the 14 were bought new before 2021, and all 6 resold above the price paid, our arithmetic.
The pattern is consistent with builder pricing over the same years. Englewood East new-home first sales recorded medians of $354,700 in 2022, $371,300 in 2023 and $421,950 in 2024, against $342,500 in 2025 and $389,500 in the latest 12-month window (Charlotte County Property Appraiser). An owner who bought new in 2023 or 2024 is reselling against builders' current prices and current incentives, often on the next street. The answer is to price the house as what it now is: a lightly lived-in home with landscaping, window coverings and a settled lot, compared first with recent resales of homes built in 2015 or later.
Yes. Among Englewood East repeat sales, the share recorded below the prior price rose from 3 of 133 in 2022 to 14 of 109 in 2024, 17 of 107 in 2025 and 18 of 82 in 2026 through September 9. The median resale still recorded well above its prior price every year, because most sellers bought long ago.
Englewood East repeat sales by year of resale (each house against its own prior recorded qualified sale)
| Year of resale | Repeat sales | Above / below / same | Median change against the prior price |
|---|---|---|---|
| 2015 | 68 | 66 / 2 / 0 | 40.6 percent above |
| 2016 | 67 | 67 / 0 / 0 | 48.2 percent above |
| 2017 | 83 | 82 / 1 / 0 | 46.8 percent above |
| 2018 | 93 | 92 / 1 / 0 | 51.4 percent above |
| 2019 | 105 | 102 / 3 / 0 | 37.0 percent above |
| 2020 | 113 | 112 / 0 / 1 | 37.4 percent above |
| 2021 | 167 | 167 / 0 / 0 | 66.0 percent above |
| 2022 | 133 | 130 / 3 / 0 | 109.9 percent above |
| 2023 | 107 | 102 / 5 / 0 | 80.7 percent above |
| 2024 | 109 | 95 / 14 / 0 | 65.0 percent above |
| 2025 | 107 | 89 / 17 / 1 | 55.1 percent above |
| 2026, January 1 to September 9 | 82 | 62 / 18 / 2 | 38.1 percent above |
Source: Charlotte County Property Appraiser, our tabulation of repeat sales of the same house.
In share terms, resales below the prior price went from about 2 percent of pairs in 2022 to about 13 percent in 2024, 16 percent in 2025 and 22 percent in 2026 to date, our arithmetic (Charlotte County Property Appraiser). The median change peaked in 2022, when Englewood East pairs recorded a median 109.9 percent above the prior price, and has narrowed each year since. That narrowing is two things at once: lower resale prices since 2023 and a growing number of sellers who bought in the high years.
Volume is steady. Repeat sales ran from 107 to 109 a year from 2023 to 2025, and 82 in 2026 through September 9 (Charlotte County Property Appraiser). That is an Englewood East market trading at its new level, not one where sellers have stopped selling.
Two recorded Englewood East prices leave out everything that happened in between: a new roof, impact windows, a pool, an enclosed lanai, storm repairs after Ian, Helene or Milton, years of street and drainage and fire assessments, and the costs of buying and selling. A pair shows direction, not an owner's result.
Some of what goes unrecorded is large. A roof replacement or a sewer connection can add thousands to what an owner has in a house without changing the recorded purchase price. The Englewood East Street and Drainage MSBU charge alone rose from $190 to $292 per unit for fiscal 2026 and 2027 to fund the paving program, a flat yearly cost on every parcel whatever its value (Charlotte County, Englewood East FY26 adopted and FY27 approved budget).
Selling costs also come out of the resale price before an owner sees it. Deed stamps alone are 70 cents per $100, $2,205 at the $315,000 median (Florida Statutes 201.02). The full list is in the next section. Our pairs also count only sales where the house existed at both dates, so a lot bought empty and later built on is not in these tables; that would compare a lot with a house.
The Englewood East resale record teaches three things: when you bought sets your starting point; the market has been level for about six quarters, so today's comparables carry the most weight; and a builder's new home down the street sets a ceiling that a resale prices under, not over.
For an owner pricing an Englewood East home, three readings follow from the tables above (Charlotte County Property Appraiser):
Days on market, sale-to-list ratio, original asking price and price reductions for the resales above: Information not available at time of publishing (checked November 14, 2026). When we prepare your valuation, we add the listing history for the resales nearest yours. To see them, ask for your free Englewood East valuation or Call Jesse direct at (239) 898-6072.
At the $315,000 Englewood East median, the state-set deed stamps are $2,205, and the owner's title premium is $1,650 if your contract assigns it to you. We found no homeowners association for Englewood East, so most sales carry no association estoppel fee. Commission is negotiated; each 1 percent is $3,150.
Data updated: November 2026 (Florida Statutes 201.02 and the Florida Department of Revenue; Florida rule 69O-186.003; Charlotte County Clerk recording fees; FloridaRealtors/FloridaBar-7 (Rev. 12/24) and CRSP-17 contract forms; Charlotte County Tax Collector; Charlotte County Property Appraiser DR-403 2026; Englewood Area Fire Control District 2026 to 2027 assessments; Englewood East prices from the Charlotte County Property Appraiser roll dated November 5, 2026; arithmetic ours).
We worked the net sheet at three Englewood East prices from the county record: $255,000, the median of 68 resales of homes under 1,500 heated square feet built before 2000; $315,000, the median of all 227 window sales; and $375,000, the median of 39 resales of homes built in 2015 or later (Charlotte County Property Appraiser). The statewide detail on every line is in our Florida seller closing costs guide.
Example Englewood East seller net sheet, before commission, mortgage payoff and tax prorations
| Line | $255,000 | $315,000 | $375,000 | Basis |
|---|---|---|---|---|
| Deed documentary stamps, $0.70 per $100 | $1,785.00 | $2,205.00 | $2,625.00 | 2,550, 3,150 and 3,750 units |
| Recording the satisfaction of your mortgage, one page | $10.00 | $10.00 | $10.00 | Charlotte County Clerk |
| Association estoppel certificate | Usually none | Usually none | Usually none | No homeowners association found for Englewood East |
| Settlement fee and municipal lien search, typical range | $600 to $1,750 | $600 to $1,750 | $600 to $1,750 | Estimates; the closing agent sets them |
| Estimated net before commission, payoff, prorations and title | $251,455 to $252,605 | $311,035 to $312,185 | $370,615 to $371,765 | Price minus the lines above |
| Commission, negotiated: each 1 percent of price | $2,550 | $3,150 | $3,750 | Not a set rate |
| Owner's title policy, promulgated premium, if your contract assigns it to you | $1,350.00 | $1,650.00 | $1,950.00 | Rule 69O-186.003 |
Sources: Florida Statutes 201.02; Florida Department of Revenue, documentary stamp tax; Rule 69O-186.003; Charlotte County Clerk, recording fees. Service-fee ranges are typical estimates, not quotes.
On all three examples the state-set stamps come to 0.70 percent of price, and with a seller-paid owner's policy the two state-fixed lines come to about 1.22 to 1.23 percent, our arithmetic (Florida Department of Revenue, documentary stamp tax; Rule 69O-186.003). Commission is the largest line you control, and it is the one we show you in dollars at your own price.
Deed stamps on an Englewood East sale are 70 cents for each $100 of price or portion of $100. Round the price up to the next $100, divide by 100 and multiply by $0.70: $1,785 at $255,000, $2,205 at $315,000 and $2,625 at $375,000. Charlotte County adds no surtax.
The statute reads "on each $100 of the consideration therefor the tax shall be 70 cents," and consideration includes "the amount of any mortgage, purchase money mortgage lien, or other encumbrance, whether or not the underlying indebtedness is assumed" (Florida Statutes 201.02). The Department of Revenue rounds any fraction up and adds that "All parties to the document are liable for the tax regardless of which party agrees to pay the tax" (Florida Department of Revenue, documentary stamp tax). The extra surtax applies only in Miami-Dade.
So a $315,050 Englewood East sale is 3,151 taxable units, $2,205.70, our arithmetic. Both standard Florida contract forms list the deed stamps as a seller cost (FloridaRealtors/FloridaBar-7, as reproduced by The Fund). Stamps scale at $70 for every $10,000 of price, so a $10,000 price reduction saves $70 in stamps: they never decide an Englewood East pricing question.
In Charlotte County the custom is mixed and published sources disagree, so the contract decides who pays the owner's title policy on an Englewood East sale and the closing agent confirms it. The premium itself is set by state rule: $1,650 at $315,000, the same at every title company.
The standard Florida contract makes the parties check a box. Under FloridaRealtors/FloridaBar-7, "(i) Seller shall designate Closing Agent and pay for Owner's Policy and Charges" or "(ii) Buyer shall designate Closing Agent and pay for Owner's Policy and Charges and premiums for any lender's title policy" (FloridaRealtors/FloridaBar-7, as reproduced by The Fund). A title underwriter's 2026 Florida customs sheet lists the owner's policy as "Seller pays but Buyer pays in some counties," naming Sarasota among the exceptions but not Charlotte (Chicago Title, Real Estate Laws and Customs, Florida), while at least one local title firm describes Charlotte as buyer-pays. The Englewood name spans Charlotte and Sarasota counties, so we settle the box in the first offer.
Florida's promulgated owner's rate is $5.75 per $1,000 of coverage up to $100,000 and $5.00 per $1,000 from $100,000 to $1 million, with any fraction of $100 counted as a full $100 (Rule 69O-186.003). At $315,000 that is $575 plus $1,075, or $1,650, our arithmetic. Florida's consumer guide says "Title insurance premiums are set by the state of Florida" and "The title insurance premium is not negotiable," though the agency's own fees may be (Florida DFS, title insurance guide).
A recent buyer may save. The reissue rate applies when "a previous owner's policy was issued insuring the seller" and the new policy is effective "less than 3 years after" it, at $3.30 per $1,000 up to $100,000 and $3.00 per $1,000 above that (Rule 69O-186.003). Fifteen of the 110 Englewood East window pairs had bought in 2024 or later (Charlotte County Property Appraiser). On a $312,000 prior policy, the reissue portion works out to $966 against $1,635 at the original rate, our arithmetic, so hand the closing agent your owner's policy early.
An Englewood East closing settles the county lien and open-permit check, the final Englewood Water District or Charlotte County Utilities bill, the payoff and release of your mortgage, and small recording charges. None is large, but an open permit or an unpaid utility balance can delay a closing if it surfaces late.
Charlotte County now routes lien searches through a vendor: "Charlotte County partners with Orange Data" for "a simplified process for ordering Lien Searches," with code enforcement lien payoffs paid to the Board of County Commissioners (Charlotte County, Code Compliance research requests). You can check open permits on your own address for free on the county's Accela portal, where "registration is not required to use the portal if only researching the database" (Charlotte County, building online services).
Permits carry money in the contract. The FloridaRealtors/FloridaBar form has the seller pay "up to ... (1.5% if left blank) for costs associated with closing out open or expired building permits" (FloridaRealtors/FloridaBar-7, as reproduced by The Fund). At the $315,000 median, a blank box means up to $4,725 of exposure, our arithmetic. Roof, window and screen-cage work after Ian, Helene and Milton is the usual Englewood East candidate, so we check the permit record before we list.
Utilities follow the parcel. The Englewood Water District's rules say "All District fees and charges run with the parcel," and on a sale "the District will provide a special meter reading which will serve as a final read for the seller and an initial read for the buyer" (Englewood Water District, Customer Rules and Regulations, FY27). For the mortgage, the lender must send a payoff letter within 10 days of a written request and record the satisfaction within 60 days of payoff (Florida Statutes 701.04). The Clerk records "$10.00 recording fee for the first page and $8.50 per page thereafter" (Charlotte County Clerk, recording fees).
Florida property taxes are paid in arrears for the calendar year, so an Englewood East seller credits the buyer for the days owned that year. The Charlotte County bill also carries flat Englewood East charges, the $292 street and drainage assessment and the $290.78 fire assessment, which are prorated with it.
Charlotte County bills are "mailed out on or before November 1st," with discounts of 4 percent in November, 3 percent in December, 2 percent in January and 1 percent in February, and taxes become delinquent April 1 (Charlotte County Tax Collector, property tax). The standard contract prorates "as of the day prior to Closing Date," uses the current year's tax when known and otherwise the prior year's, and makes "due allowance ... for the maximum allowable discounts" (FloridaRealtors/FloridaBar-7, as reproduced by The Fund). A closing between November and March usually settles the year's whole bill at the table.
Englewood East's tax district, 005, carried 15.5683 mills for 2026: 9.2963 non-school and 6.2720 school, our arithmetic on the county chart (Charlotte County Property Appraiser, DR-403 2026). The fire district's 2026 to 2027 residential assessment is $290.78 and a vacant lot $63.95 (Englewood Area Fire Control District, Assessments); the street and drainage unit charges $292 per unit (Charlotte County, Englewood East FY26 adopted and FY27 approved budget).
Two Englewood East proration illustrations, closing June 30, 2027, prorated on the 2026 bill (our arithmetic, not your bill)
| Line | Homesteaded home | Non-homestead home |
|---|---|---|
| Example just value | $249,300, the median 2026 just value of improved Englewood East homes, no capped gap | $249,300, same |
| 2026 ad valorem tax, district 005 | about $3,246 after the homestead exemptions | about $3,881 |
| Street and drainage plus fire assessments | $582.78 | $582.78 |
| Annual total on these lines | about $3,828.78 | about $4,463.78 |
| Seller's days, January 1 to June 29 | 180 | 180 |
| Credit to the buyer at the 4 percent discount | about $1,812.64 | about $2,113.26 |
Sources: Charlotte County Property Appraiser, DR-403 2026; Englewood Area Fire Control District, Assessments; Charlotte County, Englewood East FY26 adopted and FY27 approved budget; median just value from the Charlotte County Property Appraiser. Stormwater and solid waste charges are prorated the same way and are not included.
A newly built Englewood East home needs a different method. The contract says that if improvements were completed by January 1 of the closing year but did not exist on January 1 of the prior year, "taxes shall be prorated based upon prior year's millage and at an equitable assessment to be agreed upon between the parties" (FloridaRealtors/FloridaBar-7, as reproduced by The Fund). A prior-year bill on a lot alone would badly understate the tax on a new Englewood East house, so we flag it at contract.
An Englewood East buyer budgets taxes and insurance beside the mortgage, so a higher carrying cost lowers what that buyer can offer. Your capped taxes do not pass to the buyer: the home is reassessed at just value the January after the sale, and on a long-held Englewood East homestead the reset is real money.
Florida law assesses a homestead "at just value as of January 1 of the year following a change of ownership" (Florida Statutes 193.155), and a buyer must receive a disclosure summary warning not to rely on the seller's current taxes (Florida Statutes 689.261). On the 2026 roll, 3,030 of 4,316 improved Englewood East homes, 70.2 percent, carried a homestead, with a median capped gap between assessed and just value of $61,344 (Charlotte County Property Appraiser). At 2026 district rates that median gap is worth about $955 a year in tax a buyer will pay and the seller did not, our arithmetic.
Amendment 3 passed on unofficial election results on November 3, 2026 and is not certified as of November 14, 2026 (WGCU, November 4, 2026). The Property Appraiser notes that it "Does not apply to 'Non-Ad Valorem' assessments or fees" (Charlotte County Property Appraiser, Amendment 3), so the Englewood East street and drainage and fire charges stay on every bill regardless. We will update buyers' tax estimates once the result is certified and the implementing rules are published.
Insurance pulls the other way in 2026. Citizens' approved average homeowners premium in Charlotte County fell 5.9 percent, from $3,069 to $2,887 (Citizens, 2026 Approved Rate Changes by County). That is a county average, not an Englewood East quote, and a newer roof and a current wind mitigation form can move a buyer's actual quote far more than the average moved.
Commission on an Englewood East sale is negotiable: no law sets a rate, and since August 17, 2024 offers of compensation to a buyer's broker cannot appear on the multiple listing service. Each 1 percent is $3,150 at the $315,000 median, the largest single line on your net sheet.
NAR's buyer agreement rules require the agreement to "Disclose in conspicuous language that broker commissions are not set by law and are fully negotiable" (NAR, Written Buyer Agreements 101). Florida Realtors' answers add that sellers may still offer buyer-broker compensation "in an amount of their choosing," but "Compensation will not be allowed anywhere in the MLS" (Florida Realtors, NAR settlement FAQs). Many Englewood East offers now arrive asking for a seller credit instead.
A credit has limits when the buyer finances. Fannie Mae caps interested-party contributions at 3 percent of value when the loan exceeds 90 percent of value and at 6 percent from 75.01 to 90 percent (Fannie Mae Selling Guide B3-4.1-02). On a $305,000 Englewood East resale, 3 percent is $9,150, our arithmetic. A seller-paid rate buydown inside that limit can compete with a builder's incentive without cutting the recorded price that the next appraisal will read.
Two federal items appear at most Englewood East closings: Form 1099-S, which the settlement agent files unless the seller certifies the principal-residence exclusion, and the capital gains exclusion itself, up to $250,000 of gain or $500,000 for a married couple filing jointly. Ask your tax adviser before you list.
The IRS lets the settlement agent skip a 1099-S on a principal residence sold "for $250,000 or less" ($500,000 for married sellers) with "an acceptable written assurance (certification) from the seller" (IRS, Instructions for Form 1099-S). The Englewood East resale median of $305,000 is above the single-seller line, so many single Englewood East sellers will receive the form; a married couple selling at or below $500,000 can certify out. Receiving a 1099-S does not mean tax is owed.
The exclusion lets you "exclude the first $250,000 of gain," "increased to $500,000 for a married couple filing jointly," after 24 months of ownership and residence in the 5 years before the sale (IRS Publication 523). In the window, the 20 Englewood East owners who bought before 2015 paid a median $104,450 and resold at $270,000 (Charlotte County Property Appraiser), a recorded difference well under the single-filer exclusion before counting improvements.
Ready to put a number on your Englewood East home? Start with your free Englewood East home valuation, and we will send the comparables, the adjustments and a net sheet at your likely price. You are working with Top 1% Real Estate Agents Nationally Since 2008. Call Jesse direct at (239) 898-6072.
For the full Englewood listing process, see how we sell homes in Englewood, and for the town next door, our Englewood area guide. If you are buying your next home as well, Call Marc at (239) 287-5873 or see how we help buyers in Englewood.
Yes, and it is free. A comparative market analysis for an Englewood East home starts with a walkthrough of the house, its roof, windows, utilities and permits, then prices it against qualified sales recorded by the Charlotte County Property Appraiser in the same Port Charlotte Subdivision sections, not against a ZIP-wide average.
Data updated: November 2026 (Charlotte County Property Appraiser roll dated November 5, 2026, qualified improved sales above $50,000 recorded September 10, 2025 through September 9, 2026; lender and statute pages read November 14, 2026).
Englewood East gives an analysis plenty of raw material. In the 12 months to September 9, 2026 we tracked 227 qualified improved sales across sections 062, 063, 064, 065, 069, 073, 074 and 084: 195 resales at a $305,000 median and 32 new-home first sales at $389,500 (Charlotte County Property Appraiser). Stretch the window to 36 months and the count reaches 676 sales at a $326,650 median. The hard part is not finding sales. It is choosing the right ones, because a 1987 block ranch with its original roof and a 2023 build two lots away can sit on the same street and sell more than $100,000 apart; resales of 1980s homes recorded a $261,700 median and resales built in 2020 or later $395,000 (Charlotte County Property Appraiser). The visit is how we sort your house into the right group.
Send the Englewood East valuation request on this page or Call Jesse direct at (239) 898-6072, and we will set a time that works for you, by video if you are out of town. Pulling a few Englewood East documents together beforehand tightens the written price range you receive from us.
The documents that move an Englewood East price are the ones a buyer's insurer and lender will ask for anyway. Bring the roof permit with its final inspection date, because Citizens requires a four-point inspection on homes more than 20 years old and proof of at least five years of remaining life on a shingle roof older than 25 years (Citizens Property Insurance, inspections). Bring the most recent wind mitigation form (OIR-B1-1802), which the Office of Insurance Regulation says stays valid for up to five years if the structure has not materially changed (Florida OIR, wind mitigation resources). Add the permits for any enclosed lanai, garage conversion, Florida room or replacement pool cage, a recent water and sewer bill or your septic records, and any letter from Charlotte County Utilities or the Englewood Water District saying a central line is available.
Those papers matter more now than they did a year ago. Since November 2, 2026, every appraisal on a loan sold to Fannie Mae or Freddie Mac must use the redesigned UAD 3.6 report (Freddie Mac and Fannie Mae, UAD 3.6 announcement), a data-field form that records condition, quality and market trend in set categories. When the roof date, the mitigation features and the permit history are already documented, the appraiser fills those fields from your records instead of from assumptions.
The written range we hand back names every Englewood East sale we relied on by section, month, year built, county heated area and price, drawn from the Charlotte County Property Appraiser roll dated November 5, 2026 (Charlotte County Property Appraiser). It also shows your FEMA flood zone, the $292 street and drainage charge and the fire assessment that every buyer will see on the tax bill (Charlotte County, Englewood East FY26 Adopted, FY27 Approved budget), and an estimate of what you keep at closing. You can also reach us through our contact page.
Buying your next home as well? Call Marc at (239) 287-5873 or see our Englewood buyer representation page. The visit carries no obligation, and it comes from Top 1% Real Estate Agents Nationally Since 2008.
An Englewood East CMA is our written price opinion, prepared for you before the house is listed, to set a price buyers and appraisers will both accept. An appraisal comes later, after a financed contract is signed, written by a state-licensed or certified appraiser for the buyer's lender. Both lean on the same county-recorded Englewood East sales.
Florida law draws the line. A broker or sales associate may perform a comparative market analysis or give a price opinion in the ordinary course of business, but it may never be referred to or construed as an appraisal (Florida Statutes 475.612), and the same carve-out appears in the license discipline statute, which names the broker price opinion expressly (Florida Statutes 475.25). Federal law adds that a broker price opinion may not be the primary basis of value for a purchase loan on a principal dwelling (12 U.S.C. 3355).
| Question | Englewood East CMA from our team | Lender appraisal |
|---|---|---|
| Who writes it | Your listing team | A Florida certified or licensed appraiser |
| When | Before the listing goes live | After a financed contract is signed |
| Search area | Your plat section first, then the other Englewood East sections, then similar platted grids | The subject's market area, defined by competing supply rather than a set radius |
| New-construction sales | Kept in their own tier and adjusted for builder concessions | Usable, but concessions must be adjusted downward |
| Roof, wind features, utilities | Read from your permits, mitigation form and utility bills | Recorded as condition and quality ratings on the UAD 3.6 report |
| Measurement | County heated area, checked against your floor plan | ANSI Z765-2021 finished area |
| Goal | A list price that draws offers and survives the appraisal | Support for the loan amount |
Fannie Mae asks for at least three closed comparables, normally closed within the last 12 months and from the same market area (Fannie Mae Selling Guide B4-1.3-08), and it requires ANSI Z765-2021 measurement of finished area (Fannie Mae Selling Guide B4-1.3-05). Freddie Mac describes a market area as the region "where similar demand and competition is located," and it no longer treats a one-mile circle as a proxy for a neighborhood (Freddie Mac, neighborhoods and market areas). In Englewood East that matters, because a sale picked only for being close can cross SR 776 into a different kind of neighborhood. A CMA that names the closest true matches gives the appraiser a head start.
An Englewood East valuation answers what the house is worth today. Most owners then want to know how to sell it, what the neighborhood looks like to a buyer, or how it compares with the rest of Englewood, and each of those questions has its own guide on our site, linked below.
Our Englewood East seller guide covers disclosures, open permits, utilities and a net sheet for an Englewood East sale. Our Englewood East community guide explains the eight plat sections, the street and drainage unit, utilities and flood maps. The Florida seller closing costs guide walks through each line on a settlement statement. To set Englewood East beside the rest of town, open the Englewood home values page, the Englewood seller guide, our Englewood area guide and our Englewood new construction guide. Buying next? Call Marc at (239) 287-5873.
Englewood East owners ask these questions about value, and each answer rests on a county record, a statute, an agency page or a primary market report. Unless an answer names another period, a sales figure counts qualified improved sales above $50,000 in the eight Englewood East plat sections recorded September 10, 2025 through September 9, 2026 (Charlotte County Property Appraiser).
Those sales come from the Charlotte County Property Appraiser roll dated November 5, 2026 (Charlotte County Property Appraiser). Price per square foot always divides by the heated (living) area the county records, which is usually smaller than the total under roof a listing sheet may quote, so never set a price by comparing the two. Where fewer than 10 sales sit behind a figure, we call it a small group, show how many sales it holds and draw no percentage conclusion. County figures for all of Charlotte County come from Florida Realtors' Punta Gorda MSA reports, which cover the whole county.
Data updated: November 2026 (Charlotte County Property Appraiser roll dated November 5, 2026, sales through September 9, 2026; 2026 roll values from the county's 2026 tax roll files; Florida Realtors September 2026 report released October 16, 2026; statutes and agency pages read November 14, 2026).
Start with recorded Englewood East sales of homes like yours, then adjust for what makes yours different. We tracked 227 qualified improved sales in the latest 12 months at a $315,000 median, with the middle half between $265,000 and $395,000 (Charlotte County Property Appraiser). Size moves that number first: homes under 1,200 square feet of heated area recorded a $223,500 median, 1,500 to 1,799 square feet $330,000, and 2,100 square feet and up $438,500. Year built, roof age, utility type, permits and a pool then move it again. An Englewood East median is a starting line, not a value for a particular house, which is why a useful estimate names the five or six closest sales rather than quoting an average. Request a free Englewood East home valuation or Call Jesse direct at (239) 898-6072 and we will show you which sales those are.
$315,000 for all 227 qualified improved sales in the 12 months to September 9, 2026 (Charlotte County Property Appraiser). That figure blends two different products. The 195 resales recorded a $305,000 median, with the middle half between $257,900 and $375,000, while the 32 first sales of newly built homes recorded $389,500, with the middle half between $313,225 and $433,750. Most Englewood East sales cluster in a narrow band: 57 sold between $250,000 and $299,999, 49 between $300,000 and $349,999, and 34 under $250,000. Only 9 sold for $500,000 or more, a small group. Because new construction makes up about one sale in seven, a month with several builder closings can lift the overall median without any change in what an existing home would bring. When you compare your house with the median, compare it with the resale figure unless your home is nearly new.
The median was $203 per square foot of county heated area across 213 sales with a recorded living area, and the middle half ran from $182 to $240 (Charlotte County Property Appraiser). That is the county's heated, air-conditioned area, which leaves out the garage, a screened lanai and other space under roof. A listing that quotes total square footage will show a lower figure per foot for the same sale, so the two numbers are never interchangeable. New-home first sales recorded a $210 median on a median 1,676 heated square feet, and resales of homes built in 2015 or later $219. On the 2026 roll, the county's own just value for improved Englewood East homes works out to a median $155 per square foot, which is lower again because the roll is a tax figure set as of January 1, not a sale price.
Because it falls as homes get bigger. In the latest 12 months Englewood East homes under 1,200 heated square feet recorded a $222 median per square foot, homes from 1,200 to 1,799 square feet $205, homes from 1,800 to 2,099 square feet $193, and homes of 2,100 square feet and up $182 (Charlotte County Property Appraiser). A kitchen, baths, roof and lot cost about the same whether they serve 1,100 or 2,100 square feet, so the extra rooms in a larger house add less per foot. Fannie Mae's guide warns appraisers against rule-of-thumb size adjustments, giving a "$20 per square foot" example, when market analysis supports a different figure (Fannie Mae Selling Guide B4-1.3-09). Multiplying a small comparable's price per foot by a larger home's area will overstate the larger home's value, and the reverse understates a small one.
In the latest 12 months, resales of homes built in the 1980s recorded a $261,700 median (69 sales) and $203 per square foot, while homes built in 2020 or later recorded $395,000 (23 sales) and $219 per square foot (Charlotte County Property Appraiser). Much of that gap is size, so compare within one size band. Among resales under 1,500 square feet, homes built before 2000 recorded $210 per square foot against $234 for homes built in 2000 or later; from 1,500 to 1,799 square feet, $196 against $213; at 1,800 square feet and up, $174 against $198. Newer Englewood East homes therefore sold for about $17 to $24 more per square foot in every band. That premium bundles a newer roof, current wind code and lower insurance cost. An older home with a documented recent roof and full opening protection can close part of it.
A little, and less than size or age. In the latest 12 months the resale median ran from $266,500 in section 062 (26 resales) to $350,000 in section 065 (31 resales), with 064 at $299,000, 074 at $295,500, 063 at $295,500, 069 at $307,000 and 084 at $330,000 (Charlotte County Property Appraiser). Section 073 had only 2 resales, a small group, so no conclusion can be drawn from it. Per square foot, most sections sat between $199 and $214; section 069 recorded $236 on 15 sales. Mix explains much of the spread: a section with more 2000s homes or larger floor plans records a higher median. The county's assessor values almost every Englewood East parcel inside one market area and one main neighborhood model, and its 2026 roll cut just values by between 8.8 and 9.9 percent in every section. We start a comp search in your own section and widen only when the match is better.
Charlotte County, every parcel of it. Englewood East is the set of Port Charlotte Subdivision sections 062, 063, 064, 065, 069, 073, 074 and 084 east of Englewood, 7,939 parcels in all, with Englewood 34224 mailing addresses (Charlotte County Property Appraiser). It is unincorporated, so there is no city government; the Charlotte County Property Appraiser sets every value and the county commission and special districts set the charges. All but 6 parcels sit in tax district 005, whose 2026 millage is 15.5683 (Charlotte County Property Appraiser, 2026 DR-403). That matters for value because Englewood itself straddles the county line: an online estimate or a ZIP-level report that mixes Sarasota County sales into an Englewood East comparison is pricing a different tax rate, a different appraiser and different housing.
Only as background. Englewood East is not a Census place; its sections fall almost entirely in Charlotte County tracts 302.01 and 302.02 (U.S. Census Bureau, geocoder), and only 276 of 7,746 geocoded parcel points, 3.6 percent, lie inside the Englewood Census Designated Place, in sections 073, 069 and 074 (Census TIGERweb places layer). The 2020 to 2024 American Community Survey puts the median owner-estimated value at $322,300 (plus or minus $20,410) in tract 302.01 and $319,100 (plus or minus $35,287) in tract 302.02, against $328,900 for Charlotte County (U.S. Census Bureau, ACS 5-year table files). Those are owners' own estimates across five years that include the 2021 and 2022 run-up, and the tracts may take in land outside the eight sections. Recorded sales are the stronger evidence: the 12-month Englewood East median was $315,000 (Charlotte County Property Appraiser).
The slide has paused. The calendar-year median for Englewood East qualified improved sales peaked at $360,000 in 2023, then recorded $340,000 in 2024 and $311,250 in 2025; for 2026 through September 9 it was $315,000 on 157 sales (Charlotte County Property Appraiser). Per square foot, 2025 and 2026 sit together at $207 and $206. Three-month blocks wobble with small counts: $315,500 in the first quarter of 2026 (40 sales), $320,000 in the second (75 sales) and $302,000 from July 1 to September 9 (42 sales). The direction matches Charlotte County's single-family median, which fell 5.6 percent in 2025 to $343,725 (Florida Realtors, year-end 2025 MSA report) and was $350,000, up 2.0 percent, for the third quarter of 2026 (Florida Realtors, Q3 2026 MSA report). Mix matters, so we price from your own size and age group, not from the headline median.
Englewood East sells below the county median. Florida Realtors reported a Punta Gorda MSA (all of Charlotte County) single-family median of $344,000 for September 2026, up 4.2 percent on a year earlier, and $350,000 for January through September (Florida Realtors, September 2026 MSA report). The Englewood East 12-month median of $315,000 is 10 percent below that $350,000 January to September county figure (Charlotte County Property Appraiser). The two series measure different things: Florida Realtors compiles MLS closings, while our figure counts every qualified sale the county recorded, including sales that never appeared on the MLS. The FHFA all-transactions index for the Punta Gorda metro was down 0.18 percent over the year to the second quarter of 2026 (FHFA House Price Index). We never apply a county percentage to an Englewood East house without saying so.
Because those were the peak years. Englewood East resales recorded their highest median per square foot in 2022, $248, and the overall sale median peaked at $360,000 in 2023 (Charlotte County Property Appraiser). Of the resales in the latest 12 months where we could match the same house to its prior recorded sale, 11 had last sold in 2023: 10 of them sold below the price paid at the prior recorded sale, at a median 11.9 percent below. Eight had last sold in 2022, a small group, and 7 of those 8 sold below the prior price. By contrast, all 20 homes last bought before 2015 sold above the price paid at the prior recorded sale. Prior prices do not include additions, renovations or storm repairs, so a single pair is not a verdict on any house. Countywide, WGCU reported that Charlotte County lost just under 2 percent of market value from 2024 to 2025 (WGCU, June 1, 2026).
Because each model sees different sales and none sees inside your house. At the $305,000 Englewood East resale median, every 1 percent of model error is $3,050 (our arithmetic on Charlotte County Property Appraiser figures). Englewood East's similar lots and ranch plans help a model, but a model cannot see a 2023 roof against a 2004 roof, impact glass against none, sewer against septic, or an enclosed lanai with an open permit, and those items separate Englewood East prices. Some tools also mix Sarasota County sales from the same Englewood mailing city. Use an online figure as a curiosity, then ask for an Englewood East CMA built from recorded sales.
Yes, since October 1, 2025. Six federal agencies adopted quality control standards for automated valuation models used by mortgage originators and secondary market issuers to value a consumer's principal dwelling; the rule took effect October 1, 2025 (Federal Register, AVM quality control standards). Lenders must ensure a high level of confidence in the estimates, protect against data manipulation, avoid conflicts of interest, run random sample testing and reviews, and comply with nondiscrimination laws. The rule does not cover consumer websites, and it excludes models used by a licensed appraiser in developing an appraisal. For an Englewood East seller the practical point is that a lender's model and a website estimate are different tools under different rules, and neither one replaces sales of comparable Englewood East homes chosen by someone who has walked the house.
Not always. Fannie Mae's value acceptance lets its automated underwriting system accept the lender's submitted value for certain loan casefiles with no appraisal at all; it excludes, among others, two- to four-unit properties, manufactured homes, proposed construction and any purchase price or estimated value of $1,000,000 or more (Fannie Mae Selling Guide B4-1.4-10). Almost every Englewood East home sits far below that ceiling: only 9 of the 227 sales in the latest 12 months reached $500,000, a small group (Charlotte County Property Appraiser). So a financed Englewood East buyer with a strong file may close on the lender's model value alone, while an FHA, VA or construction loan normally brings a full appraisal. Either way, a list price grounded in recorded Englewood East sales is what holds up, because the model and the appraiser both read the same county record.
No, not as the main basis for a purchase loan. Federal law says a broker price opinion may not be used as the primary basis to determine value for a residential mortgage on a consumer's principal dwelling (12 U.S.C. 3355), and Florida bars calling a broker's comparative market analysis an appraisal (Florida Statutes 475.612). Our CMA does a different job. It sets a list price for your Englewood East home from the same recorded sales an appraiser will test later, so the appraisal confirms the price instead of fighting it. When we list, we can hand the appraiser our comparable list with the reasons each sale was chosen, which is allowed and often useful, but the appraiser decides independently. That is one reason we keep every adjustment tied to a recorded Englewood East sale rather than to a hope.
Fannie Mae requires at least three closed comparables, normally closed within the past 12 months and from the same market area, with listings and pending contracts allowed only as support (Fannie Mae Selling Guide B4-1.3-08). Englewood East rarely runs short: we tracked 227 qualified improved sales in the latest 12 months and 438 over 24 months (Charlotte County Property Appraiser). The challenge is matching, not counting. A 1,350 square foot 1989 house on septic should be compared with similar older homes, not with a 2,000 square foot 2024 build, and since February 4, 2025 appraisers must support time adjustments from a market trend derived over at least 12 months (HousingWire, January 14, 2025). With Englewood East per-square-foot medians at $225 in 2024 and $206 in 2026, an unadjusted early 2024 sale would overstate value.
They can, but only with adjustments. New builds on scattered Englewood East lots recorded a $395,000 median for 2026 through September 9 (16 sales), against $305,000 for resales (Charlotte County Property Appraiser). Fannie Mae requires appraisers to adjust comparables for sales or financing concessions, says positive concession adjustments are not acceptable, and allows a dollar-for-dollar deduction only where the market reacted by the full amount (Fannie Mae Selling Guide B4-1.3-09). A builder sale that included a rate buydown or closing-cost package is not a clean price. For a 1980s or 1990s Englewood East house, the best comparables are other resales of the same era and size; for a nearly new resale, the 39 resales of homes built in 2015 or later, at a $375,000 median, are the closer evidence than builder first sales.
They compete with it rather than drag it down. Englewood East has 3,075 vacant residential lots among its 7,939 parcels (Charlotte County Property Appraiser), so new houses keep arriving on the same streets as resales. The new-home first-sale median sat above the resale median in most years: $421,950 against $339,000 in 2024 and $342,500 against $301,000 in 2025. A finished house next door usually reads better than an overgrown lot, but the same new homes offer buyers a new roof, current code and builder warranties at about $210 per heated square foot, and they set the ceiling a resale has to price under. Builders' incentives matter too, because an appraiser deducts concessions from those sales (Fannie Mae Selling Guide B4-1.3-09). Our Englewood new construction guide shows the wider supply picture.
The 119 Englewood East vacant lot sales in the latest 12 months recorded a $23,000 median, with the middle half between $18,000 and $27,000 (Charlotte County Property Appraiser). The county's 2026 roll values the median Englewood East vacant lot at $19,380, unchanged from 2025. Two lots of the same size can still sell thousands of dollars apart because of what has already been paid on them. Englewood Water District capital capacity charges, once paid, "become a part of the real property" and transfer with title (Englewood Water District, FY27 Customer Rules and Regulations), and the district's water and sewer charges together total $15,865.50 per connection unit. Charlotte County's scrub-jay habitat fee for a lot up to 0.22 acres is $2,031 in 2026 (Charlotte County, scrub-jay HCP fees 2026). A lot with those items settled is worth more to a builder.
Only if you own it and can sell it with the house. A buildable Englewood East lot recorded a $23,000 median in the latest 12 months (Charlotte County Property Appraiser), and that is the market anchor for a second lot held separately. A lot combined with your home under a unity of title can no longer be sold on its own, so it usually adds less than a freestanding lot: more yard and privacy, but not a second building site. An empty neighboring lot you do not own adds nothing measurable, because a buyer knows it can be built on; with 3,075 vacant lots across Englewood East, new construction next door is a real possibility on many streets. We value a double lot by asking whether it can be split, what a buyer would pay for the extra yard, and whether any capacity charges or habitat fees were paid on the second parcel.
Under Fannie Mae's rules the property must be appraised within the 12 months before the note date, and an appraisal whose effective date is more than four months but less than 12 months old needs an update that includes an exterior inspection, reported on Form 1004D; if value has fallen, a new appraisal is required (Fannie Mae Selling Guide B4-1.2-04). That timing matters in Englewood East because the market moved: the per-square-foot median fell from $225 in 2024 to $207 in 2025 before leveling at $206 in 2026 (Charlotte County Property Appraiser). A buyer's appraisal from an earlier contract that fell through may be reused within those limits, but an older report can carry an outdated time adjustment. For your own planning, an Englewood East CMA is a snapshot: we refresh it whenever new sales close near you.
The buyer's side, not yours, asks the lender for a reconsideration of value, and the strongest request supplies closed Englewood East sales the appraiser missed. Appraisals usually agree with price: an FHFA study found appraisals confirm or exceed the contract price more than 90 percent of the time (FHFA Working Paper 18-03). When one does not, the usual causes in Englewood East are a comparable from a different era or utility type, an early 2024 sale with no downward time adjustment, or a builder sale with concessions left in. Fannie Mae requires time adjustments to be supported by evidence and allows home price indexes or paired sales to support them (Fannie Mae Selling Guide B4-1.3-09). We prepare the better comparables for the lender, and if a gap remains we negotiate it rather than let the contract fail.
No study gives an Englewood East dollar figure, so we read it through insurance. Citizens requires a four-point inspection on homes more than 20 years old and proof of at least five years of remaining life for a shingle roof older than 25 years (Citizens Property Insurance, inspections), and Florida law bars an insurer from refusing or non-renewing a policy solely because a roof is less than 15 years old (Florida Statutes 627.7011). In the latest 12 months, 69 Englewood East resales were built in the 1980s and 40 in the 1990s (Charlotte County Property Appraiser), every one past the 20-year line. A documented roof replaced after Hurricane Ian in September 2022 puts a home on the easier side of those rules, and buyers of an older roof tend to ask for a credit or a lower price.
They lower the buyer's insurance cost, and that supports price. Florida requires insurers to offer actuarially reasonable discounts for features such as roof-to-wall connections, roof deck attachment and opening protection (Florida Statutes 627.0629). A Brookings paper using more than 20 years of Citizens data, reported in July 2026, found discounts of up to 44 percent for some measures, with opening protection and roof-to-wall connections worth a mean of about $6,000 over 25 to 30 years (Insurance Journal, July 8, 2026). The credit only counts when it is documented on the OIR-B1-1802 form, which stays valid up to five years (Florida OIR). For a 1980s Englewood East block home, a current form showing clips or wraps, a hip roof and protected openings lets the buyer's insurer price the credit before closing.
It can, mostly through future cost. An FIU Business study of Miami-Dade sales found septic homes were not discounted on disclosure alone, but homes that received a notice of required connection sold for nearly 10 percent less, with conversion costs of $30,000 to $40,000 in that market (FIU Business, January 28, 2026). In Englewood East the clock depends on the utility. Charlotte County Utilities gives 365 days after its certified letter to connect to sewer under its 2026 sewer FAQs and County Code Sec. 3-8-178 (Charlotte County Utilities, sewer FAQs), and Florida law sets the same 365 days after written notice (Florida Statutes 381.00655). Englewood Water District sewer capacity charges total $11,374 per connection unit, before plumbing (EWD FY27 rules). We compare septic homes with septic homes, or adjust.
Most of Englewood East is outside the high-risk zone. Testing 7,746 geocoded parcel points against the county's FEMA layer, effective December 15, 2022, put about 92.8 percent in Zone X and about 7.2 percent in Zone AE, mostly in sections 069 and 073 (Charlotte County GIS flood zone layer). Zone AE is FEMA's special flood hazard area, land with a 1 percent or greater chance of flooding in a year (FEMA flood zone definitions). An AE home can face a lender flood requirement and the 50 percent rule on large repairs, which can limit what a buyer will pay for a fixer. Section 069 still recorded the highest section median per square foot in the latest 12 months, $236 on 15 sales (Charlotte County Property Appraiser), so the zone label alone has not set prices here. Elevation, condition and insurance quotes do.
If the buyer insures with Citizens, yes, starting January 1, 2027. Citizens' published schedule phases in a flood coverage requirement that reaches "all other covered Personal Lines residential properties" on January 1, 2027, using either the NFIP or a private flood insurer (Citizens Property Insurance, flood requirements). For an Englewood East home in Zone X, most of the neighborhood, that adds a flood premium line to a Citizens buyer's monthly cost that many owners have never carried. A buyer insured in the private market is not bound by the Citizens rule, and a Zone X flood policy is usually priced well below one in Zone AE. For value, the effect runs through affordability: a higher monthly cost lowers what a payment-limited buyer can offer. An elevation certificate, if you have one, helps a buyer get an accurate quote early.
Ian left the longer mark on the county roll. On the 2026 roll, 40 Englewood East parcels still carry the county's hurricane damage code with disaster year 2022, Hurricane Ian, and none carries a 2024 code for Helene or Milton; those 40 have a median 2026 just value of $198,833 (Florida Department of Revenue, 2026 roll standards; Charlotte County Property Appraiser). The state's rule keeps the code until the home is repaired or sold. On prices, the Englewood East sale median kept rising through 2023, to $360,000, then fell to $311,250 in 2025, the year after Helene and Milton. The Charlotte County Property Appraiser described owners in Punta Gorda who "took whatever they could get" for damaged homes (WGCU, June 1, 2026). A storm-repaired Englewood East home with permits closed is priced as repaired.
It caps how much can be spent improving or repairing a building in a special flood hazard area before the whole structure must meet current flood rules. Federal rules define substantial improvement and substantial damage as work costing 50 percent or more of the structure's market value before the work or damage (44 CFR 59.1), and FEMA measures it against the building's value excluding land (FEMA P-758, substantial improvement desk reference). Englewood East land is a small part of value: the median land value on improved Englewood East parcels on the 2026 roll is $20,400 (Charlotte County Property Appraiser). So for a Zone AE house, nearly all of the county value is structure, and a large remodel can still cross the line. In Zone X, about 93 percent of the neighborhood, the rule does not apply.
Only if it meets the appraisal measuring standard and, in practice, was permitted. Fannie Mae requires appraisers to measure finished area under ANSI Z765-2021, to report space that does not meet that definition as unfinished, and to comment on the quality of an unpermitted addition and its effect on value (Fannie Mae Selling Guide B4-1.3-05). In Englewood East the common cases are an air-conditioned lanai, a one-bay garage turned into a room and a frame Florida room added to a block house. The county records heated area separately from total area, and our figures divide price by heated area: a $203 median across 213 sales (Charlotte County Property Appraiser). A permitted, finaled conversion adds that space at a market rate. An unpermitted one invites an appraiser comment, a buyer discount and a permit question at closing.
Just value is the county's estimate of market value as of January 1, after a 15 percent cost-of-sale step. Assessed value is just value after caps such as Save Our Homes. Taxable value is assessed value minus exemptions. The Charlotte County Property Appraiser says just value "is adjusted by 15%, the Florida Department of Revenue standard" (Charlotte County Property Appraiser, just value adjustment). On the 2026 roll, the median just value of an improved Englewood East home was $249,300, with the middle half between $203,140 and $301,200 (Charlotte County Property Appraiser). For the 3,030 homesteaded Englewood East homes, the median assessed value was 75.6 percent of just value. None of the three is a sale price. Just value runs below sales by design, and assessed and taxable values describe your tax status, not what a buyer will pay.
Because the county's method aims below sale prices, and it values homes as of January 1 using the prior year's sales. For 180 qualified 2025 sales of existing Englewood East homes, the January 1, 2026 just value was a median 81.2 percent of the sale price, with the middle half between 74.6 and 87.9 percent (Charlotte County Property Appraiser). Florida's just value statute requires the appraiser to consider net proceeds after the usual costs of sale (Florida Statutes 193.011), and Charlotte applies 15 percent for that, about 85 percent of a market price. A mass appraisal model also cannot see your new kitchen or impact windows. So never read your just value as an asking price: in Englewood East it has run about one-fifth below what homes actually sold for. A CMA starts from sales instead.
Yes. For 4,120 improved Englewood East homes with no new construction in 2026, the January 1, 2026 just value was a median 9.4 percent below the 2025 value, and 98.7 percent of those homes went down (Charlotte County Property Appraiser). Countywide, real property just value fell 2.72 percent and homestead just value 6.72 percent between the final 2025 and 2026 rolls (Charlotte County Property Appraiser, 2026 DR-403). The Englewood East cut tracks 2025 prices, when the sale median fell to $311,250 from $340,000 in 2024, because the county builds each January 1 value from the prior calendar year's sales (Charlotte County Property Appraiser, notice to petitioner). A lower county value on your notice is a record of last year's market, not a forecast, and it says nothing about your house's condition today.
Because of recapture. Florida requires the assessed value of a homestead to rise by the annual Save Our Homes limit even when just value falls, as long as assessed value stays below just value (Charlotte County Property Appraiser, real property). The 2026 limit was 2.7 percent, the change in the Consumer Price Index, below the 3 percent ceiling (Florida Department of Revenue, Save Our Homes). On the 2026 roll, total just value of improved Englewood East homes fell 6.49 percent while their total county assessed value rose 1.02 percent (Charlotte County Property Appraiser). District 005 millage also rose, from 15.2833 to 15.5683 (Charlotte County Property Appraiser, 2026 DR-403). None of that changes what your Englewood East home would sell for; it changes what you pay to hold it.
The cap belongs to you, not the house, and it ends at the sale. Of 4,316 improved Englewood East homes on the 2026 roll, 3,030 are homesteaded; the median gap between capped assessed value and just value is $61,344, and 989 homes carry a gap over $100,000 (Charlotte County Property Appraiser). The property appraiser says an ownership change restores assessed value to full just value the following January 1, so buyers should estimate taxes from just value, not your assessed value (Charlotte County Property Appraiser, real property). At district 005 rates, a $61,344 gap is worth about $955 a year in tax. That does not lower your price, but it explains why a buyer's first bill on an Englewood East home is often higher than yours, and buyers weigh their full monthly cost when they make an offer.
Often, yes, through portability. Florida lets an owner who held a homestead exemption in any of the 3 preceding years carry the capped difference to a new homestead, up to $500,000 when buying up, and proportionally when buying down (Florida Statutes 193.155). On the 2026 roll, 48 Englewood East parcels carried portability, and the 38 with a transferred difference showed a median $81,589 (Charlotte County Property Appraiser). The transfer is filed with Form DR-501T when you apply for the new exemption (Florida Department of Revenue, portability FAQ). For a seller deciding when to list, portability is a reason not to wait past the third January 1 after leaving the home. It also means the Englewood East home's value and your future tax bill are separate questions.
Each August. The Charlotte County Property Appraiser mails the Notice of Proposed Property Taxes in mid-August, and a petition to the Value Adjustment Board is due 25 days after it is mailed (Charlotte County Property Appraiser, important dates; Florida Statutes 194.011). The filing fee is $50 per parcel (Charlotte County Property Appraiser, notice to petitioner). In 2024, 617 Charlotte County parcels were filed, 247 heard and 46 approved (Florida Department of Revenue, 2025 County Profiles). The window for the January 1, 2026 value has closed; the next one opens with the August 2027 notice. Evidence that wins is 2026 sales of similar Englewood East homes measured against the county's 85 percent standard. A low county value is not a reason to list low, and a high one is not a reason to list high.
Not directly, and its status is not final. Amendment 3 passed on unofficial election-night results on November 3, 2026, with about 62 percent statewide and 74 percent in Charlotte County (WGCU, November 4, 2026), but the state canvass had not certified it as of November 14, 2026. The property appraiser's explainer says it would raise the homestead exemption for non-school taxes only and leave school taxes unchanged (Charlotte County Property Appraiser, property tax amendment). For Englewood East that means the $292 street and drainage charge and the fire assessment, both flat non-ad valorem charges, stay the same either way. Any effect on value would come through a lower tax line for a homesteading buyer, which supports what that buyer can afford. We will update this answer when the result is certified and the county publishes its first values under the new rules.
It does not separate one Englewood East home from another, because every parcel pays the same rate. The Englewood East Street and Drainage unit charge rose from $190 per unit in FY2025 to $292 for FY2026 and FY2027 to fund the paving program (Charlotte County, Englewood East FY26 Adopted, FY27 Approved budget). The Englewood Area Fire Control District adds $290.78 a year for a home and $63.95 for a vacant lot (Englewood Area Fire Control District). Together that is about $583 a year on an improved Englewood East home, the same for a $250,000 house or a $450,000 one, and it does not appear in the county's just value. A buyer comparing Englewood East with a neighborhood that has no special unit sees it on the bill, so it is part of the monthly cost picture, not a line adjustment between two Englewood East houses.
It depends on the buyer, not on your bill. Tax district 005, where all but 6 Englewood East parcels sit, carried 15.5683 mills for 2026: 9.2963 non-school and 6.2720 school (Charlotte County Property Appraiser, 2026 DR-403). At the 2026 Englewood East median just value of $249,300, that works out to about $3,881 for a non-homestead owner and about $3,246 for a homesteaded owner with no cap gap, before non-ad valorem charges (Charlotte County Property Appraiser). The county's own tax estimator assumes just value at 85 percent of the purchase price, or the current just value if higher, for a new owner's first year (Charlotte County Property Appraiser, just value adjustment). Bills mail in November with discounts of 4 percent in November down to 1 percent in February (Charlotte County Property Appraiser, real property).
Directly, through the monthly payment. Freddie Mac's survey put the 30-year fixed rate at 7.11 percent on November 12, 2026, against 6.24 percent a year earlier (Freddie Mac PMMS). On a $315,000 Englewood East home with 20 percent down, principal and interest is about $1,550 a month at 6.24 percent and about $1,695 at 7.11 percent, about $145 more for the same house (Charlotte County Property Appraiser for the median; our arithmetic). Weekly rates in 2026 ran from a low of 5.98 percent in February to 7.40 percent in October. Florida Realtors' chief economist said rising rates were "enough to put a halt to this growth" in sales (Florida Realtors, September and Q3 2026). Englewood East's third-quarter 2026 median of $302,000 fits that direction, though 42 sales is a modest count.
It varies by roof, age and features, so get quotes on your own house. Citizens' 2026 rate filing set the average multiperil homeowners (HO3) premium in Charlotte County at $2,887 after a 5.9 percent cut from $3,069, across 3,438 policies (Citizens Property Insurance, 2026 approved rate changes by county). Those are averages across the county, not Englewood East figures. For value, the useful point is the gap between houses: a 1980s Englewood East home with an older roof and no documented mitigation pays more than a 2020s build with current-code features, and that monthly difference is part of why newer Englewood East homes sold for $17 to $24 more per heated square foot in every size band in the latest 12 months (Charlotte County Property Appraiser). A current wind mitigation form narrows the gap.
Conventional, FHA and VA loans all reach Englewood East prices easily; USDA depends on the address. The 2026 baseline conforming loan limit is $832,750 (FHFA, 2026 conforming loan limits), and the 2026 FHA one-unit floor is $541,287 (HUD No. 25-145). The Englewood East 12-month median was $315,000 and only 9 sales reached $500,000, a small group (Charlotte County Property Appraiser), so loan limits do not cap Englewood East values. USDA Rural Development eligibility varies by address and is checked per address on USDA's eligibility map. A wide range of loan types keeps the buyer pool broad, which supports price, but FHA and VA appraisals look harder at condition items such as roofs and peeling paint, so an older Englewood East home priced for those buyers should have its repairs done or priced in.
Spring is busiest. Pooling every calendar month from 2019 through 2025, Englewood East recorded the most qualified improved sales in May (192) and June (188), and the fewest in January (126) (Charlotte County Property Appraiser). In the latest 12 months, April 2026 had 27 sales and January 2026 had 7, a small group. Recorded dates are closing dates, so the contracts behind a May closing were usually signed in March or April. Price follows condition and mix more than the calendar: monthly medians for the full months October 2025 through August 2026 moved between $269,000 and $380,000 on counts too small to read as a seasonal price effect. Days on market, sale-to-list ratio, months of supply and active listings for Englewood East: Information not available at time of publishing (checked November 14, 2026). We time a listing around your plans first and the season second.
Two costs are set by the state. Florida's deed stamp tax is 70 cents per $100 of price (Florida Department of Revenue): $2,205 at the $315,000 Englewood East median and $2,135 at the $305,000 resale median. An owner's title policy, priced by state rule and identical at every insurer, costs $1,650 and $1,600 at those two prices (Rule 69O-186.003). In Charlotte County the custom for who pays the owner's policy is mixed, so the contract controls and the closing agent confirms. Englewood East has no master association in county sources, so most sales carry no association estoppel; instead the street and drainage and fire assessments are prorated with the tax bill. The commission you negotiate, settlement fees, a lien search and any open-permit costs complete the list in our Florida seller closing costs guide, and our Englewood East seller guide builds a full net sheet.
It costs nothing, and asking commits you to nothing. A minute on the Englewood East valuation request starts it. Before the visit we pull the recorded Englewood East sales that match your section, size band and era from the November 5, 2026 county roll (Charlotte County Property Appraiser), along with your flood zone, your tax district charges and your utility provider. At the house we record the roof date, wind features, permits, pool and finishes, then deliver a written range with every comparable named and the reason it was chosen. Most owners have the range within a few days of the walkthrough. If you would rather start with a phone call, Call Jesse direct at (239) 898-6072 or use our contact page. Tell us your timeline, and we will tell you whether the next few months of Englewood East sales are likely to help or hurt your number.
A valuation is only as useful as the team that stands behind it at the negotiating table. These five-star reviews come from sellers who worked with McGreevy and Comisar, and they describe the pricing judgment, marketing and follow-through we bring to an Englewood East listing.
McGreevy and Comisar is a top-reviewed Southwest Florida listing team, recognized with the Gulfshore Life 5 Star Award for customer satisfaction for 21 straight years. Each quote below is labelled with the site where the client posted it and is quoted exactly as written. We do not edit, combine or summarize client words.
★★★★★ "We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes."
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★★★★★ "Marc Comisar did an excellent job working with a very difficult client (me) selling our condo in a tough condo market. He went above and beyond."
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★★★★★ "I can only say he is a refreshing and highly motivated professional. No tricks exaggerations nor falsehoods. His way of bringing quality clients is exceptional. He does not bring lookers. He brings buyers!"
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★★★★★ "Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn't have been happier! If we ever move again we'll always call Jesse and Marc!"
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★★★★★ "Marc helped me through the home selling process every step. He was very responsive and knows the market well. With another agent my house did not sell for one year, but Marc got me 3 offers within a few months."
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When you value your Englewood East 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 East home valuation or Call Jesse direct at (239) 898-6072.
Every figure on this Englewood East valuation page traces to a public document. These are the ones an Englewood East owner opens when the question is value: county sales and roll files, just value and tax sources, flood and storm rules, utility and assessment schedules, and appraisal rules. Each link goes to the publisher.
| Document | Publisher | What an Englewood East seller uses it for | Link |
|---|---|---|---|
| Roll and sales downloads | Charlotte County Property Appraiser | The qualified Englewood East sales and 2026 just values behind every figure here | Charlotte County Property Appraiser downloads |
| Section 193 just value adjustment | Charlotte County Property Appraiser | The stated 15 percent cost-of-sale adjustment in Charlotte just values | CCPA just value adjustment |
| 2026 Revised Recapitulation of the Ad Valorem Assessment Rolls (DR-403) | Charlotte County Property Appraiser | Countywide 2025 to 2026 value changes and the district 005 millage | CCPA 2026 DR-403 |
| Section 193.011, Florida Statutes | Florida Legislature | The factors behind just value, including the deduction for costs of sale | Section 193.011 |
| Save Our Homes annual limits | Florida Department of Revenue | The 2.7 percent cap for 2026 and the history of the CPI limit | DOR Save Our Homes |
| Portability FAQ (Forms DR-501T and DR-501) | Florida Department of Revenue | Carrying your Save Our Homes benefit to your next Florida homestead | DOR portability FAQ |
| FEMA P-758, Substantial Improvement/Substantial Damage Desk Reference | FEMA | The 50 percent test measured against building value, excluding land | FEMA P-758 |
| Englewood East FY26 Adopted, FY27 Approved budget | Charlotte County | The street and drainage charge every Englewood East parcel pays | Englewood East budget |
| FY27 Customer Rules and Regulations | Englewood Water District | Capacity charges that stay with the parcel and the connection rules | EWD FY27 Customer Rules |
| Connecting to Sewer Service FAQs | Charlotte County Utilities | The 365-day sewer connection clock after a certified letter | CCU sewer FAQs |
| Flood zone layer | Charlotte County GIS | The mapped FEMA zone at an Englewood East lot | Charlotte County GIS flood zones |
| 2026 Approved Rate Changes by County | Citizens Property Insurance | The Charlotte County average premiums a buyer will compare | Citizens 2026 county rates |
| Selling Guide B4-1.3-08, Comparable Sales | Fannie Mae | How an appraiser chooses comparables for an Englewood East home | Fannie Mae B4-1.3-08 |
| Selling Guide B4-1.3-09, Adjustments to Comparable Sales | Fannie Mae | Time adjustments and the treatment of builder concessions | Fannie Mae B4-1.3-09 |
| September 2026 MSA summary | Florida Realtors | The Charlotte County single-family median and year-over-year change | Florida Realtors September 2026 |
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 come first: Florida Statutes and rules, state and federal agencies, Charlotte County, its Property Appraiser, Clerk and Tax Collector, and the Englewood Water District. Englewood East sales figures come from the Charlotte County Property Appraiser roll dated November 5, 2026 with sales through September 9, 2026 (window September 10, 2025 to September 9, 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 East page we tracked 227 qualified improved sales from September 10, 2025 to September 9, 2026 across the eight Port Charlotte Subdivision sections (Charlotte County Property Appraiser).
Those sales sit beside the county's 2026 roll for all 7,939 Englewood East parcels (Charlotte County Property Appraiser), and we tracked every tax, assessment, utility, flood and insurance rule a buyer's lender, insurer and appraiser will apply to your home, so each figure here comes from a public record you can check.
If you are thinking, "I need someone to sell my house in Englewood East, 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 in Englewood East, at Englewood Beach, on Lemon Bay, on Manasota Key, 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 Englewood buyers, and for a seller's first step, request your free Englewood East 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 East 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.