What is your Northwest Port Charlotte home worth? A written range from 175 Charlotte County recorded sales, your section and street, the county charges and the FEMA reading. Free valuation from McGreevy and Comisar. Call (239) 898-6072.
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By Jesse McGreevy and Marc Comisar. Updated October 2026. If you want the whole place first, including the plat sections, the canals, the county charges and the flood maps, our Northwest Port Charlotte community guide covers it, and our Port Charlotte guide covers the wider market. This page answers one question: what a Northwest Port Charlotte home would sell for today, read from the Charlotte County record.
In the 12 months to September 9, 2026, Charlotte County recorded 175 Northwest Port Charlotte home sales at a $335,000 median, from $52,100 to $854,000. Where your home falls depends on its plat section, size and age, whether its parcel is on the water, the flood map at its address and the new homes still closing nearby.
Data updated: October 2026 (Charlotte County Property Appraiser public roll and sales files dated October 4, 2026, our analysis, sales recorded September 10, 2025 to September 9, 2026, newest qualified recorded sale September 9, 2026; Charlotte County municipal service benefit unit rates for fiscal year 2027; FEMA National Flood Hazard Layer, read October 11, 2026; builder marketing pages seen October 11, 2026).
In the last 12 months we tracked 175 Charlotte County recorded home sales in Northwest Port Charlotte, and every price opinion our team writes here starts from that record.
Northwest Port Charlotte is the county's own name for a General Development lot grid on the east bank of the Myakka River, in unincorporated Charlotte County with a Port Charlotte mailing address, mostly in ZIP 33953. The county roll lists 14,915 parcels across Port Charlotte Subdivision Sections 24, 29, 38, 47, 48, 49, 55, 57, 59 and 61, the vacated remnant of Section 100 and the listed blocks of Section 32. Only 2,456 of them carry a year built, about 16.5 percent. The roll codes another 12,310 as vacant, which means a typical street is a row of empty quarter-acre lots with a house here and there.
That mix changes how a home here is valued. A Northwest Port Charlotte home is priced against other resales, against the new homes that builders are closing on scattered lots a few streets away, against a section whose median can sit $60,000 from its neighbor's, against a parcel that may or may not touch water, and against a county charge and flood reading that every buyer adds up before an offer. The sales that anchor a price are in the county file, and they tell a seller more than a portal estimate can. Our Northwest Port Charlotte seller page covers the listing plan once you have the number, and our Northwest Port Charlotte buyer page shows what your buyer is reading.
| Figure | What it measures | Window and source |
|---|---|---|
| 175 sales, $335,000 median | All recorded qualified improved sales, low $52,100, high $854,000 | 12 months to September 9, 2026, Charlotte County Property Appraiser public sales files, our analysis |
| 73 builder-direct at $324,600; 102 resales at $357,500 | A builder's first sale of a new home against owner-to-owner sales | Same window and source |
| $201.76 per square foot | Median price per square foot of county heated area (n = 156) | Same window and source |
| $218,500 to $492,250 | The lowest and highest of the five size-band medians, from homes under 1,200 square feet to homes of 2,200 square feet and more | Same window, 156 sales with a county heated area, our analysis |
| 31 sales at $495,000 and 144 at $317,450 | Home sales on parcels the Property Appraiser flags as waterfront, against all other parcels | Same window and source; the flag is a land-use flag, not boat access |
| $300,000 to $360,000 | The lowest and highest of the five section medians that reached 10 sales in the 12 months | Same window and source |
| 342 lot sales at $15,000 | Recorded lot sales (vacant land), low $6,500, high $355,000 | Same window and source |
| $727.89 and $877.89 | Fiscal 2027 county charges on one 0.23 acre built home outside and inside the waterway unit, before property tax | Charlotte County municipal service benefit unit records, our arithmetic |
| Zone X at five of eleven points; Zone AE at six | FEMA flood zones at eleven sampled addresses, with a base flood elevation of 9 feet (NAVD88) in the AE zones | FEMA National Flood Hazard Layer, panels effective December 15, 2022 |
| 25 feet | The fixed clearance the US Coast Pilot gives the highway bridge on the river route, dated October 4, 2026 | NOAA Coast Pilot 5, Chapter 4 |
Each row has its own window and its own count, so we never add the rows, average them or subtract one from another. The calendar-year medians overlap the 12 month window and compare different mixes of homes, so a gap between two of them is not a trend by itself. The 175 is also a floor: about 15 further closings above $150,000 are coded as vacant land in the county file because the home was not yet on the roll when the deed was recorded, and they are not in the improved-sale count.
Start with six questions. Which plat section is the home in, since the section medians run from $300,000 to $360,000 in the 12 months where ten or more sales allowed one? Is it a single-family home, a duplex or a lot? Is it a resale, or a builder's first sale of a new plan? How large is it, and what decade was it built? Does the parcel touch water, and does the county bill it for the waterway unit? And what does the FEMA map say at the exact address? Those answers move a Northwest Port Charlotte valuation further than the community median does.
The Charlotte County Property Appraiser recorded 175 qualified improved sales in Northwest Port Charlotte in the latest 12 months, and every count, median and range on this page comes from those recorded sales. Local MLS coverage of a grid where builders sell many new homes directly is thin, so the county file leads. The Southwest Florida MLS carries four measures the county file does not: days on market, sale-to-list ratio, months of supply and the MLS closing count. For Northwest Port Charlotte each of those reads as follows. Information not available at time of publishing (checked 2026-10-07). We do not borrow a figure from a neighboring community to fill the gap, and we print a price per square foot only as the county's heated-area measure, with that label beside the figure.
Northwest Port Charlotte sellers call McGreevy and Comisar because we price on the record that moves the price: 175 Charlotte County recorded sales in 12 months, the county charges the parcel carries, the flood reading at the address and the builders still marketing homes beside you. We have been Top 1% nationally since 2008.
Data updated: October 2026 (Charlotte County Property Appraiser public sales files, our analysis, 12 months to September 9, 2026; Charlotte County municipal service benefit unit records, fiscal year 2027; FEMA National Flood Hazard Layer, read October 11, 2026).
Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, and are among the Top 1% Real Estate Agents Nationally Since 2008. McGreevy and Comisar is a top-reviewed Southwest Florida listing team. If you are weighing the best real estate agents in Port Charlotte, the test in a grid this large and this mixed is simple: ask who prices a Northwest Port Charlotte home on the county's recorded sales for its own section and size, who can tell you whether your parcel pays the waterway charge, and who can read the flood map at your address before your buyer's lender does.
We do not publish a story about one Northwest Port Charlotte sale on this page. We publish the method we use on every valuation: the county's recorded sales for your section, sorted by product, size and year built; the parcel's county charges from the county's own billing record; the FEMA zone for the exact address; the four documents a buyer's lender and insurer will ask for; the builders' dated marketing prices, labelled as marketing and set beside the recorded sales, never mixed with them; and a net sheet. You see every comparable we used, and you keep the file whether or not you list with us.
A portal estimate is one number from one model. A Northwest Port Charlotte valuation is a range you can defend line by line, because the county's sales file, its charge records and the FEMA map are public and your buyer will read them. The partners who write the range are the partners who negotiate the contract.
Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, and we work Port Charlotte and the rest of Charlotte County from it. For a Northwest Port Charlotte valuation, one of us walks the house, reads the lot against the plat, the county's unit maps and the flood map, and returns the written range. Call Jesse direct at (239) 898-6072.
The fastest route to a Northwest Port Charlotte home valuation is the address form at the top of this page. It takes about sixty seconds and goes straight to Jesse McGreevy and Marc Comisar. We answer with recorded comparables from your own plat section, the county charges your parcel carries, the FEMA zone for your address and a net sheet.
Enter your address in the free Northwest Port Charlotte home valuation form and tell us whether you are selling this season, next year, or simply want to know. You will hear from a partner, not a call center. If you would rather talk first, call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873. There is no obligation and no charge for the file.
A written range; the recorded sales we used, with street, year built and county heated area; the adjustments we made and why; the parcel's fiscal 2027 county charges from the county's billing record; the FEMA zone and panel for your address; a list of the documents your buyer's lender and insurer will request; the builders' current marketing prices, labelled as marketing and shown beside, never inside, the recorded comparables; and a net sheet. If you plan to list, the next step is our Northwest Port Charlotte selling plan.
Your address, your plat section if you know it, whether the property is a home, a duplex or a lot, and the year you bought. A closing statement from your purchase, your county tax bill, any flood letter or elevation certificate, a wind mitigation form, a septic pump-out receipt and any dock or seawall permit all help, and none of them is required to start. A walk-through lets us see condition and finish, which are the variables no public record holds.
The Zestimate and other automated estimates read public records and prior sales. In Northwest Port Charlotte they cannot see whether a parcel pays the waterway charge, what the river route passes under, the charges billed to the parcel or the builder's price on the next street, so we start from the county's recorded sales instead.
Only 2,456 of the 14,915 parcels on the county roll carry a year built, and 12,310 are coded vacant. The county's fiscal 2024 budget book describes the platted Port Charlotte area as "over 200,000 platted quarter-acre lots, most of which are still vacant." A model that learns from this roll sees a few thousand improved parcels spread over a grid with 476 street names. Thin, scattered data is where automated estimates drift, and recorded sales on your own street and in your own section are the cure.
The county codes a parcel by what stood on it when the roll was set, so a new home that closed before the house reached the roll reads as vacant land. In the 12 months to September 9, 2026, 19 improved sales sat on parcels still coded vacant residential, at a $299,400 median, all of them builder-direct, and about 15 further closings above $150,000 were coded as vacant land altogether. A model that reads those as lot prices will undervalue the neighborhood, and one that reads every vacant-coded sale as a home will mislead the other way.
The county record gives a year built and a heated area. It does not give a roof, a kitchen, a seawall, a lift, impact glass or a pool. Homes of 1,846 square feet built in 2025 sold in September 2025 from $289,500 on Adalia Ter to $306,600 on Buswell Ave, three sales within five days of each other. The record cannot say which features explain the spread. A walk through the house can.
Every Northwest Port Charlotte parcel carries county charges that a buyer adds up: street and drainage maintenance, fire rescue, sanitation, a stormwater charge and, for the parcels the county bills, a $150.00 waterway charge. For one 0.23 acre built home the fiscal 2027 total is $727.89 outside the waterway unit and $877.89 inside it, before property tax. An estimate does not show that line, and a buyer's agent will.
The appraiser's roll flags parcels as waterfront, and a model that reads the flag will price the parcel as a boating home. The appraiser's waterfront flag covers any water, including lakes, ponds and canals that may not be navigable; it is not a boating claim and it is not the county waterway unit's billing list. Bridge-free or sailboat access is not established on the public record, and the route is checked address by address before a contract.
The county's effective FEMA flood map took effect December 15, 2022. At the eleven addresses we sampled, six read Zone AE with a base flood elevation of 9 feet (NAVD88) and five read Zone X. A section is not one zone, and a portal estimate does not read the zone at your address.
Builder-direct sales were 73 of the 175 recorded sales, at a $324,600 median. Builder marketing seen October 11, 2026 showed a Century Complete plan starting from $314,888, a Holiday Builders plan at $317,496 and a Christopher Alan Homes plan at $303,990. A resale that ignores them is priced in a vacuum.
"Northwest Port Charlotte" is the county's name for this grid, and it is a different place from West Port, a master-planned community in the same ZIP with its own districts and association, and from South Gulf Cove across State Road 776. Gulf Cove and Riverwood are two more neighbors with their own records, and North Port is a separate city across the Sarasota County line. An estimate that pools them does not describe your street.
We value a Northwest Port Charlotte home in seven steps: define the competing product, pull the county's recorded sales for the section and street, read size and age against them, place the parcel against the water, check the flood and insurance reading, add up the county charges and hand you the whole file. Each step uses a public record.
Data updated: October 2026 (Charlotte County Property Appraiser public roll and sales files dated October 4, 2026, our analysis; Charlotte County municipal service benefit unit records, fiscal year 2027; FEMA National Flood Hazard Layer, read October 11, 2026).
The county file separates a builder's first sale of a new home from every later sale. In the 12 months to September 9, 2026, 73 of the 175 sales were builder-direct at a $324,600 median and 102 were resales at $357,500. A resale is compared with resales first and with the builders' new plans second. A duplex, a home with a guest unit and a lot are different products again, and each is priced on its own record.
We start with your plat section and your street, then move out. Where a section has fewer than ten sales in 12 months, we widen the window rather than the geography: Section 47 reached ten sales only at 24 months, and Section 61 at 60 months. A sale from the right section two years ago often tells a seller more than a sale from the wrong section last month.
Size and year built come from the county roll, and we match them by hand. The tables below show how far the median moves from one size band or one decade to the next, and how much of that gap is water rather than size. Condition and finish are the part the record cannot give, so we walk the home.
We separate three questions that a listing often blurs: whether the appraiser flags the parcel as waterfront, whether the county bills it for the waterway unit, and how the canal reaches the river. The first two are county records. The third is checked address by address before a contract.
The FEMA zone at the exact address, the base flood elevation, the home's age and its roof decide what a buyer's insurer will quote. We read the zone from the county's copy of the effective FEMA map and list the wind mitigation form, elevation certificate and roof documents a buyer's lender will ask for.
The buyer takes over the parcel's county charges, and we compute them from the county's billing record: $727.89 a year for a typical 0.23 acre built parcel outside the waterway unit and $877.89 inside it, before property tax. A buyer comparing your listing with a builder's move-in home does the same sum.
You receive the range, the comparables, the adjustments, the charges, the flood reading and the net sheet. You keep the file whether or not you list with us.
Eight things move a Northwest Port Charlotte price: the plat section, resale or builder's first sale, size, decade, position against the water, flood reading, sewer or septic status, and the paperwork and roof behind it. The county record measures the first four directly, and a walk-through measures the rest.
Data updated: October 2026 (Charlotte County Property Appraiser public roll and sales files dated October 4, 2026, our analysis; FEMA National Flood Hazard Layer, read October 11, 2026).
In the 12 months, the five sections with ten or more sales had medians from $300,000 in the listed blocks of Section 32 to $360,000 in Section 49. Sections with fewer sales needed longer windows and ran higher: $445,000 in Section 48 and $545,000 in Section 55 over 24 months, and $639,750 in Section 61 over 60 months. Each figure names its own window, and a longer window is not a trend.
A builder's first sale and a resale are different products. Over the 12 months, builder-direct sales had a $324,600 median and resales a $357,500 median, but only 2 of the 31 sales on flagged waterfront parcels were builder-direct, so the resale group carries most of the water. We read the $32,900 gap between the two medians as mix, not as a premium for age.
Across the 156 sales with a county heated area, the median per square foot stayed between $197.60 and $215.28 in every size band. That means price rose with size at a steady rate, and the real spread came from water, age and condition. The size section below shows the bands.
Excluding parcels the appraiser flags as waterfront, the median for homes built in 1989 or earlier was $277,000 (21 sales) and for homes built in the 2000s $370,000 (21 sales). A $93,000 gap by age alone is the kind of difference a portal estimate averages away.
Parcels the appraiser flags as waterfront recorded 31 home sales at a $495,000 median, against 144 sales at $317,450 on all other parcels. The appraiser's waterfront flag covers any water, including lakes, ponds and canals that may not be navigable; it is not a boating claim and it is not the county waterway unit's billing list.
At the eleven addresses we sampled, five read Zone X and six read Zone AE with a base flood elevation of 9 feet. By our overlay of every parcel on the county's copy of the effective map, the share of parcels in the special flood hazard area runs from 0.5 percent in the listed blocks of Section 32 to 99.4 percent in Section 57. The flood section below sets out what that does to a buyer's bill.
Our map analysis found a mapped sewer main within about 200 feet of only 24 of 2,705 improved residential parcels, all in the Section 32 blocks near US 41, so most homes here are on septic. A pump-out receipt and a permit record are part of the value of a home on septic.
A roof replacement on a site-built single-family home must incorporate a secondary water barrier under section 553.844, and the Office of Insurance Regulation's wind mitigation form is valid for up to five years. A buyer's insurer reads the roof and the form before it reads the finishes.
Charlotte County recorded 175 Northwest Port Charlotte home sales in the 12 months to September 9, 2026, at a $335,000 median, and 118 of them closed between $200,000 and $399,999. Builder-direct sales were 73 at $324,600 and resales were 102 at $357,500. Medians have eased from their 2022 peak.
Data updated: October 2026 (Charlotte County Property Appraiser public roll and sales files dated October 4, 2026, our analysis; newest qualified recorded sale September 9, 2026).
Charlotte County is a county-record market, so every count below comes from the appraiser's qualified recorded sales, each with its window named. The Southwest Florida MLS adds days on market, sale-to-list ratio and months of supply, and for this grid those three read: Information not available at time of publishing (checked 2026-10-07).
The first window with ten or more sales is the trailing 12 months, so it is the one we lead with. The longer windows show how steady the middle of the market has been.
| Window | Home sales | Median |
|---|---|---|
| 12 months to September 9, 2026 | 175 | $335,000 |
| 24 months | 324 | $340,000 |
| 36 months | 458 | $349,000 |
| 60 months | 669 | $354,900 |
| All recorded history since 2009 | 1,852 | $245,000 |
Source: Charlotte County Property Appraiser public roll and sales files, our analysis. Qualified sales with a price above $1,000.
The median moved only $19,900 from the 60 month figure to the 12 month figure. The all-history median reaches back to 2009 and describes a different market, so a seller should not set a price from it.
A builder-direct sale is a builder's first sale of a newly built home. In the 12 months, 73 of the 175 sales were builder-direct, from $230,000 to $725,000 at a $324,600 median. The other 102 were resales, with a $357,500 median (the middle pair was $350,000 and $365,000). Part of the gap is water, because the resale group holds 29 of the 31 flagged-waterfront sales.
| Price band, 12 months | Sales |
|---|---|
| Under $200,000 | 4 |
| $200,000 to $299,999 | 54 |
| $300,000 to $399,999 | 64 |
| $400,000 to $499,999 | 28 |
| $500,000 to $749,999 | 22 |
| $750,000 to $999,999 | 3 |
| $1,000,000 and up | 0 |
Source: Charlotte County Property Appraiser public roll and sales files, our analysis.
Together the $200,000 to $399,999 bands hold 118 of the 175 sales, about two in three (our arithmetic). The market above $500,000 is real, with 25 sales, but it is thin, and a seller in that range is pricing against a handful of closings.
By roll use code, 144 of the 175 sales were coded single family at a $342,050 median. Another 19 were still coded vacant on the roll at a $299,400 median: these are new homes that sold before the roll caught up, all of them builder-direct, and they stay in the count. Eight were duplexes, and four other codes had one sale each, two of them the commercial-coded sales on Tamiami Trl (a 1982 office at $350,000 and a 2003 professional building at $600,000) that the county file carries among its improved sales. A seller who pulls a county record and sees a vacant code on a recent sale next door is looking at a new home, not a lot sale.
About 15 further closings above $150,000 are coded as vacant land in the county file because the home was not yet on the roll; they are not in the improved-sale count. They all closed in 2026, at a $304,800 median from $169,000 to $355,000, and we never fold them into any median.
The highest recorded sale was $854,000, a Section 61 home with a guest unit on Digby Ct. The highest sale on a flagged-waterfront parcel was $850,000 on Windcrest Dr. The lowest was $52,100, a single August 2026 sale of a 2004-built home with 1,438 heated square feet on Dorman St in Section 24. The record carries a price and a date, not the reason, so we treat a result like that as a fact about one sale and not a floor for the market, and we exclude it from a comparable set until we know why it sold there.
The median is $201.76 per square foot of county heated area across the 156 sales with a measured area (the 19 vacant-coded builder sales have no heated area on the roll). By section it ranged from $174.70 in Section 49 to $294.41 in Section 61, although the Section 61 figure comes from a 60 month window of ten sales. The measure uses the appraiser's heated area, so we never compare it with an MLS living-area figure.
The county recorded 175 home sales in the 12 months to September 9, 2026, and 118 of them closed between $200,000 and $399,999, so the first thing we do for a seller here is price your home against the full county record for your own section, size and decade, and against the builders' dated marketing prices, not against a portal estimate. Request a free Northwest Port Charlotte home valuation or Call Jesse direct at (239) 898-6072, and we will send the recorded comparables with the date and source beside each. You are working with Top 1% Real Estate Agents Nationally Since 2008. Ready to list? See our Northwest Port Charlotte seller page. Buying your next home as well? See how we represent buyers across Southwest Florida, or call Marc Comisar at (239) 287-5873.
In the 12 months to September 9, 2026, the median recorded price rose from $218,500 for homes under 1,200 square feet of county heated area to $492,250 for homes of 2,200 square feet and more, and the price per square foot barely moved. Size explains most of the step between bands, and water explains most of the spread inside them.
Data updated: October 2026 (Charlotte County Property Appraiser public roll and sales files dated October 4, 2026, our analysis; the 156 sales in the 12 months that carry a county heated area; each band run through the county tool on its own parcel list).
| County heated area | Sales, 12 months | Median | Range | Per square foot (n) | Builder-direct | Resales |
|---|---|---|---|---|---|---|
| Under 1,200 sq ft | 11 | $218,500 | $144,000 to $317,000 | $215.28 (11) | 0 | 11 |
| 1,200 to 1,499 sq ft | 22 | $275,000 | $52,100 to $420,000 | $201.86 (22) | 13 at $285,400 | 9 |
| 1,500 to 1,799 sq ft | 47 | $324,600 | $153,000 to $720,000 | $197.60 (47) | 18 at $331,800 | 29 at $315,000 |
| 1,800 to 2,199 sq ft | 56 | $385,000 | $200,000 to $759,900 | $200.60 (56) | 17 at $357,500 | 39 at $410,000 |
| 2,200 sq ft and more | 20 | $492,250 | $370,000 to $854,000 | $202.83 (20) | 6 | 14 at $505,000 |
Source: Charlotte County Property Appraiser public roll and sales files, our analysis. Heated area is the county's, not an MLS living area. A median prints only where a group has 10 or more sales; the 9 resales in the 1,200 to 1,499 band and the 6 builder-direct sales in the 2,200 band are listed below instead.
The five bands sum to 156 sales (11, 22, 47, 56 and 20). Steps between band medians are $56,500, $49,600, $60,400 and $107,250 (our arithmetic). A seller moving from one band to the next should expect about that much to change, before water, age and condition.
Eleven sales, all resales, closed between $144,000 and $317,000. They were: Long Ave $217,000 (1986, 1,008 square feet); Campbell St $205,000 (2023, 729); Leatherbury Ave $144,000 (1981, 1,122); Clearview Dr $277,000 (1986, 1,053); Ransom Ave $210,000 (1983, 1,098); Border St $238,000 (1987, 990); Ketridge Ave $218,500 (1970, 1,041); Lomond Dr $289,000 (2006, 1,196); Chancellor Blvd $189,900 (1984, 1,004); Santa Fe St $235,000 (2016, 1,112); and Hoffer St $317,000 (1982, 1,092). The Hoffer St home is on a parcel the appraiser flags as waterfront and carries the highest price in the band.
This band is where builders sell their smallest plans. Thirteen of the 22 sales were builder-direct new homes at a $285,400 median, from $230,000 to $311,000, and 9 were resales, listed here because nine is under ten: $252,000 on Milford St (1990); $273,000 on Faulkner Ave (2021); $300,000 on Community Ave (1985); $420,000 on Petersburg Ave (2020); $253,000 on Sedgwick Ave (1985); $245,000 on Long Ave (1990); $210,000 on Rebecca Ave (1986); $280,000 on Shade St (1986); and $52,100 on Dorman St (2004). The Petersburg Ave resale, a 2020 build, closed $135,000 above the next resale in the list.
The most common product on the older streets is a 1,500 to 1,799 square foot home, and 47 sold. Resales had a $315,000 median (29 sales) and builder-direct sales $331,800 (18 sales). The gap runs the opposite way from the other bands: in this band the new homes sold above the resales, because the resales include 1980s homes of this size that sold near $300,000 and the new homes carry 2025 construction.
The largest band by sales, with 56, and the one where resales out-price new construction: 39 resales at $410,000 against 17 builder-direct sales at $357,500, a $52,500 gap (our arithmetic). Of the 56, 16 are on flagged-waterfront parcels at a $503,750 median, so water carries much of that resale premium.
Twenty sales closed between $370,000 and $854,000. Fourteen were resales at $505,000 and six were builder-direct sales between $450,000 and $525,000. The largest recorded home in the window, 4,746 heated square feet on Underhill Cir, sold for $600,000, $107,750 above the band median of $492,250 (our arithmetic) and below four smaller homes in the band that sold for $660,000 to $854,000, which shows that square footage alone does not carry a price.
Within the same size band, parcels the appraiser flags as waterfront sold higher. In the 1,500 to 1,799 band, 10 flagged sales had a $392,500 median against $320,000 for 37 other sales, a $72,500 gap. In the 1,800 to 2,199 band, 16 flagged sales had a $503,750 median against $359,800 for 40 other sales, a $143,950 gap (our arithmetic). The appraiser's waterfront flag covers any water, including lakes, ponds and canals that may not be navigable; it is not a boating claim and it is not the county waterway unit's billing list. In the 2,200 square foot and larger band only four flagged sales closed in the 12 months, so they are listed: Windcrest Dr $850,000, Eppinger Dr $715,000, Hoffer St $660,000 and Underhill Cir $600,000.
At the 1,500 to 1,799 band's $197.60 per square foot of county heated area, a 1,650 square foot home scales to $326,040, within $1,440 of the band's $324,600 median (our arithmetic). The same arithmetic on the 1,800 to 2,199 band's $200.60 puts a 2,000 square foot home at $401,200. Neither number is a valuation: they show only that, off the water, size alone gets a seller close to the middle of a band, and every adjustment after that comes from the section, the decade, the water and the condition of the particular house.
The county's year built splits the 156 measured sales into five decades. Homes built in the 2020s were 76 of them, at a $342,050 median, and homes built in 1989 or earlier sold at $285,000. Water complicates the picture, so the table also shows the medians with flagged-waterfront parcels taken out.
Data updated: October 2026 (Charlotte County Property Appraiser public roll and sales files dated October 4, 2026, our analysis; each decade run through the county tool on its own parcel list; 12 months to September 9, 2026 unless a row names another window).
| Year built | All parcels, sales and median | Range | Per square foot (n) | Excluding flagged-waterfront parcels |
|---|---|---|---|---|
| 1989 or earlier | 27 at $285,000 | $144,000 to $450,000 | $189.14 (27) | 21 at $277,000 |
| 1990s | 15 at $400,000 | $245,000 to $720,000 | $201.01 (15) | 10 at $385,000 |
| 2000s | 28 at $402,500 | $52,100 to $715,000 | $204.17 (28) | 21 at $370,000 |
| 2010s | 10 at $490,000 | $235,000 to $850,000 | $244.62 (10) | 5 sales in 12 months, so 10 at $327,450 over 24 months |
| 2020s | 76 at $342,050 | $200,000 to $854,000 | $202.89 (76) | 68 at $335,000 |
Source: Charlotte County Property Appraiser public roll and sales files, our analysis. The five decades sum to 156 sales (27, 15, 28, 10 and 76).
Twenty-seven sales, all resales, closed between $144,000 and $450,000. Most are 1980s homes (the roll shows 515 built in that decade), and 21 of the 27 are off the flagged parcels at a $277,000 median. The per square foot median of $189.14 is the lowest of any decade, and a seller of a 1980s home should expect a buyer to price the roof, the electrical panel and the septic system as line items.
The 1990s and the 2000s sit close together: 15 sales at $400,000 and 28 sales at $402,500. Taking out the flagged parcels moves them to $385,000 and $370,000. The 2000s group includes the August 2026 sale on Dorman St at $52,100, so we read its range with that outlier in view.
Only ten homes from this decade sold in the 12 months, so we list them: Champion St $335,000 (2018, 1,762 square feet); Palau Cir $759,900 (2017, 2,182); Meetze St $300,000 (2016, 1,608); Windcrest Dr $850,000 (2019, 2,269); Eppinger Dr $495,000 (2018, 1,730); Cabot St $485,000 (2015, 2,206); Sanford St $245,000 (2010, 1,865); Hoffer St $660,000 (2017, 2,450); Santa Fe St $235,000 (2016, 1,112); and McCabe St $635,000 (2019, 1,973). Six of the ten sit at $485,000 or more, and four of those six are on flagged parcels. The 2010s are a decade of few homes, because the county's permit layer shows construction collapsing after 2005 (13 permits in 2007).
The 2020s are the largest group: 76 sales, of which 54 were builder-direct at $334,300 and 22 were resales at $425,000. A resale of a home built in the 2020s sold $90,700 above the builder's first sale of similar vintage (our arithmetic), and part of that is water and part is size. The roll records 680 homes built in the 2020s, including 371 in 2024 and 2025, so the new-home pool a resale competes with is large.
Age by itself does not set a Northwest Port Charlotte price. A 1989-or-earlier home off the water sold near $277,000, a 2000s home near $370,000 and a 2020s home near $335,000, so the newest homes were not the most expensive. What a buyer pays for is the size, the lot, the water and how much work the house needs.
Parcels flagged as waterfront by the appraiser recorded 31 home sales at a $495,000 median, against $317,450 elsewhere. The appraiser's waterfront flag covers any water, including lakes, ponds and canals that may not be navigable; it is not a boating claim and it is not the county waterway unit's billing list.
Data updated: October 2026 (Charlotte County Property Appraiser public roll and sales files dated October 4, 2026, our analysis, measured parcel lists; Charlotte County waterway unit records, fiscal year 2027; NOAA Coast Pilot 5 dated October 4, 2026).
| Group | Home sales, 12 months | Median | Range | Builder-direct | Per square foot (n) |
|---|---|---|---|---|---|
| Parcels the appraiser flags as waterfront (1,834) | 31 | $495,000 | $153,000 to $850,000 | 2 | $249.36 (31) |
| All other parcels (13,081) | 144 | $317,450 | $52,100 to $854,000 | 71 | $196.12 (125) |
Source: Charlotte County Property Appraiser public roll and sales files, our analysis. The flagged group is run through the county tool on a measured parcel list. Over 24 months the flagged group had 57 sales at $495,000 and the other parcels 267 at $334,000; over 60 months, 140 at $506,000 against 529 at $340,000.
The two groups together are the 175 sales (31 and 144). The gap of $177,550 between the medians is not a premium for water alone: the flagged group has a higher share of resales, larger homes and newer builds, which is why the size section above compares water within a band.
Two homes built in 2018 sold in the 12 months at similar sizes. A 1,730 square foot home on Eppinger Dr, on a flagged parcel, closed at $495,000 in March 2026. A 1,762 square foot home on Champion St, not on a flagged parcel, closed at $335,000 in September 2025. The $160,000 gap is 32 square feet smaller on the higher price. The record cannot say how much is water and how much is lot, condition and timing, which is why we walk the home and read the parcel.
The county bills about 1,350 parcels for the waterway unit, about 1,305 in the twelve sections and 48 in the small plats, in Sections 24, 32, 38, 47, 48, 49, 55 and 61. No parcel in Sections 29, 57, 59 or 100 pays it. The appraiser's flag and the waterway charge are different lists: some flagged parcels pay no waterway charge and a few unflagged parcels pay it, so we look up your parcel on the county's MSBU Record Search instead of assuming.
For fiscal 2027 the county's adopted waterway unit rate is $150.00 per unit, on vacant and occupied parcels alike, against a $310.00 rate in fiscal 2026 and $100.00 in fiscal 2025. The county's district page says the FY26 rate was a one-year rate for an exterior dredge and that "The FY27 rate is anticipated to be reduced to $150 per Unit to build reserves for additional future dredging." The ordinance limits the charge to dredging, maintenance, marking and safety devices and excludes seawalls.
The county maps show 27 named waterways in the grid. By our reading of the county's water polygons, the connected canals open on the Myakka River through three gateways, the Cheshire, Venus and Apollo Waterways; the river frontage north of the Cheshire mouth, in Sections 38 and 47 along Chamberlain Blvd, has no canal opening. Those gateways are 3.6 to 4.1 miles in a straight line above the two State Road 776 bridges at El Jobean (our analysis).
US Coast Pilot 5, Chapter 4, dated October 4, 2026, says: "The highway bridge has a fixed span with a clearance of 25 feet." No source we read lists a lock on the Northwest Port Charlotte route; the county's boat lock serves South Gulf Cove. Bridge-free or sailboat access is not established on the public record, and the route is checked address by address before a contract.
The county reports that the interior canals were dredged in 2024 at a fiscal 2024 project cost of $719,496. The exterior channels, meaning the Myakka River cut and the Apollo, Venus and Cheshire access channels, are listed on the county project page as "Survey and design in progress," updated October 15, 2026, and the fiscal 2027 budget carries a $1,289,540 exterior channel dredging project. An emergency permit request for the exterior dredge "was denied," according to the waterway advisory board minutes of September 10, 2025. We print no depth and no last-dredged year for any channel: the county publishes no current channel depth, and its own documents give two different years for the last exterior dredge.
A buyer of a canal home asks whether the parcel pays the waterway charge, how the canal reaches the river, what the bridges clear, what the seawall and dock permits say and what the flood map reads. A seller who has the county charge record, the permit records and the flood letter in the file answers all five in one visit.
The section is the first comparable filter, and the county record ranges widely: the five sections with ten or more sales in 12 months had medians from $300,000 to $360,000, while thinner sections needed 24 or 60 month windows and printed $344,150 to $639,750. Every row below names its own window, and no row mixes windows.
Data updated: October 2026 (Charlotte County Property Appraiser public roll and sales files dated October 4, 2026, our analysis; FEMA National Flood Hazard Layer overlay, October 11, 2026; Charlotte County waterway unit billing records, October 2026).
| Port Charlotte Subdivision section | Window | Sales | Median | Per square foot (n) | Share of parcels built | Parcels in the special flood hazard area | Parcels billed the waterway charge |
|---|---|---|---|---|---|---|---|
| Section 32, listed blocks | 12 months | 53 | $300,000 | $196.56 (46) | 41.6% | 0.5% | 171 |
| Section 38 | 12 months | 28 | $339,550 | $211.33 (27) | 16.1% | 49.8% | 120 |
| Section 24 | 12 months | 23 | $335,000 | $208.98 (18) | 18.4% | 11.4% | 125 |
| Section 29 | 12 months | 22 | $325,000 | $201.36 (17) | 15.4% | 27.5% | none |
| Section 49 | 12 months | 12 | $360,000 | $174.70 (11) | 13.6% | 95.1% | 126 |
| Section 47 | 24 months | 39 | $357,500 | $195.50 (39) | 14.6% | 85.0% | 181 |
| Section 48 | 24 months | 19 | $445,000 | $238.35 (19) | 12.2% | 76.5% | 119 |
| Section 55 | 24 months | 17 | $545,000 | $266.77 (17) | 18.2% | 95.3% | 296 |
| Section 59 | 24 months | 12 | $344,150 | $183.32 (12) | 6.0% | 97.9% | none |
| Section 57 | 60 months | 12 | $417,500 | $232.06 (12) | 7.4% | 99.4% | none |
| Section 61 | 60 months | 10 | $639,750 | $294.41 (10) | 6.8% | 97.1% | 167 |
| Section 100 | no sale on record | 0 | not available | not available | 11.1% (1 of 9 parcels built) | not available | none |
Source: Charlotte County Property Appraiser public roll and sales files, our analysis; FEMA effective map overlay; county MSBU record search. A median prints only where a window holds 10 or more sales. The 12 month sale counts by section sum to 175 (53, 28, 23, 22, 12, 9, 9, 9, 4, 3, 3 and 0). Section 32 is only the listed blocks (1181, 2395 to 2433 and 2445 to 2476).
Two things are easy to miss in the table. First, the highest medians belong to sections with the fewest built homes and the most flagged-waterfront parcels, so section and water are tangled together. Second, the 12 month counts show how thin most sections are: Sections 59, 57 and 61 recorded four, three and three sales. For the whole place, including the canals, the county charges and the flood maps, see our Northwest Port Charlotte community guide.
Section 32 recorded 53 sales, the most of any section, at a $300,000 median and a range of $153,000 to $660,000. Builder-direct sales were 23 at $299,000 and resales 30 at $308,500, a gap of only $9,500 (our arithmetic). It is also the most built-up section: 41.6 percent of its parcels carry a home, and it holds all 24 improved residential parcels on the grid that have a sewer main mapped within about 200 feet.
Section 38 recorded 28 sales at $339,550, from $144,000 to $635,000. The median hides a split: 14 builder-direct sales at $349,350 and 14 resales at $269,000, an $80,350 gap. A 1980s resale in Section 38 priced from the blended median would sit $70,550 above the resale median.
Section 24 recorded 23 sales at $335,000, from $52,100 to $660,000, with 12 builder-direct and 11 resales. The $52,100 low is the single August 2026 Dorman St sale we exclude from comparable sets, and 126 of the section's parcels carry the appraiser's waterfront flag. Only 11.4 percent of its parcels sit in the special flood hazard area, the second-lowest share on the grid.
Section 29 recorded 22 sales at $325,000, from $210,000 to $485,000, split 11 builder-direct and 11 resale. No parcel in Section 29 pays the waterway charge, and 27.5 percent of its parcels are in the special flood hazard area. Its range is the narrowest of the five sections with ten or more sales.
Section 49 recorded 12 sales at $360,000, from $240,000 to $850,000, with 3 builder-direct and 9 resales. The $174.70 per square foot is the lowest on the grid even though the median price is the highest of the five twelve-month sections, which says the homes that sold were large for the price. The sale at the top of the range, $850,000 on Windcrest Dr, is a flagged-waterfront resale.
Section 47 recorded only 9 sales in 12 months, so we widen the window instead of quoting a median: over 24 months it had 39 sales at $357,500, with 21 builder-direct at $339,000 and 18 resales. The 12 month sales were Cory St $357,500 (builder-direct, 2025, 2,110 square feet) and $337,500 (resale, 1986, 1,708), Chamberlain Blvd $339,000 (builder-direct, 2025, 1,754), Hunter Ave $315,000 (1979, 1,671), Joyner Ave $230,000 (builder-direct, 2025, 1,442), Albritton St $460,000 (builder-direct, 2025, 1,680), Ramblewood St $597,500 (2006, 1,536), Chancellor Blvd $189,900 (1984, 1,004) and Chapman Ave $537,500 (2022, 2,152).
Section 48 recorded 9 sales in 12 months, so we use 24 months: 19 sales at $445,000, with 7 builder-direct and 12 resales at $468,500. The 12 month sales ran from $250,000 on Lace Ter (2006, 1,883 square feet) to $715,000 on Eppinger Dr (2000, 2,348), and included a $685,000 resale on Hydrangea Ave (2021, 1,894) and a $515,000 builder-direct sale on Friar St (2025, 3,372).
Section 55 recorded 9 sales in 12 months and 17 in 24 months at $545,000, with 5 builder-direct and 12 resales at $535,000. It has the most waterway-billed parcels (296) and the only coastal high hazard pocket on the grid, 45 parcels that read VE with a base flood elevation of 12 feet. The 12 month sales ran from $200,000 on Campbell St (2024, 2,052) to $725,000 on Liggett Cir (builder-direct, 2024, 2,068), so the range is wide enough that a median would mislead.
Section 57 recorded 3 sales in 12 months, so we use 60 months: 12 sales at $417,500, with 3 builder-direct and 9 resales. The three recent sales were Eastwind Ter $410,000 (2007, 1,960), Capel St $395,000 (2007, 2,304) and Cornelius Blvd $530,000 (2022, 2,142). Fully 99.4 percent of its parcels sit in the special flood hazard area, the highest share on the grid.
Section 59 recorded 4 sales in 12 months and 12 in 24 months at $344,150, split 6 builder-direct and 6 resale. The four recent sales were Jacobs St $359,900 (builder-direct, 2025, 2,138), Meetze St $300,000 (2016, 1,608), Rothschild Ave $430,000 (2024, 2,127) and Chanute St $324,600 (builder-direct, 2025, 1,559). No parcel here pays the waterway charge, and the county's scrub-jay map puts about 67 percent of the section's vacant lots in a permit-required area.
Section 61 recorded 3 sales in 12 months and 10 in 60 months at $639,750, with 2 builder-direct and 8 resales. The three recent sales were Jacobs St $347,000 (builder-direct, 2025, 2,127), Prentice Ave $720,000 (resale, 1994, 1,512) and Digby Ct $854,000 (resale, 2022, 2,425, a home with a guest unit), the highest recorded sale in the grid. A section with three sales a year is priced one house at a time.
Section 100 has no sale on record and 9 platted lots still on the roll. Sections 75, 98 and 100 were vacated by recorded orders, and the vacated land lies mostly in a 728-acre conservation parcel, three unplatted acreage parcels and the county fairgrounds parcel. We value a parcel there from the title and survey, not from a section median.
The roll codes 77 parcels as duplexes (use code 0800), all zoned RMF10, on Camillia Ln (22), Lomond Dr (21), Bamboo Dr (13), Chamberlain Blvd (8), Bowman Ter (7), Longley Dr (5) and Buick Ave (1). Eight duplex sales closed in the 12 months, between $261,200 and $489,500 (listed, no median); over 24 months 13 sold at a $310,000 median. A duplex is valued on its rents and its two units, not on the single-family medians above.
Riverbend Estates, Harbor Landings, River Landings, Bella Estates, Casper I and North Casper hold 57 parcels beside and inside the grid, 26 of them built (1999 to 2023). Four sold in the 12 months, all resales: Donaldson Ave $436,000, Eisenhower Dr $940,000, Windcrest Dr $549,100 and Carswell St $645,000. Since 2010 there have been 28 sales at a $419,000 median, from $103,000 to $1,250,000, and we never fold them into the section figures above.
Ninety-one parcels are addressed on Tamiami Trl, 74 of them vacant commercial and 89 zoned CG, all inside the US 41 Zoning Overlay. Two commercial-coded sales closed in the 12 months, a $350,000 office on December 12, 2025 and a $600,000 professional building on May 19, 2026. Commercial property is a separate valuation from a home, and we price it against commercial records.
A street matters because it carries the nearest sales, the water, the flood zone and the bridge route, but most streets are too thin for a median. In the 12 months, Adalia Ter recorded 8 sales, the most of any street, and 476 distinct street names carry parcels, so we compare within the section first.
Data updated: October 2026 (Charlotte County Property Appraiser public roll and sales files dated October 4, 2026, our analysis).
Adalia Ter recorded 8 sales. Community Ave, Buswell Ave and Eppinger Dr recorded 5 each. Lomond Dr, Clearview Dr, Biltmore St, Camillia Ln, Biscayne Dr, Ketridge Ave and Border St recorded 4 each. A street with several recent sales gives a deep comparable set, and most of the other streets recorded one or two.
Of the 476 street names on the grid, 47 run through more than one section. Chamberlain Blvd alone has 348 parcels in eight sections and Biscayne Dr has 293 in five. A comparable on Chamberlain Blvd in one section tells a seller little about Chamberlain Blvd in another, because the flood zone, the waterway charge and the home mix change along the road.
A median of two sales is not a market. Where a street has fewer than ten sales we list them. On Eppinger Dr, for example, the five recorded sales were $252,000 (2006 build, 1,554 square feet), $310,000 (1988, 1,570), $379,900 (1985, 2,082), $495,000 (2018, 1,730) and $715,000 (2000, 2,348), a $463,000 spread on one street (our arithmetic). Four of those five sit on flagged-waterfront parcels.
Northwest Port Charlotte's recorded median rose from $232,100 in 2019 to $385,000 in 2022, then fell each year to $325,000 for 2026 to September 9, while builder-direct sales rose from 13 to 92 a year. The record shows a mix shift as much as a price decline, and the county file alone cannot separate them.
Data updated: October 2026 (Charlotte County Property Appraiser public roll and sales files dated October 4, 2026, our analysis; newest qualified sale September 9, 2026).
| Calendar year | Sales | Median | Builder-direct sales |
|---|---|---|---|
| 2019 | 101 | $232,100 | 13 |
| 2020 | 118 | $253,350 | 18 |
| 2021 | 136 | $296,000 | 24 |
| 2022 | 107 | $385,000 | 25 |
| 2023 | 96 | $381,000 | 36 |
| 2024 | 136 | $357,500 | 60 |
| 2025 | 170 | $345,450 | 92 |
| 2026, to September 9 | 109 | $325,000 | 43 |
Source: Charlotte County Property Appraiser public roll and sales files, our analysis. The 2026 row is a partial year.
From the 2022 peak to 2026 so far the median is $60,000 lower, a 15.6 percent drop (our arithmetic), and the 2025 to 2026 step alone is $20,450. Over the same years the share of sales that were builder-direct rose from 25 of 107 in 2022 to 92 of 170 in 2025. A builder's first sale of a smaller new home pulls a blended median down even when a resale on the same street holds its price.
The same file shows both. Resales had a $357,500 median in the 12 months against $324,600 for builder-direct sales, and flagged-waterfront parcels recorded $495,000 against $317,450 elsewhere. A seller of a canal resale is not in the same market as a seller of a 1,300 square foot builder plan, and the calendar-year median blends them.
The 12, 24, 36 and 60 month medians were $335,000, $340,000, $349,000 and $354,900, a drop of $19,900 from the longest window to the shortest. That is a slow slide, not a collapse, and it is consistent with a market that has re-priced from its 2022 peak while the sale count climbed.
The county record does not carry listing dates, so days on market, the sale-to-list ratio and months of supply for this grid: Information not available at time of publishing (checked 2026-10-07). We pull those three from the Southwest Florida MLS on your valuation and show them beside the county comparables, and until we do we do not quote a sell time.
Price against the product, not the headline. A seller whose home resembles the recent resales prices from the resale median and the section; a seller whose home resembles a builder plan prices against the builders' dated marketing prices and the roughly $17,100 spread among identical plans (shown below). The median is a context line, not a price.
The best comparables match your product, section, size, decade and water, and they come from the 175 recorded sales. We show four groups below: identical builder plans, older resales, homes on flagged-waterfront parcels and matched pairs. Each row names its street, month, price, year built and the county's heated area. We tracked all 175 sales street by street, and we send the rows nearest your parcel with every valuation.
Data updated: October 2026 (Charlotte County Property Appraiser public roll and sales files dated October 4, 2026, our analysis; street names only, no parcel or owner detail; heated area is the county's, not an MLS living area).
Four floor-plan sizes sold three times each as builder-direct homes in the 12 months. The same plan sold for different prices within weeks, which is why a builder's first sale is a range, not a number.
| Heated area | Street | Closed | Price | Spread within the plan |
|---|---|---|---|---|
| 1,846 sq ft | Adalia Ter | 2025-09-24 | $289,500 | $17,100 across three sales |
| 1,846 sq ft | Arbor St | 2025-09-24 | $293,000 | |
| 1,846 sq ft | Buswell Ave | 2025-09-29 | $306,600 | |
| 1,458 sq ft | Mcgraw Ave | 2025-09-24 | $311,000 | $12,000 across three sales |
| 1,458 sq ft | Ketridge Ave | 2025-11-19 | $309,000 | |
| 1,458 sq ft | Border St | 2026-01-09 | $299,000 | |
| 1,485 sq ft | La Playa Ln | 2025-09-29 | $285,400 | $25,600 across three sales |
| 1,485 sq ft | Camillia Ln | 2025-11-14 | $311,000 | |
| 1,485 sq ft | Buswell Ave | 2025-12-29 | $295,000 | |
| 2,035 sq ft | Runyon St | 2025-11-26 | $360,700 | $12,000 across three sales |
| 2,035 sq ft | Gotham Ave | 2026-02-24 | $359,700 | |
| 2,035 sq ft | Doubleday Ave | 2026-04-15 | $348,700 |
Source: Charlotte County Property Appraiser public roll and sales files, our analysis. All twelve were built in 2025 and sold as a builder's first sale. Spreads are our arithmetic.
A 2007 resale of the same 2,035 square feet on Eleanor Ave closed at $370,000 on July 17, 2026, which is $9,300 above the highest of the three builder sales (our arithmetic). A resale of a builder-size home can out-price the builder when the lot, location and finishes carry it.
Seven resales of 1,500 to 1,800 square feet built from 1979 to 1994 closed on parcels the appraiser does not flag as waterfront in the 12 months. They are the plain comparables for an older mid-size home off the water.
| Street | Closed | Price | Year built | Heated sq ft |
|---|---|---|---|---|
| Community Ave | 2025-10-17 | $227,000 | 1988 | 1,781 |
| Yule St | 2025-11-05 | $285,000 | 1987 | 1,522 |
| Camillia Ln | 2026-07-24 | $294,000 | 1986 | 1,540 |
| Lomond Dr | 2026-01-29 | $295,000 | 1985 | 1,620 |
| Hunter Ave | 2025-11-24 | $315,000 | 1979 | 1,671 |
| Community Ave | 2026-06-22 | $320,000 | 1984 | 1,574 |
| Border St | 2026-06-30 | $320,000 | 1994 | 1,652 |
Source: Charlotte County Property Appraiser public roll and sales files, our analysis. The Border St home was built in 1994; the other six were built from 1979 to 1988.
The seven closed between $227,000 and $320,000 at a $295,000 median (our arithmetic), and six of the seven sit inside a $35,000 band. The $227,000 Community Ave sale, 1,781 square feet and a 1988 build, is the low outlier, and we ask what the record cannot show before using a number like that. The same size and decade on a flagged Eppinger Dr parcel closed at $310,000 (1988, 1,570 square feet), only $15,000 above the unflagged median, so a flagged parcel does not always command a premium.
The 31 flagged sales are listed because 31 spread too widely for a single figure to describe. In the 1,500 to 1,799 band alone, ten flagged sales ran from $153,000 (Clearview Dr, 1980, 1,510 square feet) to $720,000 (Prentice Ave, 1994, 1,512 square feet), two homes of almost identical size and $567,000 apart (our arithmetic).
| Group | Sales | Price range | Examples |
|---|---|---|---|
| Flagged under $350,000 | 6 | $153,000 to $337,500 | Bamboo Dr $307,000; Cory St $337,500; Eppinger Dr $310,000; Hoffer St $317,000; Bowman Ter $330,000; Clearview Dr $153,000 |
| Flagged $350,000 to $499,999 | 10 | $375,000 to $495,000 | McCabe St $375,000; Eppinger Dr $379,900; Irwin Dr $385,000; Eastwind Ter $410,000; General St $410,000; Clearview Dr $400,000; Rothschild Ave $430,000; Fountain St $450,000; Lomond Dr $487,500; Eppinger Dr $495,000 |
| Flagged $500,000 and up | 15 | $520,000 to $850,000 | Cornelius Blvd $530,000; March Dr $520,000 (builder-direct); Ramblewood St $597,500; Underhill Cir $600,000; Palau Cir $618,000 and $759,900; McCabe St $635,000; Hoffer St $660,000; Clearview Dr $660,000; Wheatley St $670,000; Hydrangea Ave $685,000; Eppinger Dr $715,000; Prentice Ave $720,000; Liggett Cir $725,000 (builder-direct); Windcrest Dr $850,000 |
Source: Charlotte County Property Appraiser public roll and sales files, measured flagged parcel list, our analysis. The three groups hold 6, 10 and 15 sales, the 31 flagged sales in the 12 months.
The appraiser's waterfront flag covers any water, including lakes, ponds and canals that may not be navigable; it is not a boating claim and it is not the county waterway unit's billing list. That is why a flagged parcel can sell at $153,000 or $850,000, and why we check the parcel's billing and the canal route before choosing a comparable.
| Pair | Flagged home | Unflagged home | Gap |
|---|---|---|---|
| 2018 builds, about 1,750 sq ft | Eppinger Dr, 1,730 sq ft, $495,000 ($286.13 per sq ft) | Champion St, 1,762 sq ft, $335,000 ($190.12 per sq ft) | $160,000 |
| 2023 builds, different sizes | Wheatley St, 1,789 sq ft, $670,000 ($374.51 per sq ft) | Mcgraw Ave, 2,623 sq ft, $370,000 ($141.06 per sq ft) | $300,000 |
| 2023 builds, about 1,600 sq ft | Bowman Ter, 1,659 sq ft, $330,000 ($198.92 per sq ft) | Biscayne Dr, 1,588 sq ft, $285,000 ($179.47 per sq ft) | $45,000 |
Source: Charlotte County Property Appraiser public roll and sales files, our analysis. Per square foot figures are our arithmetic. Each home is a single sale, not a median.
The three pairs show a $45,000 gap, a $160,000 gap and a $300,000 gap for the same decade. The record cannot say how much of each gap is water, lot, condition, finish or timing, and the Wheatley St home is in Section 55, where the coastal flood pocket and the most waterway-billed parcels sit. That spread is exactly why the water adjustment comes from a walk of the parcel and not from a rule of thumb.
In the last 12 months we tracked builder-direct prices plan by plan, which is how we know a plan's spread before we compare your home with it. We start with the same product in the same section, widen to the neighboring section only if fewer than three fit, drop any sale the record cannot explain, and adjust the rest for size, decade, lot, water, roof and septic. Then we test the answer against the builders' dated marketing prices and the county charges a buyer will carry. You see every row and every adjustment.
Builders are the largest single source of Northwest Port Charlotte sales, 73 of 175 in the 12 months, and their dated marketing prices frame what a buyer will pay for a resale. On October 11, 2026, builder pages showed new plans from $275,000 to the high $300,000s on lots in the grid. Those are marketing prices, not recorded prices.
Data updated: October 2026 (builder marketing pages seen October 11, 2026, labelled as marketing; Charlotte County Property Appraiser public roll and sales files dated October 4, 2026, our analysis).
Century Complete's "Port Charlotte Classic" showed six plans "Starting from $314,888", a 1,272 square foot Portsmouth from $291,990, and one available home on Adalia Ter (the Ocoee, 1,808 square feet, $314,888). Holiday Builders showed the Foxtail, 1,552 square feet, at $317,496 on Adalia Ter and the Sylvester, 1,806 square feet, at $328,000 on La Playa Ln, both "Coming Soon". Christopher Alan Homes showed "Port Charlotte Single Family Homes from $275k", including a Palm of 1,550 square feet at $303,990 marked "Move-in ready" on Cannell Ln. Adams Homes' Port Charlotte page read "New Homes Starting from the High $300s". Our guide to new construction in Port Charlotte covers the builders' wider communities.
Recorded builder-direct prices are a different kind of figure from those starting prices. Plans of 1,287 square feet sold at $274,000 and $276,000, plans of 1,458 to 1,485 square feet from $285,400 to $311,000 and plans of 1,846 square feet from $289,500 to $306,600. We never present a marketing price as the cause of a recorded median.
Because 54 of the 76 homes built in the 2020s that sold in the 12 months were builder-direct, the new-home count drags a blended median. In Section 38, 14 builder-direct sales had a $349,350 median against $269,000 for 14 resales, an $80,350 gap. In Section 32 the same split is $299,000 against $308,500, a $9,500 gap the other way. A seller pricing a resale from a blended section median can be wrong by tens of thousands of dollars.
A resale offers a completed lot, mature landscaping, a known septic and roof history, no construction wait and sometimes a canal. A builder's move-in home offers a new roof, a builder warranty and current-code wind and flood design. We value a resale by the first set and compare it with a builder's new plan by the second.
The county parcel layer matches 19 parcels to Holiday Builders, 19 to Century Complete (WJH LLC), 19 to Adams Homes, 24 to a Christopher Alan Homes entity and 22 to Charlotte County Habitat for Humanity (20 of them vacant), so new construction can appear beside existing homes. We note a vacant builder-owned lot next door in the file because a buyer will see it.
The county recorded 342 vacant lot sales in the 12 months to September 9, 2026 at a $15,000 median, from $6,500 to $355,000, and 328 of them were under $200,000. Lots on flagged-waterfront parcels had a $40,000 median (37 sales). A lot is valued on its section, size, water, utilities and scrub-jay status.
Data updated: October 2026 (Charlotte County Property Appraiser public roll and sales files dated October 4, 2026, our analysis; county habitat conservation plan fee schedule, 2026; Charlotte County Utilities Schedule A, effective April 1, 2026).
| Window | Lot sales | Median |
|---|---|---|
| 12 months | 342 | $15,000 |
| 24 months | 645 | $15,000 |
| 36 months | 1,191 | $15,000 |
| 60 months | 2,568 | $15,000 |
| All recorded history since 2009 | 5,451 | $12,500 |
Source: Charlotte County Property Appraiser public roll and sales files, our analysis.
By calendar year the lot median was $5,000 in 2019 and 2020, $12,000 in 2021, $15,000 in 2022 and 2023, $14,900 in 2024, $14,000 in 2025 and $15,300 for 2026 to September 9 (256 sales). The lot market re-priced once, in 2021 and 2022, and has held since.
| Section | Lot sales, 12 months | Median |
|---|---|---|
| 32 | 54 | $18,000 |
| 24 | 52 | $15,000 |
| 29 | 45 | $16,000 |
| 38 | 38 | $13,000 |
| 59 | 37 | $12,500 |
| 48 | 31 | $13,000 |
| 47 | 25 | $15,000 |
| 55 | 20 | $11,500 |
| 49 | 20 | $12,250 |
| 61 | 11 | $15,000 |
| 57 | 9 | listed, no median |
| 100 | 0 | not available |
Source: Charlotte County Property Appraiser public roll and sales files, our analysis.
Of the 342 lot sales, 328 closed under $200,000, 6 from $200,000 to $299,999 and 8 from $300,000 to $399,999, and none closed above $400,000. The few high prices need a look at each parcel before we use them.
Lots on flagged-waterfront parcels recorded 37 sales at a median of $40,000, from $13,000 to $169,000. Other lots recorded 305 sales at $14,900, from $6,500 to $355,000. Over 24 months, 59 flagged lot sales had a $46,000 median against 586 other lot sales at $14,000.
Most lots measure about 80 by 125 feet, or 10,000 square feet: 10,253 of 14,485 vacant or single-family parcels (70.8 percent) fall between 9,900 and 10,100 square feet. Another 1,626 parcels (11.2 percent) are 15,000 square feet or larger, mostly two lots in one parcel. A double lot is valued as a double lot, not at twice the single-lot median.
A lot buyer checks the utilities, the flood zone and the scrub-jay map before the price. A potable water main is mapped within about 200 feet of 2,985 vacant lots (25 percent), a sewer main is mapped within that distance of only 24 homes, and availability is settled lot by lot on the county's Availability Request Form. The 2026 scrub-jay habitat conservation plan fee is $2,031 for up to 0.22 acre, $4,063 for 0.23 to 0.49 acre and $10,005 for 0.50 to 1.00 acre of original platted acreage, and no vegetation clearing is allowed from March 1 to June 30.
The printed county schedule items for one new home on a 0.23 acre lot add up as follows, before the building fee, septic, site work and fill (our arithmetic, not a quote):
| Item | Amount |
|---|---|
| Impact fee, single-family detached | $7,804 |
| Water connection, 3/4-inch meter | $9,118 |
| Gravity sewer connection | $9,728 |
| Scrub-jay fee, 0.23 to 0.49 acre | $4,063 |
| Permit flat items | $650 |
| Total | $31,363 |
Source: Charlotte County impact fee schedule; Utilities Schedule A, effective April 1, 2026; county habitat conservation plan fee schedule, 2026; county permit fee sheet. Most homes here are on septic, so the sewer line would be replaced by a septic design.
A built home off the waterway unit carries $727.89 in county charges a year; a vacant lot off it carries $223.09 and a vacant lot inside it $373.09 (our arithmetic on the same 0.23 acre lot). Holding costs are low, and the county ownership layer shows 41 owners with 10 or more parcels each (1,008 parcels) and 47.4 percent of vacant residential parcels with an owner mailing address outside Florida; we do not claim one explains the other.
In the 12 months to September 9, 2026, Northwest Port Charlotte's $335,000 median was $45,000 above West Port's $290,000, $145,000 below South Gulf Cove's $480,000, $20,000 above Gulf Cove's $315,000 and $10,000 below Riverwood's $345,000. Each uses the county file with the same method and the same window.
Data updated: October 2026 (Charlotte County Property Appraiser public roll and sales files dated October 4, 2026, our analysis; each community's own county-first run, 12 months to September 9, 2026).
| Community | Home sales, 12 months | Median | Builder-direct sales and median | Per square foot (n) |
|---|---|---|---|---|
| Northwest Port Charlotte | 175 | $335,000 | 73 at $324,600 | $201.76 (156) |
| West Port | 180 | $290,000 | 142 at $292,650 | $160.53 (124) |
| South Gulf Cove | 327 | $480,000 | 109 at $380,000 | $235.14 (305) |
| Gulf Cove | 145 | $315,000 | 28 at $300,000 | $212.20 (138) |
| Riverwood | 113 | $345,000 | none (all resales) | $192.16 (113) |
Source: Charlotte County Property Appraiser public roll and sales files, our analysis. Differences are our arithmetic. Medians in a longer or shorter window would differ.
West Port is the closest comparison for a buyer weighing new construction, and our West Port home valuation page covers it. West Port recorded 180 sales in 12 months, 142 of them builder-direct, against 73 of 175 here, and its homes were all built from 2021 to 2025. The bills differ more than the prices: a West Port single-family parcel in Area One carries a community development district assessment of $2,692.35 a year for fiscal 2027 and a master association, while a Northwest Port Charlotte parcel has no association and a $727.89 county stack.
The benchmark tells a seller which market a buyer is also looking at, not what the home is worth. A buyer comparing a $335,000 resale here with a $290,000 West Port builder home should see the recurring bills on both before comparing the prices. Our Port Charlotte home valuation page and the South Gulf Cove home valuation page apply the same method to the neighboring markets.
A buyer of a Northwest Port Charlotte home takes over $727.89 a year in county non-ad valorem charges on a typical 0.23 acre built parcel outside the waterway unit and $877.89 inside it, plus property tax at 15.3705 mills in tax district 104. Those figures are fiscal 2027 and are the same bills your valuation should be tested against.
Data updated: October 2026 (Charlotte County fiscal 2027 adopted municipal service benefit unit rates; 2026 final millage for tax district 104, Charlotte County Property Appraiser; our arithmetic).
| Charge, fiscal 2027 | Rate | Built home, off the waterway unit | Built home, inside it |
|---|---|---|---|
| Fire Rescue (countywide) | $294.90 per residential unit | $294.90 | $294.90 |
| Sanitation (main area) | $335.51 per residential unit | $335.51 | $335.51 |
| Northwest Port Charlotte street and drainage unit | $80.00 per unit | $80.00 | $80.00 |
| Mid-Charlotte stormwater unit | $76.00 per acre (0.23 acre) | $17.48 | $17.48 |
| Northwest Port Charlotte waterway unit | $150.00 per unit | not billed | $150.00 |
| Total | $727.89 | $877.89 |
Source: Charlotte County MSBU rate pages, fiscal 2027; our arithmetic. A vacant lot off the waterway unit carries $223.09 and inside it $373.09; it pays no sanitation charge. The same lot in fiscal 2026 was $700.32 built off the unit and $1,010.32 inside it.
The waterway rate was $100.00 in fiscal 2025, $310.00 in fiscal 2026 and $150.00 in fiscal 2027, and the street unit was $218.00 in fiscal 2025, $80.00 in fiscal 2026 and $80.00 in fiscal 2027. A buyer who reads an older listing sheet may see a stale figure, so we print the current rate beside the date.
Tax district 104 (unincorporated Charlotte County) carries a 2026 final rate of 15.3705 mills (15.0855 in 2025): county 6.1275, law enforcement 2.3578, street lighting 0.1907, environmentally sensitive lands 0.2000, West Coast Inland Navigation District 0.0394, Southwest Florida Water Management District 0.1831 and schools 3.0240 state plus 3.2480 local. No community development district or community redevelopment agency applies.
At $300,000 of taxable value, 15.3705 mills is $4,611.15; with the $727.89 stack the annual bill is $5,339.04, and inside the waterway unit it is $5,489.04. Those are about $444.92 and $457.42 a month (our arithmetic), before insurance and before any exemption such as homestead.
A two-unit home parcel on Irwin Dr of 0.48 acre computes to $1,191.79 in county non-ad valorem charges, and a larger Chapel Dr parcel of 0.92 acre with two street units to $1,450.13 (our arithmetic from the county's MSBU record). We read every parcel's own record rather than assume the typical lot.
The street unit is repaying a paving loan expected to be paid off in fiscal 2031, with fiscal 2027 debt service of $450,000 in principal and $34,000 in interest. Its adopted fiscal 2027 budget carries $4,413,684 for the Northwest Port Charlotte bridge rehabilitation program and sidewalk projects on Chamberlain Blvd, so a buyer is paying a charge that funds visible work.
Florida's corporate registry (checked October 11, 2026) shows no active homeowners association for Northwest Port Charlotte or for its Port Charlotte Subdivision sections. Two nonprofits once carried the Northwest Port Charlotte Homeowners Association name; the registry shows both dissolved, in 1993 and 2006. That keeps dues, capital contributions and estoppels out of a typical valuation.
Data updated: October 2026 (Florida Division of Corporations registry, checked October 11, 2026; Charlotte County zoning and code compliance pages, read October 11, 2026).
Riverbend Estates Property Owners Association, Inc. is an active Florida not-for-profit (filed August 5, 2002) that matches the 20-parcel Riverbend Estates plat outside the 14,915 parcels. We did not find its declaration or dues, so a Riverbend sale is valued with the association documents in hand.
No association exists to enforce private covenants here; whether a recorded General Development restriction still binds a given lot is a title question for the Clerk's records and the title commitment. Florida's Marketable Record Title Act holds that a person with "any estate in land of record for 30 years or more" has marketable title "free and clear of all claims except the matters set forth as exceptions to marketability in s. 712.03", and an interest may be preserved by a notice filed within the 30 years (s. 712.05).
Most parcels are zoned RSF3.5: a minimum lot of 10,000 square feet and 80 feet wide, a front setback of 25 feet, interior side of 7.5 feet, street side of 15 feet, an interior rear of 20 feet, 20 feet where the lot abuts water, 40 percent building coverage and a 38 foot height limit. Charlotte County states it does not have a minimum size requirement for one and two family dwellings. The current code controls, and we read it for your parcel.
Pleasure boats and trailers that appear operable may be parked where buildings are permitted, and a single boat trailer may sit behind the front of the house or in the driveway. Tall grass on developed lots (over 12 inches covering more than 50 percent of the mowable area) is a code violation, but tall grass on a vacant lot is not. A rental of six months or less needs a state vacation rental license, a county business tax receipt, a sales tax number and a tourist tax account, and the county cannot ban short-term rentals under state law except for rules adopted on or before June 1, 2011.
The county maintains 1,631 road segments labelled Northwest Port Charlotte S&D through the street unit and maintains the road bridges over several canals (Chamberlain Blvd, Biscayne Dr, Eisenhower Dr, Jacobs St, Eleanor Ave and McPhearson Dr). Seawalls are excluded from the waterway unit's purpose, so seawall upkeep is not part of the waterway charge.
A seller owes the statutory flood disclosure at or before contract, disclosure of known facts that materially affect value, and the property tax disclosure in the contract. With no active association on a standard lot, the Chapter 720 summary does not describe the sale. Your closing agent confirms which duties apply to your parcel.
Data updated: October 2026 (Florida Statutes 689.302, 689.261, 553.79 and 720.401 read October 2026; Florida Division of Corporations registry checked October 11, 2026). This is general information, not legal advice.
The disclosure summary under section 720.401 applies to a community with a mandatory association. For a standard lot in the grid the registry shows none, so the summary does not describe the sale. We do not rule a regime in or out for a Riverbend Estates parcel without the recorded declaration, and if a title commitment lists a mandatory association, the summary and the estoppel rules apply.
Section 689.302 requires a seller of residential property to deliver a flood disclosure at or before the contract is signed. It covers flood damage during the seller's ownership, any flood insurance claim and any federal flood assistance received. The duty does not depend on the FEMA zone, and in a grid where 61.0 percent of mapped parcels are in the special flood hazard area a seller should answer it carefully.
The Florida Supreme Court held in Johnson v. Davis (1985) that a seller who knows of facts materially affecting the value of a home that are not readily observable and not known to the buyer must disclose them, and an "as is" clause does not remove that duty for a residence. In this grid that can include a failing septic system, a seawall in poor repair, storm intrusion, an unpermitted dock or a known drainage problem.
Section 689.261 requires the contract to carry a property tax disclosure summary warning the buyer not to rely on the seller's current taxes, because a change of ownership resets the assessment. A homestead exemption and Save Our Homes limit end with the seller's ownership, while county non-ad valorem charges ride the parcel and carry over.
Section 553.79 limits what a building department can do to an arm's-length buyer over a previous owner's open permit, but a lender, a title underwriter or a buyer can still require it closed. A valuation that ignores a roof, dock, seawall, septic or addition permit gap can be wrong in either direction, so we check the county permit record first.
A seller either knows or does not know the condition of a septic system or well, and a seller who knows of a failing drainfield or a dry well should disclose it in writing. For an undisturbed lot, the scrub-jay conservation plan and the gopher tortoise rules (a 25 foot burrow buffer or an FWC relocation permit) are facts a buyer will ask about, and a county determination or state permit belongs in the file.
When we walk a home in this grid we ask for four documents before we look at the finishes: the county's MSBU line for the parcel, the flood determination or elevation certificate, the septic pump-out or permit record, and any dock or seawall permit. Those four decide more of the value than the kitchen does, and they are the documents a buyer's lender and insurer will ask for anyway.
A buyer prices the flood zone and the insurance quote into the offer, and the zone varies by address: of 11 sampled streets, 5 read Zone X and 6 read Zone AE with a 9 foot base flood elevation, and 0.5 to 99.4 percent of a section's parcels sit in the special flood hazard area. Only the address answers it.
Data updated: October 2026 (FEMA National Flood Hazard Layer queried October 11, 2026, effective map dated December 15, 2022; county, National Flood Insurance Program, Citizens and statute pages read October 11, 2026).
| Section | Sampled street | FEMA zone | Parcels in the special flood hazard area | Storm surge evacuation zone |
|---|---|---|---|---|
| 24 | Eppinger Dr, 200 block | X | 11.4% | B |
| 29 | Adalia Ter | X | 27.5% | B |
| 32 blocks | Lomond Dr | X | 0.5% | B |
| 38 | McCabe St | X | 49.8% | B |
| 47 | Chamberlain Blvd | AE, base flood elevation 9 ft | 85.0% | B |
| 48 | Eppinger Dr, 1200 block | AE, base flood elevation 9 ft | 76.5% | B |
| 49 | Irwin Dr | X | 95.1% | A |
| 55 | Beekman Cir | AE, base flood elevation 9 ft | 95.3% | A |
| 57 | Cornelius Blvd | AE, base flood elevation 9 ft | 99.4% | B |
| 59 | Rothschild Ave | AE, base flood elevation 9 ft | 97.9% | B |
| 61 | Chapel Dr | AE, base flood elevation 9 ft | 97.1% | A |
Source: FEMA National Flood Hazard Layer, queried October 11, 2026 (panels 12015C0040G and 12015C0202G; no letter of map change at any point); parcel shares are our overlay of every parcel on the county's copy of the effective FEMA map. Across all 14,880 mapped parcels the share is 61.0 percent, and 36.4 percent of home-coded parcels.
A sampled street is a point, not a section. Irwin Dr reads Zone X while 95.1 percent of Section 49's parcels are in the special flood hazard area, so we pull the zone for your exact address and put it in the valuation file.
At the sampled streets the December 2022 map turned five AE 8 readings into AE 9, moved McCabe St in Section 38 and Irwin Dr in Section 49 out of the special flood hazard area to Zone X, and took the 1200 block of Eppinger Dr from Zone A to AE 9. A buyer who remembers an older map may be wrong in either direction, so we quote the effective map and its date.
Inside the special flood hazard area the county labels base flood elevation AE 9 on 8,942 parcels (98.5 percent of the AE parcels), AE 10 on 39 and AE 8 on 13. Section 55 holds the only coastal high hazard pocket: 45 parcels read VE with a 12 foot base flood elevation, most of them vacant lots on Contini Ct, Omaha Ave, Lyceum Dr, Lackawanna Ln, Eisenhower Dr, Moonglo Dr and Campbell St, and 34 more read AE 10 that the county labels Coastal A.
Florida Building Code R322.2.1 puts the lowest floor at or above base flood elevation plus 1 foot, or the design flood elevation, whichever is higher. On an AE 9 lot that is 10 feet NAVD88, and on a VE 12 lot the bottom of the lowest horizontal structural member must reach 13 feet NAVD88 (our arithmetic). The county does not permit attached flood panels or other dry-floodproofing on residential structures in the special flood hazard area.
A structure in a FEMA high-risk zone that does not meet current elevation code must be brought up to code if improvements or repairs exceed 50 percent of its value. The county's own example is a $250,000 appraiser value and a $125,000 threshold. A buyer planning a large renovation of an older home will ask where the threshold sits, which is a valuation question as much as a permit one.
Charlotte County (community 120061) is a Class 5 community in the National Flood Insurance Program's Community Rating System: a 25 percent flood premium discount inside the special flood hazard area and 10 percent outside. None of the 15 repetitive loss areas the county names is Northwest Port Charlotte.
Flood insurance is mandatory for properties with federally backed mortgages in the special flood hazard area, and policies typically have a 30-day waiting period before coverage begins. Citizens Property Insurance says most new and renewing personal residential policies with wind coverage must also carry flood coverage by January 1, 2027, and outside the special flood hazard area the requirement applies to Coverage A of $400,000 or more from January 1, 2026 and to all policies regardless of value from January 1, 2027. Citizens had 2,121 personal residential multiperil policies in Charlotte County on August 31, 2026, against 6,865 a year earlier.
The National Hurricane Center's report on Hurricane Ian says the majority of sensors placed in Port Charlotte and Englewood "remained dry and did not measure storm surge due to offshore winds," that the Peace and Myakka Rivers "crested to record levels," and that "At least 200 homes were destroyed in Charlotte County." The nearest USGS gauge on the Myakka River, about 16 miles upstream, recorded 12.84 feet on September 30, 2022, the highest on record. No USGS high-water mark was surveyed inside the grid for Ian, Helene or Milton. We cite these records and do not rank the grid's risk.
The county's storm surge zone A applies at the Irwin Dr, Beekman Cir and Chapel Dr sample streets and zone B at the other eight, and the county's Coastal High Hazard Area reaches the Beekman Cir, Rothschild Ave and Chapel Dr streets. The county says it may not be possible to open any shelters and that it has no certified Red Cross shelters, so buyers are told to plan to evacuate to another area.
The 2023 Florida Building Code wind map puts the grid at about 150 to 151 mph under ASCE 7-22 for Risk Category II, and every sample street sits inside the wind-borne debris region. The Office of Insurance Regulation's wind mitigation form (OIR-B1-1802) was updated effective April 1, 2026 and is valid for up to five years. Under section 553.844 a roof replacement on a site-built single-family home must add a secondary water barrier and roof-deck attachment techniques, and My Safe Florida Home offers free wind mitigation inspections and grants of up to $10,000 if eligible.
We do not subtract a fixed dollar amount for a flood zone, because the record does not support one. We read the address's zone and base flood elevation, ask for the elevation certificate and wind mitigation form, and compare the home with sales in the same section so that the flood reading is already in the comparables. Where a comparable sits in a different zone from your home, we say so and adjust by judgment, not by formula.
Most Northwest Port Charlotte homes are on septic, and a buyer values the system, the pump-out record and the connection rules as part of the price. Our map analysis found a sewer main mapped within about 200 feet of only 24 of 2,705 improved residential parcels, while a potable water main is mapped near 1,536 homes (57 percent).
Data updated: October 2026 (our analysis of the county utilities map, October 11, 2026; Charlotte County Code sections 3-8-41, 3-8-233 and 3-8-256; Utilities Schedule A, effective April 1, 2026; Department of Health in Charlotte County, 2025).
A sewer collection main is mapped within about 200 feet of 24 of 2,705 improved residential parcels, all in the Section 32 blocks near US 41. A potable water main is mapped within about 200 feet of 1,536 homes (57 percent) and 2,985 vacant lots (25 percent). By section, the share of homes near a mapped water main runs from 87 percent in Section 32 to 69 percent in Section 55, 66 percent in Section 47, 19 percent in Section 49 and 7 percent in Section 57. A map segment is not availability.
County Code section 3-8-233 requires a connection to an available public water line within 180 days after written notice, and an available line for a home means one abutting the property line. Section 3-8-41 requires connection to an available sewer within 365 days after written notice. Availability is decided lot by lot on the county's Availability Request Form, with statuses Connected, Mandatory, Available or Unavailable, so a seller's file should carry the form for the parcel.
Utilities Schedule A, effective April 1, 2026, sums to $9,118 for a water connection on a 3/4-inch residential meter (tap $3,405, distribution $3,830, service $1,394, meter $489) and $9,728 for a gravity sewer connection (tap $5,937, collection $3,791); a low-pressure sewer tank is listed separately at $6,253 (our sums). A buyer who sees those numbers will ask who pays, which is why the connection status belongs in the file.
Non-aerobic septic systems with a drainfield within 300 feet of a canal or other surface water must be inspected and pumped every 5 years under Code section 3-8-256. New on-site systems must be designed by a Florida-registered engineer, and from July 1, 2026 a receipt for the state septic application, not an approved permit, is required before the building permit, with work begun early at the owner's risk. A home near a canal therefore carries a pump-out record that is part of its value.
No septic-to-sewer project for the grid appears in the county's 2024 Sewer Master Plan project tables or its adopted fiscal 2027 capital program. A "Chamberlain Master Lift Station" appears only in the 20-year utility needs assessment for fiscal 2033 to 2036, with no location stated. We tell a seller not to price in a sewer connection that no record schedules.
The Department of Health in Charlotte County says to test well water after it has been near or exposed to floodwater, and that on septic during high water a tank should not be pumped because "Exceptionally high-water tables might crush a septic tank that was pumped dry." A well or septic file with dates is a selling point.
The Peace River Manasota Regional Water Supply Authority's 42-inch main runs along the south side of Chancellor Blvd (Segment 2 pipe complete March 2026; the Myakka River crossing began mobilizing the week of September 14, 2026). It is a transmission main, not water availability for a lot, and we say so when a buyer raises it.
The county has closed both Chamberlain Blvd bridges over the Jupiter and Apollo Waterways and expects them to reopen in January 2027, so the western sections reach US 41 the long way round until then. We note the closure as a dated, temporary access fact and subtract no number for it.
Data updated: October 2026 (county project pages last updated October 1, 2026; closure-adjusted drive times modeled October 11, 2026; fiscal 2027 adopted capital program).
The county's project page says the contractor has closed both bridges and expects them to reopen in January 2027. The two-bridge construction contract is $1,870,145.46 and the design was $197,560, both paid by the street unit. The advisory for the Jupiter Waterway bridge runs from July 27, 2026 to January 11, 2027, and the Chamberlain Blvd bridge over the Cheshire Waterway is still in design, with a forecast of March 31, 2027 and design cost of $129,940.
The sampled drive to US 41 at Chamberlain Blvd, without traffic and with the closures counted, runs from about 2.2 minutes in Section 29 to 4.2 in the Section 32 blocks, 4.8 in Section 24, 6.0 in Section 38 and 6.4 in Section 57. It grows along the river: 9.5 minutes in Section 48, 11.3 in Section 61, 12.2 in Section 59, 12.3 in Section 49, 14.1 in Section 47 and 15.8 in Section 55. For the four western streets sampled in Sections 47, 48, 49 and 55, 16 of 25 tested destinations are affected, adding about 0.4 to 10.3 minutes.
The Chamberlain Blvd sidewalk Phase 1, an 8-foot sidewalk on the north side from US 41 to Jacobs St, has design of $264,983 and construction of $2,360,000, scheduled January 4 to September 30, 2027. Phase 2, Jacobs St to Campbell St, is $3,003 thousand in the capital program, and a McCabe St corridor sidewalk is $1,525 thousand in fiscal 2029 and 2030. State Road 776 intersection improvements at Jacobs St and at Cornelius Blvd show design in fiscal 2027 and construction in fiscal 2029 at $149,863 each. All are programmed, not guaranteed.
A bridge closure with a published reopening date is a temporary inconvenience; a sidewalk program is an amenity a buyer may or may not value. Neither shows up in a way the county sales file can isolate, so we disclose both and compare your home with sales in the same section during the same closure period.
The Charlotte County Public Schools Boundary Locator returned the same school trio for every sampled street: Liberty Elementary, Murdock Middle and Port Charlotte High. The state grades for 2025-26 are A, B and B. The district calls its locator "only a guide" and confirms assignment at enrollment, so a buyer should confirm it for the address.
Data updated: October 2026 (Charlotte County Public Schools Boundary Locator and Florida Department of Education report cards, read October 11, 2026; operator pages for hospitals; closure-adjusted drive times modeled October 11, 2026).
Liberty Elementary (370 Atwater St), Murdock Middle (17325 Mariner Way) and Port Charlotte High (18200 Cochran Blvd) were returned for every sampled street and two address variants. Liberty Elementary earned an A (66 percent of points), Murdock Middle a B (62) and Port Charlotte High a B (60) in the 2025-26 state report cards, and Charlotte County Public Schools earned an A district rating, "its first A rating in 15 years."
Liberty Elementary is closed to controlled open enrollment transfers in every grade for 2026-27, while Murdock Middle and Port Charlotte High show open seats. Bell times are 8:20 AM to 2:50 PM at Liberty, 9:10 AM to 4:10 PM at Murdock Middle and 7:10 AM to 2:10 PM at Port Charlotte High, and there is no district bus within two miles of the assigned school. Closure-adjusted drives run 9.8 to 22.5 minutes to Liberty, 5.3 to 16.2 to Murdock Middle and 6.2 to 17.1 to Port Charlotte High.
There is no hospital inside the grid. Closure-adjusted drives to HCA Florida Tamiami Trail Emergency (open 24 hours) run 4.0 to 17.7 minutes, to AdventHealth Port Charlotte 13.5 to 26.2, to HCA Florida Fawcett 13.7 to 26.4 and to Sarasota Memorial's North Port emergency room 9.1 to 22.7. Charlotte County has no state-designated trauma center on the Department of Health list. Fire Rescue's first-due station for ten of eleven sampled streets is Station 15 on Eisenhower Dr, inside the grid, and the county's fire service moved to ISO Class 3/3X in an announcement dated October 7, 2026.
The schools are the same across the grid, so they do not separate one section from another in our comparables. The drive times to US 41, schools and care do separate the western sections from the eastern ones, and we show the minutes for your section on the valuation page of the file, not as a price adjustment.
Selling a Northwest Port Charlotte home typically costs the seller the documentary stamp tax at $0.70 per $100, the owner's title policy that Charlotte County contracts customarily assign to the seller, a negotiated commission and prorated taxes. No association estoppel or transfer fee applies to a standard sale. The contract controls who pays what.
Data updated: October 2026 (Florida Statutes 201.02 and 28.24; Florida Administrative Code rule 69O-186.003; county records through September 9, 2026; our arithmetic).
For the statewide walk-through with worked net sheets, see our guide to seller closing costs in Florida.
| Cost item | $275,000 (1,200 to 1,499 sq ft band median) | $335,000 (all-sales median) | $357,500 (resale median) | $495,000 (flagged-waterfront median) |
|---|---|---|---|---|
| Documentary stamp tax on the deed | $1,925.00 | $2,345.00 | $2,502.50 | $3,465.00 |
| Owner's title insurance, promulgated rate | $1,450.00 | $1,750.00 | $1,865.00 | $2,550.00 |
| Each 1 percent of commission | $2,750 | $3,350 | $3,575 | $4,950 |
| Association estoppel or transfer fee | Not applicable | Not applicable | Not applicable | Not applicable |
Our calculations from the published rates; the title company prepares the exact figures. Doc stamps are rounded up to the next $100; the title premium is $5.75 per $1,000 or fraction up to $100,000 and $5.00 per $1,000 above that.
Moving from the all-sales median to the flagged-waterfront median adds $160,000 to the price and $1,120 in doc stamps, $800 in title premium and $1,600 in each 1 percent of commission (our arithmetic). The costs rise with the value, which is why we show a net sheet at the value we recommend and not only at the highest one.
| Item | Amount | Basis |
|---|---|---|
| Sale price | $357,500.00 | 12-month resale median |
| Listing commission, example 2.75% | $9,831.25 | Negotiated example, not a rate |
| Buyer-agent compensation, example 2.5%, if you offer it | $8,937.50 | Optional |
| Documentary stamp tax | $2,502.50 | 3,575 units at $0.70 |
| Owner's title insurance | $1,865.00 | Promulgated schedule |
| Title search and settlement fee, estimate | $1,200.00 | Varies by title company |
| Municipal lien search, estimate | $175.00 | Varies |
| Association estoppel | $0.00 | No association on a standard lot |
| Property tax proration, illustration | $2,605.18 | $5,339.04 annual bill, day 181 |
| Estimated total with a buyer-agent offer | $27,116.43 | About 7.6% of price |
| Estimated net before any payoff | $330,383.57 | |
| Total without a buyer-agent offer | $18,178.93 | About 5.1% of price |
| Net without a buyer-agent offer | $339,321.07 |
Our arithmetic on printed rates and example percentages. The commission is negotiable, the tax proration depends on your actual bill and closing date, and a mortgage payoff comes out of the net.
The IRS excludes up to $250,000 of gain ($500,000 on a joint return) when you owned and used the home as your main home for at least 2 of the 5 years before the sale, and a lot or investment property does not qualify. If you are moving to another Florida home, Save Our Homes portability lets you carry part of your assessment cap if you re-establish a Florida homestead within 3 years of January 1 of the year you gave up the old one and file Form DR501T in the new county. Confirm both with your tax adviser or closing agent.
These are the questions Northwest Port Charlotte homeowners ask us when they want to know what a home is worth, with the figures from the county record and the date of each. Every answer is general information, and your own valuation file replaces it with the numbers for your address.
It depends on your section, product, size, decade, water position and condition, and the county's 175 recorded sales in the 12 months to September 9, 2026 put the middle of the grid at $335,000. Builder-direct sales had a $324,600 median and resales $357,500. We narrow that to a range for your address and show every comparable.
The best agent is the one who prices from the county's recorded sales for your section and shows the work. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and for this guide we followed all 175 recorded home sales and 342 recorded lot sales in the grid's plat sections over the latest 12 months. Call Jesse direct at (239) 898-6072.
An automated estimate reads bedrooms, baths and square feet. It does not see that your parcel pays the $150.00 waterway charge, that your street sits behind a closed bridge, that you are on septic or that your roof is eighteen years old. We read the county record for each. Federal agencies have also issued quality control standards for the automated valuation models used in mortgage lending (89 FR 64538), a reminder that these estimates are models and not appraisals.
The county recorded 175 home sales in the 12 months to September 9, 2026, 73 of them builder-direct and 102 resales. Over 24 months the count was 324, over 36 months 458 and over 60 months 669. We use the county record because the Southwest Florida MLS does not capture every builder-direct sale.
The 12-month median is $335,000. The 24, 36 and 60 month medians are $340,000, $349,000 and $354,900, and the median from all recorded history since 2009 is $245,000. The 2022 calendar-year median of $385,000 was the peak, and 2026 to September 9 stands at $325,000.
The recorded median has eased from $385,000 in 2022 to $325,000 for 2026 to date, a $60,000 or 15.6 percent drop, while builder-direct sales rose from 25 to 92 a year. Part of the drop is mix, because new smaller homes pull a blended median down. Your product's own comparables tell you more than the headline.
In the 12 months, resales had a $357,500 median against $324,600 for builder-direct sales, a $32,900 gap. It varies by size: in the 1,500 to 1,799 square foot band builder-direct homes sold higher ($331,800 against $315,000), and in the 1,800 to 2,199 band resales sold higher ($410,000 against $357,500).
Across the 156 sales with a county heated area, the median rose from $218,500 under 1,200 square feet to $492,250 at 2,200 square feet and more, while the price per square foot stayed between $197.60 and $215.28. Size moves price almost in proportion, and water, age and condition explain the spread within each band.
Excluding flagged-waterfront parcels, homes built in 1989 or earlier had a $277,000 median (21 sales), the 1990s $385,000 (10), the 2000s $370,000 (21) and the 2020s $335,000 (68). The newest homes were not the most expensive, so age alone does not set the price here.
Parcels the appraiser flags as waterfront recorded 31 home sales at a $495,000 median against 144 sales at $317,450 on other parcels. The gap of $177,550 mixes water with size and age, so within a size band we compared the two: $72,500 in the 1,500 to 1,799 band and $143,950 in the 1,800 to 2,199 band.
No. The appraiser's waterfront flag covers any water, including lakes, ponds and canals that may not be navigable; it is not a boating claim and it is not the county waterway unit's billing list. Some flagged parcels pay no waterway charge and a few unflagged parcels pay it, so we check the county's MSBU record for your parcel.
Bridge-free or sailboat access is not established on the public record, and the route is checked address by address before a contract. NOAA's Coast Pilot 5 describes the State Road 776 highway bridge as having "a fixed span with a clearance of 25 feet," and the three canal gateways lie 3.6 to 4.1 miles above those bridges.
No source we read lists a lock on the Northwest Port Charlotte route; the county's boat lock serves South Gulf Cove. A buyer who is comparing canal homes in the two areas should be told the difference, because a lock changes the water a boat reaches.
The interior canals were dredged in 2024 at a fiscal 2024 project cost of $719,496. The exterior channels are listed on the county project page as "Survey and design in progress" (updated October 15, 2026), and the fiscal 2027 budget carries a $1,289,540 exterior channel dredging line. We print no depth and no last-dredged year for any channel: the county publishes no current channel depth, and its own documents give two different years for the last exterior dredge.
The fiscal 2027 adopted rate is $150.00 per unit, on vacant and occupied parcels alike, against $310.00 in fiscal 2026 and $100.00 in fiscal 2025. About 1,350 parcels pay it, in Sections 24, 32, 38, 47, 48, 49, 55 and 61. No parcel in Sections 29, 57, 59 or 100 does.
On a typical 0.23 acre built parcel, $727.89 a year off the waterway unit and $877.89 inside it for fiscal 2027, made up of fire rescue ($294.90), sanitation ($335.51), the street unit ($80.00), stormwater ($17.48) and the waterway unit ($150.00 where billed). Property tax in district 104 is 15.3705 mills on top.
Florida's corporate registry (checked October 11, 2026) shows no active homeowners association for Northwest Port Charlotte or for its Port Charlotte Subdivision sections. Two nonprofits once carried the Northwest Port Charlotte Homeowners Association name; the registry shows both dissolved, in 1993 and 2006. The 20-parcel Riverbend Estates plat outside the grid has its own active association.
No association exists to enforce private covenants here; whether a recorded General Development restriction still binds a given lot is a title question for the Clerk's records and the title commitment. Florida's Marketable Record Title Act may extinguish old claims after 30 years, subject to preserved interests.
On 12 month data the highest median is $360,000 in Section 49 (12 sales). On longer windows Section 61 printed $639,750 over 60 months (10 sales) and Section 55 $545,000 over 24 months (17 sales). Because those sections are thin and heavily flagged, we compare homes within a section instead of ranking sections.
Section 32 (the listed blocks near US 41) had the lowest 12-month median among the sections with ten or more sales, $300,000 across 53 sales, and it is also the most built-up (41.6 percent of its parcels carry a home). Section 59 printed $344,150 over 24 months.
We do not subtract a fixed amount, because the record does not support one. Of 11 sampled streets, 5 read Zone X and 6 read Zone AE with a 9 foot base flood elevation, and the effective map dates from December 15, 2022. We compare your home with sales in the same section and zone and adjust by judgment.
We found no county or state rule that requires one for a sale, but an elevation certificate lets a buyer's insurer price flood coverage accurately and can reduce the premium. In the special flood hazard area the county requires elevation certificates at construction and final inspection of a new home, so a newer home may already have one on file.
A structure in a FEMA high-risk zone that does not meet current elevation code must be brought up to code if improvements or repairs exceed 50 percent of its value. The county's example is a $250,000 appraiser value and a $125,000 threshold. A buyer planning a large renovation will ask where an older home sits against that line.
It helps a buyer's insurance quote. The Office of Insurance Regulation form (OIR-B1-1802) was updated effective April 1, 2026 and is valid for up to five years, and the design wind speed in the grid is about 150 to 151 mph. A current form and a roof date in the file save a buyer time.
Most homes here are on septic, with a sewer main mapped within about 200 feet of only 24 of 2,705 improved residential parcels. A drainfield within 300 feet of a canal must be inspected and pumped every 5 years, so a dated pump-out receipt is a selling point and a missing record is a negotiation point.
No septic-to-sewer project for the grid appears in the county's 2024 Sewer Master Plan project tables or its adopted fiscal 2027 capital program. A "Chamberlain Master Lift Station" appears only in the 20-year utility needs assessment for fiscal 2033 to 2036. We do not price in a sewer connection that no record schedules.
A seller owes the section 689.302 flood disclosure at or before contract, disclosure of known facts that materially affect value and are not readily observable (Johnson v. Davis, 1985), and the property tax disclosure in the contract. Your closing agent or attorney confirms which duties apply to your parcel.
Documentary stamps are $0.70 per $100, rounded up to the next $100, so $2,345.00 on $335,000. The owner's title premium is $5.75 per $1,000 or fraction up to $100,000 and $5.00 per $1,000 above, so $1,750 on $335,000. In Charlotte County the seller customarily pays both, and the contract controls.
On the resale median of $357,500 with a 2.75 percent listing commission and a 2.5 percent buyer-agent offer, our example comes to about $27,116 in costs and $330,384 net before any payoff; without a buyer-agent offer it is $18,179 and $339,321. Your contract and closing statement set the real figures.
The county has closed both Chamberlain Blvd bridges over the Jupiter and Apollo Waterways and expects them to reopen in January 2027. The record has no sale that isolates the closure, so we disclose it as a dated, temporary access fact and compare your home with sales in the same section.
The same school trio (Liberty Elementary, Murdock Middle and Port Charlotte High) was returned for every sampled street, so schools do not separate one section from another. The 2025-26 state grades are A, B and B, and Liberty Elementary is closed to controlled open enrollment transfers for 2026-27.
Builder pages seen October 11, 2026 showed new plans from about $275,000 to the high $300,000s, and 73 of the 175 recorded sales were builder-direct. A resale competes on lot, location, finishes and no construction wait; a builder's new plan competes on a new roof, warranty and current-code design. We value each by its own strengths.
The county recorded 342 lot sales in the 12 months at a $15,000 median, from $6,500 to $355,000, and lots on flagged-waterfront parcels recorded 37 sales at $40,000. Utilities, the scrub-jay map and the flood zone move a lot's price more than its size does.
The county's Habitat Conservation Plan is optional, but if you comply the 2026 fee is $2,031 for up to 0.22 acre, $4,063 for 0.23 to 0.49 acre and $10,005 for 0.50 to 1.00 acre, and no vegetation clearing is allowed March 1 to June 30. About 20 percent of the grid's vacant lots sit in a permit-required area.
West Port recorded 180 home sales at a $290,000 median in the 12 months against Northwest Port Charlotte's 175 at $335,000, and 142 of West Port's were builder-direct. West Port parcels carry a community development district assessment of $2,692.35 a year in Area One and a master association. See our West Port home valuation page.
South Gulf Cove recorded 327 home sales at a $480,000 median, $145,000 above Northwest Port Charlotte's $335,000, with $235.14 per square foot against $201.76. See our South Gulf Cove home valuation page and the Port Charlotte home valuation page.
Days on market, the sale-to-list ratio and months of supply for this grid: Information not available at time of publishing (checked 2026-10-07). We pull them from the Southwest Florida MLS on your valuation, and we do not quote a sell time without them.
Your address, the year you bought, any renovations and their dates, and ideally the four documents we ask for first: the county MSBU line for the parcel, the flood determination or elevation certificate, the septic pump-out or permit record and any dock or seawall permit. Photographs help, and we will walk the home with you.
Yes. The valuation and the in-person visit are free and carry no obligation to list. You keep the comparables and the file either way, and if you do decide to sell, the same file becomes your pricing strategy.
Yes, but we value them differently. The roll codes 77 parcels as duplexes, eight duplexes sold in the 12 months between $261,200 and $489,500, and the highest recorded sale in the grid ($854,000) was a Section 61 home with a guest unit. Each is priced on its own record, not on the single-family medians.
A valuation is our opinion of value from the recorded sales and a walk of the home, free and for pricing; an appraisal is a licensed appraiser's report, usually ordered by a lender. We show the comparables and adjustments so that a lender's appraiser can follow the reasoning.
Yes. A roof replacement on a site-built single-family home must now incorporate a secondary water barrier under section 553.844, and a buyer's insurer reads the roof date and wind mitigation form before the finishes. The roll shows 893 built parcels from before 2000, so many homes here are old enough for the question.
We say what the county says: interior canals dredged in 2024, exterior channels in survey and design, no published channel depth, and two different county years for the last exterior dredge. We do not claim a depth. A buyer who needs a depth can commission a survey, and the county's 2023 bathymetric sheets are public.
A free Northwest Port Charlotte valuation from McGreevy and Comisar gives you a priced range from the county's recorded sales, the comparables with their dates, the county charges and flood reading for your address, and a net sheet. It carries no obligation. Request it online or Call Jesse direct at (239) 898-6072.
Give us your address and your timeline. If you have them, add the year you bought, a list of updates with dates, and the four documents we ask for first. We will confirm the parcel's section, waterway status, flood zone and septic or sewer status from the county's own records before we visit.
You receive the range, the three to six comparables and adjustments, the fee stack and flood reading, a net sheet at the value we recommend, and our plain read of what a buyer will ask. Start with a free Northwest Port Charlotte home valuation, or see our Northwest Port Charlotte seller page if you are ready to list. The Northwest Port Charlotte community guide has the place itself.
If your search covers more than one market, we publish the same valuation for the Port Charlotte city market, West Port and South Gulf Cove. Each uses the same county-first method and its own date.
McGreevy and Comisar are a top-reviewed Southwest Florida listing team, recognized with the Gulfshore Life Five Star award for customer satisfaction for 21 straight years. The review below, which a Northwest Port Charlotte homeowner can weigh, is quoted exactly as the client wrote it on our Google Business Profile. We do not edit, combine or summarize client words.
★★★★★ "Their attention to detail communication and dedication was known the moment we spoke. Would highly recommend." Verified Google review
When you ask a top-reviewed team of Top 1% Real Estate Agents Nationally Since 2008 for a valuation, the partners who answer your first call are the partners who walk your home. Call Jesse direct at (239) 898-6072.
Every document behind the rules and figures in this Northwest Port Charlotte home valuation guide is public. These are the ones a homeowner actually uses, each linked to the issuing authority's own copy.
| Document | Publisher | Why a homeowner needs it | Link |
|---|---|---|---|
| Ordinance 1987-044, Northwest Port Charlotte Street and Drainage Unit | Charlotte County | The ordinance that created the street unit and set its territory and its purpose | Open the ordinance |
| Ordinance 2007-042, Northwest Port Charlotte Waterway Unit | Charlotte County | The text that limits the waterway charge to dredging and navigation and excludes seawalls | Open the ordinance |
| Street and drainage unit map | Charlotte County | The county's drawing of the street unit's boundary | Open the map |
| Waterway unit map | Charlotte County | The county's drawing of the waterway unit's territory | Open the map |
| Street and drainage unit, fiscal 2027 adopted budget | Charlotte County | The $80.00 rate, the paving loan, the reserve and the bridge line a buyer will ask about | Open the budget |
| Waterway unit, fiscal 2027 adopted budget | Charlotte County | The $150.00 rate and the exterior dredging line | Open the budget |
| Mid-Charlotte stormwater unit, fiscal 2027 adopted budget | Charlotte County | The per-acre stormwater charge that every parcel pays | Open the budget |
| Bathymetric survey sheets for the access channels, signed September 14, 2023 | Charlotte County | The county's own survey of the dredge cuts for the river and three gateways | Open the survey |
| Waterway advisory board minutes, September 10, 2025 | Charlotte County | The record of the denied emergency permit request for the exterior dredge | Open the minutes |
| United States Coast Pilot 5, Chapter 4, dated 04 OCT 2026 | NOAA | The only dated 2026 statement of the State Road 776 bridge clearance | Open the chapter |
| 2026 Charlotte County final rate chart | Charlotte County Property Appraiser | Which taxing authorities bill the grid and at what millage | Open the table |
| Utilities availability request form | Charlotte County Utilities | The form that settles water and sewer availability for one lot | Open the form |
| Utilities Schedule A, effective April 1, 2026 | Charlotte County Utilities | The connection charges a buyer of a lot or an older home may face | Open the schedule |
| Scrub-jay habitat conservation plan fees | Charlotte County | The fees that apply when a lot is cleared and built on | Open the fee schedule |
| Impact fee master fee schedule | Charlotte County | The impact fee for a new single-family home | Open the schedule |
| Estoppel certificate fee schedule | Florida Department of Business and Professional Regulation | The statutory cap on a mandatory association's estoppel fee | Open the schedule |
| FEMA Flood Map Service Center | Federal Emergency Management Agency | The effective flood map and flood zone for an exact address | Open the Map Service Center |
| Quality Control Standards for Automated Valuation Models, 89 FR 64538 | Federal Register, federal banking and housing agencies | The federal rule behind the word model for automated estimates | Open the rule |
County sales from Charlotte County Property Appraiser public files, analyzed October 2026. Brokered by Domain Realty.
Every figure in this Northwest Port Charlotte home valuation guide traces to one of the primary sources below, read on October 11, 2026: Charlotte County and its Property Appraiser, the county's street, waterway, stormwater and fire units, the Florida Division of Corporations, Charlotte County Public Schools, Florida statutes and agencies, federal agencies, newspapers of record and builders' own marketing pages.
Recorded-sale figures are our analysis of the Charlotte County Property Appraiser's public sales and parcel files dated October 4, 2026, qualified sales recorded in the 12 months to September 9, 2026. Builder prices are builder marketing, seen October 11, 2026, and are not recorded prices. No listing portal, brokerage or valuation aggregator was used for any figure.
Charlotte County Property Appraiser, Tax Collector, Clerk and Department of Revenue
Northwest Port Charlotte county units: ordinances, budgets, rates, maps and board records
Bridges, dredging and county road projects
Zoning, permits, utilities and protected species
Flood, wind, storms and insurance
Water, boating and launch points
Schools, health care and public safety
Growth, plans and history
Builders (builder marketing, seen October 11, 2026)
Florida statutes, rules, case law and federal guidance
McGreevy and Comisar are the Southwest Florida listing team Northwest Port Charlotte homeowners call when a home or a lot has to be priced on the record and sold without surprises. Jesse McGreevy and Marc Comisar personally handle every listing from pricing to closing, with over 45 years of combined direct experience, and they have been Top 1% Real Estate Agents Nationally Since 2008.
#5 real estate team in Florida (RealTrends 2026). For this valuation guide we followed all 175 recorded home sales and 342 recorded lot sales in the grid's plat sections over the latest 12 months, and read the Charlotte County Property Appraiser's sales and parcel roll, the county's unit budgets and parcel charge records, the FEMA flood map and the state's corporation records, so the figures here come from public records rather than estimates.
Jesse McGreevy (license SL3101296) and Marc Comisar (license BK3060671) are licensed Florida real estate professionals regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes.
Meet Jesse McGreevy, who leads the team's listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation, or read more about McGreevy and Comisar. Buying in Northwest Port Charlotte or anywhere in Southwest Florida? See how we represent buyers or call Marc at (239) 287-5873.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
Ready to find out what your home is worth? Call Jesse direct at (239) 898-6072, or start with a free Northwest Port Charlotte home valuation. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.
Updated October 2026. This valuation guide is general information about home values in Northwest Port Charlotte, not an appraisal and not legal, tax or insurance advice. Market figures change monthly and statutory figures change annually. Brokered by Domain Realty.