What Is My Port Charlotte Home Worth?

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McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012. Top 1% Real Estate Agents Nationally Since 2008, over $900 million in personal sales, and more than $2.5 billion sold as the Domain Realty Group team.

By Jesse McGreevy and Marc Comisar. Updated October 2026. If you are weighing the place itself rather than a sale, our Port Charlotte area guide covers the neighborhoods, the canal systems, the tax stack and daily life, and our Charlotte County guide covers the wider county.

Key Takeaways for Port Charlotte Home Values

Figures are the 12 months to September 9, 2026, Charlotte County recorded sales, our tabulation of October 7, 2026.

• Charlotte County recorded 3,239 home sales in the six Port Charlotte ZIP codes at a $289,000 median.
• Single-family homes closed at $302,550 (2,698 sales), condominiums at $125,000 (235), cooperatives at $144,500 (126) and manufactured homes on owned lots at $120,000 (47).
• The home median is down 4.3 percent in a year and 11.1 percent from calendar 2023, but the resale median slipped only 1.1 percent. Builders recorded 660 first sales against 1,034 the year before.
• ZIP code medians ran from $218,000 in 33980 to $368,200 in 33981, and platted sections from $149,000 to $595,000.
• Single-family homes with the county's waterfront flag sold at $415,000 against $281,500 without it: about 71 percent more in the tidal waterway sections and about 12 percent more across the rest of the grid.
• One recorded home sale in five was a builder's first sale, and in 33953 and 33981 the builder median was below the resale median.
• Single-family homes last bought in 2022 resold at a $313,500 median against a $367,000 median purchase price. Homes last bought in 2019 resold at $310,000 against $200,000.
• A typical parcel pays 15.3705 mills in tax year 2026 plus about $779 a year in county assessments, and the Ackerman sewer assessment of $575 a year through 2039 stays with the property.
• At $289,000, deed stamps are $2,023.00 and the owner's title policy, which the seller customarily pays in Charlotte County, is $1,520.

What Is a Port Charlotte Home Worth in 2026?

A Port Charlotte home value is not one number. In the 12 months to September 9, 2026, Charlotte County recorded 3,239 home sales across the six Port Charlotte ZIP codes at a median of $289,000: $302,550 for single-family homes and $125,000 for condominiums. Your figure depends on ZIP, water, era and builder competition.

Data updated: October 2026 (Charlotte County Property Appraiser roll and recorded sales files dated 4 Oct 2026, newest recorded sale 9 Sep 2026, our tabulation of 7 Oct 2026; Florida Realtors SunStats, July 2026, pulled 5 Sep 2026; Florida Realtors MSA Snapshot, August 2026, read 24 Sep 2026; U.S. Census Bureau QuickFacts, retrieved 7 Oct 2026).

Every site that answers "what is a Port Charlotte home worth" with one figure is quietly choosing a geography and a product. Port Charlotte is not a city. It is an unincorporated part of Charlotte County that the postal service spreads across six ZIP codes (33948, 33952, 33953, 33954, 33980 and 33981), and inside those six ZIP codes sit 1960s block homes, harbor-front homes that sell above $1,000,000, a lock-controlled canal community, cooperatives, condominiums that sell under $100,000 and several thousand homes built since 2020. We label every number on this page with its geography, its source and its window, because the gap between those numbers is the whole story of Port Charlotte pricing.

Ten Port Charlotte medians, ten different questions

None of these figures corrects another. The county-wide $350,000 and the six-ZIP $302,550 come from different areas, different sources and different months. The Census figure is an owner's own estimate, not a sale price, and it should never be quoted as one. The first seven rows are the ones we built this page on, because they come from the county's recorded deeds and anyone can check a single sale behind them in the Property Appraiser's sales search.

What counts as a home in the 3,239

Single-family homes are 2,698 of the 3,239 recorded sales, or 83.3 percent. Condominiums are 235 (7.3 percent), cooperatives 126 (3.9 percent) and manufactured homes on owned lots 47 (1.5 percent). The remaining 133 sales (4.1 percent) are finished new homes that closed while the county roll still coded the parcel as vacant land: 132 of the 133 were a builder's first sale, and the 133 closed at a $300,000 median. We count them because they are houses, and we left out 48 recorded sales of lots that carry only a slab, a dock or a seawall (median $68,500) and 36 sales of small multifamily buildings, because they are not.

One more group sits outside every count here. A further 110 recorded sales above $150,000 are coded as vacant land in the county file, 92 of them on parcels that still carry the vacant residential code, at a $300,900 median. A sale at that price on a vacant-coded parcel is consistent with a new home whose deed recorded before the house reached the roll. Those sales are not in the improved-sale count or in any median on this page.

Which Port Charlotte number applies to your address

Start with five questions. Which ZIP code and which platted section is the parcel in? Is it on water, and if so is that water a tidal canal with no fixed bridge on the route, a bridged canal, a canal behind the South Gulf Cove lock, or a freshwater lake with no route to the harbor? What decade was the house built and how large is it? Is a builder closing new homes within a few streets? And when did you buy? Those five answers move a Port Charlotte valuation further than any citywide median does, and they are why a 1968 block home in 33952, a South Gulf Cove canal home in 33981 and a 2023 builder home in 33953 can share a postal name and differ by several hundred thousand dollars.

One postal name, six ZIP codes and no city hall

Port Charlotte has no municipal government, so there is no city tax roll, no city permit office and no city utility. Every local rule on this page is a Charlotte County rule. Our recorded-sales figures cover parcels in all six ZIP codes, including 33980, where part of the roll carries a Punta Gorda postal label, and they take in South Gulf Cove, Gulf Cove, West Port, Riverwood, El Jobean and Charlotte Harbor addresses. They do not include Deep Creek in 33983, Rotonda West or Englewood, which are separate markets. The Census place called Port Charlotte, which Florida Realtors' monthly figures use, is narrower than the six ZIP codes, which is one reason two honest sources print two different medians.

How Do I Get a Free Port Charlotte Home Valuation?

The fastest route to a Port Charlotte home valuation is the address form at the top of this page, which takes about sixty seconds and goes straight to Jesse McGreevy and Marc Comisar. We answer with the recorded comparable sales, the flood panel, the county assessment record and a net sheet, built from the public record, not an algorithm.

Get your free valuation in 60 seconds

Enter the address in the valuation form below the page header and tell us whether you are selling this season, next year, or simply want to know. If you would rather talk first, call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation and no charge for the file.

What you receive with a Port Charlotte valuation

A written price range. The recorded comparable sales we used, each with its street, date, size and price. The adjustments we made and why. The current tax bill with the street and drainage, fire, sanitation and any waterway or sewer assessment lines separated out. The parcel's record in the county assessment system, including any capital assessment balance a buyer would inherit. The FEMA flood zone and base flood elevation, and the elevation certificate if the county holds one. A search of the county permit record for open or expired permits. And a seller net sheet. If a figure on our sheet is wrong you should be able to find it, and you can only do that with the file in hand.

What to have ready, and what we look up for you

You do not need paperwork to start. It helps to know the year the roof was last fully replaced, whether the house is on county sewer or a septic system, whether there is a seawall, dock or lift and when it was last permitted, whether the house has ever flooded or had a flood claim, and the year you bought. We look up the rest: the recorded sales, the plat section, the flood panel, the permit history and the assessment record are all public in Charlotte County. If you are still deciding who should run those numbers, our guide to the best real estate agents in Port Charlotte sets out how to compare the local listing agents on the public record.

Why Can't an Online Estimate Value a Port Charlotte Home?

An automated valuation model reads public records and prior sales, and in Port Charlotte the public record is missing four facts that move price most: the kind of water behind the lot, the seawall's condition, sewer or septic, and the permit file. Federal regulators wrote a rule in 2024 because these estimates need checking.

Six federal agencies now require lenders to test automated estimates

The Quality Control Standards for Automated Valuation Models rule, 89 FR 64538, was published on August 7, 2024 and took effect on October 1, 2025. The OCC, the Federal Reserve Board, the FDIC, the NCUA, the CFPB and the FHFA adopted it jointly. Institutions that use an automated model in a covered mortgage decision must now have controls designed to ensure a high level of confidence in the estimates, protect against the manipulation of data, seek to avoid conflicts of interest, require random sample testing and reviews, and comply with nondiscrimination law. The rule governs lenders' models for a mortgage secured by a consumer's principal dwelling. A free instant estimate on a consumer website is not covered by it at all.

Condition is the variable a model cannot observe

Research published in HUD's journal Cityscape in 2024 measured property condition from aerial imagery and found that a poor condition rating raised the size of automated valuation error by 4.35 percentage points compared with a good rating, which the paper equates to $10,875 on a $250,000 home. That price is not far below the Port Charlotte median, and in Port Charlotte condition is not cosmetic. Two block homes on the same street, built the same year, can differ by a roof replaced under a closed permit after Hurricane Ian, impact windows, a rebuilt seawall and a repaired or unrepaired flood loss. None of that is in a public record a model reads, and some of it never will be.

The largest mortgage investor will not use its own model on a co-op or a manufactured home

Fannie Mae's Selling Guide, section B4-1.4-10, makes value acceptance, the appraisal waiver, unavailable for two- to four-unit properties, co-op units, manufactured homes, proposed construction and any transaction where the price or estimated value is $1,000,000 or more. In the six Port Charlotte ZIP codes, cooperatives and manufactured homes on owned lots produced 173 recorded sales in the 12 months to September 9, 2026 (126 and 47). For those owners the loan agency itself insists on a human valuation, and so should a seller.

Ten Port Charlotte facts an automated model gets wrong

Every figure in that table is from the Charlotte County recorded sales for the 12 months to September 9, 2026, or from the county assessment record, and each is set out with its count further down this page.

Why one place name returns so many "medians" online

Search for Port Charlotte home values and you will meet several different figures for the same place name, most of them printed without a definition. Some are sale prices, some are model values, and at least one widely seen figure is a median listing price that includes vacant lots. That matters here more than almost anywhere in Florida, because the six ZIP codes hold 45,070 parcels coded as vacant residential land, nearly as many as the 45,591 detached single-family parcels, and those lots traded 1,553 times in the 12 months to September 9, 2026 at a $19,000 median. Any count that mixes the two will describe a place that does not exist. No regulator or loan agency publishes an error rate for consumer estimates, so we do not print one. We print the definition instead.

What Moves a Port Charlotte Home's Value Up or Down?

Port Charlotte home values are driven first by water, then by era and size, then by the builder selling nearby, and after that by flood position, roof age, sewer status and county assessments. We tracked each driver through the Charlotte County recorded sales and through the county, state and federal record before writing this page.

Data updated: October 2026 (Charlotte County Property Appraiser recorded sales, newest recorded sale 9 Sep 2026, tabulated 7 Oct 2026; Charlotte County, FEMA, NOAA, Florida Statutes, Citizens and the Office of Insurance Regulation, retrieved 7 Oct 2026).

Four kinds of waterfront, four different buyer pools

That last column is the point. Sailboat or bridge-free access is not established on the public record for any individual Port Charlotte canal outside what the South Gulf Cove association publishes, so we check the route address by address before a price goes on a waterfront home, and a careful buyer does the same before a contract.

What the county's waterfront flag shows across Port Charlotte

The Property Appraiser's roll carries a yes or no waterfront flag on every parcel. We ran the flagged and unflagged single-family parcels through the same recorded-sales tabulation as every other figure on this page.

How to read those water numbers honestly

Water is the largest single price lever in Port Charlotte, and it is not one lever. In the seven section sets that county waterway and street unit ordinances tie to tidal water, the flagged median runs about 71 percent above the unflagged median. Across the rest of the original grid, where the flag mostly marks interior canals and lakes, the difference is about 12 percent. That second reading is an inference from the county's own section lists, not a parcel survey, so a few tidal canals outside those lists may sit in the 12 percent group.

The flag is a flag. It does not say sailboat, bridged, locked or freshwater, and it cannot price a seawall. The unflagged South Gulf Cove column is also about half new construction (82 of its 158 sales were a builder's first sale), which pulls that median toward new-home pricing. A valuation that treats "waterfront: yes" as one attribute will be wrong in one direction or the other. The split between bridge-free and bridged canal sales needs listing fields the county record does not carry: Information not available at time of publishing (checked 2026-10-07).

South Gulf Cove: one lock, low bridges and a second lock under study

The South Gulf Cove Homeowners Association's Membership and Welcome Booklet, revised August 15, 2026, describes about 10 square miles with 15,000 platted lots and 55 miles of navigable waterways that connect to Charlotte Harbor through a tender-manned lock, with manual operation after hours. It gives lock tender hours of 7 a.m. to 7 p.m. daily, an average canal depth of 5 feet and bridge heights between 8 feet and 9 feet 6 inches, and it warns that depth and bridge heights vary depending on water levels and location. The booklet names two areas of South Gulf Cove without bridges: north of Calumet and San Domingo, and south of Appleton.

Charlotte County operates the lock. Its project page for a second, parallel lock lists a total budget of $12,891,801, funded by the South Gulf Cove Waterway unit, and says there have been "reoccurring maintenance issues with the existing lock, with periods of downtime." The county has studied a second lock since 2018, and its project page showed plans under review in September 2026. The page does not say the lock will be built or when, and neither do we. For a South Gulf Cove seller the practical point is simpler: which side of which bridge the house sits on is a pricing fact, and it belongs in the listing.

What the county's own waterway study measured

The Florida Sea Grant Regional Waterway Management System study for Charlotte County, published in June 2012, surveyed about 350 miles of navigable waterways, 10,613 boats and 31,673 moorings on tidal waters countywide. It found boat traffic restricted by depth on about 20 percent of the principal travel routes (68.7 miles) and found that one quarter of all boats, 2,628 of 10,613, had some restriction. South Gulf Cove held 388 depth-restricted boats, the most in the county, and 44 percent of the county's estimated dredge volume. On the Port Charlotte side the study counted 107 restricted boats on the Apollo, Jupiter and Ingersol waterway, 87 on Sunrise, 86 on the Ackerman system, 54 on the Elkcam systems and 43 on Cheshire. The study is 14 years old and it measures depth, not bridges: the word bridge does not appear in it. It tells a canal seller which waterways the county itself considered shallow in 2012, and nothing about clearance.

Seawalls are the owner's cost, and no county unit maintains them

Six Charlotte County waterway unit pages (Northwest Port Charlotte, Manchester, Edgewater North, Buena Vista, Hayward Canal and South Bridge) state that the purpose of the unit "shall not include the maintenance of seawalls." The units fund dredging and navigation. The wall behind the house is the owner's to maintain and a buyer's inspection item.

A new or replacement seawall needs a county permit with signed and sealed plans, a site plan and a survey, and possibly state or federal approval. The county's fee is 0.004 times the job valuation when that valuation is $50,000 or more, plus a 2.5 percent surcharge, a $90 right-of-way review and a $95 zoning review. The application requires concrete of at least 5,000 p.s.i. in salt or brackish water, and the permit is void if work does not start, or an inspection is not approved, within 180 days. One condition matters to sellers: an owner who replaced a seawall on an owner-builder permit "must not rent or sell the property within one (1) year of completion of the permit." If that describes your wall, have your closing agent read the condition before you list.

No public record prices a seawall on its own. The nearest evidence is the lot market: recorded lot sales with the waterfront flag closed at a $70,000 median against $18,000 without it (229 and 1,324 recorded lot sales, vacant land, the 12 months to September 9, 2026), and that difference is water, seawall and location together.

Docks and lifts: the permit rule that changed on October 1, 2026

From October 1, 2026, every Charlotte County dock and boat lift permit application must include a survey or scaled site plan showing structures, easements, the applicable high-water line and, for properties with a seawall, the distance from the seawall to the water line. A dock or lift built without a permit, or under a permit that never received its final inspection, is the kind of item a buyer's lender or insurer raises late. We search the permit record before we price a canal home.

Era: what a 1960s block home and a 2020s home actually sold for

Of the 47,511 single-family parcels in the six ZIP codes that carry a year built, 48.3 percent were built before 1990 and 17.7 percent in 2020 or later. Each decade sold at its own level.

Recorded sales, the 12 months to September 9, 2026, Charlotte County Property Appraiser, our tabulation. Off the water, the median climbs from $170,000 for a home built before 1970 to $350,000 for one built in the 2010s, about double, while the price per square foot of county heated area moves only from $163.29 to $196.52. Most of the gap between eras is size and what was built (garage, ceiling height, lot), not a per-foot penalty for age. A seller of an older block home is not selling a discounted product. They are selling a smaller one, to a buyer whose insurer will ask harder questions.

Size moves price more than age does

Recorded sales, the 12 months to September 9, 2026. County heated area is the Property Appraiser's figure. It is not a listing's living area, and the two are never compared on this page. The table shows why a per-square-foot rule of thumb fails in both directions: the smallest homes carry the highest price per foot and the largest the lowest, so a single citywide figure overvalues a large house and undervalues a small one.

Pools: a difference between groups of homes, not a line-item value

Recorded sales, the 12 months to September 9, 2026. These are differences between groups of homes. Pools tend to sit behind larger houses on larger lots, and the newest group includes builder first sales, which mostly close without a pool, so the gap is not the value a pool adds to one home, and we never quote it that way. We adjust for a pool against the specific comparables in your file.

The builder next door

One recorded home sale in five across the six ZIP codes was a builder's first sale: 660 of 3,239, at a $311,900 median, against a resale median of $272,000. Among single-family homes and new homes still coded vacant it was 658 of 2,831, or 23.2 percent, at $312,250 against a resale median of $295,000. The share is concentrated.

Recorded sales, the 12 months to September 9, 2026. In 33953 and 33981 the builder median is below the resale median. There the builder is the low-price competitor, not the premium one, and a resale has to be priced and presented against the builder's sheet. The concentrations have names: West Port recorded 180 sales at a $290,000 median, 142 of them builder first sales; South Gulf Cove 327 at $480,000, with 109 builder first sales at $380,000 against 218 resales at $560,000; and the Northwest Port Charlotte sections 122 at $349,350, 50 of them builder first sales.

Builder closings are also shrinking. Builder first sales of homes numbered 1,229 in calendar 2023 (37.2 percent of recorded home sales), 1,158 in 2024, 980 in 2025 and 340 in 2026 through September 9. Our rule counts a first sale as builder-direct only when the home sold within a year of its build year, so a new home that sat in inventory longer is counted as a resale and the 2026 figure is a floor. A recorded builder price is also a contract price before incentives, rate buydowns and closing credits, which no public record shows. We do not put a number on them.

Ready to talk through the number on your Port Charlotte address?

In the 12 months to September 9, 2026, single-family resales across the six Port Charlotte ZIP codes closed at a $295,000 median while builders closed 526 new single-family homes at $315,500, so pricing against the right comparables, resale or new, canal or dry lot, is most of the job. If you are selling, request a Port Charlotte home valuation from McGreevy and Comisar and we will build it from the recorded sales. If you are buying here instead, start with how we represent buyers in Southwest Florida and call Marc at (239) 287-5873. Either way, call Jesse direct at (239) 898-6072. You are working with Top 1% Real Estate Agents Nationally Since 2008.

Flood zone: the effective map is December 15, 2022, and nothing newer is pending

FEMA's Community Status Book lists unincorporated Charlotte County with a currently effective flood map date of December 15, 2022. Queried on October 7, 2026, FEMA's preliminary and pending map services returned no records for Charlotte County, so there is no countywide 2024 or 2026 map, whatever a search suggestion implies. What has changed since 2022 is site-specific: the effective layer lists 19 Letter of Map Revision cases on Charlotte County panels, six of them effective during 2024 and the newest effective September 28, 2026.

Charlotte County defines high-risk zones as those starting with A or V. The Coastal A Zone, where waves of 1.5 to 3 feet can occur, "must be regulated to the highest V-Flood zone standards," although the line that bounds it has no significance for flood insurance premiums. Properties in an X or D zone are outside the Special Flood Hazard Area. Flood zone is parcel-specific, and we do not describe any Port Charlotte section as being in one zone as a whole. Charlotte County holds a Community Rating System Class 5 rating, effective April 1, 2023, and says its residents save an average of about $133 per home through the National Flood Insurance Program.

The evacuation zone is a different map with a different purpose: five zones, A through E, "not based solely on the elevation of your residence." A buyer will ask about both, and they are two separate lookups.

Elevation certificates and the 1.15-foot datum change

The 2022 maps moved to a new vertical datum, NAVD 88, which in Charlotte County is on average 1.15 feet lower than the old one: in the county's example, a finished floor at 10 feet in the old datum is 8.85 feet in the new one. An elevation certificate older than December 2022 may be in the old datum, and its numbers cannot be compared with today's base flood elevation until they are converted.

The county holds most elevation certificates for structures built in the Special Flood Hazard Area from 1984 forward, some from 1975 to 1984 and a few from earlier, and warns that certificates for properties built before 1992 might not be on file. With 48.3 percent of Port Charlotte's single-family homes built before 1990, a seller should check the county's floodplain portal before assuming a certificate exists. An elevation certificate is not required at all in Zone X or D. We pull what the county holds before we price, not after a buyer asks.

The 50 percent rule in unincorporated Charlotte County

In the county's words, the rule "applies to any building or structure located in a FEMA-designated high-risk flood zone that is undergoing improvements or repairs and does not meet current elevation code requirements." If the cost is more than 50 percent of the value of the structure, the building must be brought up to Florida Building Code standards, including elevation. The value that counts is the structure alone: "The market value of buildings or structures excludes land and other improvements on the parcel." It can be set by a qualified independent appraiser or by the Property Appraiser's assessment adjusted to approximate market value.

The county gives two worked examples. With a Property Appraiser structure value of $250,000, a remodel of $125,000 or more triggers compliance. With a private appraisal of $400,000, repairs of $200,000 or more trigger it. This is why the rule prices older homes. A slab-on-grade block home in a high-risk zone with a low structure value has a small improvement budget before elevation is required, and buyers of older canal homes work that arithmetic before they offer. A seller who knows the structure value and what has already been spent can answer the question before it is asked. Whether the county counts improvements cumulatively over a lookback period is not stated on its page, so we do not state one.

Wind years and water years: Charley, Ian, Helene and Milton

Port Charlotte's large losses were wind in 2004 and 2022 and water in 2024. The National Hurricane Center's Ian report notes that surge sensors in Port Charlotte remained dry. The two 2024 surges are what put the flood disclosure, the 50 percent rule and elevation into buyer conversations for the harbor-side and river-side sections. For a seller, the flood history and the wind history of the same house are separate questions, and buyers ask both. County figures are countywide; damage counts for Port Charlotte alone are not published.

Roof age, the four-point inspection and wind mitigation

Florida Statute 627.7011 says an insurer may not refuse to issue or renew a homeowners policy "solely because of the age of the roof" when the roof is under 15 years old, and at 15 years or more may not refuse solely for age if an inspection shows five years or more of useful life remaining. Citizens Property Insurance requires a four-point inspection on properties more than 20 years old, and documentation of at least five years of remaining life on shingle roofs older than 25 years and tile, slate, clay, concrete or metal roofs older than 50. Other carriers set their own thresholds.

The date that counts for a roof is the date its full surface was last built or replaced under the building code, and the proof is the permit. Charlotte County's permit record is public and searchable by address without registering. A reroof after Ian or Milton with a closed permit is a marketing fact. One with an open or expired permit is a closing problem. Because nearly half of Port Charlotte's single-family homes predate 1990, roof, electrical panel, plumbing type and air conditioning age are priced at the offer here, not discovered at inspection. The statutory wind mitigation form documents roof shape, roof-to-wall connections and opening protection, and a current report supports the buyer's premium and therefore the price.

Open and expired permits from storm repair

A permit issued before July 1, 2026, which covers every Ian, Helene and Milton repair permit, expires when an approved inspection is not made within 180 days of issuance or of the last approved inspection. Permits issued on or after July 1, 2026 follow a new state rule: they expire one year after issuance or on the effective date of the next edition of the Florida Building Code, whichever is later.

Florida Statute 553.79 lets a property owner close a permit that a previous owner opened, by hiring a licensed contractor or acting as owner-builder, and lets the county close a permit six years after issuance if it finds no apparent safety hazard. The same statute says a county may not deny a permit to, or fine, "an arms-length purchaser of a property for value solely because a building permit applied for by a previous owner of the property was not closed." The buyer is protected, which is why buyers still ask: the open permit stays an inspection, insurance and lender question. We search the county record before a house goes on the market so the issue surfaces on our schedule.

Septic, sewer and the 180-day connection rule

Whether a Port Charlotte home is on county sewer or a septic system is address-specific, and the county publishes no percentage for the area, so neither do we. Availability is checked one lot at a time through a county form. Where a wastewater line exists in an easement or right-of-way that abuts the property, connection is mandatory: the owner has 180 days from the county's notice to pay the connection fees and connect, unpaid fees become a lien in the Official Records, and after 180 days the monthly sewer base charge begins to accrue whether or not the house is connected. A seller who has received that letter and not connected has a title item.

Septic near water is a managed system. County code requires that systems within 300 feet of a canal or other surface water be pumped empty at least once every five years, with a certification and a permit from the Department of Health in Charlotte County. On a canal lot with a septic tank, the last pump-out certificate is a document a buyer's agent can ask for. The county roll has no septic or sewer field, so the price difference between the two cannot be measured from recorded sales: Information not available at time of publishing (checked 2026-10-07).

Sewer assessments: Ackerman, El Jobean and Lakeview/Midway

Charlotte County's rule fits in one sentence: the assessment "stays with the property once it is sold, and does not need to be paid at the time of sale." The county's record system adds that capital assessments "are assumable by a new owner at time of sale" and that whether to pay off or assume one "is entirely up to the discretion of the property owner and/or negotiation between the seller and the buyer at time of sale." Under the standard Florida Realtors and Florida Bar contract, if neither box is checked, the seller pays installments due before closing and the buyer pays those due after. That is our reading of the form, not legal advice, and the signed contract controls. So in Ackerman the remaining installments are a price term. They belong in the offer, not in a surprise on the settlement statement, and we put the parcel's balance in the valuation file. Combining two lots for the tax roll does not lower the count of assessments; in Ackerman only a recorded Unity of Title does.

Street, drainage and waterway assessments on the tax bill

Charlotte County collects unit assessments on the property tax bill, and "the assessment remains with the property." They sit outside millage and outside every exemption. The county's own FAQ is plain: "All benefiting property pays the assessments."

Rows marked proposed are the latest budget document the county had posted; the adopted figure for those units was not published when this page was written. For an occupied home in the Greater Port Charlotte unit, street and drainage, fire and sanitation come to $779.41 a year by our arithmetic ($149.00 plus $294.90 plus $335.51), before stormwater and any waterway or sewer unit. Which unit a parcel is in is a parcel lookup, not a ZIP rule. The waterway units are small numbers beside the price effect of the water itself. They matter in a valuation because a buyer's lender counts them in the payment.

Insurance: the county average, and what is not published below it

The Florida Office of Insurance Regulation's Property Insurance Stability Report of July 2026 puts the average Charlotte County homeowners premium, wind included, at $3,160, and $1,661 excluding wind, with condominium unit owners at $1,394 including wind. The report's own caution applies: actual premiums vary by company, insured value, deductibles and policy terms. That figure is countywide and covers homes of every age. No public source publishes a homeowners premium for Port Charlotte or for a ZIP code, and no public source prices flood insurance for an address, because FEMA's Risk Rating 2.0 prices each building. We do not print a Port Charlotte premium, and we would be wary of any page that does.

Citizens Property Insurance keeps shrinking: 254,736 policies in force statewide on October 2, 2026, down from 266,231 at the end of August. Its 2026 homeowners multiperil rates fell an average 8.8 percent statewide. From January 1, 2027, every Citizens personal policy must also carry flood coverage, in or out of a flood zone, which is a cost a buyer who can only place wind coverage with Citizens will add to the payment.

Condominiums, co-ops and manufactured homes are separate markets

Port Charlotte's 235 recorded condominium sales in the 12 months to September 9, 2026 closed at a $125,000 median, in a range from $35,000 to $345,000, and 191 of the 235 closed under $200,000. By ZIP code the condominium median ran from $84,000 in 33952 (75 sales) to $232,000 in 33953 (31 sales), with $126,900 in 33980 (82 sales) and $142,500 in 33948 (44 sales). Florida's milestone inspection and structural integrity reserve study laws were written for older condominium buildings, and a condominium buyer under contract is entitled, at the seller's expense, to the governing documents, the financial statement and budget, the milestone inspection summary where one applies and the most recent structural integrity reserve study or a statement that none has been completed.

The 126 recorded cooperative sales closed at a $144,500 median, 73 of them in Maple Leaf at $143,000 and 45 in Port Charlotte Village at $150,000. A co-op sale transfers a share and a lease, not a deed to land, and it has its own statutory disclosure list. The 47 manufactured homes on owned lots closed at a $120,000 median, 30 of them in Village of Holiday Lake at $124,950. On an owned lot a manufactured home can be real property once its title is retired; in a rental park the prospectus rules of Chapter 723 apply instead. None of these three markets should ever be valued from the single-family median.

Vacant lots: the side market under the same name

Charlotte County recorded 1,553 lot sales (vacant land) in the six ZIP codes in the 12 months to September 9, 2026, at a $19,000 median: 229 with the waterfront flag at $70,000 and 1,324 without it at $18,000. By ZIP code: 33981, 498 at $20,500; 33953, 374 at $16,000; 33954, 321 at $18,000; 33948, 156 at $18,000; 33952, 110 at $21,000; 33980, 94 at $20,000. A vacant lot in the Greater Port Charlotte unit is assessed $163.73 for street and drainage and $125.61 for fire rescue, $289.34 a year by our arithmetic before stormwater, on a lot whose median sale price is $19,000. If you own a lot rather than a house, ask us for a lot valuation. The comparables, the buyers and the carrying costs are all different.

How Do We Value a Port Charlotte Home?

We value a Port Charlotte home with a comparative market analysis built from the county's recorded sales and the listing record in the same section, water class, era and size band, adjusted for what a model cannot see, and we hand you every comparable. It is the method a licensed appraiser uses, run by partners who stand in the house.

Step 1: define the market the house actually competes in

A Port Charlotte Beach harbor-side home competes with other tidal waterfront homes, not with the ZIP median. A 1970s block home in 33952 competes with the streets around it. A 2023 home in 33953 competes with the builder still closing homes nearby. We set the comparable pool by water class, platted section and product first, then narrow by size and decade.

Step 2: pull the county's recorded sales alongside the listing record

Local listing coverage is thin in Charlotte County, and one home sale in five here is a builder's first sale that may never have been listed. So we read the Charlotte County Property Appraiser's recorded, qualified sales for the same period, and we split builder first sales from resales, because a resale seller is competing with the builder's price sheet.

Step 3: classify the water

For a waterfront home we establish which of the four kinds of water the lot is on, the route to Charlotte Harbor, and any bridge or lock on that route, from the county waterway maps, the association's published material where there is one, and the listing history. Where the public record does not establish a clearance, we say so in the file instead of assuming it from the neighborhood name.

Step 4: screen insurability before we talk price

Roof year and material against the 15-year statute and the Citizens rules, the age of the house against the four-point threshold, wind mitigation features, flood zone and first-floor height. If a house cannot clear the insurability screen, the price is not the problem, the buyer pool is, and we would rather tell you that before the market does.

Step 5: place the house on the flood map and the 50 percent line

We confirm the flood zone and base flood elevation from FEMA's map service, pull the elevation certificate if the county holds one, check its datum, and note the structure value the 50 percent rule would be measured against. A buyer planning a renovation will do this arithmetic, so we do it first.

Step 6: read the tax bill and the assessment record

We pull the current tax bill and split the ad valorem tax from the street and drainage, fire, sanitation, stormwater, waterway and sewer lines, and we pull the parcel's record for any capital assessment balance. A buyer's assessed value resets on January 1 after the purchase, so the buyer's tax line is usually higher than yours, and modeling it honestly is how a listing prices to what a buyer can actually carry.

Step 7: search the permit record

Open and expired permits, the reroof permit, the seawall, dock and lift permits, and any code compliance case. A seller can close a prior owner's permit, and it is far cheaper to do that before listing than during a buyer's inspection period.

Step 8: adjust for condition from the inside

Roof year, impact windows or shutters, electrical panel, plumbing type, air handler and condenser year, kitchen and bath vintage, flooring, pool and cage, seawall, dock and lift, and the storm history of the house. These are the adjustments that move a Port Charlotte price most, and none of them is visible to a model.

Step 9: you get the whole file

The comparables with streets, dates and prices, the adjustments, the tax and assessment breakdown, the flood documents, the permit search and a net sheet. Deed documentary stamps in Charlotte County run $0.70 per $100 of the full consideration, which is $2,023.00 on a $289,000 sale and $2,905.00 on a $415,000 sale, and the full statewide cost stack is in our Florida seller closing costs guide.

Are Port Charlotte Home Prices Dropping? The Housing Market in 2026

Port Charlotte home prices are below their 2023 peak and close to flat for resales over the last year. The recorded home median was $289,000 in the 12 months to September 9, 2026, down 4.3 percent in a year and 11.1 percent from calendar 2023, while the resale median slipped only 1.1 percent, from $275,000 to $272,000.

Data updated: October 2026 (Charlotte County Property Appraiser recorded sales, newest recorded sale 9 Sep 2026, tabulated 7 Oct 2026; FHFA House Price Index through Q2 2026, read 7 Oct 2026; Florida Realtors SunStats, July 2026, pulled 5 Sep 2026; Florida Realtors statewide release of 16 Sep 2026).

The last four 12-month windows of the Port Charlotte real estate market

Six Port Charlotte ZIP codes, Charlotte County recorded sales, our tabulation. Against the window before it, the latest 12 months shows home sales up 4.5 percent, the home median down 4.3 percent, the price per square foot of county heated area down 4.9 percent (from $190.97 to $181.61) and the condominium median down 10.7 percent on 6.7 percent fewer sales.

Most of the one-year drop is a change in the mix

Builders recorded 1,034 first sales of homes in the 12 months to September 9, 2025 and 660 in the 12 months after, a fall of 36.2 percent, and builder homes close above the resale median. Take a third of the higher-priced new-home closings out of the count and the blended median falls even if no individual house is worth less. The resale median, which is what most owners are actually selling into, moved from $275,000 to $272,000.

One caution on the resale count. It rose from 2,065 to 2,579, but our rule calls a first sale builder-direct only when the home sold within a year of its build year, so new homes that sat in a builder's inventory longer are counted as resales. Some of the apparent rise in resales is aged builder inventory, and we would not describe it as a surge in owners selling.

Calendar years 2009 to 2026

Six Port Charlotte ZIP codes, Charlotte County recorded sales by calendar year, our tabulation. Four readings come out of this table. The home median peaked in calendar 2023 at $325,000 and stands at $289,000 for the latest 12 months, down 11.1 percent. The price per square foot of county heated area peaked a year earlier, in 2022, at $215.31, and is $181.61 now, down 15.7 percent. Condominiums fell furthest, from a $173,000 median in 2023 to $125,000, down 27.7 percent. And volume did not fall: recorded home sales have run between 3,115 and 3,302 a year since 2022, and the latest 12 months is 3,239. The floor was 2011, at $75,000. The current median is about 3.9 times that.

When you bought decides whether you are selling above or below your price

We grouped the single-family homes that resold in the 12 months to September 9, 2026 by the year of their previous recorded sale, and ran each group through the same tabulation.

Charlotte County recorded sales, six Port Charlotte ZIP codes, our tabulation. Prices are not adjusted for improvements, storm repairs or selling costs, and the last column compares two group medians, not each owner's own result. The pattern is plain all the same. An owner who bought before 2021 is typically selling well above the purchase price. An owner who bought in 2022 or 2023 is typically selling below it before costs. This is the single most useful fact for a Port Charlotte valuation: the honest number depends on when you bought, and no citywide median can tell you that.

The federal price index agrees

Percentages are our arithmetic on the FHFA all-transactions series, which is county-wide and includes refinance appraisals. The federal repeat-transaction index is down 10.6 percent from its 2023 peak. The six-ZIP recorded median is down 11.1 percent from calendar 2023. Two independent methods, one answer. The largest drop in the area's modern history, 2006 to 2011, was a credit event, not a storm: the index kept rising after Charley and was level through the Ian quarter and the year after it.

Is Port Charlotte a buyer's market or a seller's market?

It depends on the product. Older block homes off the water and condominiums are where buyers have the most room. Canal homes with a sound seawall and a clean permit record trade in a different, thinner market. In the newer sections a resale competes with the builder down the street. Volume is steady at about 3,200 recorded home sales a year.

The measures that normally settle this question are listing measures, and for October 2026 they are not in hand. Months of supply, median days on market and the sale-to-list ratio for Port Charlotte: Information not available at time of publishing (checked 2026-10-07). The most recent dated readings we hold are older and cover other geographies. For the Port Charlotte Census place in July 2026, Florida Realtors' SunStats showed 139 single-family closings with a median time to contract of 55 days, 93.8 percent of original list price received and 4.3 months of supply, and 10 condominium and townhouse closings with 119 days, 83.4 percent and 8.2 months. For all of Charlotte County in January 2026, the local association reported 7.4 months of single-family supply and 10.6 months for condominiums and townhouses. Both point the same way, single-family near balance and condominiums favoring buyers, but neither is current.

For wider context, Florida's statewide single-family median was $415,000 in August 2026, up just over 1 percent, with single-family inventory down 13 percent from a year earlier.

Why is Port Charlotte cheaper than its neighbors?

Three reasons, all of them in the record. First, the stock is older and smaller: 48.3 percent of single-family homes with a year built on the roll predate 1990, and homes built before 1970 sold at a $189,100 median. Second, the place name includes a large condominium, cooperative and manufactured-home market that sells between $120,000 and $144,500 at the median. Third, the headline figures many sites print are diluted by the lot market, 1,553 recorded lot sales at $19,000. Strip those effects out and Port Charlotte is not one cheap market. It is dozens of platted sections whose medians ran from $149,000 to $595,000 in the same 12 months.

What Do Recorded Sales Show Across the Six Port Charlotte ZIP Codes?

Charlotte County's recorded deeds show a $150,200 spread between the six Port Charlotte ZIP code medians in the 12 months to September 9, 2026, from $218,000 in 33980 to $368,200 in 33981 for homes of every type. Platted sections spread wider still, from $149,000 to $595,000, so the ZIP code is only the first cut.

Data updated: October 2026 (Charlotte County Property Appraiser roll and recorded sales files dated 4 Oct 2026, qualified improved sales, newest recorded sale 9 Sep 2026, our tabulation of 7 Oct 2026).

We tracked every qualified improved sale recorded in the Charlotte County Property Appraiser's sales file for parcels in ZIP codes 33948, 33952, 33953, 33954, 33980 and 33981 over the 12 months from September 10, 2025 to September 9, 2026. Qualified means Florida Department of Revenue sale qualification codes 01 and 02, so quitclaims, corrective deeds and nominal builder transfers are excluded. A builder first sale is the first qualified improved sale on a parcel where the home has no year built on the roll yet or sold within one year of its build year. Any single sale can be checked in the Property Appraiser's public sales search.

All home types by Port Charlotte ZIP code

Recorded sales, the 12 months to September 9, 2026. The low median in 33980 is a product mix, not a discount: only 208 of its 416 home sales were single-family, 82 were condominiums and the other 126 were cooperative or manufactured homes. Its single-family median is $290,000, the same as 33948. "The Port Charlotte median" is a blend of six different mixes.

Price bands by Port Charlotte ZIP code

Recorded home sales, the 12 months to September 9, 2026. More than half of all home sales, 54.5 percent, closed under $300,000, and 2.8 percent closed at $750,000 or more. Of the 90 sales at $750,000 or more, 52 were in 33981. ZIP code 33952 has the widest range of any: eleven sales at $1,000,000 or more beside 292 under $200,000, because it holds both the oldest inland sections and the harbor front.

Named communities and sections

Recorded sales, the 12 months to September 9, 2026. Community rows match every use code inside the plat or section set, so a count can include a duplex or a lot with site improvements, which is why Maple Leaf shows 74 sales here and 73 cooperative sales above. Port Charlotte Beach holds the window's high sale, $3,400,000. Among platted sections with at least 29 home sales, medians ran from $149,000 in Section 11 to $595,000 in Section 82. The spread between sections is wider than the spread between ZIP codes, which is why we price from the section and the street, never from the ZIP.

Recent recorded sales, one from each price band

These are the latest recorded sales in each price band and product type in the county file as of its newest sale date, September 9, 2026 (where two closed the same day, the one the file lists last). They show the range, not your comparables. Days on market and sale-to-list ratio for these sales: Information not available at time of publishing (checked 2026-10-07).

How your own comparables are chosen from this record

These tables are market context, not a valuation. For your address we pull the named sales behind them, the same section or community, the same water class, the same decade and size band, and list each one with its street, date, size and price in your file. Where a small subdivision has had few sales, we widen the window year by year until the set is meaningful, and we list the individual sales instead of a median, because a median of three sales is not a market.

How Does Port Charlotte Compare With Punta Gorda, Cape Coral and Charlotte County?

Port Charlotte's recorded single-family median of $302,550 is 13.5 percent below the $349,900 for Charlotte County as a whole, 20.3 percent below Cape Coral's $379,750 and 22.4 percent below the $390,000 across the five Punta Gorda ZIP codes. Port Charlotte also supplied 2,698 of the county's 5,976 recorded single-family sales, about 45 percent.

Data updated: October 2026 (Charlotte County Property Appraiser recorded sales, newest recorded sale 9 Sep 2026, and Lee County Property Appraiser recorded sales, newest recorded sale 25 Sep 2026, both tabulated 7 Oct 2026; Punta Gorda column as published on our Punta Gorda valuation page, tabulated 24 Sep 2026).

How to read the comparison

Every premium or discount here is derived from closings, never from asking prices. Three cautions keep it honest. The Punta Gorda column is the figure published on our Punta Gorda home valuation page, tabulated two weeks earlier with its own window rule, and its five ZIP codes include 33980, which this page also counts, and 33982, which holds Babcock Ranch. The Cape Coral column comes from a different county's record with a slightly later closing date, so we compare counts and medians only and leave price per square foot out. And North Port is in Sarasota County, whose recorded sales we did not tabulate for this page, so it is not in the table.

Days on market, sale-to-list ratio and months of supply for each of these places: Information not available at time of publishing (checked 2026-10-07).

What the comparison means for a Port Charlotte seller

A buyer who tours Punta Gorda and Cape Coral in the same week sees Port Charlotte as the lower-priced option, and at the median it is. But the comparison turns on product. Port Charlotte's condominium median is a little over half of Punta Gorda's, while a South Gulf Cove resale at a $560,000 median sits well above either neighbor's single-family median. Position a Port Charlotte home against the product a buyer is actually cross-shopping, not against the place name.

How Will Taxes, Assessments and Amendment 3 Change a Buyer's Payment?

A Port Charlotte buyer's property tax bill is usually higher than the seller's, because the Save Our Homes cap resets to market value on January 1 after a sale. A typical Port Charlotte parcel pays 15.3705 mills in tax year 2026, plus about $779 a year in county assessments that no exemption reduces.

Data updated: October 2026 (Charlotte County Property Appraiser 2026 final rate chart, read October 30, 2026; Charlotte County budget documents and assessment record, Charlotte County Property Appraiser and Tax Collector, Florida Statutes, retrieved 7 Oct 2026).

The Save Our Homes reset and portability

On a homestead the seller's capped assessment ends with the sale, and the buyer starts at just value the following January 1. A seller moving to a new Florida homestead can carry the accumulated difference along under portability: the Property Appraiser's rule is that the owner must re-establish a homestead exemption within three years of January 1 of the year they left the prior homestead, filing Form DR-501T by March 1. The statute caps the transferred difference at $500,000 and scales it down when the new home is worth less. For a non-homestead owner, the 10 percent assessment cap is removed when the property changes ownership, and it never applied to school millage.

The 15.3705-mill rate, tax year 2026

A typical Port Charlotte parcel in tax district 104 pays 15.3705 mills in tax year 2026, the final rates certified for the tax roll: county 6.1275, public safety unit 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 school levies of 3.0240 and 3.2480. Two districts in 33981 add the Stump Pass dredging unit, 0.1978, for 15.5683. As an illustration only, $289,000 of taxable value at 15.3705 mills is $4,442.07 a year before any exemption.

The 2025 rate in district 104 was 15.0855 mills, so the 2026 rate is 0.2850 mills higher, most of it the public safety unit (up 0.2129 mills). The Property Appraiser's Tax Estimator gives a buyer the figure for a specific parcel after a sale.

The assessments outside every exemption

For an occupied home in the Greater Port Charlotte Street and Drainage Unit, street and drainage ($149.00), fire rescue ($294.90) and sanitation ($335.51) come to $779.41 a year, before the Mid-Charlotte stormwater charge of $76 per acre and any waterway or sewer unit. These are non-ad valorem assessments. They are not reduced by the homestead exemption, and the county's FAQ says there is no exemption for disabled or low-income owners: all benefiting property pays.

What Amendment 3 changes, and what it does not

Amendment 3 passed on November 3, 2026 with 61.99 percent yes on the Florida Division of Elections’ unofficial count (60 percent was needed; Florida Election Watch, Amendments). The homestead exemption on non-school levies rises to $150,000 from January 1, 2027 and $250,000 from January 1, 2028, and the annual assessment cap on non-homestead property falls from 10 percent to 5 percent (ballot text, Amendment 3). Save Our Homes and portability remain, and school taxes are unchanged. The Property Appraiser states that it "does not apply to 'Non-Ad Valorem' assessments or fees," so the roughly $779 a year above is outside it. The state certifies the final count later in November.

Why the buyer's tax estimate belongs in your price

Florida Statute 689.261 requires the contract to tell the buyer, in capitals, not to rely on the seller's current property taxes as the amount the buyer may owe in the year after purchase. From February 1, 2027, the same statute adds a listing rule: any property on a public listing platform "must include the estimated ad valorem taxes," calculated without the current owner's assessment, and "the current owner's ad valorem taxes may not be included in any printed listing materials." A listing taken this winter will cross that date. We price to the payment a buyer will actually carry, so the tax conversation happens at the pricing stage and not as a surprise in underwriting.

What Does It Cost to Sell at Port Charlotte Prices?

At the Port Charlotte median of $289,000, the two seller costs with a public rate are deed documentary stamps of $2,023.00 and an owner's title policy of $1,520, which the seller customarily pays in Charlotte County. Brokerage compensation, repairs and concessions are negotiated, and no primary source publishes a typical figure for them.

Data updated: October 2026 (Florida Statutes, Florida Department of Revenue, Charlotte County Clerk fee schedule, Department of Business and Professional Regulation estoppel fee schedule, Internal Revenue Service, retrieved 7 Oct 2026; arithmetic ours).

A valuation is only useful next to a net figure, so here are the cost lines that exist on a Port Charlotte sale and the ones that carry a public rate, worked on three recorded medians from this page.

Once you have a value, turn it into the number you keep. Our free seller net sheet calculator starts from your Port Charlotte price and payoff and subtracts Florida doc stamps, the owner's title policy, the property tax proration and HOA estoppel fees, so you can see your proceeds before you list.

Nothing in that table is a quote. It shows which lines exist and which have a public rate. Your net sheet uses your contract, your payoff and your parcel's record.

Deed documentary stamps: $0.70 per $100

Florida taxes a deed at 70 cents on each $100, or portion of $100, of the total consideration in every county except Miami-Dade. The Charlotte County Clerk's fee schedule adds that the rate applies to the full consideration, including an existing mortgage, rounded up to the nearest hundred. On the recorded medians: $2,023.00 at $289,000, $2,118.20 at the single-family median of $302,550 (which rounds up to $302,600), $2,065.00 at the single-family resale median of $295,000 and $875.00 at the condominium median of $125,000. The standard Florida contract lists deed stamps under the seller's costs.

Who pays for title insurance in Charlotte County

In Charlotte County the seller customarily pays the owner's title policy, and the contract controls. The standard Florida contract makes it a checkbox, and the state's consumer page explains the practical consequence: "The person paying the title insurance premium gets the first choice of closing/title agent." The premium itself is set by state rule, the same at every title insurer: $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 from $100,000 to $1 million. That is $1,520 on a $289,000 sale by our arithmetic, $2,150 at $415,000 and $700 at $125,000, before any reissue credit. A reissue credit can apply where the seller's own policy is recent, which matters to owners who bought in the last few years.

Estoppel, recording and the five-office lien search

Most of the original Port Charlotte grid has no mandatory association, so there is no estoppel certificate at all. Where there is one, the current caps published by the Department of Business and Professional Regulation are $299 to prepare and deliver the certificate, plus $119 if expedited and delivered within three business days, plus $179 if the account is delinquent. A condominium association must issue it within 10 business days of a written or electronic request.

Port Charlotte is unincorporated, so there is no municipal lien search office. Charlotte County's Research Requests page tells sellers, "Before listing a property or transacting a sale, please take some time to ensure there are no outstanding issues that may impact the sale," and routes lien search orders to an outside vendor. A full closing search still touches five offices: county code compliance for code liens and open permits, Charlotte County Utilities for water and sewer balances, the assessment record for capital balances, the Clerk's Official Records for contractor liens, and the Tax Collector for tax certificates. One of those deserves a warning. Under Florida Statute 153.67, unpaid county water or sewer charges are a lien superior to every interest except county taxes, and Charlotte County Utilities recognizes only the owner on a bill, so a seller of a tenant-occupied house owes the tenant's unpaid water bill at closing.

Foreign sellers: the $300,000 line fits Port Charlotte prices

Under the federal FIRPTA rules, a buyer of U.S. real property from a foreign person generally must withhold 15 percent of the amount realized. Two residence rules matter at Port Charlotte prices. No withholding applies when an individual buyer acquires the property for use as a residence and the price is not more than $300,000, and withholding falls to 10 percent when the buyer will use it as a residence and the price is $1 million or less. Because 54.5 percent of recorded home sales here closed under $300,000, the buyer's plans can decide whether a foreign seller has $43,350 withheld on a $289,000 sale or nothing. At $400,000 to an owner-occupant, 10 percent is $40,000. Withholding is not the final tax: the seller files a U.S. return to claim credit for it. This is a summary of IRS pages, not tax advice, and a foreign seller should engage a tax professional before listing.

Capital gains, in one paragraph

The IRS lets a seller exclude up to $250,000 of gain on a main home, or up to $500,000 on a joint return, after meeting the ownership and use tests. A second home, a rental or a lot gets no exclusion. And for the many owners who bought in 2022 or 2023 and would sell below their price, the IRS is equally plain in the other direction: "Losses from the sale of personal-use property, such as your home or car, aren't tax deductible." Florida has no state individual income tax. Your accountant owns this question; we raise it because it changes the net.

What we leave out, and why

We do not print a typical commission percentage, because none exists in a primary source. Since August 17, 2024, offers of compensation are no longer allowed on multiple listing service platforms, buyers sign a written agreement with their agent before touring a home, and compensation "continues to be fully negotiable," in the National Association of Realtors' words. Florida Realtors states that the settlement "does not change Florida brokerage relationship law." What you offer, and where it is stated, is negotiated in each sale, and it is a line on your net sheet that we fill in with you.

What Must a Port Charlotte Seller Disclose?

A Port Charlotte seller owes a written flood disclosure at or before the time the contract is signed, disclosure of known facts that materially affect value, the property tax notice, and, depending on the property, homeowners association, condominium or cooperative documents. Most of the original Port Charlotte grid has no mandatory association, which changes the list.

The flood disclosure under Florida Statute 689.302

"A seller must complete and provide a flood disclosure to a purchaser of residential real property at or before the time the sales contract is executed." The statutory form asks three things: whether the seller has knowledge of any flooding that has damaged the property during the seller's ownership, whether the seller has filed a claim with an insurance provider relating to flood damage, including a National Flood Insurance Program claim, and whether the seller has received assistance for flood damage, including from FEMA. Flooding is defined widely. It includes the overflow of inland or tidal waters, runoff from a river, stream or drainage ditch, and "sustained periods of standing water resulting from rainfall," so a flooded lanai, garage or yard counts.

After Helene and Milton, harbor-side and river-side sellers who filed a flood claim or took FEMA assistance answer yes on those lines even if the house is fully repaired. That is not a reason to fear the form. A repaired, permitted, documented house answers the question and the buyer's next one. The section as written contains no cancellation period, and we do not tell sellers or buyers that it does. This page is general information, not legal advice.

Homeowners association disclosure: a fork, not a blanket rule

Florida Statute 720.401 requires that a buyer in a community with mandatory association membership be given a disclosure summary before executing the contract, supplied by the parcel owner on a resale. If it was not provided first, the buyer may cancel within three days after receiving it or before closing, whichever comes first. The section does not apply to condominiums, cooperatives, timeshares or mobile home parks, which have their own chapters.

In Port Charlotte the answer depends on what you own. Most of the original grid has no mandatory association and no summary to deliver. Named communities such as West Port, Riverwood, Heritage Oak Park and Kings Gate do have associations. South Gulf Cove is the in-between case: its association states that membership "is voluntary but deed restrictions are mandatory," and it answers the estoppel question with "MAYBE," depending on the title company. One line of the statutory summary speaks directly to Port Charlotte: "YOU MAY BE OBLIGATED TO PAY SPECIAL ASSESSMENTS TO THE RESPECTIVE MUNICIPALITY, COUNTY, OR SPECIAL DISTRICT." Your closing agent or real estate attorney decides which rules apply to your parcel.

Condominium and cooperative resale documents

A condominium buyer under contract is entitled, at the seller's expense, to a current copy of the declaration, articles, bylaws and rules, the annual financial statement and budget, the milestone inspection summary if one applies, the most recent structural integrity reserve study or a statement that the association has not completed one, and the question and answer sheet, under Florida Statute 718.503. The cooperative list under section 719.503 is parallel. A complete package on day one keeps a sale together, and in the older buildings that make up much of Port Charlotte's condominium stock, the reserve study is the document a careful buyer reads first.

Known defects, permits and storm repairs

Under Johnson v. Davis, decided by the Florida Supreme Court in 1985, a seller of a home must disclose known facts that materially affect its value and are not readily observable to the buyer. The standard Florida contract adds a specific statement that the seller does not know of improvements made without required permits or under permits that were not properly closed, and requires the seller to hand over the documentation if there are any. In a post-storm market, roof repairs, water intrusion and open permits are exactly what buyers and their inspectors look for. Disclosing them with receipts and closed permits usually protects the price.

County assessments and sewer status

The balance of any county capital assessment is on the public record and on the tax bill, and the property tax notice warns the buyer that the bill will change. We found no Florida statute that names a sewer assessment as a separate point-of-sale disclosure for a home outside an association, but a known pending assessment or a mandatory connection letter is the kind of fact the contract's seller-disclosure clause covers. We put the assessment record in the file so it is disclosed at the start, where it costs nothing, and not at the closing table, where it costs a renegotiation.

Lead paint, radon and the standard notices

Homes built before 1978 carry the federal lead-based paint disclosure, which applies to a large share of Port Charlotte's older sections. Florida's radon notification language must appear on at least one document at or before contract. The property tax disclosure summary, the flood disclosure and any association documents complete the standard set. None of these costs anything, and all of them must be in the file.

Want a Free In-Person CMA for Your Port Charlotte Home?

A free in-person comparative market analysis is the most accurate Port Charlotte valuation you can get short of an appraisal, and it costs you nothing. One of us walks the house, reads the water, the seawall, the roof and the flood documents, and returns a written range with the recorded comparables and a seller net sheet.

Book your Port Charlotte walkthrough

Call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873, or request a free Port Charlotte home valuation and we will schedule the visit around you, including by video for owners who are away for the summer. If you are also buying in Southwest Florida, we can run both sides together; see how we represent Southwest Florida buyers. You are working with Top 1% Real Estate Agents Nationally Since 2008.

Where Port Charlotte sellers and buyers go next

A valuation is the first step of a sale. Our guide to selling a home in Port Charlotte covers pricing strategy, marketing, liens and permits and the closing itself. If your next move is a purchase here, our Port Charlotte home buyer guide covers flood, canals and carrying costs from the buyer's side, and our Port Charlotte new construction guide covers the builders a resale competes with. Owners weighing a move across the river can compare our Punta Gorda home values page and our guides to selling a home in Punta Gorda, buying a home in Punta Gorda and new construction in Punta Gorda, and the wider picture is in our Charlotte County guide and our Port Charlotte area guide.

Frequently Asked Questions About Port Charlotte Home Values

What is my Port Charlotte home worth today?

Your Port Charlotte home is worth what comparable homes in the same section, water class, decade and size band have recently sold for, adjusted for condition, roof age, permits and assessments. Across the six ZIP codes the recorded single-family median was $302,550 in the 12 months to September 9, 2026, and the resale median was $295,000. Ask us for a written range with the comparables attached.

What are Port Charlotte home values right now?

Charlotte County recorded 3,239 home sales in the six Port Charlotte ZIP codes in the 12 months to September 9, 2026, at a median of $289,000. Single-family homes closed at $302,550, condominiums at $125,000, cooperatives at $144,500 and manufactured homes on owned lots at $120,000. By ZIP code the home median ran from $218,000 in 33980 to $368,200 in 33981.

What is the median home price in Port Charlotte?

It depends on the product and the geography. For homes of every type in the six ZIP codes the recorded median was $289,000 in the 12 months to September 9, 2026, and for single-family homes it was $302,550. Florida Realtors' figure for the narrower Port Charlotte Census place was $281,990 for single-family homes in July 2026. Any single median you see online has picked one of these without saying so.

What is the average home price in Port Charlotte, FL?

We report medians, not averages, because a handful of harbor-front sales above $1,000,000 (28 in the last 12 months, the highest at $3,400,000) pull an average well above what a typical home sells for. The medians are $289,000 for all home types and $302,550 for single-family homes in the 12 months to September 9, 2026.

What is the typical price per square foot in Port Charlotte?

The median was $181.61 per square foot of county heated area for all home types and $188.80 for single-family homes in the 12 months to September 9, 2026, from $149.15 in 33980 to $206.11 in 33981. County heated area is the Property Appraiser's measurement, not a listing's living area, and smaller homes carry a higher price per foot than larger ones, so use it as context and never as a pricing formula.

How many homes sold in Port Charlotte in the last year?

Charlotte County recorded 3,239 home sales across the six Port Charlotte ZIP codes in the 12 months to September 9, 2026: 2,698 single-family homes, 133 new homes still coded as vacant parcels, 235 condominiums, 126 cooperatives and 47 manufactured homes on owned lots. Recorded volume has held between 3,115 and 3,302 a year since 2022.

Are home prices dropping in Port Charlotte, Florida?

They are below the peak and nearly flat for resales. The recorded home median fell 4.3 percent in a year, from $302,000 to $289,000, and is 11.1 percent below calendar 2023. The resale median slipped 1.1 percent, from $275,000 to $272,000. Most of the one-year drop is mix: builders recorded 660 first sales against 1,034 in the prior 12 months.

Is the Port Charlotte housing market going to crash?

Nothing in the recorded data points to a crash. Volume is steady at about 3,200 home sales a year, the resale median is down 1.1 percent in a year, and the FHFA index for the county was down 0.2 percent year over year in the second quarter of 2026. The area's one true crash, 2006 to 2011, was a credit event that took the index down 52 percent.

What are the Port Charlotte housing market predictions for 2026 and 2027?

We do not publish price predictions, and we would be cautious of anyone who does. What the record supports is this: the recorded median is 11.1 percent below its 2023 level, the federal index agrees at 10.6 percent, resale prices have been close to flat for a year, builder closings are falling, and condominiums have been the weakest product.

Is Port Charlotte a buyer's market or a seller's market right now?

It depends on the product. Older inland block homes and condominiums give buyers the most room, tidal canal homes trade in a thinner market of their own, and resales in the newer sections compete with builders. Current months of supply and days on market: Information not available at time of publishing (checked 2026-10-07). The latest dated reading we hold, for the Port Charlotte Census place in July 2026, showed 4.3 months of single-family supply and 8.2 months for condominiums.

Why is Port Charlotte so cheap?

The headline number is low because of what is being counted. Nearly half of the single-family homes were built before 1990, and homes built before 1970 sold at a $189,100 median. The place name also takes in condominiums at a $125,000 median and 1,553 recorded lot sales at $19,000, which many sites pool with houses. Section by section, medians ran from $149,000 to $595,000 in the same 12 months.

Is Port Charlotte or Punta Gorda more affordable?

Port Charlotte, at the median. Its recorded single-family median was $302,550 in the 12 months to September 9, 2026, against $390,000 across the five Punta Gorda ZIP codes as published on our Punta Gorda valuation page, and its condominium median was $125,000 against $225,000. The gap narrows or reverses by product: South Gulf Cove resales closed at a $560,000 median.

How does Port Charlotte compare to the rest of Charlotte County?

Port Charlotte's six ZIP codes produced 2,698 of the county's 5,976 recorded single-family sales in the 12 months to September 9, 2026, about 45 percent, at a median of $302,550 against $349,900 for the county as a whole. Its condominium median of $125,000 compares with $220,000 countywide.

Which Port Charlotte neighborhoods and ZIP codes sell for the most?

By ZIP code, 33981 led at a $368,200 home median, and it held 52 of the 90 home sales at $750,000 or more. By community, Port Charlotte Beach recorded a $545,000 median, South Gulf Cove $480,000 (resales $560,000) and the Manchester sections $400,000. Among platted sections with at least 29 sales, Section 82 in South Gulf Cove was highest at $595,000.

Is Port Charlotte a good investment?

That depends on the price paid and the holding period, and the record shows how much. Single-family homes last bought in 2019 resold in the latest 12 months at a $310,000 median against a $200,000 median purchase price, while homes last bought in 2022 resold at $313,500 against $367,000. We do not give investment advice. We can show you the recorded sales for the exact section you are considering.

How accurate are online home value estimates in Port Charlotte?

They are least accurate where Port Charlotte is most distinctive: the kind of water behind the house, the seawall, sewer or septic, permits and flood history, none of which is in the public record a model reads. No regulator or loan agency publishes an error rate for consumer estimates, so treat any instant figure as a starting point built from incomplete data.

Is a free online home value calculator good enough to set a list price?

No. A calculator does not know your roof year, your flood elevation, which side of a bridge your canal is on, or whether a builder is closing homes nearby, and those are what a Port Charlotte buyer's lender, insurer and inspector will check. Set a list price from a written comparative analysis that names its comparables.

How is a CMA different from an appraisal?

A comparative market analysis is prepared by listing agents to set a price that sells, and an appraisal is prepared by a licensed appraiser for a lender to support a loan. Both rest on recent comparable sales. The buyer's lender orders the appraisal, and a CMA that anticipates it avoids a low-appraisal surprise during the contract.

Does a canal home in Port Charlotte always sell for more?

Usually, but by very different amounts. Single-family homes carrying the county's waterfront flag sold at a $415,000 median against $281,500 for unflagged homes in the 12 months to September 9, 2026. In the tidal waterway sections the difference was about 71 percent, and across the rest of the grid, where the flag mostly marks interior canals and lakes, about 12 percent.

Does Port Charlotte have gulf access?

Parts of it do, by different routes. South Gulf Cove connects to Charlotte Harbor through one county-operated lock, and the county's 2012 waterway study surveyed tidal canal systems on the Port Charlotte side. Whether a given canal's route is free of fixed bridges is not established on the public record, so access is confirmed address by address, never from a neighborhood name or a waterfront label.

What does sailboat access mean in Port Charlotte listings?

In local listings it means the route from the canal to open water passes under no fixed bridge, so mast height is not the limit. It is a clearance term, not a statement about the owner's boat, and it is not a field in any public record. Channel depth still matters: the county's 2012 waterway study found depth restrictions on about 20 percent of principal routes countywide.

Is a seawall lot worth more in Port Charlotte?

Water with a seawall is worth more than no water, but no public record prices the seawall alone. Recorded lot sales with the county's waterfront flag closed at a $70,000 median against $18,000 without it in the 12 months to September 9, 2026, and that difference is water, wall and location together. The wall's condition is what a buyer's inspector prices.

Who pays for seawall repairs in Port Charlotte?

The owner does. Charlotte County's waterway units fund dredging and navigation, and six of the unit pages state that the purpose of the unit "shall not include the maintenance of seawalls." A replacement needs a county permit with sealed plans, and a seller who replaced a wall under an owner-builder permit within the last year should have the closing agent read that permit's resale condition.

How do I check bridge clearance before buying or selling a Port Charlotte canal home?

Inside South Gulf Cove, the association's 2026 booklet gives bridge heights between 8 feet and 9 feet 6 inches, varying with water level and location, and names the two areas without bridges. Elsewhere in Port Charlotte no public source we could read publishes clearances, so the route is measured on the water or documented from the listing record before a contract is signed.

Does Port Charlotte flood?

Parts of it have. Charlotte County reports that Hurricane Milton in October 2024 brought storm surge of 5 to 8 feet throughout the county, including up the Peace River, and Helene two weeks earlier brought 3 to 5 feet. Ian in 2022 was mainly a wind event here: the county says the northern part of the county saw little to no surge. Flood exposure is parcel-specific, so check the address.

What flood zone is Port Charlotte in, and how do I find mine?

There is no single zone. Charlotte County's map uses high-risk zones that begin with A or V, a Coastal A Zone and X zones, and the zone is set parcel by parcel on the map that took effect December 15, 2022. Charlotte County's flood zone lookup and its floodplain portal show the zone and base flood elevation for an address and any elevation certificate the county holds.

Is there a new Charlotte County flood map for 2024 or 2026?

No. The effective countywide map is dated December 15, 2022, and on October 7, 2026 FEMA's preliminary and pending map services listed nothing for Charlotte County. What has changed are site-specific map revisions, six of them effective in 2024 and the newest on September 28, 2026.

How much is flood insurance in Port Charlotte, Florida?

There is no honest city figure. FEMA's Risk Rating 2.0 prices each building on its own characteristics, so a premium exists only as a quote for a specific structure. Charlotte County holds a Community Rating System Class 5 rating and says residents save an average of about $133 per home through the National Flood Insurance Program. Ask an insurance agent for a quote on the address.

How does the 50 percent rule affect my home's value?

If a buyer's planned repair or renovation in a high-risk flood zone would cost more than 50 percent of the structure's market value, the building must be brought up to current code, which can mean elevating it. The county measures the structure alone, without the land, so an older home with a low structure value leaves a buyer a small renovation budget, and buyers price that in.

Does hurricane damage lower my Port Charlotte home's value permanently?

Not if it has been repaired with closed permits and documented. A properly repaired house sells on its current condition. What lowers value is unrepaired damage, open or expired permits, missing receipts and a flood history the buyer learns about late. The flood disclosure form asks about claims and FEMA assistance, so answer it with the repair file attached.

How old can a roof be to insure a Port Charlotte home?

Under Florida Statute 627.7011 an insurer may not refuse or non-renew a homeowners policy solely because a roof is under 15 years old, and at 15 years or more may not refuse solely for age if an inspection shows five years or more of useful life. Citizens asks for proof of remaining life on shingle roofs over 25 years and tile or metal roofs over 50.

Do I need a four-point inspection to sell an older Port Charlotte home?

The seller is not required to have one, but the buyer's insurer usually will: Citizens requires a four-point inspection on properties more than 20 years old, and other carriers set their own thresholds. With nearly half of Port Charlotte's single-family homes built before 1990, having a recent one ready removes the most common insurance delay in a sale.

Does a wind mitigation report raise my home's value?

It supports it. The statutory form documents roof shape, roof-to-wall connections and opening protection, which lowers the buyer's windstorm premium, and a lower carrying cost supports price. It is most useful on a home with a newer roof or impact openings, where the documented features are strong.

Is Port Charlotte on septic or sewer?

Both, street by street, and the county publishes no percentage. Sewer availability is checked one lot at a time through Charlotte County Utilities. Where a sewer line abuts the lot, connection is mandatory within 180 days of the county's notice. Active conversion areas include Ackerman and El Jobean, with Lakeview/Midway in design.

Does the Ackerman sewer assessment have to be paid off when I sell?

No. Charlotte County states that the assessment "stays with the property once it is sold, and does not need to be paid at the time of sale." The record shows $575 per connection per year from 2020 through 2039. Whether the seller pays the balance or the buyer assumes the remaining installments is negotiated in the contract, so it is a price term.

Do open permits lower my home's value?

They lower what buyers will offer until they are closed. Florida law protects an arm's-length buyer from being fined for a prior owner's open permit, but lenders, title insurers and insurers still ask. A seller can close a prior owner's permit through a licensed contractor, and doing it before listing costs far less than doing it under a contract deadline.

Does a new home in Port Charlotte always sell for more than a resale?

No. Across the six ZIP codes builder first sales closed at a $312,250 median against $295,000 for single-family resales, but in 33953 the builder median was $300,000 against $345,000 for resales and in 33981 it was $354,650 against $400,000. In those ZIP codes the builder is the lower-priced competitor.

I bought in 2022. Is my Port Charlotte home worth less than I paid?

Often, yes, before selling costs. Single-family homes last bought in 2022 resold in the 12 months to September 9, 2026 at a $313,500 median against a $367,000 median purchase price, and homes bought in 2023 resold at $315,000 against $370,900. Those are group medians, not your house. Your own figure depends on what you bought and what you have done to it.

How do property taxes change when I sell my Port Charlotte home?

The buyer's assessed value resets to just value on January 1 after the sale, so the buyer's bill is usually higher than yours. A seller moving to a new Florida homestead can carry the Save Our Homes difference under portability by re-establishing a homestead within three years and filing Form DR-501T by March 1, up to the statutory cap of $500,000.

What is the property tax rate in Port Charlotte?

A typical Port Charlotte parcel in tax district 104 pays 15.3705 mills in tax year 2026, and two districts in 33981 pay 15.5683. On top of millage, an occupied home in the Greater Port Charlotte unit pays about $779 a year in street and drainage, fire and sanitation assessments.

Will Amendment 3 lower Port Charlotte property taxes?

Only part of the bill. Voters passed it on November 3, 2026 with 61.99 percent yes on the Florida Division of Elections’ unofficial count. It raises the homestead exemption on non-school levies and lowers the non-homestead assessment cap from 10 percent to 5 percent from January 1, 2027. It does not change school taxes, and the Property Appraiser states it does not apply to non-ad valorem assessments or fees.

Are Port Charlotte condo values falling?

Yes, more than any other product. The recorded condominium median was $125,000 in the 12 months to September 9, 2026, down 10.7 percent from $140,000 a year earlier and 27.7 percent below the $173,000 of calendar 2023. Of the 235 sales, 191 closed under $200,000. Buildings and ZIP codes differ widely, from an $84,000 median in 33952 to $232,000 in 33953.

How is a co-op or manufactured home valued in Port Charlotte?

Against its own community's sales, never against the single-family median. Cooperatives recorded 126 sales at a $144,500 median and manufactured homes on owned lots 47 at $120,000 in the 12 months to September 9, 2026. A co-op sale transfers a share and a lease, and Fannie Mae's appraisal waiver is unavailable for co-ops and manufactured homes, so buyers get a full appraisal.

What is a vacant lot worth in Port Charlotte?

Charlotte County recorded 1,553 lot sales (vacant land) in the six ZIP codes in the 12 months to September 9, 2026, at a $19,000 median: $70,000 for lots with the waterfront flag and $18,000 without. A vacant lot in the Greater Port Charlotte unit also carries about $289 a year in street, drainage and fire assessments.

Who pays for title insurance in Charlotte County, Florida?

In Charlotte County the seller customarily pays the owner's title policy, and the contract controls. The standard Florida contract makes it a checkbox, and the party who pays the premium gets first choice of the closing agent. The premium is set by state rule: $1,520 on a $289,000 sale by our arithmetic, before any reissue credit.

How much are doc stamps on a Port Charlotte home sale?

Deed documentary stamps are $0.70 per $100 of the full consideration, rounded up to the next hundred. That is $2,023.00 on a $289,000 sale, $2,118.20 on $302,550 and $875.00 on a $125,000 condominium. The standard Florida contract lists them under the seller's costs.

I am a Canadian owner. How much is withheld when I sell?

Under FIRPTA the buyer generally withholds 15 percent of the price from a foreign seller. No withholding applies when an individual buyer will use the home as a residence and the price is not more than $300,000, and the rate is 10 percent for a residence up to $1 million. The withholding is a deposit against your U.S. tax, not the final tax. Engage a cross-border tax professional before listing.

What is the best month to sell a house in Port Charlotte?

Recorded closings in Port Charlotte bunch from March through June, which reflects contracts written in the winter season, and the fewest closings record in January and February. In our reading of the county's recorded sale dates, price does not follow the calendar the way volume does. Time on market by listing month: Information not available at time of publishing (checked 2026-10-07).

Should I sell my Port Charlotte house now or wait?

If the house is insurable, permitted and priced against the right comparables, the resale market has been steady for a year. If it needs a roof, has open permits or sits in a section where a builder is undercutting resales, fixing or pricing for that issue matters more than timing. Two dates are worth knowing: January 1, 2027, when Amendment 3 (passed November 3, 2026) takes effect, and the February 1, 2027 listing rule on tax estimates.

How long does it take to sell a home in Port Charlotte?

Current median days on market for Port Charlotte: Information not available at time of publishing (checked 2026-10-07). The latest dated reading we hold is for the Port Charlotte Census place in July 2026, when Florida Realtors' SunStats showed a median time to contract of 55 days for single-family homes and 119 days for condominiums and townhouses, before the usual weeks from contract to closing.

Do I need to fix my house before a Port Charlotte valuation?

No. We value the house as it stands and show which repairs are likely to matter to a buyer's insurer and lender. Roof, insurability items and closing open permits usually come first. Cosmetic remodeling often returns less than it costs, and in a high-risk flood zone a large remodel can run into the 50 percent rule.

Is the valuation really free, and do I have to list with you?

Yes, it is free, and no, you do not have to list with us. You keep the comparables, the adjustments and the net sheet either way. Call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873 to start one.

What Sellers Say About Working With McGreevy and Comisar

McGreevy and Comisar is a top-reviewed Southwest Florida listing team, holders of the 5 Star Award for Customer Satisfaction for 21 Straight Years. These reviews come from sellers on our Google Business Profile and are quoted exactly as the clients wrote them. We do not edit, composite or summarize client words.

★★★★★ "Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat." Verified Google review

★★★★★ "Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through." Verified Google review

★★★★★ "Marc made an extremely stressful time of selling my parents' house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation." Verified Google review

★★★★★ "Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!" Verified Google review

Read every review on our Google Business Profile, or on the McGreevy and Comisar Facebook page.

Downloadable Documents

Every document behind the figures on this page is public and free. These are the ones a Port Charlotte seller actually uses, each linked to the official source and not to a copy.

• Florida flood disclosure statute, section 689.302, the form a seller delivers at or before the contract: https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0600-0699/0689/Sections/0689.302.html
• Charlotte County 50 percent rule Detailed Cost Breakdown form: https://www.charlottecountyfl.gov/core/fileparse.php/363/urlt/50-percent-fema-rule.pdf
• Charlotte County vertical datum flyer, the 1.15-foot change behind older elevation certificates: https://www.charlottecountyfl.gov/core/fileparse.php/480/urlt/vertical-datum-flyer.pdf
• Charlotte County Coastal A Zone flyer: https://www.charlottecountyfl.gov/core/fileparse.php/480/urlt/limwa-flyer.pdf
• Charlotte County Residential Seawall and Riprap Permit application: https://www.charlottecountyfl.gov/core/fileparse.php/363/urlt/Application-Residential-Seawall-Permit.pdf
• Charlotte County Community Development FAQ, including permit expiration: https://www.charlottecountyfl.gov/core/fileparse.php/363/urlt/FAQ.pdf
• Charlotte County Ackerman Sewer Expansion FAQs: https://www.charlottecountyfl.gov/file/686/0021651-Ackerman-FAQ.pdf
• Greater Port Charlotte Street and Drainage Unit, fiscal year 2027 adopted budget: https://www.charlottecountyfl.gov/file/582/Greater-Port-Charlotte-FY27-ADOPTED.pdf
• Florida Sea Grant waterway study for Charlotte County, June 2012: https://www.charlottecountyfl.gov/core/fileparse.php/276/urlt/tp181_rwms_charlotte_county1.pdf
• South Gulf Cove Homeowners Association Membership and Welcome Booklet, revised August 15, 2026: https://www.southgulfcovefl.org/editor_upload/File/FAQs/260815_MEMWB_A02.pdf
• Charlotte County Property Appraiser portability form DR-501T: https://www.ccappraiser.com/forms/dr501t.pdf
• Florida Department of Revenue Save Our Homes guide: https://floridarevenue.com/property/Documents/SaveOurHomes.pdf
• Charlotte County Property Appraiser 2026 final rate chart: https://www.ccappraiser.com/taxroll/2026FinalRateChart.pdf
• Florida Department of Business and Professional Regulation estoppel certificate fee schedule: https://www2.myfloridalicense.com/lsc/documents/ESTOPPEL_CERTIFICATE_FEES.pdf
• Florida Office of Insurance Regulation Property Insurance Stability Report, July 2026: https://floir.gov/docs-sf/default-source/property-and-casualty/stability-unit-reports/july-2026-isu-report.pdf
• FEMA Risk Rating 2.0 fact sheet: https://agents.floodsmart.gov/sites/default/files/media/document/2025-08/fema-understanding-risk-rating-2.0-fact-sheet-2025.pdf
• HUD Cityscape study of automated valuation accuracy and property condition: https://www.huduser.gov/portal/periodicals/cityscape/vol26num1/ch15.pdf
• IRS Publication 523, Selling Your Home: https://www.irs.gov/publications/p523
• Florida Realtors and The Florida Bar AS IS Residential Contract, Rev. 12/24: https://www.floridarealtors.org/sites/default/files/2024-12/AS%20IS%20Residential%20Contract%20for%20Sale%20and%20Purchase%20%28FloridaRealtors-FloridaBar-ASIS-7%29%20Redline%20%281%29.pdf

Sources

Retrieved on October 7, 2026 unless a line gives another date. County recorded-sales figures are our tabulation of the Charlotte County Property Appraiser's public roll and sales files dated October 4, 2026, whose newest recorded sale is September 9, 2026. Market figures from other publishers carry the release or pull date stated beside them in the body. We cite government, statutory, academic, association and news sources only.

• Charlotte County, 50% FEMA Rule (Substantial Improvement and Substantial Damage): https://www.charlottecountyfl.gov/departments/community-development/building-construction/50-percent-fema-rule.stml
• Charlotte County, 50% rule Detailed Cost Breakdown form: https://www.charlottecountyfl.gov/core/fileparse.php/363/urlt/50-percent-fema-rule.pdf
• Charlotte County, Flood Information (storm record, zones, datum): https://www.charlottecountyfl.gov/departments/emergency-management/flood/
• Charlotte County, Elevation Certificates: https://www.charlottecountyfl.gov/departments/community-development/building-construction/elevation-certificates.stml
• Charlotte County, Forerunner floodplain portal: https://charlottecountyfl.withforerunner.com/
• Charlotte County, County flood zone lookup app: https://ccbocc.maps.arcgis.com/apps/instant/sidebar/index.html?appid=7c41d7199d4c4a99ab6591ee6746ba0b
• Charlotte County, Know Your Zone (evacuation): https://www.charlottecountyfl.gov/departments/emergency-management/know-your-zone.stml
• Charlotte County, Evacuation zone address lookup: https://knowyourzone.charlottecountyfl.gov/
• Charlotte County, Repetitive Loss: https://www.charlottecountyfl.gov/departments/emergency-management/flood/repetitive-loss.stml
• Charlotte County, Vertical datum flyer (NAVD88): https://www.charlottecountyfl.gov/core/fileparse.php/480/urlt/vertical-datum-flyer.pdf
• Charlotte County, Coastal A Zone and LiMWA flyer: https://www.charlottecountyfl.gov/core/fileparse.php/480/urlt/limwa-flyer.pdf
• Charlotte County, Permits (HB 803 expiration table, dock and boat lift update): https://www.charlottecountyfl.gov/departments/community-development/building-construction/permits/
• Charlotte County, What Does Or Does Not Require A Permit: https://www.charlottecountyfl.gov/departments/community-development/building-construction/permits/permit-requirements.stml
• Charlotte County, Residential Permits index: https://www.charlottecountyfl.gov/departments/community-development/building-construction/permits/residential-permits/
• Charlotte County, Disaster Recovery, Permitting: https://www.charlottecountyfl.gov/departments/community-development/building-construction/permits/disaster-recovery-permitting.stml
• Charlotte County, Building Codes (no local amendments): https://www.charlottecountyfl.gov/departments/community-development/building-construction/building-codes.stml
• Charlotte County, Online Services (permit research without registration): https://www.charlottecountyfl.gov/departments/community-development/building-construction/online-services.stml
• Charlotte County, Citizen Access Portal (Accela): https://aca-prod.accela.com/BOCC/Default.aspx
• Charlotte County, Code Compliance, Research Requests (lien searches): https://www.charlottecountyfl.gov/departments/community-development/code-compliance/research-requests.stml
• Charlotte County, Guide to Lien Research Requests (revised 12/2/2020): https://www.charlottecountyfl.gov/core/fileparse.php/363/urlt/Guide-to-Lien-Research-Requests.pdf
• Charlotte County, Lien Relief Program: https://www.charlottecountyfl.gov/departments/community-development/code-compliance/lien-relief-program.stml
• Charlotte County, Code Compliance: https://www.charlottecountyfl.gov/departments/community-development/code-compliance/
• Charlotte County, Community Development FAQ (updated 09/2025): https://www.charlottecountyfl.gov/core/fileparse.php/363/urlt/FAQ.pdf
• Charlotte County, Residential Seawall permit: https://www.charlottecountyfl.gov/departments/community-development/building-construction/permits/residential-permits/residential-seawall.stml
• Charlotte County, Residential Seawall and Riprap Permit application (Form 13): https://www.charlottecountyfl.gov/core/fileparse.php/363/urlt/Application-Residential-Seawall-Permit.pdf
• Charlotte County, Impact Fees: https://www.charlottecountyfl.gov/departments/community-development/planning-zoning/impact-fees/
• Charlotte County, My Neighborhood address lookup: https://www.charlottecountyfl.gov/my-neighborhood/
• Charlotte County, Murdock Village CRA: https://www.charlottecountyfl.gov/cra/murdock-village/
• Charlotte County Utilities, Sewer Service (mandatory connection, 180 days, MSBU stays with the property): https://www.charlottecountyfl.gov/departments/utilities/sewer-service/
• Charlotte County Utilities, Ackerman Wastewater Expansion project page (last updated 09/16/2026): https://www.charlottecountyfl.gov/projects/ackerman-wastewater-expansion.stml
• Charlotte County Utilities, Ackerman Sewer Expansion FAQs (updated 2/23/2026): https://www.charlottecountyfl.gov/file/686/0021651-Ackerman-FAQ.pdf
• Charlotte County Utilities, Ackerman assessment roll (February 2026): https://www.charlottecountyfl.gov/file/686/Ackerman-Roll-2-26.pdf
• Charlotte County Utilities, Ackerman Resolution 2019-153: https://www.charlottecountyfl.gov/core/fileparse.php/536/urlt/ackerman-res-2019-153.pdf
• Charlotte County Utilities, Lakeview/Midway Wastewater Expansion project page (last updated 08/24/2026): https://www.charlottecountyfl.gov/projects/lakeview-midway-wastewater-expansion.stml
• Charlotte County Utilities, FAQ (selling a home, final read): https://www.charlottecountyfl.gov/departments/utilities/utilities-faq.stml
• Charlotte County Utilities, Past Due Bills (liens under s. 153.67): https://www.charlottecountyfl.gov/departments/utilities/billing/past-due.stml
• Charlotte County Utilities, Forms (Account Payoff Request): https://www.charlottecountyfl.gov/departments/utilities/about-utilities/forms.stml
• Charlotte County Utilities, Rates (Schedule A April 1, 2026; monthly rates October 1, 2026): https://www.charlottecountyfl.gov/departments/utilities/rates.stml
• Charlotte County Utilities, Water and Sewer Availability: https://www.charlottecountyfl.gov/departments/utilities/availability.stml
• Charlotte County Utilities, About Utilities: https://www.charlottecountyfl.gov/departments/utilities/about-utilities/
• Charlotte County, MSBUs and MSTUs directory: https://www.charlottecountyfl.gov/msbu-mstu/
• Charlotte County, MSBUs and MSTUs FAQ: https://www.charlottecountyfl.gov/msbu-mstu/msbu-mstu-faq.stml
• Charlotte County, MSBU Public Hearings: https://www.charlottecountyfl.gov/msbu-mstu/msbu-public-hearings.stml
• Charlotte County, Non-Ad Valorem Billing Cycle: https://www.charlottecountyfl.gov/core/fileparse.php/607/urlt/non-ad-valorem-billing-cycle.pdf
• Charlotte County, Greater Port Charlotte Street and Drainage Unit: https://www.charlottecountyfl.gov/msbu-mstu/greater-port-charlotte/
• Charlotte County, Greater Port Charlotte Street and Drainage, FY2027 Adopted Budget: https://www.charlottecountyfl.gov/file/582/Greater-Port-Charlotte-FY27-ADOPTED.pdf
• Charlotte County, Northwest Port Charlotte Street and Drainage Unit: https://www.charlottecountyfl.gov/msbu-mstu/northwest-port-charlotte/
• Charlotte County, Northwest Port Charlotte Street and Drainage, FY2027 Adopted Budget: https://www.charlottecountyfl.gov/file/610/NW-Port-Charlotte-NU-FY27-ADOPTED.pdf
• Charlotte County, Northwest Port Charlotte Waterway Unit: https://www.charlottecountyfl.gov/msbu-mstu/northwest-port-charlotte-waterway/
• Charlotte County, Northwest Port Charlotte Waterway, FY2027 Adopted Budget: https://www.charlottecountyfl.gov/file/613/NW-Port-Charlotte-WATERWAY-FY27-ADOPTED.pdf
• Charlotte County, Edgewater North Waterway Unit: https://www.charlottecountyfl.gov/msbu-mstu/edgewater-north/
• Charlotte County, Edgewater North Waterway, FY2027 Adopted Budget: https://www.charlottecountyfl.gov/file/573/Edgewater-North-WATERWAY-FY27-ADOPTED.pdf
• Charlotte County, Buena Vista Area Waterway Unit: https://www.charlottecountyfl.gov/msbu-mstu/buena-vista/
• Charlotte County, Buena Vista Waterway, FY2027 Adopted Budget: https://www.charlottecountyfl.gov/file/558/Buena-Vista-WATERWAY-FY27-ADOPTED.pdf
• Charlotte County, Manchester Waterway Benefit Unit: https://www.charlottecountyfl.gov/msbu-mstu/manchester-waterway/
• Charlotte County, Manchester Waterway, FY2027 Adopted Budget: https://www.charlottecountyfl.gov/file/603/Manchester-WATERWAY-FY27-ADOPTED.pdf
• Charlotte County, Gulf Cove Street and Drainage Unit: https://www.charlottecountyfl.gov/msbu-mstu/gulf-cove/
• Charlotte County, Gulf Cove Street and Drainage, FY2027 Proposed Budget: https://www.charlottecountyfl.gov/file/588/Gulf-Cove-SD-FY27-PROPOSED.pdf
• Charlotte County, Gulf Cove Waterway Maintenance Benefit Unit: https://www.charlottecountyfl.gov/msbu-mstu/gulf-cove-waterway/
• Charlotte County, Gulf Cove Waterway, FY2027 Proposed Budget: https://www.charlottecountyfl.gov/file/591/Gulf-Cove-WATERWAY-FY27-PROPOSED.pdf
• Charlotte County, South Gulf Cove (Non-Urban) Street and Drainage Unit: https://www.charlottecountyfl.gov/msbu-mstu/south-gulf-cove-non-urban/
• Charlotte County, South Gulf Cove Street and Drainage, FY2027 Proposed Budget: https://www.charlottecountyfl.gov/file/637/South-Gulf-Cove-SD-FY27-PROPOSED.pdf
• Charlotte County, South Gulf Cove Waterway Benefit Unit: https://www.charlottecountyfl.gov/msbu-mstu/south-gulf-cove-waterway/
• Charlotte County, South Gulf Cove Waterway, FY2027 Proposed Budget: https://www.charlottecountyfl.gov/file/640/South-Gulf-Cove-WATERWAY-FY27-PROPOSED.pdf
• Charlotte County, Mid-Charlotte Stormwater Utility Unit: https://www.charlottecountyfl.gov/msbu-mstu/mid-charlotte-stormwater/
• Charlotte County, Mid Charlotte Stormwater, FY2027 Adopted Budget: https://www.charlottecountyfl.gov/file/1105/Stormwater-Mid-County-FY27-ADOPTED.pdf
• Charlotte County, Englewood East Street and Drainage, FY2027 Proposed Budget: https://www.charlottecountyfl.gov/file/576/Englewood-East-FY27-PROPOSED.pdf
• Charlotte County, Ackerman Waterway Maintenance Unit: https://www.charlottecountyfl.gov/msbu-mstu/units-without-advisory-boards/ackerman.stml
• Charlotte County, Ackerman Waterway, FY2027 Adopted Budget: https://www.charlottecountyfl.gov/file/1030/Ackerman-WATERWAY-FY27-ADOPTED.pdf
• Charlotte County, Hayward Canal Area Waterway Unit: https://www.charlottecountyfl.gov/msbu-mstu/units-without-advisory-boards/hayward-canal.stml
• Charlotte County, Hayward Canal Area Waterway, FY2027 Proposed Budget: https://www.charlottecountyfl.gov/file/1030/Hayward-Canal-Area-WATERWAY-FY27-PROPOSED.pdf
• Charlotte County, South Bridge Waterway Unit: https://www.charlottecountyfl.gov/msbu-mstu/units-without-advisory-boards/south-bridge-waterway.stml
• Charlotte County, South Bridge Waterway, FY2027 Adopted Budget: https://www.charlottecountyfl.gov/file/1030/South-Bridge-WATERWAY-FY27-ADOPTED.pdf
• Charlotte County, Suncoast Waterway Maintenance Unit: https://www.charlottecountyfl.gov/msbu-mstu/suncoast-waterway/
• Charlotte County, Suncoast Waterway, FY2027 Adopted Budget: https://www.charlottecountyfl.gov/file/1279/Suncoast-WATERWAY-FY27-ADOPTED.pdf
• Charlotte County, MSBU Record Search (parcel-level assessments): https://msbu.charlottecountyfl.gov/
• Charlotte County, MSBU Record Search, Search Records: https://msbu.charlottecountyfl.gov/PubProperty
• Charlotte County, MSBU Districts table: https://msbu.charlottecountyfl.gov/PubMSBUMaster
• Charlotte County, Non-Ad Valorem Capital Assessment Pay-off: https://msbu.charlottecountyfl.gov/Home/NonAd
• Charlotte County, MSBU detail: Fire Rescue, Residential Unit: https://msbu.charlottecountyfl.gov/PubMSBUMaster/Details/249
• Charlotte County, MSBU detail: Fire Rescue, Vacant Lot or Acre accessible by road: https://msbu.charlottecountyfl.gov/PubMSBUMaster/Details/38
• Charlotte County, MSBU detail: Sanitation Unit, Main Area: https://msbu.charlottecountyfl.gov/PubMSBUMaster/Details/219
• Charlotte County, MSBU detail: Ackerman Sewer Expansion Project (capital): https://msbu.charlottecountyfl.gov/PubMSBUMaster/Details/235
• Charlotte County, MSBU detail: El Jobean Wastewater (capital): https://msbu.charlottecountyfl.gov/PubMSBUMaster/Details/231
• Charlotte County, FY27 budget, final public hearing presentation, September 28, 2026 (millage rates): https://data.charlottecountyfl.gov/Agenda/20260928/1b.pdf
• Charlotte County, South Gulf Cove Boat Lock (operating instructions): https://www.charlottecountyfl.gov/departments/public-works/maintenance-operations/south-gulf-cove-boat-lock.stml
• Charlotte County, South Gulf Cove Parallel Lock project page (last updated 10/01/2026): https://www.charlottecountyfl.gov/projects/south-gulf-cove-parallel-lock.stml
• Florida Sea Grant TP-181, Regional Waterway Management System for Charlotte County (June 2012): https://www.charlottecountyfl.gov/core/fileparse.php/276/urlt/tp181_rwms_charlotte_county1.pdf
• Charlotte County, Map 59, Canals and Man-Made Waterways: https://www.charlottecountyfl.gov/core/fileparse.php/376/urlt/map-59-canals-and-man-made-waterways.pdf
• Charlotte County, Waterways map: https://www.charlottecountyfl.gov/core/fileparse.php/1146/urlt/waterways-map.pdf
• Charlotte County, Waterway MSBU and MSTU district map: https://www.charlottecountyfl.gov/core/fileparse.php/607/urlt/waterway-msbu-mstu-district-map.pdf
• Charlotte County, South Gulf Cove canals, streets and blueways map: https://www.charlottecountyfl.gov/core/fileparse.php/369/urlt/south-gulf-cove-canals-streets-blueways.pdf
• South Gulf Cove HOA, Frequently Asked Questions page: https://www.southgulfcovefl.org/frequently-asked-questions/
• South Gulf Cove HOA FAQs (dated September 1, 2026): https://www.southgulfcovefl.org/editor_upload/File/FAQs/FAQs%20260901.pdf
• South Gulf Cove HOA Membership and Welcome Booklet (rev. 2026-08-15): https://www.southgulfcovefl.org/editor_upload/File/FAQs/260815_MEMWB_A02.pdf
• CHNEP Water Atlas, Port Charlotte Canal System: https://chnep.wateratlas.usf.edu/waterbodies/rivers/9000312/port-charlotte-canal-system
• Charlotte County Property Appraiser, Exemptions (homestead, Save Our Homes, portability, 10% cap): https://www.ccappraiser.com/exemption.aspx
• Charlotte County Property Appraiser, Proposed 2026 Property Tax Amendment FAQ: https://www.ccappraiser.com/property-tax-amendment.aspx
• Charlotte County Property Appraiser, Tax Estimator: https://www.ccappraiser.com/TaxEstimator/
• Charlotte County Property Appraiser, catastrophic damage report: https://www.ccappraiser.com/DA_Intro.aspx
• Charlotte County Property Appraiser, Downloads (roll and sales files): https://www.ccappraiser.com/Downloads.aspx
• Charlotte County Property Appraiser, sales.zip (every recorded deed since 2009): https://www.ccappraiser.com/downloads/sales.zip
• Charlotte County Property Appraiser, Form DR-501T, portability: https://www.ccappraiser.com/forms/dr501t.pdf
• Charlotte County Property Appraiser, real property search: https://www.ccappraiser.com/RPSearchEnter.asp
• Charlotte County Property Appraiser, sales search: https://www.ccappraiser.com/SalesSearchEnter.asp
• Charlotte County Clerk of the Circuit Court, fee schedule (recording, doc stamps): https://www.charlotteclerk.com/Fee/FeeIndex/
• Charlotte County Clerk, Official Records search: https://recording.charlotteclerk.com/
• Charlotte County Tax Collector, Property Tax: https://taxcollector.charlottecountyfl.gov/property-tax
• Florida Department of Health in Charlotte County, Onsite Sewage: https://charlotte.floridahealth.gov/programs-and-services/environmental-health/onsite-sewage-disposal/index.html
• DOH-Charlotte, Managed Septic Systems (five-year pump-out within 300 feet of surface water): https://charlotte.floridahealth.gov/programs-and-services/environmental-public-health/onsite-sewage-program/managed-systems/
• Florida Statutes section 201.02, documentary stamp tax on deeds: https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0200-0299/0201/Sections/0201.02.html
• Florida Statutes section 28.24, clerk service charges: https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0000-0099/0028/Sections/0028.24.html
• Florida Statutes section 720.30851, HOA estoppel certificates: https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0720/Sections/0720.30851.html
• Florida Statutes section 718.116, condominium assessments and estoppel: https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0718/Sections/0718.116.html
• Florida Statutes section 719.108, cooperative assessments and estoppel: https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0719/Sections/0719.108.html
• Florida Statutes section 720.401, HOA disclosure summary: https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0720/Sections/0720.401.html
• Florida Statutes section 720.3085, HOA assessments and lien claims: https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0720/Sections/0720.3085.html
• Florida Statutes section 718.503, condominium disclosure before sale: https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0718/Sections/0718.503.html
• Florida Statutes section 718.504, prospectus and question and answer sheet: https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0718/Sections/0718.504.html
• Florida Statutes section 719.503, cooperative disclosure before sale: https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0719/Sections/0719.503.html
• Florida Statutes section 718.112, bylaws, structural integrity reserve study: https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0718/Sections/0718.112.html
• Florida Statutes section 553.899, milestone inspections: https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0500-0599/0553/Sections/0553.899.html
• Florida Statutes section 723.011, mobile home park prospectus: https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0723/Sections/0723.011.html
• Florida Statutes section 319.261, retiring title to a mobile home: https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0300-0399/0319/Sections/0319.261.html
• Florida Statutes section 320.0815, mobile home RP stickers: https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0300-0399/0320/Sections/0320.0815.html
• Florida Statutes section 760.29, housing for older persons exemption: https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0760/Sections/0760.29.html
• Florida Statutes section 689.261, property tax disclosure; listing platforms from February 1, 2027: https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0600-0699/0689/Sections/0689.261.html
• Florida Statutes section 689.302, flood disclosure: https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0600-0699/0689/Sections/0689.302.html
• Florida Statutes section 689.25, facts that need not be disclosed: https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0600-0699/0689/Sections/0689.25.html
• Florida Statutes section 404.056, radon notification: https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0400-0499/0404/Sections/0404.056.html
• Florida Statutes section 475.278, brokerage relationships: https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0400-0499/0475/Sections/0475.278.html
• Florida Statutes section 553.79, permits; closing a prior owner permit: https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0500-0599/0553/Sections/0553.79.html
• Florida Statutes section 553.844, roof repair, 25 percent rule: https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0500-0599/0553/Sections/0553.844.html
• Florida Statutes section 553.73, Florida Building Code: https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0500-0599/0553/Sections/0553.73.html
• Florida Statutes section 381.0065, onsite sewage treatment and disposal systems: https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0300-0399/0381/Sections/0381.0065.html
• Florida Statutes section 153.67, unpaid water and sewer fees are a lien: https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0100-0199/0153/Sections/0153.67.html
• Florida Statutes section 125.01, county powers (municipal service benefit units): https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0100-0199/0125/Sections/0125.01.html
• Florida Statutes section 197.3632, uniform method for non-ad valorem assessments: https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0100-0199/0197/Sections/0197.3632.html
• Florida Statutes section 197.162, early payment discounts: https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0100-0199/0197/Sections/0197.162.html
• Florida Statutes section 197.333, when taxes are due and delinquent: https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0100-0199/0197/Sections/0197.333.html
• Florida Statutes section 193.155, homestead assessments, portability: https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0100-0199/0193/Sections/0193.155.html
• Florida Statutes section 193.1554, non-homestead residential assessment cap: https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0100-0199/0193/Sections/0193.1554.html
• Florida Statutes section 196.031, homestead exemption: https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0100-0199/0196/Sections/0196.031.html
• Florida Statutes section 627.7011, roof age and homeowners policies: https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0600-0699/0627/Sections/0627.7011.html
• Florida Statutes section 627.711, wind mitigation form and discounts: https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0600-0699/0627/Sections/0627.711.html
• Florida Statutes section 627.351, Citizens Property Insurance Corporation: https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0600-0699/0627/Sections/0627.351.html
• Florida Statutes section 627.782, title insurance rates adopted by rule: https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0600-0699/0627/Sections/0627.782.html
• Florida Statutes section 215.5586, My Safe Florida Home: https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0200-0299/0215/Sections/0215.5586.html
• Chapter 2026-239, Laws of Florida (HB 7031-E, taxation; adds s. 689.261(3)): http://laws.flrules.org/2026/239
• HB 7031-E (2026 Special Session E), bill page: https://www.flsenate.gov/Session/Bill/2026E/7031
• SB 948 (2025), flood disclosures, ch. 2025-166: https://www.flsenate.gov/Session/Bill/2025/948
• HB 803 (2026), building permits, ch. 2026-63: https://www.flsenate.gov/Session/Bill/2026/803
• CS/HJR 1-F (2026 Special Session F), property tax amendment: https://www.flsenate.gov/Session/Bill/2026F/1F
• HB 913 (2025), condominium and cooperative associations, ch. 2025-175: https://www.flsenate.gov/Session/Bill/2025/913
• Florida Division of Elections, constitutional amendments and initiatives: https://dos.fl.gov/elections/laws-rules/constitutional-amendments/
• Florida Department of Revenue, Documentary Stamp Tax: https://floridarevenue.com/taxes/taxesfees/Pages/doc_stamp.aspx
• Florida Department of Revenue, Save Our Homes: https://floridarevenue.com/property/Documents/SaveOurHomes.pdf
• Florida Department of Revenue, Property Tax Oversight, taxpayers: https://floridarevenue.com/property/Pages/Taxpayers.aspx
• Charlotte County Property Appraiser, 2026 Tax Roll Final Rates: https://www.ccappraiser.com/taxroll/2026FinalRateChart.pdf
• Rule 69O-186.003, Florida Administrative Code, title insurance rates: https://flrules.org/gateway/ruleNo.asp?id=69O-186.003
• Florida Department of Financial Services, Title Insurance Overview: https://www.myfloridacfo.com/division/consumers/understanding-insurance/title-insurance-overview
• Florida DBPR, Estoppel Certificate Fees (current CPI-adjusted caps): https://www2.myfloridalicense.com/lsc/documents/ESTOPPEL_CERTIFICATE_FEES.pdf
• Florida Office of Insurance Regulation, wind mitigation resources: https://floir.gov/consumers/wind-mitigation-resources
• Florida Office of Insurance Regulation, Property Insurance Stability Report, July 2026: https://floir.gov/docs-sf/default-source/property-and-casualty/stability-unit-reports/july-2026-isu-report.pdf
• Florida Office of Insurance Regulation, residential market share reports: https://floir.gov/tools-and-data/residential-market-share-reports
• Citizens Property Insurance, Policies in Force: https://www.citizensfla.com/policies-in-force
• Citizens Property Insurance, Inspections (four-point, older roofs): https://www.citizensfla.com/inspections
• Citizens Property Insurance, 2026 multiperil rates (March 4, 2026): https://www.citizensfla.com/-/20260304-citizens-2026-multiperil-rates-to-drop-statewide
• Citizens Property Insurance, flood coverage requirement schedule: https://www.citizensfla.com/-/flood-insurance-coverage-rules-kick-in-for-citizens
• Citizens Property Insurance, depopulation: https://www.citizensfla.com/depoppl
• My Safe Florida Home: https://mysafeflhome.com/
• Florida Department of Environmental Protection, Onsite Sewage Program: https://floridadep.gov/water/onsite-sewage
• Florida Division of Emergency Management, Elevate Florida: https://www.floridadisaster.org/dem/mitigation/elevate-Florida/
• IRS, FIRPTA withholding (rate, FAQs; reviewed 21-Jul-2026): https://www.irs.gov/individuals/international-taxpayers/firpta-withholding
• IRS, Exceptions from FIRPTA withholding: https://www.irs.gov/individuals/international-taxpayers/exceptions-from-firpta-withholding
• IRS, Reporting and paying tax on U.S. real property interests (Forms 8288 and 8288-A): https://www.irs.gov/individuals/international-taxpayers/reporting-and-paying-tax-on-us-real-property-interests
• IRS, About Form 8288: https://www.irs.gov/forms-pubs/about-form-8288
• IRS, About Form 8288-B, application for withholding certificate: https://www.irs.gov/forms-pubs/about-form-8288-b
• IRS, Instructions for Form 8288: https://www.irs.gov/instructions/i8288
• IRS, ITIN guidance for foreign property buyers and sellers: https://www.irs.gov/individuals/international-taxpayers/itin-guidance-for-foreign-property-buyers-sellers
• IRS, Definitions of terms and procedures unique to FIRPTA: https://www.irs.gov/individuals/international-taxpayers/definitions-of-terms-and-procedures-unique-to-firpta
• IRS, Determining an individual tax residency status: https://www.irs.gov/individuals/international-taxpayers/determining-an-individuals-tax-residency-status
• IRS, Topic no. 701, Sale of your home: https://www.irs.gov/taxtopics/tc701
• IRS, Publication 523, Selling Your Home: https://www.irs.gov/publications/p523
• IRS, Topic no. 409, Capital gains and losses: https://www.irs.gov/taxtopics/tc409
• IRS, Topic no. 703, Basis of assets: https://www.irs.gov/taxtopics/tc703
• IRS, Net Investment Income Tax: https://www.irs.gov/individuals/net-investment-income-tax
• IRS, About Form 1099-S: https://www.irs.gov/forms-pubs/about-form-1099-s
• OpenFEMA, NFIP Community Status Book, CID 120061: https://www.fema.gov/api/open/v1/NfipCommunityStatusBook?%24filter=communityIdNumber%20eq%20%27120061%27
• FEMA National Flood Hazard Layer REST service (FIRM panels, LOMRs): https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer
• FEMA Preliminary NFHL REST service: https://hazards.fema.gov/arcgis/rest/services/PrelimPending/Prelim_NFHL/MapServer
• FEMA Pending NFHL REST service: https://hazards.fema.gov/arcgis/rest/services/PrelimPending/Pending_NFHL/MapServer
• FEMA preliminary products download tool: https://hazards.fema.gov/femaportal/prelimdownload/
• FEMA Flood Map Service Center: https://msc.fema.gov/portal/home
• FEMA Risk Rating 2.0 page, carried from our retrieval of 27 Aug 2026: https://www.fema.gov/flood-insurance/risk-rating
• FEMA, Understanding Risk Rating 2.0 fact sheet (2025): https://agents.floodsmart.gov/sites/default/files/media/document/2025-08/fema-understanding-risk-rating-2.0-fact-sheet-2025.pdf
• FloodSmart (NFIP consumer site): https://www.floodsmart.gov/
• Federal Register 87 FR 44416 (2022-15915), Final Flood Hazard Determinations, Charlotte County docket FEMA-B-2074 (govinfo copy): https://www.govinfo.gov/content/pkg/FR-2022-07-26/html/2022-15915.htm
• NOAA NHC Tropical Cyclone Report, Charley (AL032004): https://www.nhc.noaa.gov/data/tcr/AL032004_Charley.pdf
• NOAA NHC Tropical Cyclone Report, Ian (AL092022): https://www.nhc.noaa.gov/data/tcr/AL092022_Ian.pdf
• NOAA NHC Tropical Cyclone Report, Helene (AL092024): https://www.nhc.noaa.gov/data/tcr/AL092024_Helene.pdf
• NOAA NHC Tropical Cyclone Report, Milton (AL142024): https://www.nhc.noaa.gov/data/tcr/AL142024_Milton.pdf
• U.S. Census QuickFacts, Port Charlotte CDP: https://www.census.gov/quickfacts/fact/table/portcharlottecdpflorida/PST045225
• EPA, real estate disclosures about potential lead hazards: https://www.epa.gov/lead/real-estate-disclosures-about-potential-lead-hazards
• FHFA metro all-transactions HPI (CSV): https://www.fhfa.gov/hpi/download/quarterly_datasets/hpi_at_metro.csv
• FHFA HPI datasets landing page: https://www.fhfa.gov/data/hpi/datasets
• FHFA Working Paper 18-03: https://www.fhfa.gov/research/papers/wp1803
• Federal Register 89 FR 64538 (2024-16197), Quality Control Standards for Automated Valuation Models: https://www.federalregister.gov/api/v1/documents/2024-16197.json
• CFPB, AVM final rule page: https://www.consumerfinance.gov/rules-policy/final-rules/quality-control-standards-for-automated-valuation-models/
• OCC Bulletin 2024-17: https://www.occ.gov/news-issuances/bulletins/2024/bulletin-2024-17.html
• HUD Cityscape vol. 26 no. 1, AVM accuracy study: https://www.huduser.gov/portal/periodicals/cityscape/vol26num1/ch15.pdf
• Fannie Mae Selling Guide B4-1.4-10, value acceptance: https://selling-guide.fanniemae.com/sel/b4-1.4-10/value-acceptance-appraisal-waiver
• Freddie Mac ACE: https://sf.freddiemac.com/tools-learning/technology-tools/our-solutions/ace-automated-collateral-evaluation
• Freddie Mac Primary Mortgage Market Survey: https://www.freddiemac.com/pmms
• NAR, What the settlement means for home buyers and sellers: https://www.nar.realtor/the-facts/what-the-nar-settlement-means-for-home-buyers-and-sellers
• NAR, settlement FAQs: https://www.nar.realtor/the-facts/nar-settlement-faqs
• NAR, Written buyer agreements 101: https://www.nar.realtor/the-facts/written-buyer-agreements-101
• NAR, summary of 2024 MLS changes: https://www.nar.realtor/about-nar/policies/summary-of-2024-mls-changes
• NAR, existing-home sales (August 2026): https://www.nar.realtor/research-and-statistics/housing-statistics/existing-home-sales
• Florida Realtors, NAR settlement FAQs (updated June 26, 2025): https://www.floridarealtors.org/law-ethics/nar-settlement-faqs
• Florida Realtors, NAR settlement forms and resources: https://www.floridarealtors.org/law-ethics/nar-settlement-sitzer-burnett-lawsuit
• Florida Realtors, NAR settlement must-know practice and policy changes (June 2024): https://www.floridarealtors.org/news-media/news-articles/2024/06/nar-settlement-must-know-practice-policy-changes
• Florida Realtors, market reports (MSA Snapshot): https://www.floridarealtors.org/tools-research/reports/florida-market-reports
• Florida Realtors, Florida housing market levels off in August (September 16, 2026): https://www.floridarealtors.org/news-media/news-articles/2026/09/florida-housing-market-levels-august
• Florida Realtors, new flood disclosure requirements (June 2025): https://www.floridarealtors.org/news-media/news-articles/2025/06/new-flood-disclosure-requirements-florida
• Florida Realtors and The Florida Bar, AS IS Residential Contract for Sale and Purchase, ASIS-7 redline (Rev. 12/24): https://www.floridarealtors.org/sites/default/files/2024-12/AS%20IS%20Residential%20Contract%20for%20Sale%20and%20Purchase%20%28FloridaRealtors-FloridaBar-ASIS-7%29%20Redline%20%281%29.pdf
• Florida Realtors SunStats dashboard: https://sunstats.floridarealtors.org/dashboard
• West Port CDD: https://westportcdd.net/about
• Riverwood Community Association: https://www.riverwoodflorida.org/who-we-are/
• Heritage Oak Park CDD: https://hopcdd.org/
• Maple Leaf Golf and Country Club: https://mapleleafgcc.org/
• Port Charlotte Village: https://portcharlottevillage.com/
• WINK News, Ackerman sewer expansion costs climb: https://www.winknews.com/news/charlotte/charlotte-county-ackerman-sewer-expansion-costs-climb-homeowners-face-decades-of-fees/article_fda3d667-07b3-493d-a3fc-931e26ce7a5b.html
• Gulfshore Business, Charlotte County January 2026 association statistics (February 25, 2026): https://www.gulfshorebusiness.com/real_estate/unyielding-market-strength-in-charlotte-county-housing/article_e97f435e-a7bf-4176-a285-c7b01776e0d7.html
• Pinellas County Property Appraiser, Amendment 3 FAQ: https://www.pcpao.gov/amendment3
• Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), carried from our retrieval of 29 Jun 2026: https://law.justia.com/cases/florida/supreme-court/1985/65330-0.html
• Lee County Property Appraiser, sale data files, the record behind the Cape Coral column: https://www.leepa.org/Roll/SDFTxt.aspx

Talk To Us About Your Port Charlotte Home Value

By Jesse McGreevy and Marc Comisar, who together bring over 45 years of combined direct experience in Southwest Florida real estate. For this page we tracked 3,239 recorded Port Charlotte home sales and 1,553 recorded lot sales from the county deed file, and every water, flood, insurance, sewer, permit and tax rule a buyer's lender, insurer and inspector will apply to your house, so each figure here comes from a public record you can check.

If you are thinking, "I need someone to sell my house in Port Charlotte, Florida," McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Port Charlotte, Punta Gorda, Babcock Ranch, Charlotte County, Estero, Bonita Springs, Naples and Fort Myers. Whether you are selling in South Gulf Cove, Gulf Cove, West Port, Riverwood, Heritage Oak Park, Kings Gate, Port Charlotte Beach or the original Port Charlotte grid, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.

Your Local Real Estate Experts

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Contact McGreevy and Comisar

Jesse McGreevy: (239) 898-6072, [email protected]

Marc Comisar: (239) 287-5873

Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com, or read about McGreevy and Comisar. For buying questions, see how we represent Southwest Florida buyers, and for a seller's first step, request your free Port Charlotte home valuation. Call Jesse direct at (239) 898-6072. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.

Brokered by Domain Realty. Jesse McGreevy (SL3101296) and Marc Comisar (BK3060671) are licensed Florida real estate professionals regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes.

Updated October 2026. This page is general information about Port Charlotte home values, not an appraisal and not legal or tax advice. Market figures change with each county file and statutory figures change annually. For your specific property, ask us for the file.