A real number for a Punta Gorda Isles canal home or condo, built from 331 Charlotte County recorded sales, your seawall and your canal route rather than an algorithm. No obligation, and we send you the comparables we used.
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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 September 2026. If you are weighing the community itself rather than a sale, our Punta Gorda Isles community guide covers the canal grid, the city seawall programme, Buckley's Pass, the private clubs, schools, flood maps and daily life a few minutes from downtown Punta Gorda.
A Punta Gorda Isles home is worth what the county record says comparable canal homes sold for. In the 12 months to September 24, 2026, Charlotte County recorded 331 qualified Punta Gorda Isles single-family sales at a $700,000 median, $321 per square foot of living area, with the middle half between $535,000 and $870,000.
Data updated: September 2026 (Charlotte County Property Appraiser public parcel and sales files, index built September 24, 2026, newest recorded sale September 9, 2026, our analysis; Southwest Florida MLS Matrix, pulled September 25, 2026, used for days on market and sale-to-list chiefly).
Most online answers to "what is my Punta Gorda Isles home worth" start from the wrong record. Punta Gorda Isles is a City of Punta Gorda canal community in ZIP 33950, recorded as 17 plat sections of the developer Punta Gorda Isles, Inc.: Sections 1 to 12, 14, 17, 24, 26 and 27 with their replats. The same developer name sits on Burnt Store Isles, the Burnt Store corridor sections, Deep Creek north of the Peace River and Burnt Store Marina in Lee County, and the Southwest Florida MLS carries the Punta Gorda Isles label on only 80 closings for the same year the county recorded 331 single-family deeds. We value Punta Gorda Isles homes from the county's recorded deeds, parcel by parcel, and use the MLS beside it for the two numbers the county file cannot carry: days on market and sale-to-list ratio.
Figure | What it measures | Segment | Window and source |
|---|---|---|---|
$700,000 | Median of 331 qualified recorded sales | Single-family homes in Punta Gorda Isles Sections 1 to 12, 14, 17, 24, 26, 27 and 9B | 12 months to September 24, 2026, Charlotte County Property Appraiser, our analysis |
$535,000 to $870,000 | The middle half of the same 331 sales | Same segment | Same window and source |
$321 | Median price per square foot of the roll's living area | Same segment | Same window and source |
$715,000 | Median of 179 recorded sales | Same segment, most recent six months | March 25 to September 24, 2026, same source |
$564,000 | Median of 80 labeled closings | Southwest Florida MLS, value "Punta Gorda Isles", houses and condominium units mixed | 12 months to September 24, 2026, pulled September 25, 2026 |
96.0 percent | Median sale-to-list ratio of the same 80 closings | Southwest Florida MLS | Same window and pull |
The spread between $564,000 and $700,000 is not noise. The two figures count different homes: the county figure is single-family Punta Gorda Isles only, while the MLS value mixes condominium units on PGI streets with houses and misses most sales that never touched that MLS. Punta Gorda Isles also holds four different products under one name: original 1960s and 1970s canal homes, rebuilt and newer canal homes, harbour-front homes such as those at Colony Point, and about 1,463 condominium and villa units in 38 associations the county roll lists on PGI streets. A valuation that averages them together misprices all four.
Start with three questions. Which plat section is the lot in, and does the route from its dock reach Charlotte Harbor without passing under a fixed bridge? What stands on the lot, and when was it built: an original canal home, a post-Charley or post-Ian rebuild, a new home, or a condominium unit? And where does the city seawall behind it sit: already replaced with today's panels, or still in the city's replacement queue? Those three answers move a Punta Gorda Isles price further than square footage alone, and they are the first three lines of every valuation file we write.
Punta Gorda Isles sellers choose McGreevy and Comisar because we price on Charlotte County's recorded sales rather than a portal estimate, and we answer the seawall, canal route, base flood elevation and canal assessment questions before a buyer asks. We are Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, index built September 24, 2026, our analysis; Southwest Florida MLS Matrix, pulled September 25, 2026).
If you are comparing the best real estate agents in Punta Gorda, the test in a city canal community is simple: ask who prices a Punta Gorda Isles home from the 331 recorded single-family sales and who prices it from the 80 labeled MLS closings. We lead Domain Realty Group, and our method is the same on an Emerald Pointe condominium as on a rebuilt Bird Section home with sailboat water behind it.
McGreevy and Comisar are a top-reviewed Southwest Florida team on Google, and every Punta Gorda Isles valuation comes from a partner, not a call center. Call Jesse McGreevy at (239) 898-6072 to start one.
The fastest route to a Punta Gorda Isles 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 comparables from your section, the seawall status, the flood panel, the canal assessment line and a net sheet.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis; City of Punta Gorda canal and budget records, read September 2026).
Enter your address in the free Punta Gorda Isles home valuation form and tell us whether you are selling this season, next year, or simply want to know. You will hear from a partner. 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.
A written range; the recorded sales we used, with streets, dates, years built and living area; the adjustments we made and why; your plat section, block and lot; the route from your dock to Charlotte Harbor as we traced it; where your seawall stands on the city's current Punta Gorda Isles replacement schedule; the canal assessment line from your Charlotte County tax bill, $1,500 per single-family canal lot for fiscal 2027; the FEMA flood zone and base flood elevation for the parcel and the elevation certificate if one exists; 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.
Owners a year or more from selling, owners deciding between selling and renting a canal home, heirs settling an estate, and out-of-state owners who have not seen the house since last season. It is also for owners weighing a rebuild of an original canal home against selling the lot, and for condominium owners whose building is working through milestone inspection or reserve questions. If you already know you are moving, our guide to selling a home in Punta Gorda Isles walks through the listing plan from pricing to closing.
An automated estimate such as the Zestimate reads public records and prior sales, but it cannot see whether a Punta Gorda Isles dock has a bridge-free route to Charlotte Harbor, whether the city has replaced the seawall, how high the floor sits above flood elevation, or that most sales never carry the MLS label.
Data updated: September 2026 (Charlotte County Property Appraiser public parcel and sales files, index built September 24, 2026, our analysis; Southwest Florida MLS Matrix, pulled September 25, 2026; Consumer Financial Protection Bureau; HUD Cityscape; Fannie Mae Selling Guide).
The Southwest Florida MLS shows 80 closings with the value Punta Gorda Isles for the 12 months to September 24, 2026, five of them entered after the fact. The Charlotte County Property Appraiser recorded 331 qualified single-family Punta Gorda Isles sales in the same window. Charlotte County is where the Southwest Florida MLS is thinnest, because the local REALTOR board works mainly in a different MLS, so most Punta Gorda Isles sales never reach it. The labeled set also mixes property types: some condominium units on PGI streets carry the Punta Gorda Isles name in their listings, which is part of why its median, $564,000, sits $136,000 below the county's single-family median. Any tool that learns Punta Gorda Isles prices from the label learns from a quarter of the market, and part of that quarter is a different product.
The name Punta Gorda Isles appears on far more than the canal grid inside the city. Punta Gorda Isles, Inc. also platted Burnt Store Isles as Section 15, the Burnt Store corridor sections 16, 18 and 21, Deep Creek as Sections 20 and 23 north of the Peace River, and Burnt Store Marina as Section 22 across the Lee County line. A search of the county record that matches the words "Punta Gorda Isles" across ZIP codes 33950 and 33955 returns 634 sales at a $565,000 median, because it pools Burnt Store Isles, the corridor sections and many condominiums with the Isles themselves. A model that pools every "Punta Gorda Isles" sale, or every Punta Gorda address, blends a city canal home with neighbors that have their own canal district, their own deed restrictions or no canal at all.
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, the FDIC, the NCUA, the CFPB and the FHFA issued it jointly (Consumer Financial Protection Bureau, AVM final rule). Lenders that use an automated model in a mortgage decision must adopt controls designed to ensure a high level of confidence in the estimates, protect against data manipulation, avoid conflicts of interest, require random sample testing and reviews, and comply with nondiscrimination law. A free instant estimate on a consumer website is not covered by that rule at all.
Research published in HUD's journal Cityscape in 2024 found that poor exterior condition raised automated valuation error by 4.35 percentage points (HUD Cityscape). In Punta Gorda Isles that matters more than in most places, because the housing stock spans seven decades and three hurricanes. Of the 4,722 single-family homes on the county roll, 2,264 carry a year built before 1990, and 298 were built in the 2020s, 167 of them in 2023 or later. Two canal homes of the same size on the same street can differ by a new roof, impact openings, a floor raised above the base flood elevation, a replaced seawall and a permitted freestanding dock, and most of that is invisible to a public-record model.
Whether the route from the dock to Charlotte Harbor passes under a fixed bridge: the city says "most" of the PGI system has no fixed bridges, which means some routes do. Whether the Bird Section lot uses Buckley's Pass, the 1,446-foot channel finished in April 2020. Whether the city seawall behind the lot has been replaced with 5,500 psi panels and protected rebar or still stands on original 2,500 psi panels, and where it sits on the city's five-zone replacement schedule. The lot's base flood elevation, 9 feet at the addresses we sampled and 10 feet at Colony Point, against the finished floor on the elevation certificate. Whether the dock, lift and davits are permitted and freestanding under Chapter 6 of the city code, which bars lift canopies and floating docks. Roof age against the insurance lines. Each of those changes the buyer pool, and the buyer pool sets the price.
Fannie Mae's Selling Guide, section B4-1.4-10, makes value acceptance, the appraisal waiver, unavailable where the purchase price or estimated value is $1,000,000 or more, and excludes two-to-four unit properties, co-ops, manufactured homes and proposed construction (Fannie Mae Selling Guide B4-1.4-10). In Punta Gorda Isles that line is not theoretical: 60 of the 331 recorded single-family sales in the last 12 months, about one in six, closed at $1,000,000 or more. On the top of the Punta Gorda Isles market the loan agency itself insists on a human valuation.
Punta Gorda Isles home values move first with the route from the dock to Charlotte Harbor, then with the seawall, the floor's height above the base flood elevation and the building era, then with insurability. The middle half of recorded sales alone spans $535,000 to $870,000. We tracked each driver from the city, county, state and federal record.
Data updated: September 2026 (Charlotte County Property Appraiser public files, our analysis; City of Punta Gorda canal, seawall and flood records and Code Chapter 6; FEMA National Flood Hazard Layer, sampled September 25, 2026; Citizens Property Insurance; Florida Statutes; read September 2026).
Value driver | Direction for the seller | Why a Punta Gorda Isles buyer cares |
|---|---|---|
Bridge-free route to Charlotte Harbor (sailboat water) | Up | The city says "most" of the PGI system has no fixed bridges; a fixed bridge cannot be raised, so a tall-boat buyer pays for the route |
Bird Section lot served by Buckley's Pass | Up, case by case | The 1,446-foot channel, finished April 2020, shortened the southern canals' run to the harbour |
City seawall already replaced | Up | Today's panels are 5,500 psi with protected rebar and 10 feet long; original panels were 2,500 psi, unprotected rebar, 8 feet |
Seawall still queued on the city schedule | Down until priced | The city pays for the wall, but the owner removes and restores the dock, lift, fence, irrigation and landscaping |
Finished floor at or above the base flood elevation plus one foot | Up | Every point we sampled read Zone AE, base flood elevation 9 feet (10 feet at Colony Point); elevation drives the flood quote |
Built 2000 or later, including post-Charley and post-Ian rebuilds | Up | 1,534 of the 4,722 homes on the roll carry a year built of 2000 or later, built to the current Florida Building Code |
Original canal home built before 1990 without a four-point inspection | Down until inspected | 2,264 homes on the roll predate 1990; Citizens requires a four-point on homes over 20 years old |
Roof under 15 years old, current wind mitigation report | Up | An insurer may not refuse a policy solely for roof age under 15 years; mitigation credits lower the premium |
Permitted, freestanding dock and lift | Up | Chapter 6 bars attachments to the seawall, lift canopies and floating docks |
Lift canopy, floating dock or unpermitted dock work | Down | A compliance question for the buyer, rebuilt to today's rules after a storm |
Condominium or villa unit | Separate market | 38 associations on PGI streets recorded 101 sales in the same 12 months, each with its own budget and reserves |
Harbour frontage, such as Colony Point | Up, case by case | Open-water views, with a 10-foot base flood elevation at the point we sampled |
Punta Gorda Isles' 17 plat sections do not trade at one price. Section 11 recorded 23 single-family sales at a $790,000 median and Section 12, the largest section with 1,121 parcels, 75 sales at $779,000. Section 14, the heart of the Bird Section, was the busiest single section with 74 sales at $663,750. The northern sections built from the 1960s, Sections 1 to 7, ranged from $545,000 in Section 5 to $730,000 in Section 2. A Section 5 canal home and a Section 12 canal home of the same size are not the same comparable.
The city's Waterfront Property Owner's Manual says "PGI was constructed in the late 50's through mid 70's", yet the county roll puts the median year built of today's single-family homes at 1990. The difference is rebuilding: after Hurricane Charley in 2004 and Hurricane Ian in 2022, owners replaced original homes on the same canal lots. The roll carries 228 homes from the 1960s and 929 from the 1970s beside 746 from the 2000s, 490 from the 2010s and 298 from the 2020s. Inside the resale market, the gap between an original canal home and a 2000s rebuild is usually elevation, roof, openings, floor plan and systems, which is why we date every comparable before we adjust it.
Punta Gorda Isles is almost fully built, so new competition does not come from a builder's model center. It comes from rebuilt homes on the next canal. The county file shows only 3 first sales of homes built within a year in the last 12 months, but 167 homes on the roll were built in 2023 or later, and 435 parcels in the Isles are still vacant on the 2026 roll. A resale competes with those homes on the same streets, and it wins on price, lot, established landscaping, a finished dock and a pool cage already in place.
The City of Punta Gorda maintains and replaces every seawall in the Punta Gorda Isles canal system through its Canal Maintenance Division, funded by the canal assessment district, which the city's manual calls "a unique benefit to waterfront property owners" (Waterfront Property Owner's Manual). After Hurricane Ian the city divided Punta Gorda Isles into five work zones, with a forward-looking six-month schedule updated monthly, and the schedule revision dated June 3, 2026 listed an estimated 10,133 linear feet of seawall ranked SEVERE, HIGH, MED and LOW (PGI Seawall Replacement Schedule). A replaced wall is a documented value support. A queued wall is a disclosed line item: the owner must clear the dock, lift, walkways, irrigation and landscaping for the work and pay to restore them afterwards (City of Punta Gorda, Seawall Replacement).
"Sailboat access" in Punta Gorda describes a route, not a boat: the path from the dock to open water crosses no fixed bridge, so there is no air-draft limit. The city's own words set the scope: "Most of the PGI system features deep, wide canals with no fixed bridges." Neither the city nor the county publishes a canal-by-canal list of bridged routes or the clearance of each street bridge, so we trace the route for the specific address before we price a sailboat premium into it. The twin US 41 bridges over the Peace River, each with 45 feet of clearance, matter only for a trip up the river, not for the run to the Gulf through Boca Grande Pass (NOAA Coast Pilot 5, chapter 4).
All 26 Punta Gorda Isles addresses we sampled on September 25, 2026 returned FEMA Zone AE, with a base flood elevation of 9 feet, except Colony Point on the harbour at 10 feet, on city flood maps effective December 15, 2022, which were drawn before Hurricane Ian (FEMA National Flood Hazard Layer). In A zones the city requires the finished floor at base flood elevation plus one foot of freeboard. The City of Punta Gorda is a Class 5 community in FEMA's Community Rating System, worth a 25 percent discount on NFIP flood premiums (City of Punta Gorda, Flood Readiness). A sample is not a determination for any parcel, which is why we pull the FEMA panel and the elevation certificate for your address.
Under the City of Punta Gorda's rule, a home is substantially damaged or improved when the work costs more than 50 percent of the market value of the structure alone, counting "All repair costs, including labor and materials, OVERHEAD AND PROFIT", and it must then be brought up to current flood elevation (City of Punta Gorda, 50% FEMA Rule). Because the canal lot is excluded, the threshold is easy to reach on an original 1960s or 1970s house. That is why an older home's value sometimes rests more on its lot, its wall and its route than on the structure, and why we price both the as-is house and the lot.
Florida Statute 627.7011 bars an insurer from refusing to issue or renew a homeowners policy solely because the roof is under 15 years old. Citizens "requires a four-point inspection for all property owner, dwelling and mobile home applications for properties more than 20 years old", and roofs older than 25 years for shingle or 50 years for tile or metal need proof of at least five years of remaining life (Citizens, Inspections). A wind mitigation inspection under Florida Statute 627.711 turns roof shape, roof-to-wall connections and opening protection into premium credits. The county's wind layer puts Punta Gorda Isles in the 130 mph design wind zone, with Exposure C on the harbour side, so a recent roof and a current report are two of the strongest value supports a Punta Gorda Isles seller can hand a buyer.
Punta Gorda Isles is a deep market: 331 recorded single-family sales in the last 12 months, up from 234 the year before, and a 96.0 percent median sale-to-list ratio on the labeled MLS closings, so a canal home priced from the county record usually sells close to its asking price. If you are selling, start with your free Punta Gorda Isles home valuation and call Jesse direct at (239) 898-6072. If you are buying here instead, read how we represent buyers in Southwest Florida and call Marc at (239) 287-5873. You are working with Top 1% Real Estate Agents Nationally Since 2008.
A single-family Punta Gorda Isles home has no mandatory homeowners association. The Punta Gorda Isles Civic Association says the deed restrictions were not renewed in 1995 and were replaced by a city "Special Overlay District" (PGICA, Unique Land Regulations). The recurring lines are city and county property tax and the PGI Canal Maintenance Assessment, $1,500 per single-family canal lot for fiscal 2027, adopted by the city on September 9, 2026, up from $1,350 in fiscal 2026, $650 in fiscal 2022 and $550 in fiscal 2017 (City Council agenda item, July 1, 2026). Civic association membership is voluntary at $80 a year per member plus a one-time $25 fee. A documented fee stack with no HOA line is a value support, and we put it in front of buyers on the first day.
Punta Gorda Isles' attached units sit in 38 associations the county roll lists on PGI streets, about 1,463 units from Emerald Pointe's 294 on W Marion Avenue to buildings of a dozen units on White Ibis Court and Southwind. Each is its own Chapter 718 association with its own budget, reserves, insurance and rules, and none of those budgets is published on a public page. The associations recorded 101 qualified sales in the same 12 months, too few in most buildings to read a market rate, so a condominium valuation starts with the building's own recent sales, the budget, the question-and-answer sheet, the milestone inspection status and the estoppel.
We value a Punta Gorda Isles home with a comparative market analysis built from Charlotte County's recorded sales in the same section, product and building era, adjusted for the canal route, the seawall, the elevation, the roof and the permits a model cannot see. We hand you every comparable, and partners who stand in the house run it.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, index built September 24, 2026, our analysis; City of Punta Gorda canal records; Florida Statute 201.02).
We read the legal description on the Charlotte County Property Appraiser record: Punta Gorda Isles Section 1 or 3 (Plat Book 4), Sections 2, 4 or 5 (Plat Book 5), Sections 6 to 11 (Plat Book 7), Sections 12 and 14 (Plat Book 8), or the later Sections 17, 24, 26 and 27 (Plat Books 9, 13 and 15), with the block, lot and any replat. For a condominium, the unit's legal description cites its own recorded declaration. The section tells us which comparables to pull first, and it is how a title search and a survey describe your lot (Charlotte County Clerk, recorded plats).
We read every DOR-qualified, improved sale recorded in the Punta Gorda Isles sections, whatever the listing called it. That is how a Punta Gorda Isles valuation sees 331 single-family sales instead of 80 labeled closings that mix in condominium units. We use the MLS beside it for days on market and sale-to-list ratio, and we keep the Burnt Store Isles, Burnt Store corridor and Deep Creek sections of the same developer out of the comparable set.
We split original canal homes from rebuilt and newer homes before we adjust anything, because the roll's median year built of 1990 hides a stock that runs from 228 homes of the 1960s to 298 of the 2020s. A 1972 house and a 2019 house on the same canal share a lot type and a wall, not a price. Where a rebuild is recent, we check the permit and the elevation certificate so the comparison is on the house as it stands.
We trace the route from your dock to Charlotte Harbor and note every fixed bridge on it, or confirm there is none. We read the city's current Punta Gorda Isles replacement schedule for your address and record whether the wall has been replaced, is queued, or is not on the sheet. Those two facts decide which buyers will pay the most for a Punta Gorda Isles home, so they come before price.
Roof age and covering against the 15-year line and the Citizens rules, the age of the house against the four-point threshold, wind mitigation features, and the flood zone and base flood elevation at the parcel against the finished floor on the elevation certificate. If a Punta Gorda Isles 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.
We pull the current Charlotte County tax bill for the ad valorem taxes, the assessed value and the canal assessment line. A buyer's Save Our Homes cap resets on January 1 after purchase, so the buyer's tax line is usually higher than yours. Then we walk the house: roof year, impact windows or shutters, air handler and condenser year, water heater, kitchen and bath vintage, pool and cage, dock, lift and davits with their permits, and the permit history after Charley and Ian. These adjustments move a Punta Gorda Isles price most, and none of them is visible to a model.
The comparables with streets, dates and prices, the adjustments, the route, the seawall status, the tax-bill breakdown, the flood documents and a net sheet. Deed documentary stamps run $0.70 per $100 of the price under Florida Statute 201.02, which is $4,900 on a $700,000 sale and $7,000 on a $1,000,000 sale, and every line of the seller cost stack is on the net sheet we hand you.
Punta Gorda Isles home prices have eased, not collapsed, and the most recent months are steadier. The single-family median on the county record was $700,000 on 331 sales in the 12 months to September 24, 2026, down from $725,000 a year earlier and $782,000 in the year before Hurricane Ian, while the latest six months ran at $715,000.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, qualified improved single-family sales, index built September 24, 2026, our analysis; Southwest Florida MLS Matrix, pulled September 25, 2026).
12-month window | Qualified single-family sales | Median price | Middle half | Median $ per living sq ft |
|---|---|---|---|---|
Pre-Ian year, September 25, 2021 to September 24, 2022 | 305 | $782,000 | $662,500 to $1,000,000 | $386 |
September 25, 2024 to September 24, 2025 | 234 | $725,000 | $573,750 to $990,000 | $337 |
September 25, 2025 to September 24, 2026 | 331 | $700,000 | $535,000 to $870,000 | $321 |
Last 6 months, March 25 to September 24, 2026 | 179 | $715,000 | $548,000 to $885,000 | $324 |
Source: Charlotte County Property Appraiser public sales and roll files, our analysis. Living area is the roll's living-area field. The newest deed in the file is dated September 9, 2026, so the last few weeks of the window are not yet recorded.
Between the pre-Ian year and the latest 12 months, the Punta Gorda Isles median fell about 10 percent, from $782,000 to $700,000, and the median price per square foot about 17 percent, from $386 to $321. Volume moved the other way: 331 recorded sales against 234 a year earlier, a rise of about 41 percent. The top of the middle half fell furthest, from $1,000,000 to $870,000, which says the upper-middle canal homes gave up the most ground. For a seller, a market with more buyers and softer prices rewards the house priced right on the first day.
The 179 recorded sales from March 25 to September 24, 2026 ran at a $715,000 median and $324 per square foot, a little above the full 12-month figures. Six months is a short window and it includes the spring season, when canal-home demand peaks, so we read it as a pause in the decline rather than proof of a turn. The county record will show which it is as the autumn deeds are recorded.
The median price per square foot fell further than the median price, about 17 percent against about 10 percent, so a seller should not reprice from one number alone. The county figure is measured on the roll's living-area field, and the roll's median living area for Punta Gorda Isles single-family homes is 2,183 square feet. The Southwest Florida MLS median of $284 per square foot is measured on listing square footage across a set that includes condominium units. Read the two county figures together, and never compare a per-square-foot number from the county roll with one from an MLS listing.
The labeled MLS closings took a median 77.5 days on market at a median 96.0 percent of list price. That is a market where a well-priced Punta Gorda Isles canal home sells in about two and a half months close to its asking price, and an overpriced one negotiates. Punta Gorda Isles has no reliable months-of-supply figure of its own, because the MLS label covers only part of its sales; the city and area context is in the benchmark section below.
Charlotte County recorded 331 qualified Punta Gorda Isles single-family sales in the 12 months to September 24, 2026, from $300,000 to $2,850,000, at a $700,000 median and a $769,721 mean. These are the recent comparables a Punta Gorda Isles valuation starts from, split by section, price band, month and building era.
Data updated: September 2026 (Charlotte County Property Appraiser public parcel and sales files, window September 25, 2025 to September 24, 2026, index built September 24, 2026, newest recorded sale September 9, 2026, our analysis; Southwest Florida MLS Matrix, pulled September 25, 2026).
Measure | Punta Gorda Isles single-family, recorded sales |
|---|---|
Qualified sales | 331 |
Median | $700,000 |
Mean | $769,721 |
Lower quartile | $535,000 |
Upper quartile | $870,000 |
Low | $300,000 |
High | $2,850,000 |
Median price per square foot of the roll's living area | $321 |
First sales of homes built within a year | 3 |
Source: Charlotte County Property Appraiser public sales files, our analysis. Qualified means Florida Department of Revenue codes for qualified, improved sales over $1,000. The last few weeks of the window are not yet recorded.
Price band | Recorded single-family sales, 12 months to September 24, 2026 |
|---|---|
Under $400,000 | 14 |
$400,000 to $599,999 | 105 |
$600,000 to $799,999 | 101 |
$800,000 to $999,999 | 51 |
$1,000,000 to $1,499,999 | 45 |
$1,500,000 and up | 15 |
Total | 331 |
Source: Charlotte County Property Appraiser public sales files, our analysis.
Six in ten Punta Gorda Isles sales, 206 of 331, landed between $400,000 and $799,999. The top two bands hold 60 sales at $1,000,000 or more, which is where route, harbour frontage, lot width and new construction carry the price, and where a lender's human appraisal is required. Only 14 sales closed under $400,000.
Section | Plat book and page | Parcels | Single-family sales | Median sale | Median $ per living sq ft | Median year built (roll) |
|---|---|---|---|---|---|---|
Section 1 | PB 4/53 | 38 | 4 | $577,500 | $384 | 1967 |
Section 2 | PB 5/33 | 159 | 9 | $730,000 | $306 | 1982 |
Section 3 | PB 4/54 | 60 | 3 | $550,000 | $379 | 1978 |
Section 4 | PB 5/45 | 399 | 23 | $565,000 | $289 | 1980 |
Section 5 | PB 5/60 | 610 | 47 | $545,000 | $302 | 1979 |
Section 6 | PB 7/7 | 402 | 24 | $695,100 | $307 | 1986 |
Section 7 | PB 7/48 | 579 | 33 | $560,000 | $301 | 1981 |
Section 8 | PB 7/49 | 33 | 2 | two sales, too few for a median | n/a | 1993 |
Sections 9, 9B, 9C | PB 7/54, 11/12, 13/17, 16/5 | 36 | 1 | one sale, $735,000 | n/a | 1994 |
Section 10 | PB 7/58, 8/23 | 35 | 2 | two sales, too few for a median | n/a | 1991 |
Section 11 | PB 7/72, 11/7 | 380 | 23 | $790,000 | $345 | 1997 |
Section 12 | PB 8/6 | 1,121 | 75 | $779,000 | $338 | 1998 |
Section 14 | PB 8/9, 9/7 | 1,256 | 74 | $663,750 | $322 | 1998 |
Section 17 | PB 9/8, 15/8 | 106 | 8 | $697,500 | $305 | 1988 |
Section 24 | PB 13/3, 13/28 | 39 | 3 | $860,000 | $323 | 2019 |
Section 26 | PB 13/31 | 8 | 0 | no sales | n/a | 1991 |
Section 27 | PB 15/12 | 5 | 0 | no sales | n/a | 1995 |
Source: Charlotte County plat layer for plat book and page; Charlotte County Property Appraiser roll and qualified sales, our analysis. Counts of one to three are too thin to read as a market rate.
Three patterns matter for a seller. The northern sections built from the 1960s, Sections 1 to 7, recorded 143 sales between $545,000 and $730,000 at the median, and Sections 1 and 3 carry the highest per-square-foot figures $384 and $379, on original homes with a median year built of 1967 and 1978. Sections 11 and 12 recorded the highest medians of the large sections, $790,000 and $779,000, on homes with a median year built of 1997 and 1998. Section 14, the busiest single section at 74 sales, priced at $663,750, below Section 12 next door, which is why we never price a Bird Section home from a blended Isles median.
Month | Recorded sales | Month | Recorded sales |
|---|---|---|---|
September 2025 (from the 25th) | 3 | March 2026 | 52 |
October 2025 | 18 | April 2026 | 29 |
November 2025 | 16 | May 2026 | 43 |
December 2025 | 26 | June 2026 | 32 |
January 2026 | 22 | July 2026 | 35 |
February 2026 | 28 | August 2026 | 23 |
September 2026 (to the 24th, recording lag) | 4 |
Source: Charlotte County Property Appraiser public sales files, our analysis.
December through May accounted for 200 of the 331 recorded sales, and March 2026 alone recorded 52. A deed records a few weeks after a contract is signed, so those months reflect contracts written in the winter season. A Punta Gorda Isles listing that is photographed, documented and priced by January meets the deepest buyer pool of the year.
Decade built, county roll | Single-family homes |
|---|---|
1950s | 7 |
1960s | 228 |
1970s | 929 |
1980s | 1,100 |
1990s | 924 |
2000s | 746 |
2010s | 490 |
2020s (167 of them 2023 or later) | 298 |
Total | 4,722 |
Source: Charlotte County Property Appraiser public roll, our analysis. The roll records the current structure on each lot, so a rebuilt home carries its rebuild year.
About half of today's Punta Gorda Isles homes, 2,458 of 4,722, carry a year built of 1990 or later, and 1,534 were built in 2000 or later. The comparable for an original 1970s canal home is another original home, adjusted for its wall and its route, not the rebuilt house across the canal.
Association | Street | Units | Built (roll) | Recorded sales, 12 months |
|---|---|---|---|---|
Emerald Pointe (phases 1, 2, 4, 5 and 6) | W Marion Ave | 294 | 1975 to 1983 | 22 |
Clipper Cove Village and Clipper Cove | Bal Harbor Blvd | 144 | 2000 to 2002 | 8 |
Colony Point | Colony Point Dr | 63 | 1972 | 8 |
Paradise Garden Villas I and II | Deborah Dr | 45 | 1987 to 1989 | 8 |
Harbor Landing | Bal Harbor Blvd | 26 | 1994 | 5 |
Islander Point | Bal Harbor Blvd | 52 | 1974 | 4 |
Venetian Isles | White Ibis Ct | 52 | 1988 | 4 |
Conquistador Landing | Rock Dove Ct | 32 | 1985 | 4 |
Charlotte Bay Villas | W Marion Ave | 15 | 1975 | 4 |
Windjammer Point | Bal Harbor Blvd | 69 | 1990 | 3 |
Isles Cove | W Marion Ave | 24 | 1990 | 3 |
Spinnaker Point | Bal Harbor Blvd | 70 | 1989 | 2 |
The Preserve at Bal Harbor | Bal Harbor Blvd | 36 | 2011 | 2 |
Source: Charlotte County Property Appraiser public roll and sales files, our analysis. The table lists the associations with two or more sales; the other 25 associations on PGI streets recorded one sale or none. We do not print a median for any building, because counts this small are not a market rate.
The 38 condominium and villa associations recorded 101 qualified sales between them. Emerald Pointe, with 294 units, was the most active at 22. A unit's value turns on its own building's documents, age, dock rights and inspection status, so we value it from its own building's recorded sales first and the neighboring buildings second.
Measure, 12 months to September 24, 2026 | Punta Gorda Isles (MLS value) |
|---|---|
Closed sales carrying the label | 80 (5 entered after the fact) |
Median sold price | $564,000 |
Range | $150,000 to $1,700,000 |
Median days on market | 77.5 |
Median sale-to-list ratio | 96.0% |
Median living area | 2,151 sq ft |
Median price per living sq ft | $284 |
Source: Southwest Florida MLS Matrix, Residential, City is Punta Gorda, closed including sold-data-entry records, grouped on the value "Punta Gorda Isles", pulled September 25, 2026. The median days on market is the mean of the middle pair, 77 and 78, because the count is even. We use the MLS chiefly for days on market and sale-to-list; the county record leads every count and median above.
Punta Gorda Isles benchmarks as the deepest canal market in the City of Punta Gorda: 331 recorded single-family sales at a $700,000 median, above Burnt Store Isles' $662,500 and far above the $325,000 to $430,000 medians of the same developer's plats outside the city, with a 96.0 percent median sale-to-list ratio on its labeled MLS closings.
Data updated: September 2026 (Charlotte County Property Appraiser public recorded-sale files, 12 months to September 24, 2026, our analysis; Southwest Florida MLS Matrix, pulled September 25, 2026; Florida Realtors SunStats, July and August 2026).
Community, plat | Jurisdiction | Single-family recorded sales | Median recorded sale |
|---|---|---|---|
Punta Gorda Isles, Sections 1 to 27 as above | City of Punta Gorda | 331 | $700,000 |
Burnt Store Isles, Section 15 | City of Punta Gorda | 72 | $662,500 |
Burnt Store Lakes, Section 21 | Unincorporated Charlotte County | 59 | $430,000 |
Burnt Store Meadows, Section 18 | Unincorporated Charlotte County | 38 | $362,500 |
Deep Creek, Section 20 | Unincorporated Charlotte County | 164 | $352,500 |
Deep Creek, Section 23 | Unincorporated Charlotte County | 116 | $350,000 |
Section 16, ZIP 33955 | Unincorporated Charlotte County | 62 | $325,000 |
Source: Charlotte County Property Appraiser public sales files, single-family qualified sales, 12 months to September 24, 2026, our analysis. Each row is a recorded plat of the same developer, so the comparison is like for like on method.
Burnt Store Isles is the only other city canal plat, and its $288 median price per square foot sits below Punta Gorda Isles' $321. Every other plat of the same developer is outside the city, off the city canal system, and trades at $325,000 to $430,000 at the median. The name on the plat is shared; the market is not.
Community or area | Closed sales | Median sold | Median days on market | Median sale-to-list | Median $ per living sq ft |
|---|---|---|---|---|---|
Punta Gorda Isles | 80 | $564,000 | 77.5 | 96.0% | $284 |
Burnt Store Isles | 14 | $803,250 | 121 | 95.2% | $313 |
Heritage Landing Golf and Country Club | 72 | $330,000 | 70 | 95.8% | $212 |
All MLS "Punta Gorda" addresses | 1,077 | $350,000 | 75 | 96.9% | not computed |
Punta Gorda addresses excluding Babcock Ranch | 580 | $360,000 | 79 | 96.2% | not computed |
Babcock Ranch (Punta Gorda mailing address) | 497 | $390,000 | 66.5 | 97.8% | not computed |
Source: Southwest Florida MLS Matrix, Residential, City is Punta Gorda (the postal city, so it includes Babcock Ranch and Burnt Store Marina), closed including sold-data-entry records, closings September 25, 2025 to September 24, 2026, pulled September 25, 2026. Charlotte County coverage in this MLS is partial.
In the same pull, Willow at Punta Gorda recorded 48 closings at $310,000, Deep Creek 38 at $337,250, Burnt Store Lakes 32 at $422,450, Burnt Store Marina 30 at $323,750, Burnt Store Village 27 at $330,000, Esplanade at Starling 14 at $509,495 and Pirate Harbor 7 at $950,000. Punta Gorda Isles recorded more labeled closings than any other named Punta Gorda community outside Babcock Ranch, and a sale-to-list ratio close to the Punta Gorda average.
Florida Realtors' SunStats put the City of Punta Gorda single-family median at $670,000 for July 2026 and the Punta Gorda metro area, all of Charlotte County, at $350,000 for August 2026 (Florida Realtors market data). Punta Gorda Isles' recorded median of $700,000 sits at the top of that range because most of its homes are on deep saltwater canals inside the city. The instruments differ, a monthly association median against a 12-month county deed median, so read them as direction, not decimals.
Punta Gorda Isles sells to boaters who want the widest choice of bridge-free canals, no HOA and a short drive to downtown, at a recorded median near $700,000. Burnt Store Isles sells to buyers who want a newer, deed-restricted canal neighborhood with a boat lock, finished seawalls and a member-owned country club, at a median near $662,500.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis; City of Punta Gorda canal district pages, budget records and Waterfront Property Owner's Manual; FEMA National Flood Hazard Layer and Charlotte County GIS, sampled September 25, 2026; Southwest Florida MLS Matrix, pulled September 25, 2026; Charlotte County Public Schools boundary locator).
Both are City of Punta Gorda canal communities built by Punta Gorda Isles, Inc. Burnt Store Isles is platted as Punta Gorda Isles Section 15, south of the Isles across Aqui Esta Drive, with its own canal district, its own canal advisory committee and its own association. For a seller, the comparison answers one question: which buyer is walking through your door, and what else did that buyer tour?
Decision factor | Punta Gorda Isles | Burnt Store Isles |
|---|---|---|
Built | Late 1950s to mid 1970s, heavy rebuilding since 2004; roll median year built 1990 | Mid 1970s onward; roll median year built 1998 |
Size | About 2,586 platted acres; 4,722 single-family homes | About 837 platted acres; about 1,137 single-family homes |
Canals and seawall, city district scope | 45 miles of canals and inlets, 91 miles of seawall | 9 miles of canals, 18 miles of seawall, plus the BSI boat lock |
Route to the harbour | "Most" of the system has no fixed bridges; exits at Ponce de Leon, Colony Point, Pompano and Bass inlets, and Buckley's Pass | Via Alligator Creek; the city lists a boat lock in the district's scope |
HOA or deed restrictions | No HOA; deed restrictions lapsed in 1995, city overlay rules instead | Mandatory deed restrictions enforced by the Burnt Store Isles Association |
Canal assessment, fiscal 2027, adopted September 9, 2026 | $1,500 per single-family lot | $1,035 per single-family parcel |
Canal assessment, fiscal 2026 | $1,350 | $1,010 |
Post-Ian seawall replacement | Still under way in five work zones | "All seawall replacements in Burnt Store Isles have been completed" (city) |
Golf inside | St. Andrews South Golf Club, private, capped at 250 golf members | Twin Isles Country Club, private, member-owned |
Recorded single-family sales, 12 months to September 24, 2026 | 331, median $700,000, $321 per living sq ft | 72, median $662,500, $288 per living sq ft |
Southwest Florida MLS, same 12 months | 80 closed, median $564,000, 77.5 median days on market, 96.0% sale-to-list | 14 closed, median $803,250, 121 median days on market, 95.2% sale-to-list |
FEMA zone at sampled addresses | AE, base flood elevation 9 ft (10 ft at Colony Point) | AE, base flood elevation 9 ft |
Evacuation zone at sampled addresses | A | A |
Assigned schools, district locator | Sallie Jones Elementary, Punta Gorda Middle, Charlotte High | Same three schools |
Sources: City of Punta Gorda canal district pages and Waterfront Property Owner's Manual; City of Punta Gorda budget process records for fiscal 2027; Charlotte County plat layer and Property Appraiser recorded sales, our analysis; Southwest Florida MLS Matrix, pulled September 25, 2026; FEMA NFHL and Charlotte County GIS, September 25, 2026; Charlotte County Public Schools boundary locator, September 25, 2026.
The price rows need one line of reading. The county record, which counts every qualified single-family deed, puts Punta Gorda Isles above Burnt Store Isles on the median and on price per square foot. The MLS rows point the other way because the MLS sample is small in both places, only 14 closings in Burnt Store Isles, and because the MLS value named Punta Gorda Isles mixes condominium units with houses. On like-for-like single-family homes the county record is the better guide.
A Punta Gorda Isles buyer who also toured Burnt Store Isles weighed the route, the wall and the rules against the price. That buyer is paying for the water, the seawall status, the elevation and the house, so those are what we market. Buyers who toured Heritage Landing, 72 MLS closings at a $330,000 median, weighed a gated golf community against a dock. Buyers who toured Deep Creek or Burnt Store Lakes, plats of the same developer outside the city at medians near $350,000 and $430,000, decided whether a city canal behind the house was worth the difference. Boaters priced out of the city canals also look at Burnt Store Marina across the Lee County line.
Selling a Punta Gorda Isles home costs a negotiable commission, Florida documentary stamp tax of $0.70 per $100 on the deed, title and closing fees, any condominium or association estoppel, and prorated property taxes and canal assessment. At the $700,000 single-family median, the deed stamps alone come to $4,900.
Data updated: September 2026 (Florida Statutes 201.02, 720.30851, 718.116 and 28.24; Florida Department of Revenue; National Association of Realtors; City of Punta Gorda fiscal 2027 canal assessment, adopted September 9, 2026; read September 2026).
Line item | Punta Gorda Isles detail | Basis |
|---|---|---|
Listing commission | Negotiable; no standard or legally set rate | NAR settlement practice changes, effective August 17, 2024 |
Optional buyer-agent compensation | A seller may offer it, but not in the MLS | NAR settlement practice changes |
Deed documentary stamps | $4,900 at $700,000; $3,745 at $535,000; $6,090 at $870,000; $7,000 at $1,000,000 | $0.70 per $100, Florida Statute 201.02 |
Owner's title policy | Promulgated premium where the contract assigns it to the seller; the Florida contract makes the parties choose in paragraph 9(c) | Florida rule 69O-186.003 |
Association estoppel | None on a single-family lot with no association; condominium under 718.116; any Section 14 association under 720.30851; statutory cap of $299 for a current account, plus $119 expedited or $179 delinquent | Florida Statutes and 2024 HB 979 |
Canal assessment proration | $1,500 per single-family canal lot for fiscal 2027, a non-ad valorem line on the November tax bill, prorated with the taxes | City of Punta Gorda |
Property tax proration | Charlotte County bill for a city parcel, paid in arrears; seller credits the buyer for the seller's days | Florida calendar-year tax |
Civic association dues | Voluntary, $80 a year per member; not a closing item | Punta Gorda Isles Civic Association |
Recording | $10 first page, $8.50 each additional page, customarily recorded by the buyer | Florida Statute 28.24 |
Since August 17, 2024, offers of buyer-broker compensation can no longer be advertised in the MLS, and buyers sign a written agreement with their own agent before touring (National Association of Realtors, settlement FAQs). Commissions are explicitly negotiable. A Punta Gorda Isles seller may still offer a contribution toward the buyer's agent or the buyer's closing costs, and how that offer is structured is part of our pricing conversation, in writing, before you sign a listing agreement.
Because a single-family Punta Gorda Isles lot carries no mandatory homeowners association, most house sales skip the association estoppel that dominates closings in deed-restricted communities. Two exceptions need an early order. A condominium or villa sale needs the association's estoppel certificate under Florida Statute 718.116, which states the unit's assessments, any special assessment and any amount owed. And Section 14 has its own Punta Gorda Isles, Section 14 Property Owner's Association, Inc., filed in 1982 and still active, whose assessment is not published; if your Section 14 lot is subject to it, its estoppel under Florida Statute 720.30851 states the amount. We confirm which applies from your recorded documents, not from the street name.
The PGI Canal Maintenance Assessment is billed on the November Charlotte County tax bill as a non-ad valorem line, so at closing it is prorated with the property taxes. It rose from $550 per single-family lot in fiscal 2017 to $650 in fiscal 2022, $1,350 in fiscal 2026 and $1,500 for fiscal 2027, which the city's July 1, 2026 agenda item called "an increase of $150" (City Council agenda item) and which was adopted at the September 9, 2026 public hearing (City of Punta Gorda, Upcoming Budget Process). Buyers see it as the price of city-owned seawalls, and we show it next to what a private seawall costs: the city's own manual puts seawall repair or replacement at "up to $300 per linear foot".
On a $700,000 single-family canal home, the fixed pieces are $4,900 in deed stamps, the seller's share of the Charlotte County tax bill including the $1,500 canal assessment prorated to the closing date, the owner's title policy if the contract assigns it to you, and recording and settlement charges. There is no HOA estoppel unless your lot or unit carries one. The commission and any buyer-side contribution are the variables. We give every Punta Gorda Isles seller a line-by-line net sheet with the valuation. These figures are information, not tax or legal advice; confirm your own numbers with your closing agent, attorney or insurance agent.
A Punta Gorda Isles seller owes a written flood disclosure before the contract, disclosure of known material defects such as a failing or queued seawall, a property tax disclosure summary, and, for a condominium unit, the Chapter 718 resale package. The Chapter 720 association summary applies only where a mandatory association governs the lot.
Data updated: September 2026 (Florida Statutes 689.302, 689.261, 720.401, 718.503, 553.899 and 718.112; Johnson v. Davis; City of Punta Gorda seawall and flood records; read September 2026).
Under Johnson v. Davis, decided by the Florida Supreme Court in 1985, a seller who knows of facts materially affecting value that are not readily observable must disclose them (Johnson v. Davis). In Punta Gorda Isles the obvious one is the seawall: the city publishes its PGI replacement schedule by work zone and priority, so a buyer can find a queued wall anyway. We disclose it on your terms, with the city's plan beside it and a contractor's estimate for removing and restoring your dock, lift and landscaping, so it is a line item rather than a surprise. Roof repairs, window replacements, water intrusion and any storm damage after Charley, Irma, Ian or Milton belong in the same file, with receipts and closed permits.
Most Punta Gorda Isles houses sit outside it. Florida Statute 720.401 applies where membership in a homeowners association is mandatory, and the single-family Isles have had no mandatory association since the deed restrictions lapsed in 1995. Where a lot is bound to a mandatory association, such as one subject to the Section 14 Property Owner's Association's recorded documents, the statute sets four rules. The buyer receives the disclosure summary before executing the contract; on a resale the seller supplies it; the contract carries the 720.401(1)(b) voidability clause in conspicuous type; and if the summary is not provided, the buyer may cancel within 3 days after receiving it or before closing, whichever comes first. Your closing agent or real estate attorney decides whether it applies to your sale; this is general information, not legal advice.
About 1,463 condominium and villa units on Punta Gorda Isles streets are Chapter 718 associations with their own boards, budgets and rules, and Section 720.401 does not apply to them. A condominium seller instead furnishes the resale package under Florida Statute 718.503: the declaration, articles, bylaws, rules, the most recent annual financial statement and budget, and the question-and-answer sheet. The contract is voidable within 7 days, excluding weekends and holidays, after the buyer receives them. A building three stories or more needs a milestone inspection by December 31 of the year it turns 30, and the association must disclose its structural integrity reserve study; many PGI condominiums are one or two stories, so we check each building's height and status before listing.
A seller of residential property must complete and provide a flood disclosure at or before the time the contract is executed (Florida Statute 689.302). Since October 1, 2025 the form asks whether the seller knows of flooding that damaged the property, flood insurance claims and federal flood-damage assistance. In Punta Gorda Isles, where every address we sampled read Zone AE and the National Hurricane Center measured Ian's surge at 3 to 5 feet above ground in Charlotte Harbor, the form deserves care. An elevation certificate showing the floor above the base flood elevation, and a clean claims history, are selling points; attach them.
The buyer must be given a property tax disclosure summary at or before contract warning not to rely on the seller's current taxes, because a change of ownership triggers reassessment (Florida Statute 689.261). In Punta Gorda Isles the non-ad valorem canal assessment does not change with reassessment, but the ad valorem half of the bill usually does.
Chapter 6 of the Punta Gorda Code requires docks, pilings and lifts to be freestanding, bars anything attached to the seawall or its cap, prohibits lift canopies and floating docks in residential canals, and limits a single-family dock to 10 feet waterward of the wall (City of Punta Gorda, Code Chapter 6). A buyer who sees a canopy in a listing photo sees a compliance question. Producing the dock and lift permits, and disclosing any structure that does not meet today's rules, removes one of the most common Punta Gorda Isles inspection-period objections.
A Punta Gorda Isles 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. Punta Gorda Isles is taxed as city property, at a fiscal 2027 city operating millage of 3.9928, adopted September 23, 2026.
Data updated: September 2026 (Florida Department of Revenue; Charlotte County Property Appraiser; City of Punta Gorda budget records; Gulfshore Business, September 24, 2026; read September 2026).
On a homestead, assessed value can rise by no more than the lesser of 3 percent or inflation each year, which was 2.7 percent for the 2026 roll. That cap resets to just value on January 1 after a change of ownership. A seller moving to a new Florida homestead can carry up to $500,000 of the accumulated difference under portability, filing Charlotte County form DR-501T by March 1, provided the new homestead is established within three years of January 1 of the year the old one was abandoned (Florida Statute 193.155).
Punta Gorda Isles is inside the City of Punta Gorda, so its ad valorem bill carries city millage. City Council adopted a $219.3 million budget and a 3.9928-mill operating rate for fiscal 2027 on September 23, 2026, below the 4.0074-mill rollback rate (Gulfshore Business, September 24, 2026). On the Florida Department of Revenue's certified 2025 figures, city parcels carried a total of 16.6185 mills against 15.0855 in the main unincorporated district, and city parcels do not pay the county's Public Safety or Greater Charlotte Lighting MSTUs. The buyer's taxable value depends on the buyer's price and exemptions, not yours, so we model it rather than quote it.
Amendment 3 is on the ballot on November 3, 2026 and needs 60 percent to pass. It would raise the homestead exemption on non-school taxes to $150,000 in 2027 and $250,000 in 2028 if approved. The Charlotte County Property Appraiser states that Amendment 3 "does not apply to Non-Ad Valorem assessments or fees" (Charlotte County Property Appraiser, Amendment 3), so the Punta Gorda Isles canal assessment would not change either way.
We give Punta Gorda Isles buyers a realistic estimate using the Property Appraiser's Tax Estimator, with the canal assessment line shown separately, so the tax conversation happens at the pricing stage rather than in underwriting. A buyer who sees the full bill, ad valorem and non-ad valorem, on the first day negotiates on facts.
A free in-person comparative market analysis is the most accurate Punta Gorda Isles valuation you can get short of an appraisal, and it costs you nothing. One of us walks the house and dock, reads the route, the seawall schedule, the roof and the flood documents, and returns a written range with comparables and a net sheet.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis; City of Punta Gorda seawall schedule and flood records).
Call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873, or request a free in-person Punta Gorda Isles CMA and we will schedule the visit around you, including a video walkthrough for owners who are out of state for the season. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, and the walkthrough happens at your Punta Gorda Isles home. You are working with Top 1% Real Estate Agents Nationally Since 2008.
The roof permit and covering, openings and shutters, the air conditioner, the water heater, the pool and cage, the lanai, the dock, lift and davits and their permits, the seawall cap and the ground behind it, and the view down the canal. We also ask for your elevation certificate, any wind mitigation and four-point reports, any flood policy that can be assigned to a buyer, your insurance declarations pages, your most recent tax bill and, for a condominium, your association documents.
The CMA becomes the listing plan: price, preparation list, marketing and timing. Our Punta Gorda Isles seller guide shows how we market the route, the wall and the paperwork, and our Punta Gorda home valuation guide covers the wider city and ZIP-code picture. If you are selling in Punta Gorda Isles and buying elsewhere in the area, our Punta Gorda seller guide and Punta Gorda buyer guide explain how we run both sides together.
If you are on the other side of the table, our guide to buying a home in Punta Gorda Isles covers the canal route, the seawall schedule, the fee stack and the questions to ask before an offer, and how we represent buyers explains the agreement and the process. Call Marc at (239) 287-5873.
Your Punta Gorda Isles home is worth what comparable recorded sales in the same section, product and building era have brought, adjusted for the canal route, the seawall, the elevation, the roof and the permits. In the 12 months to September 24, 2026, Charlotte County recorded 331 single-family sales at a $700,000 median, from $545,000 in Section 5 to $790,000 in Section 11. Ask us for a written range with every comparable attached; it is free and takes a partner, not an algorithm.
On the Charlotte County record for the 12 months to September 24, 2026, Punta Gorda Isles' 331 qualified single-family sales ran at a $700,000 median and $321 per square foot of the roll's living area, with the middle half between $535,000 and $870,000. The most recent six months ran at $715,000 on 179 sales. Those medians describe the whole Isles; your own value depends on your section, route, wall, era and condition.
It depends on the record. The county's single-family median was $700,000 on 331 recorded sales in the 12 months to September 24, 2026. The Southwest Florida MLS median for the value "Punta Gorda Isles" was $564,000 on 80 closings in the same window, a set that mixes condominium units with houses. Any single Punta Gorda Isles median you see online has chosen one of these, or blended in other plats of the same developer.
Charlotte County recorded 331 qualified single-family Punta Gorda Isles sales from September 25, 2025 to September 24, 2026, up from 234 the year before, and 101 condominium and villa sales in the 38 associations on PGI streets. The Southwest Florida MLS labeled only 80 closings Punta Gorda Isles in the same year, which is why we count from the county record.
The MLS counts only listings entered in the Southwest Florida MLS under the Punta Gorda Isles value, 80 in the latest year, while the county records every qualified deed in the Punta Gorda Isles sections, 331 single-family sales in the same window. Charlotte County's local board works mainly in a different MLS, and some labeled closings are condominium units. In Charlotte County we lead with the county record.
An automated estimate can be a starting point, but in Punta Gorda Isles it faces two handicaps: most sales never carry the Punta Gorda Isles label in the MLS, and the model cannot see your canal route, your seawall status, your floor elevation or your dock permits. HUD research found poor exterior condition raised automated valuation error by 4.35 percentage points. A written comparative analysis from the recorded sales is the number to list on.
They have eased, and the most recent months are steadier. The county's single-family median was $782,000 in the year before Hurricane Ian, $725,000 in the 12 months to September 24, 2025 and $700,000 in the 12 months to September 24, 2026, while the latest six months ran at $715,000. Sales volume rose to 331 from 234 over the same year.
The Punta Gorda Isles recorded single-family median fell from $782,000 in the year to September 24, 2022 to $700,000 in the year to September 24, 2026, about 10 percent, and the median price per living square foot from $386 to $321, about 17 percent. Volume recovered to 331 sales from 305 in the pre-Ian year and 234 a year ago.
It is a market that rewards accurate pricing. The 80 labeled MLS closings in the year to September 24, 2026 took a median 77.5 days on market at a 96.0 percent median sale-to-list ratio, while recorded volume rose and the median eased. Well-priced Punta Gorda Isles canal homes sell close to asking; overpriced ones negotiate.
Plan for about two and a half months. The labeled Punta Gorda Isles closings in the Southwest Florida MLS for the 12 months to September 24, 2026 took a median 77.5 days on market. A Punta Gorda Isles home listed with its elevation certificate, seawall status, dock permits, four-point and wind mitigation reports ready removes the usual reasons for delay, so we assemble that file before the first showing.
The labeled Punta Gorda Isles closings in the Southwest Florida MLS for the 12 months to September 24, 2026 sold at a median 96.0 percent of list price, against 96.9 percent for all MLS sales with a Punta Gorda address and 95.2 percent in Burnt Store Isles. A Punta Gorda Isles home priced from the county record usually needs one price, not three.
If your house is insurable and priced from the recorded sales, conditions are workable: 331 recorded sales in the latest 12 months against 234 the year before, and a latest-six-month median of $715,000. If your Punta Gorda Isles home needs a roof, has open permits or an unpermitted dock, fixing those first usually pays more than waiting for the market to move.
List ahead of the winter season. December through May accounted for 200 of the 331 recorded Punta Gorda Isles sales in the latest 12 months, and March 2026 alone recorded 52 deeds. A listing photographed, documented and priced by January reaches the deepest buyer pool, and we still set timing around your move, not a calendar rule.
Among sections with enough sales to read a median, Section 11 led at $790,000 on 23 sales and Section 12 followed at $779,000 on 75, in the 12 months to September 24, 2026. Section 24, around Colony Point, recorded three sales at an $860,000 median, too few to call a rate. Section 5, the largest northern section, recorded 47 sales at $545,000.
The Bird Section is the southern part of Punta Gorda Isles, in plat Sections 12 and 14, where streets are named for birds and Buckley's Pass shortens the run to Charlotte Harbor. Section 12 recorded 75 single-family sales at a $779,000 median and Section 14 recorded 74 at $663,750 in the latest 12 months, so we price from the section and the route, never a blended figure.
On the county record for the latest 12 months, Punta Gorda Isles single-family sales ran at a median $321 per square foot of the roll's living area, from $289 in Section 4 to $384 in Section 1. The Southwest Florida MLS median was $284 across its 80 closings, which include condominiums. Compare your home only against sales measured the same way.
The highest recorded Punta Gorda Isles single-family sale in the 12 months to September 24, 2026 was $2,850,000, and 15 sales closed at $1,500,000 or more. The lowest was $300,000. We list every relevant comparable for your address with its street, date, year built and living area, rather than a headline figure.
Bridge-free sailboat access is a permanent attribute a buyer cannot add later, because a fixed bridge cannot be raised, so buyers with tall boats pay for it. The city says "most" of the PGI system has no fixed bridges. No public record measures the Punta Gorda Isles premium, so we price it from comparable recorded sales on similar routes and prove the route in the listing.
Buyers trace the route from the dock to Charlotte Harbor and check every fixed bridge on it, because neither the city nor the county publishes a canal-by-canal list or the clearance of each Punta Gorda Isles street bridge. We do that work before listing and state the route in the marketing, so the buyer's agent can confirm it quickly.
A queued seawall does not stop a Punta Gorda Isles sale, because the city pays for the wall, but buyers price in the cost of removing and restoring their own dock, lift, fence, irrigation and landscaping. We show the city's current schedule for your address and a contractor's estimate for that work up front, so it is a line item rather than a surprise.
A city-replaced seawall with 10-foot, 5,500 psi panels and protected rebar is a genuine advantage over original 8-foot, 2,500 psi panels with unprotected rebar, and it removes the buyer's risk of a future dock tear-out. We document the Punta Gorda Isles replacement from the city's schedule and put it in the listing.
Florida law requires a seller to disclose known facts that materially affect value and are not readily observable, and a failing or queued seawall is one. The city publishes the Punta Gorda Isles schedule by work zone, so we disclose it on your terms, with the city's plan and the cost of restoring your dock afterwards.
The PGI Canal Maintenance Assessment, $1,500 per single-family canal lot for fiscal 2027 as adopted on September 9, 2026, is a non-ad valorem line on the November tax bill, so at closing it is prorated with the property taxes. Homestead does not reduce it. Punta Gorda Isles buyers see it as the price of city-owned seawalls, which the city's manual values at up to $300 per linear foot.
No. A single-family Punta Gorda Isles lot carries no mandatory HOA; the deed restrictions were not renewed in 1995 and city overlay rules replaced them. The recurring lines are property tax and the canal assessment, plus voluntary civic association dues of $80 a year per member. Condominiums, and any lot bound to the Section 14 association, have their own figures.
No. The Punta Gorda Isles Civic Association is voluntary and has no approval or estoppel role on a single-family sale. A condominium association, and in Section 14 the property owners' association where it governs the lot, may have its own estoppel and approval steps.
A flood disclosure under Florida Statute 689.302 at or before contract, the property tax disclosure summary under 689.261, known material defects under Johnson v. Davis, including a queued seawall, and for a condominium the Chapter 718 resale package. The 720.401 association summary applies only where a mandatory association governs the Punta Gorda Isles lot; your closing agent or attorney confirms.
Florida Statute 689.302 requires a residential seller to give a flood disclosure at or before contract, covering flood insurance claims, federal flood-damage assistance and known flooding that damaged the property. In Punta Gorda Isles, where every address we sampled read Zone AE, we prepare the form with you and attach the elevation certificate.
Yes, through the floor elevation. Every Punta Gorda Isles address we sampled returned FEMA Zone AE with a 9-foot base flood elevation, 10 feet at Colony Point, on maps effective December 15, 2022. A home whose floor sits at or above the base flood elevation plus a foot insures better and sells more easily, so we pull the elevation certificate before pricing.
Yes, if you do not have one. Every Punta Gorda Isles address we tested sits in Zone AE, and a certificate showing the floor above the base flood elevation lowers the buyer's flood quote, which supports your price. The city also publishes certificates it holds through an online viewer, so check there first.
A buyer with a federally backed mortgage on a Punta Gorda Isles home in Zone AE will need flood insurance, and from January 1, 2027 every Citizens personal residential policy needs flood coverage regardless of zone. The city's Class 5 rating takes 25 percent off NFIP premiums, and an existing NFIP policy can be assigned to the buyer.
For most Punta Gorda Isles homes, yes. Citizens requires a four-point inspection on homes over 20 years old, and the roll's median year built is 1990. A wind mitigation report under Florida Statute 627.711 documents the features that earn premium credits. Having both lets a buyer price insurance during showings instead of during the inspection period.
Yes, directly. Florida Statute 627.7011 bars an insurer from refusing a policy solely because a roof is under 15 years old, and Citizens asks for proof of remaining life on older shingle and tile roofs. Punta Gorda Isles sits in the county's 130 mph design wind zone, so a reroof permit with its date is one of the most valuable papers in the listing file.
Yes. Many Punta Gorda Isles buyers want the lot and the canal, and some plan to rebuild. If repairs would exceed 50 percent of the structure's market value under the city's rule, counting labor, materials, overhead and profit, the home must be brought up to current flood elevation, so we compare the as-is price, the repaired price and the lot value before you decide.
Not if repairs are documented. Charley's eye crossed Punta Gorda in 2004, Ian made its second landfall near Punta Gorda in 2022, and Milton's surge in 2024 reached 5 to 8 feet in the northern harbour. A Punta Gorda Isles house repaired or rebuilt with closed permits sells on its current condition; unrepaired damage and missing receipts are what cost money.
Chapter 6 of the Punta Gorda Code requires freestanding docks and lifts, bars attachments to the seawall and prohibits lift canopies and floating docks. A Punta Gorda Isles buyer planning a bigger boat reads those rules before touring, so showing that your dock and lift are permitted, and within 10 feet of the wall, removes a common objection.
A Punta Gorda Isles condominium is worth what units in its own building and its neighbors have recorded, adjusted for floor, dock rights, updates and the association's budget and reserves. The 38 associations on PGI streets recorded 101 sales in the latest 12 months, Emerald Pointe the most at 22, too few in most buildings for a median.
It can, because buyers and lenders ask. A Punta Gorda Isles condominium building three stories or taller needs a milestone inspection by December 31 of the year it turns 30, and the association must disclose its structural integrity reserve study. Many PGI condominiums are one or two stories, so we check your building's height and status before pricing.
Yes. The county roll lists 435 vacant parcels in the Punta Gorda Isles sections. A vacant canal lot is priced on recorded lot sales, the route to the harbour, the seawall's condition and the buildable elevation, since a new home must sit at the base flood elevation plus a foot, and we ask the city for a zoning verification letter because the city reverted its land code in July 2025.
A negotiable commission, deed documentary stamps at $0.70 per $100, which is $4,900 at the $700,000 single-family median, title and closing fees, any condominium or Section 14 estoppel, and prorated property taxes with the $1,500 canal assessment. A Punta Gorda Isles house with no association skips the HOA estoppel. We give every seller a written net sheet.
The buyer's assessed value resets to market value on January 1 after the sale, so the buyer's city-parcel bill is usually higher than yours. The non-ad valorem canal assessment does not reset. Florida Statute 689.261 requires the contract to warn the buyer not to rely on your current taxes, so we model the Punta Gorda Isles buyer's bill at the pricing stage.
Florida's portability rule lets you carry up to $500,000 of your Save Our Homes difference to a new Florida homestead, if you establish it within three years of January 1 of the year you left the old one and file on time; in Charlotte County the form is DR-501T, due by March 1. We coordinate the timing of your Punta Gorda Isles sale and your purchase.
The City of Punta Gorda has no short-term rental ordinance as of our review, so a single-family Punta Gorda Isles home can be rented under state law, but a rented home carries insurance, management and non-homestead tax costs. We compare your net rental income with the proceeds of a sale on today's recorded prices.
An inherited Punta Gorda Isles home is sold through the estate or trust, with the personal representative or trustee signing. We coordinate with the estate's attorney and value the house from the recorded sales, and the civic association's volunteer group Isles Girls and Guys, active since 1982, helps families sell a home's contents.
Yes. Every Punta Gorda Isles address we geocoded in September 2026 fell inside the City of Punta Gorda, in ZIP 33950, so it carries city taxes, city water, sewer and police, city zoning and the city's canal district. For pricing, the comparable set is the Punta Gorda Isles plat sections, not a city or ZIP median.
A comparative market analysis is prepared by a listing team to set a price that sells; an appraisal is prepared by a licensed appraiser for a lender to support a loan. Both use recent comparable sales. For a Punta Gorda Isles home, a CMA built from the county's recorded sales anticipates the appraisal, which helps avoid a low-appraisal surprise after the contract is signed.
You can, but the county-versus-MLS gap cuts both ways. Most Punta Gorda Isles sales never carry the label in the Southwest Florida MLS, so pricing from portal data or labeled sales alone misses most of the market. A listing team prices from the full county record, traces the route, documents the wall and brings qualified buyers; we will show you the net sheet either way.
The best Punta Gorda Isles listing agent prices from Charlotte County's recorded sales, not a portal, and can explain the canal route, the seawall schedule, the base flood elevation and the canal assessment to a buyer. McGreevy and Comisar, the #1 team in Southwest Florida since 2012 and among the Top 1% Real Estate Agents Nationally Since 2008, build every valuation that way. Call Jesse at (239) 898-6072.
Yes, it is free, and no, you do not have to list with us. You keep the recorded comparables, the adjustments and the net sheet either way, and many of our valuations go to Punta Gorda Isles owners who are a year or more from selling. Call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873 to start one today.
McGreevy and Comisar are a top-reviewed Punta Gorda Isles listing team, and these reviews come from our Google Business Profile, quoted exactly as clients wrote them. We publish no aggregate score, and we do not edit, composite or summarise client words.
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★★★★★ "Jesse and his team at Domain have taken care of me, my family and my friends for many years. They have listed and sold our properties, facilitated the purchase of our properties and arranged for rentals." Verified Google review
Every document behind the Punta Gorda Isles figures and rules on this page is public and free. These are the ones a Punta Gorda Isles seller actually uses, each linked to the issuing authority's own copy rather than a reprint. Condominium budgets and association documents are not public and come with the resale package.
Document | Publisher | Link |
|---|---|---|
Waterfront Property Owner's Manual, seawalls, docks and canal rules | City of Punta Gorda Public Works | |
Punta Gorda Isles Seawall Replacement Schedule, revision June 3, 2026 | City of Punta Gorda | |
PGI Canal Maintenance Assessment District boundary map | City of Punta Gorda | |
PGI canal assessment, fiscal 2026 to 2027 levy, City Council agenda item, July 1, 2026 | City of Punta Gorda | |
PGI canal assessment Resolution 3832-2025, fiscal 2026 | City of Punta Gorda | |
Code Chapter 6, vessels, docks and waterways | City of Punta Gorda | |
Unique Land Regulations for PGI | City of Punta Gorda | |
FEMA FIRM index map, City of Punta Gorda | City of Punta Gorda | |
Community Rating System certification letter, Class 5 | City of Punta Gorda | |
Punta Gorda Isles: Canals and Blueway Trails map | Charlotte County | |
Recorded plats, Punta Gorda Isles sections | Charlotte County Clerk of the Circuit Court | |
Florida Statute 720.401, association disclosure summary | Florida Senate | |
Florida Statute 720.30851, association estoppel certificates | Florida Senate | |
Florida Statute 718.503, condominium resale disclosure | Florida Legislature | |
Florida Statute 718.116, condominium estoppel certificates | Florida Senate | |
Florida Statute 689.261, property tax disclosure summary | Florida Legislature | |
Florida Statute 689.302, flood disclosure | Florida Senate | |
Flood Map Service Center, search by address | Federal Emergency Management Agency | |
Wind mitigation resources and form OIR-B1-1802 | Florida Office of Insurance Regulation | |
Portability form DR-501T | Charlotte County Property Appraiser | |
Estoppel certificate fee schedule | Florida Department of Business and Professional Regulation |
Retrieved on September 28, 2026 unless a line gives another date. Market figures carry the pull date stated beside them in the body. We cite government, statutory, court, club, association, press and our own pages, plus sources already cited in our Punta Gorda Isles guide.
By Jesse McGreevy and Marc Comisar, who together bring over 45 years of combined direct experience in Southwest Florida real estate. For this Punta Gorda Isles valuation guide we tracked 331 recorded single-family sales from the Charlotte County deed file, the city's seawall schedule, canal assessment and dock code, and every flood, insurance 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. Top 1% Real Estate Agents Nationally Since 2008, and top-reviewed by the clients who have sold with us.
If you are thinking, "I need someone to sell my house in Punta Gorda Isles, Florida," McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Punta Gorda, Port Charlotte, Charlotte County, Babcock Ranch, Estero, Bonita Springs, Naples and Fort Myers. Whether you are selling in the Bird Section, the northern canals around Bal Harbor and Colony Point, an Emerald Pointe, Clipper Cove, Spinnaker Point or Windjammer Point condominium, Burnt Store Isles, Deep Creek, Burnt Store Lakes or Heritage Landing, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com. Read about McGreevy and Comisar, explore the Punta Gorda area guide, and return to the Punta Gorda Isles community guide for everything beyond the sale. If you are buying rather than selling, our Punta Gorda Isles buyer guide and how we represent buyers are the place to start. For a seller's first step, request your free Punta Gorda Isles home valuation and call Jesse direct at (239) 898-6072.
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 September 2026. This Punta Gorda Isles home values guide is general information, not an appraisal and not legal, tax or insurance advice. Market figures change monthly and statutory figures change annually. For your specific property, ask us for the file.