What is your West Port home worth? A written range from 180 Charlotte County recorded sales, the district assessment, the FEMA letter for your lot and the builders next door. Free valuation from McGreevy and Comisar. Call (239) 898-6072.
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By Jesse McGreevy and Marc Comisar. Updated October 2026. If you want the whole community first, including the Murdock Village land, the villages, both districts, flood, schools and daily life, our West Port community guide covers it, and our Port Charlotte guide covers the wider market. This page answers one question: what your West Port home would sell for today, on the Charlotte County record.
Charlotte County recorded 180 West Port sales in the 12 months to September 9, 2026, at a $290,000 median, from $225,000 to $500,000. Your own number turns on village, product, the district area your lot sits in, the flood letter for the lot and the new homes a builder is still selling nearby.
Data updated: October 2026 (Charlotte County Property Appraiser public roll and sales files dated October 4, 2026, our analysis, sales recorded September 10, 2025 to September 9, 2026, newest recorded sale September 9, 2026; West Port and West Port East community development district fiscal year 2027 budgets; builder marketing pages seen October 10, 2026).
In the last 12 months we tracked 180 West Port closings, and every price opinion our team writes here starts from that county record.
West Port is a master-planned community of new homes in unincorporated Charlotte County, with a Port Charlotte, Florida 33953 mailing address, built since 2021 on land the county assembled in its Murdock Village redevelopment area. The county roll lists 1,761 parcels on seven plat designators. Of those, 1,299 are homes with a year built (every one built from 2021 to 2025), 314 are vacant residential lots, and the roll lags new construction, so the real count of finished homes is higher than the roll shows.
That mix changes how a home here is valued. A West Port resale does not compete only with other resales. It competes with new homes that D.R. Horton is advertising in The Cove and Driftwood Bay, with the next plats that are still being approved, and with a stack of district and association charges that a buyer adds to the price before deciding. The recorded sales that anchor a price are in the county file, and they tell a seller more than a portal estimate can. Our West Port seller page covers the listing plan once you have the number.
| Figure | What it measures | Window and source |
|---|---|---|
| 180 sales, $290,000 median | All recorded qualified improved sales, low $225,000, high $500,000 | 12 months to September 9, 2026, Charlotte County Property Appraiser public sales files, our analysis |
| 142 builder-direct, $292,650 | Sales in which the builder was the seller of record, low $230,000, high $447,200 | Same window and source |
| 38 resales, $284,000 | Owner-to-owner sales, low $225,000, high $500,000 | Same window and source |
| $160.53 per square foot | Median price per square foot of county heated area (n = 124) | Same window and source |
| $289,000, $287,500, $307,500 | Village medians: The Cove (95 sales), The Hammocks (38), The Palms (37) | Same window and source |
| $319,000 and $283,100 | Calendar 2025 median (239 sales) and 2026 to September 9 median (105 sales) | Same source, each on its own window |
| $1,605.80 to $2,692.35 | West Port district assessment per home, fiscal year 2027, by area and product | West Port Community Development District adopted budget |
| Zone AE at five of seven points | FEMA flood zone, base flood elevation 9 feet, at five sample points; shaded Zone X at two | FEMA National Flood Hazard Layer, panel 12015C0043G, effective December 15, 2022 |
Each row has its own window and its own count, so we never add the rows, average them or subtract one from another. The calendar-year medians overlap the 12-month window and compare different mixes of homes, so a gap between them is not a trend by itself. The 180 is also a floor: about 30 further new-home closings above $150,000 are coded as vacant land in the county file because the home was not yet on the roll when the deed was recorded, and they are not in the 180 or in any median.
The first lesson for a West Port seller is that the community has no single number. A Cove paired villa, a Cove 50 foot single-family home, a Hammocks single-family home and a Palms home on West Palms Dr each carry a different district line, a different association layer and different comparable sales. What separates one sale from the next is the village, the product, the year the home was finished, the flood letter for the lot, and what a buyer sees when the builder's own homes are advertised next door.
Start with five questions. Which village is your home in: The Cove, The Hammocks, The Palms, The Isles, The Landings, or West Port East (Driftwood Bay)? Is it a single-family home or a paired villa, since the county codes the two differently and the sales differ? Which district assessment area does your lot sit in, because The Cove's lots sit in Areas Two and Four and most other homes sit in Areas One and Three? Does your lot carry a FEMA removal letter, and is the building above the 9 foot base flood elevation? And did you buy from a builder in the last two years, so that the same builder may be selling a comparable plan beside you today? Those answers move a West Port valuation further than any community median does.
The Charlotte County Property Appraiser recorded 180 qualified improved sales in West Port in the latest 12 months. These numbers come from the county's recorded sales, and the SWFL MLS is used only for the measures it alone carries: days on market, sale-to-list ratio, months of supply and the MLS closing count. For West Port each of those is as follows. Information not available at time of publishing (checked 2026-10-07). We do not borrow a figure from a neighboring community to fill the gap, and we print a price per square foot only where the county's heated-area field supports it, and say so beside the figure.
West Port sellers call McGreevy and Comisar because we price on the records that move the price: 180 Charlotte County recorded sales in 12 months, the district assessment for the lot, the FEMA letter for the lot, and the builders still marketing homes beside you. We have been Top 1% nationally since 2008.
Data updated: October 2026 (Charlotte County Property Appraiser public sales files, our analysis, 12 months to September 9, 2026; West Port and West Port East community development district fiscal year 2027 budgets; FEMA National Flood Hazard Layer, queried October 10, 2026).
Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, and are among the Top 1% Real Estate Agents Nationally Since 2008. Our team is the #5 real estate team in Florida (RealTrends 2026). McGreevy and Comisar is a top-reviewed Southwest Florida listing team, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate. If you are weighing the best real estate agents in Port Charlotte, the test in a community this new is simple: ask who prices a West Port home on the county's recorded sales, who has read both districts' budgets by area and product, and who can explain a FEMA removal letter to a buyer before the buyer's lender does.
We publish the method we use on every West Port valuation: the county's recorded sales for your village and product, sorted by street and year built; the district's published assessment for your area and class; the FEMA zone and any removal letter for your lot; a list of the association documents your buyer's title company will request; the builders' dated marketing prices, labelled as marketing and set beside the recorded sales and never mixed with them; and a net sheet. You see every comparable we used, and you keep the file whether or not you list with us. The village-by-village background is in our West Port community guide.
A portal estimate is one number from one model. A West Port valuation is a range that you can defend line by line, because the county record, the district budget and the FEMA letter are public and your buyer will read them. The partners who write the range are the partners who negotiate the contract.
Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, and we work Port Charlotte and the rest of Charlotte County from it. For a West Port valuation, one of us walks the house, reads the lot against the plat and the flood letter, and returns the written range. Call Jesse direct at (239) 898-6072.
The fastest route to a West Port home valuation is the address form at the top of this page. It takes about sixty seconds and goes straight to Jesse McGreevy and Marc Comisar. We answer with recorded comparables from your village, the district assessment for your lot, the FEMA zone for your lot and a seller net sheet.
Enter your address in the free West Port home valuation form and tell us whether you are selling this season, next year, or simply want to know. You will hear from a partner, not a call center. If you would rather talk first, Call Jesse direct at (239) 898-6072 or reach Marc Comisar at (239) 287-5873. There is no obligation and no charge for the file.
A written range; the recorded sales we used, with street, year built and heated area where the county has them; the adjustments we made and why; the district assessment for your area and class, shown with its fiscal year and basis; the FEMA zone and panel for your lot and any removal letter that touches it; a list of the association documents your buyer's title company will request; the builders' current marketing prices, labelled as marketing and shown beside, never inside, the recorded comparables; and a net sheet. If you plan to list, the next step is our West Port selling plan.
The Zestimate and other automated estimates read public records and prior sales. In West Port they cannot see the district assessment your area carries, the FEMA letter for your lot, or the builder's advertised price on the next street, and they read a roll that lags new construction, so we start from the county's recorded sales instead.
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. Six agencies issued it jointly: the OCC, the Federal Reserve, the FDIC, the NCUA, the CFPB and the FHFA. Lenders that use an automated model in a mortgage credit decision must adopt controls 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. The rule governs models used in credit decisions. A free instant estimate on a consumer website is not a credit decision, and it carries no such testing.
Every West Port home on the county roll was built from 2021 to 2025, so a model has almost no history to learn from: no long resale cycle, no renovation record, no run of recorded sales on the same street. The roll also lags. It is a January 1 snapshot, homes finished in 2026 mostly carry no year built yet, and 55 of the 180 recorded sales in the latest 12 months sit on parcels still coded vacant. An estimate built on that roll cannot say whether your home is priced above or below the one two streets over.
Finish level, upgrades paid for after closing, landscaping, window treatments and outdoor living additions are not recorded by any county field. Two West Port homes finished in the same year on the same street can differ in what a buyer would pay, and a model that averages them treats a showroom home and a bare one as the same product. We read the house, and we read the lot against the plat.
A West Port buyer pays a community development district an annual assessment that depends on the area and the product. For fiscal year 2027 the West Port district totals run from $1,605.80 for a twin villa to $2,692.35 for a single-family home in Area One, and the newer West Port East district totals $2,649.82 or $2,947.69 on its first tax bill. The Cove adds its own association dues on top. A portal estimate prices the house and leaves these layers out, and a buyer adds them to the monthly cost before making an offer.
On the map in force before December 15, 2022, all seven sample points we tested were Zone X, outside the Special Flood Hazard Area. On the current panel, five of the seven are Zone AE with a 9 foot base flood elevation, and two are shaded Zone X. Since 2022 FEMA has issued 29 determinations on West Port plats, and the lots they cover read differently from the lots they do not. A model that reads an older layer shows the wrong zone, and a buyer's lender will not.
D.R. Horton advertises new homes in The Cove and in Driftwood Bay, and its prices change. A portal estimate does not know what a builder is advertising beside your street this month, and it does not know what the builder's contract adds in upgrades and closing costs. We show those marketing prices, dated and labelled as builder marketing, separately from recorded sales, so you can see the choice a buyer is weighing.
The county record writes the community as West Port and sometimes Westport. Several names sound close and are different places: Willow in Punta Gorda is a separate district and plat, South Gulf Cove and Riverwood are separate Port Charlotte communities, and Port Charlotte itself is the wider market around it. A tool that blends them by place name prices a West Port home against homes in other communities. We price yours on Charlotte County recorded sales from the seven West Port plat designators only.
We value a West Port home with a comparative market analysis built from Charlotte County recorded sales in your village and product, sorted by street and year built, set beside the builders' dated marketing prices, and adjusted for the district area, the association layer and the FEMA letter for your lot. You receive every comparable.
Data updated: October 2026 (Charlotte County Property Appraiser public roll and sales files dated October 4, 2026, our analysis; West Port and West Port East community development district fiscal year 2027 budgets; FEMA National Flood Hazard Layer, queried October 10, 2026; builder marketing pages seen October 10, 2026).
The county roll sorts West Port homes into products that sell at different prices, and the villages mix them differently. The table shows what the county roll holds today.
| Village | Parcels on the roll | Homes and their heated area (county record) | Vacant residential lots |
|---|---|---|---|
| The Cove | 554 | 258 single-family, 1,312 to 3,306 square feet, average 2,199; 136 paired villas, 1,327 to 1,526, average 1,501 | 105 |
| The Hammocks | 410 | 382 single-family, 1,482 to 3,368, average 1,925 | 8 |
| The Palms | 286 | 123 single-family, 1,488 to 2,988, average 1,989; 124 paired villas, 1,470 to 1,522, average 1,491 | 24 |
| The Isles | 111 | 104 single-family, 1,672 to 3,325, average 2,170 | None |
| The Landings | 184 | 172 townhomes, 682 to 1,488, average 1,376, held in rental ownership | None |
| West Port East (Driftwood Bay) | 203 | No home with a year built yet | 177 |
Source: Charlotte County Property Appraiser public roll dated October 4, 2026, our analysis. The roll is a January 1 snapshot. No condominium parcel exists anywhere in West Port. Builders use their own vocabulary for plans and series, and no document we read ties a builder series to a district class, so we set the comparable pool by village and county use code first, then by street, year built and heated area.
We read the Charlotte County Property Appraiser's recorded, qualified sales for the seven West Port plat designators. Each carries a sale date, a price and, where the roll has one, a year built and heated area. The county file lets us widen the window until a figure rests on real sales: 12 months to September 9, 2026 first, then 24, 36 and 60 months, and the full history from June 24, 2021. Under ten sales we list the sales themselves and print no median. The SWFL MLS would add days on market and sale-to-list for listed sales, and for West Port neither is available. Information not available at time of publishing (checked 2026-10-07). The county has no days-on-market field, so a West Port valuation starts from the recorded sales and we add MLS pace when we have it.
Streets matter because a street is a phase. In The Cove, Bridle Ridge St (Phase 4) sold 22 homes in the latest 12 months at a $260,000 median, while Laurel Brook Ln sold 13 at $404,000. In The Hammocks, Fiesta Dr sold 12 at $281,500, while Canopy Garden Dr sold three homes, too few for a median. We read the street list below the village tables and pick the streets that match your home.
We confirm the FEMA zone for the lot on the current National Flood Hazard Layer. One panel, 12015C0043G, effective December 15, 2022, covers the sample points we tested. We then look for a Letter of Map Change on the plat: FEMA has issued 29 determinations on West Port plats since 2022, in every village, and the letters record the lowest lot elevation against the 9.0 foot base flood elevation. We ask for an elevation certificate when one exists.
Every West Port home was built after the January 1, 2002 Florida Building Code date that Citizens uses for its building-code discount, so every home qualifies on age. That helps, but it does not replace paperwork: wind mitigation discounts apply to the wind premium and need a completed form. Flood coverage matters too, because Citizens' flood rule is phasing in for policies with wind coverage by January 1, 2027. We ask what documents exist before we set the price, because a buyer will ask the same question during the inspection period. We publish no premium, since we obtained no quotes.
We pull your tax bill and split out the county's ad valorem tax, 15.0855 mills for 2025 in West Port's tax districts, from the community development district line and from any county service lines. Then we model what a buyer will carry, because a buyer's assessed value resets after a change of ownership and the buyer's tax is usually different from yours. The one real West Port bill we hold, a 2025 bill for a Hammocks home, is worked through in the cost section below. We cite it as one household's bill and name no owner or address.
The comparables with street, year built and heated area, the adjustments, the district assessment for your area and class, the flood documents, the association documents a buyer's title company will request, and a net sheet. The seller cost stack is in our Florida seller closing costs guide, and your West Port numbers are on the sheet we hand you.
West Port home values move first with village and product, then with the district area and the cost of owning, year built and heated area, the street, the flood letter and elevation, and what the builders advertise nearby. Of the 180 recorded sales in the latest 12 months, 142 were builder-direct and 38 were resales.
Data updated: October 2026 (Charlotte County Property Appraiser public roll and sales files dated October 4, 2026, our analysis; West Port and West Port East community development district fiscal year 2027 budgets; FEMA National Flood Hazard Layer, queried October 10, 2026; builder marketing pages seen October 10, 2026).
| Value driver | How we treat it | Why a West Port buyer cares |
|---|---|---|
| Village | Priced within its own village | Village medians run $287,500 in The Hammocks, $289,000 in The Cove and $307,500 in The Palms over the same 12 months |
| Product | Single-family, paired villa and townhome priced separately | In The Cove, single-family sales had a $345,000 median and paired villas $247,500 |
| District area and class | Stated with its fiscal year and basis | Fiscal year 2027 totals run $1,605.80 to $2,692.35 on the West Port district and $2,649.82 or $2,947.69 on West Port East |
| Association layer | The Cove dues are published, the others are not | The Cove's 2024 offering document lists $2,220, $2,900 and $3,200 a year by lot class |
| Year built | Every home is 2021 to 2025 | Condition, upgrades and roof paperwork separate one home from the next |
| Street and phase | Read the block, not just the village | Bridle Ridge St sold 22 homes at $260,000; Laurel Brook Ln sold 13 at $404,000 |
| Heated area | Compared within the product | The Cove's single-family homes run 1,312 to 3,306 square feet on the roll |
| FEMA letter and elevation | Test the lot and the building | Zone AE with a 9 foot base flood elevation at five of seven points; shaded Zone X at two |
| Builders' advertised prices | Shown as builder marketing, never as recorded prices | A buyer sees a new home and a resale side by side |
| Gate and amenity center | Described as records and builder marketing describe them | The Cove is the only gated village and its clubhouse is private to residents |
| Roof, openings and wind mitigation form | Documented before listing | A current form lets a buyer price insurance early |
| Open violations or unapproved exterior work | Cleared before listing | An open violation appears on the association's estoppel certificate |
The district's assessment follows the lot, and a buyer reads it as part of what the home costs to own. For fiscal year 2027, a single-family home in Area One (2020) totals $2,692.35 a year on the West Port district, made of $706.32 for operations and maintenance, $709.77 for the special revenue fund and $1,276.26 for debt service. A twin villa in Area Two totals $1,605.80. A seller who knows the area and can show the line on the tax bill removes a question before the buyer asks it. We confirm your area from the district's budget before we quote anything.
In the latest 12 months The Cove sold 95 homes at a $289,000 median, but that median blends 45 single-family sales at $345,000, 26 paired villas at $247,500 and 24 new homes the roll did not yet code at $280,000. A seller who reads the village median alone can misprice by tens of thousands of dollars in either direction. We start with your product.
The county roll gives a year built of 2021 to 2025 for every home, with 43 finished in 2021, 194 in 2022, 578 in 2023, 351 in 2024 and 136 in 2025 (1,302 parcels with a year built, including two apartment clubhouses and one common building). When age is this uniform, age stops separating one sale from the next, and what separates them is how the home was finished, what has been added since, how the roof and openings are documented and how the lot sits. That is the reason we walk the house, and it is the reason no estimate that reads only the roll can price it.
The Hammocks' single-family homes average 1,925 square feet on the roll and The Cove's average 2,199, and the median price per square foot of county heated area is $160.53 across the community (12 months to September 9, 2026, n = 124). We use heated area to match your home to comparables of similar size and product, and we show you the adjustment. We do not set a size premium from a single sale.
West Port is a master-planned community, so the setting comes from the plan around the lot. The Cove is the only gated village, and its 6,458 square foot amenity center, built in 2023 per the county roll, is private to its residents. No golf course, marina or boat ramp sits inside West Port: the lakes are stormwater ponds, and the nearest open golf course, Riverwood Golf Club, is 3.2 to 5.7 road miles away. Centennial Park, a 103.3 acre county park with a pool and a recreation center, is 0.9 to 1.5 road miles from the points we measured. A seller should describe what the records show and no more.
On the 2022 map, five of the seven points we tested are in Zone AE with a 9 foot base flood elevation. The county's elevation certificates show how much higher homes were built: in The Landings 132 certificates give a median floor of 12.4 feet, in The Hammocks 27 give 12.9 feet and in The Cove 9 give 11.6 feet, all against the 9 foot base flood elevation. By our arithmetic that is a median of 3.9 feet above base flood elevation in The Hammocks, 3.4 in The Landings and 2.2 to 3.0 in The Cove. The flood section below has the whole story.
Whatever the builder installed, a documented roof permit date, a current wind mitigation report and the product approvals for the windows and doors are three of the strongest supports a West Port seller can hand a buyer. So are the builder's warranty paperwork and any association approval for later exterior work. We have not read the recorded declarations for the villages, so we ask each seller for a copy and check it before the first showing.
Expect five requests in the first week: the tax bill with the district line, the FEMA letter or elevation certificate for the lot, the association's estoppel and dues statement, the roof permit date with the wind mitigation form, and the builder's current price on a comparable plan. Having all five ready means an offer arrives on facts instead of questions, and a buyer who sees the whole stack on day one is a buyer who can carry it.
Ninety-eight of the 180 West Port recorded sales in the latest 12 months closed between $200,000 and $300,000, and D.R. Horton is advertising new homes beside you, so your listing has to hold up against both. Start with a free West Port home valuation built on those recorded sales, or read how we sell homes in West Port, and Call Jesse direct at (239) 898-6072. If you are buying here instead, see how we represent buyers in Southwest Florida or our guide to buying a home in West Port, and call Marc at (239) 287-5873. You are working with Top 1% Real Estate Agents Nationally Since 2008.
Charlotte County recorded 180 qualified improved sales in West Port in the 12 months to September 9, 2026, at a $290,000 median. Ninety-eight closed between $200,000 and $300,000 and 69 between $300,000 and $400,000. The newest recorded sale is dated September 9, 2026, so the latest weeks are not yet in the county file.
Data updated: October 2026 (Charlotte County Property Appraiser public sales files dated October 4, 2026, our analysis, sales recorded September 10, 2025 to September 9, 2026, newest recorded sale September 9, 2026).
| Segment | Recorded sales | Median | What it covers |
|---|---|---|---|
| All qualified improved sales, 12 months | 180 | $290,000 | September 10, 2025 to September 9, 2026; low $225,000, high $500,000 |
| Builder-direct sales, 12 months | 142 | $292,650 | Low $230,000, high $447,200 |
| Resales, 12 months | 38 | $284,000 | Low $225,000, high $500,000 |
| 24 months | 441 | $317,900 | Wider window, same source |
| 36 months | 818 | $325,750 | Wider window, same source |
| 60 months | 1,222 | $347,250 | Wider window, same source |
| All history, June 24, 2021 to September 9, 2026 | 1,245 | $348,000 | First qualified sale in West Port to the newest |
Qualified means the state's qualification codes for arm's-length sales, and improved means the parcel carried a building at sale, per the county file, which counts sales over $1,000. The wider windows carry higher medians than the latest 12 months because the early closings were larger single-family homes, and we explain that mix change below. We use the widest window only to show scale and never to price a single home.
Builder-direct sales ran from $230,000 to $447,200 and resales from $225,000 to $500,000. That the resale median is a little lower than the builder-direct median does not mean resales sell for less, because the two groups are different mixes of homes. In The Cove, 82 builder-direct sales had a $300,000 median and 13 resales had $245,000. In The Hammocks the order reverses: 24 builder-direct sales at $273,500 and 14 resales at $327,500. In The Palms, 30 builder-direct sales had a $316,600 median and seven resales are too few for a median.
What a seller needs from this is the principle. A builder-direct sale and a resale compete for the same buyer, and the buyer can see both. Your price has to hold up against the recorded sales of homes like yours and against what the builders are advertising, and we show you each separately.
| Price band | Recorded sales, 12 months | Share |
|---|---|---|
| Under $200,000 | 0 | 0.0 percent |
| $200,000 to $300,000 | 98 | 54.4 percent |
| $300,000 to $400,000 | 69 | 38.3 percent |
| $400,000 to $500,000 | 12 | 6.7 percent |
| $500,000 to $750,000 | 1 | 0.6 percent |
| Total | 180 | 100.0 percent |
Source: Charlotte County Property Appraiser public sales files, our analysis, recorded sales September 10, 2025 to September 9, 2026. Shares are our arithmetic, rounded to one decimal.
The market has two thick bands. Ninety-eight of the 180 sales, a little over half, closed between $200,000 and $300,000, and another 69 closed between $300,000 and $400,000, so 167 of the 180, about 92.8 percent, closed under $400,000. Thirteen closed at $400,000 or more, and only one reached $500,000. If your hopes rest on the top of the range, the file shows how narrow that top is.
| County use code | What it is | Recorded sales, 12 months | Median |
|---|---|---|---|
| 0100 | Single-family home | 93 | $330,000 |
| 0102 | Paired villa or townhome | 31 | $250,000 |
| 0000 | New home not yet on the roll (parcel still coded vacant) | 55 | $285,000 |
| 0002 | One sale in a separate use code | 1 | $377,800 |
| Total | 180 | $290,000 |
The use code is the county's, and it is the first cut we make, because single-family homes and paired villas sell at prices $80,000 apart in the median ($330,000 against $250,000, our arithmetic). The 55 sales on parcels still coded vacant are real homes: the deed recorded before the roll caught up.
The roll is a January 1 snapshot, so most homes finished in 2026 carry no year built yet. Beyond the 55 sales on parcels still coded vacant inside the 180, about 30 further closings above $150,000 are coded as vacant land in the county file because the home was not yet on the roll when the deed was recorded (30 deeds, $250,000 to $375,000, recorded April 28 to September 1, 2026: The Cove 18, The Palms 6, West Port East 6). They are not in the 180 and not in any median. We tell you this because a seller looking at a recorded sale on a neighbor's street may be looking at a closing the improved-sale count does not hold.
The highest recorded sale in the 12-month window was $500,000, a resale on East Isles Rd in The Isles on August 31, 2026. The lowest was $225,000, in The Cove. We name a street only for the top sale and give no house numbers. A recorded high is a ceiling to test your home against after we adjust for what differs, and it is not a promise about yours.
The median price per square foot of county heated area was $160.53 across the community (n = 124), $160.34 in The Cove (n = 71), $160.47 in The Hammocks (n = 30) and $163.52 in The Palms (n = 19), all for the 12 months to September 9, 2026. The denominator is the Property Appraiser's heated area field, not a listing's advertised living area, so these figures should never be compared directly with a figure from a listing sheet. In The Isles, which reaches ten sales only over 60 months, the median is $196.28 (n = 99).
To see why a per square foot figure is a ruler and not a price, multiply it out. $160.53 times The Hammocks' average heated area of 1,925 square feet is about $309,020. $160.34 times The Cove's roll-wide average of 2,199 square feet is about $352,588, which sits $63,588 above The Cove's $289,000 median sale, because the roll average takes in large single-family homes and the sales took in many paired villas. These are our calculations to show scale. They are not valuations, and a real valuation matches your home to comparable sales of its own product.
Each West Port village prices on its own evidence. In the 12 months to September 9, 2026 The Cove recorded 95 sales at $289,000, The Hammocks 38 at $287,500, The Palms 37 at $307,500, The Isles 4, West Port East 6 and The Landings none. Under ten sales we list them and print no median.
Data updated: October 2026 (Charlotte County Property Appraiser public sales files dated October 4, 2026, our analysis, 12 months to September 9, 2026 unless a row names another window).
| Village | 12-month sales | Median | Builder-direct and resale | Price per square foot (n) |
|---|---|---|---|---|
| The Cove | 95 | $289,000 (low $225,000, high $447,200) | 82 builder-direct at $300,000; 13 resales at $245,000 | $160.34 (71) |
| The Hammocks | 38 | $287,500 (low $255,000, high $449,500) | 24 builder-direct at $273,500; 14 resales at $327,500 | $160.47 (30) |
| The Palms | 37 | $307,500 (low $240,000, high $425,000) | 30 builder-direct at $316,600; 7 resales | $163.52 (19) |
| The Isles | 4 | Listed below, no median | 4 resales | Not printed |
| West Port East | 6 | Listed below, no median | 6 builder-direct | Not printed |
| The Landings | 0 | Not applicable | None | Not printed |
The villages add up: 95 + 38 + 37 + 4 + 6 + 0 = 180, our arithmetic. Each village row below is a different product and a different phase, so we never rank villages on price.
The Cove is the largest and the only gated village, with 554 parcels, 258 single-family homes, 136 paired villas and 105 vacant lots, 101 of them in Phase 4. Its first qualified sale was recorded April 22, 2022. By product, 45 single-family sales had a $345,000 median, 26 paired villas $247,500 and 24 new homes not yet on the roll $280,000. By phase, Phase 4 recorded 46 sales at $282,000, Phase 3 recorded 25 at $300,000, Phase 2 recorded 21 at $375,900, Phase 1B recorded two ($250,000 and $280,000) and Phase 1A-1 recorded one ($320,000).
| The Cove street | 12-month sales | Median |
|---|---|---|
| Bridle Ridge St | 22 | $260,000 |
| Powell Valley Dr | 16 | $286,050 |
| Ivy Ridge Ct | 14 | $247,500 |
| Laurel Brook Ln | 13 | $404,000 |
| Mableton Dr | 9 | Under 10 sales, no median |
| Old Fox Trl | 6 | Under 10 sales, no median |
| Crofton Springs Way | 5 | Under 10 sales, no median |
| Remington Trace Dr | 4 | Under 10 sales, no median |
| Highgate St | 3 | Under 10 sales, no median |
| Bandermill Dr, Moss Cove Ct, Cobble Glen Dr | 1 each | $280,000, $320,000 and $345,000 |
A median of a handful of homes is not a market, so streets with under ten sales show a count and no median, and we read the single sales as a list. The homes were built 28 in 2022, 145 in 2023, 162 in 2024 and 60 in 2025. Calendar-year medians in The Cove were $419,850 on 26 sales in 2022, $390,000 on 125 in 2023, $357,800 on 99 in 2024, $337,000 on 133 in 2025 and $270,600 on 44 in 2026 to September 9, and the fall reflects a changing mix of product and phase, not a fall in the price of the same house.
The Hammocks holds 410 parcels, 382 single-family homes and eight vacant lots. Its first qualified sale on June 24, 2021 is the earliest in West Port. The 38 sales in the latest 12 months had a $287,500 median, and homes there were built 13 in 2021, 51 in 2022, 159 in 2023, 110 in 2024 and 49 in 2025.
| The Hammocks street | 12-month sales | Median |
|---|---|---|
| Fiesta Dr | 12 | $281,500 |
| Sunset Preserve Way | 9 | Under 10 sales, no median |
| Celebration Dr | 5 | Under 10 sales, no median |
| Sol Preserve Dr | 4 | Under 10 sales, no median |
| Cayo Key Dr | 3 | Under 10 sales, no median |
| Canopy Garden Dr | 3 | Under 10 sales, no median |
| Terrapin Key Dr | 2 | $285,000 and $385,000 |
Calendar-year medians in The Hammocks were $347,500 on 13 sales in 2021, $362,350 on 40 in 2022, $383,450 on 130 in 2023, $350,000 on 129 in 2024, $295,000 on 78 in 2025 and $285,000 on 23 in 2026 to September 9.
The Palms holds 286 parcels: 123 single-family homes, 124 paired villas and 24 vacant lots. Its first qualified sale was recorded November 30, 2022. The 37 sales in the latest 12 months had a $307,500 median, with 30 builder-direct at $316,600 and seven resales.
| The Palms street | 12-month sales | Median |
|---|---|---|
| West Palms Dr | 16 | $305,400 |
| Queen Palm Dr | 14 | $316,050 |
| South Port Harbor Blvd | 4 | Under 10 sales, no median |
| Coconut Palm Dr | 2 | $265,100 and $280,000 |
| Lady Palm Dr | 1 | $277,000 |
Calendar-year medians in The Palms were $302,650 on 26 sales in 2022, $315,200 on 116 in 2023, $302,950 on 78 in 2024, $364,650 on 28 in 2025 and $294,350 on 28 in 2026 to September 9.
The Isles holds 111 parcels, 104 of them single-family homes of 1,672 to 3,325 square feet (average 2,170), built 30 in 2021, 50 in 2022, 23 in 2023 and one in 2024, with no vacant lot. Its first qualified sale was recorded July 12, 2021. In the latest 12 months it recorded four resales, which we list: West Isles Rd at $335,000 (February 26, 2026) and $289,000 (June 11, 2026), and East Isles Rd at $390,000 (July 30, 2026) and $500,000 (August 31, 2026). The Isles reaches ten sales only over 60 months: 99 sales from September 10, 2021 to September 9, 2026, at a $420,800 median, with 88 builder-direct at $417,550 and 11 resales at $489,700. A resale here is a sparse event, and we price it from the 60-month record and the four recent resales together, not from any one number.
West Port East holds 203 parcels, 177 of them vacant residential lots on Harmon Dr, Summerville St and Stillwell Ct, and no home with a year built yet. Six builder-direct closings on Harmon Dr were recorded in June 2026: $290,000 (June 18), $285,000 (June 26), $286,600 (June 29), and $275,000, $250,000 and $272,200 (June 30). Six sales are too few for a median, so we list them. D.R. Horton markets the village as Driftwood Bay.
The Landings holds 184 parcels, 172 of them townhomes of 682 to 1,488 square feet (average 1,376), built 38 in 2022 and 134 in 2023. Two companies hold 164 of the 172 townhomes and eight are in other hands, so it functions as a rental community. It has 11 qualified sales in its history, all on Vista Landings Ct: eight builder-direct sales in March and April 2023 ($210,000 to $220,000) and three resales in 2024 ($214,000 to $245,000). None has been recorded since July 2, 2024, and none in the last 24 months. A townhome here is a different product, and we do not price it from single-family sales.
West Port's recorded calendar-year medians have fallen each year since 2022, from $402,000 to $283,100 in 2026 to September 9, but the mix of homes changed every year, so we do not read it as a price decline. The county file cannot follow one house through time, so it cannot show what a given home gained or lost.
Data updated: October 2026 (Charlotte County Property Appraiser public sales files dated October 4, 2026, qualified improved sales, calendar years 2021 to September 9, 2026, our analysis).
| Period | Recorded sales | Median | Builder-direct sales | Resales (our arithmetic) |
|---|---|---|---|---|
| 2021 | 41 | $374,300 | 41 | 0 |
| 2022 | 141 | $402,000 | 139 | 2 |
| 2023 | 406 | $370,400 | 402 | 4 |
| 2024 | 313 | $341,000 | 292 | 21 |
| 2025 | 239 | $319,000 | 218 | 21 |
| 2026 to September 9 | 105 | $283,100 | 72 | 33 |
The six rows add to the 1,245 sales in the full history. We print the medians as the county file gives them, each with its own count, and we do not average them or fit a line through them.
The early closings include the larger single-family homes of The Isles and the first Cove sections (The Cove's 2022 median was $419,850), and later years add paired villas and, in 2026, the Driftwood Bay closings of $250,000 to $290,000. A median can fall because the mix of homes that sold changed, not because any one home lost value. Inside one village and one product, the county record shows the spread a community median hides, which is why we value your house from the comparables that match it and not from a year's median.
Builder-direct sales were 402 of 406 in 2023, and resales have become a larger share since: 21 of 313 in 2024, 21 of 239 in 2025 and 33 of 105 in 2026 to September 9, about 31 percent, our arithmetic. For a seller this is the headline. A resale market now exists in West Port, which means your listing will be compared with other owners' homes as well as the builder's.
The 2026 window covers a little over eight months and 105 sales, against 239 for 2025. The $283,100 median compares two windows of different length and different mix, and a gap that size between them is a reason to keep watching, not a finding. What it means for a seller is plain: price from the sales that match your home and closed recently, not from last year's median and not from a builder's starting price.
We do not forecast prices, and no recorded sale predicts one. What the record shows is a thick band between $200,000 and $400,000, a thin top, a resale share that is rising, and a community still delivering homes in phases. A seller's best protection is a price that matches the sales closing now, an honest account of what a buyer will carry each year, and paperwork that is ready before the first showing.
How long a West Port home takes to sell is Information not available at time of publishing (checked 2026-10-07). Days on market and the sale-to-list ratio come from the SWFL MLS, which we could not use for West Port, and the county's deed file carries neither. We state what we can, and how we price without them.
Data updated: October 2026 (Charlotte County Property Appraiser public sales files, our analysis, newest recorded sale September 9, 2026; SWFL MLS measures for West Port checked October 7, 2026).
| Measure | West Port |
|---|---|
| Median days on market | Information not available at time of publishing (checked 2026-10-07). |
| Median sale-to-list ratio | Information not available at time of publishing (checked 2026-10-07). |
| Months of supply | Information not available at time of publishing (checked 2026-10-07). |
| MLS closings in the window | Information not available at time of publishing (checked 2026-10-07). |
These are the measures only the MLS carries. We do not substitute a figure from another community, because a different community's days on market says nothing about West Port.
A county deed records the date a sale closed and its price. It does not record when the home was listed, how many price changes it took or whether the buyer was reached through the MLS at all. So the 180 recorded sales tell us how many homes changed hands and at what prices, and nothing about how long any of them sat. We do not turn a count of sales into a pace, and we do not describe a West Port home as fast or slow to sell. Many new-construction sales never appear on the MLS, which is one more reason the county record leads here.
Some of our sibling community pages carry timing figures on their own windows. We do not copy one onto West Port. A community with a different builder mix, a different district and a different stage of build-out does not sell on the same clock, and a borrowed figure would look precise and be wrong.
We build your calendar backward from the date you need to close. Under Florida Statute 720.30851 an association must deliver an estoppel certificate within 10 business days of a request, the buyer's lender orders an appraisal and a flood determination, the buyer's insurer reads the roof and openings, and the inspection period runs under the contract. We line up the association documents early, order the estoppel the day a contract is signed, assemble the district and flood documents before the first showing and price to the recorded sales, because a price that matches the record is the one lever that shortens a listing without a concession.
Sellers often ask for the best month to list, and for West Port the public record does not give us a seasonal pattern, so we do not invent one. The county's newest recorded sale in the file closed on September 9, 2026, which tells you how current the record is. When the MLS pace for West Port becomes available we will add it, with its own window, to this page.
The best comparables for a West Port home are recent recorded sales in the same village and product, on a similar street, with a similar year built and heated area, and a similar flood setting. In the latest 12 months the county recorded 93 single-family sales at a $330,000 median and 31 paired villa sales at $250,000.
Data updated: October 2026 (Charlotte County Property Appraiser public sales files dated October 4, 2026, our analysis, sales recorded September 10, 2025 to September 9, 2026).
We do not publish an address-level sales list on this page, and we name streets only. A comparable is a set of facts, not a house number, and we hand you the address-level file with your valuation. What follows is how we sort the 180 sales into cohorts before we pick the ones that belong beside your home.
Ninety-three of the 180 recorded sales were coded single-family (0100), at a $330,000 median. For a seller of a single-family home in The Cove, The Hammocks, The Palms or The Isles, this is the first cohort to read. We then narrow by village, because The Cove's 45 single-family sales had a $345,000 median, and by street and heated area.
Thirty-one sales were coded 0102, paired villas or townhomes, at a $250,000 median. The Cove's 26 paired-villa sales had a $247,500 median, and The Palms holds 124 paired villas of 1,470 to 1,522 square feet. A paired villa is a different product, with a lower district total in Area Two ($1,605.80 for a twin villa against $2,692.35 for a single-family home in Area One), and we do not price one from single-family sales. The Landings' 172 townhomes are rental ownership and have recorded no sale since July 2, 2024.
Fifty-five sales, at a $285,000 median, sit on parcels the roll still codes as vacant because the home was finished after the January 1 snapshot (code 0000). We use these as comparables only after we confirm the sale was a finished home, and we treat them as builder-side evidence of what a new home sold for that year.
Thirty-eight resales ran from $225,000 to $500,000. By village: The Cove had 13 at a $245,000 median, The Hammocks 14 at $327,500, The Palms seven (too few for a median) and The Isles four, listed above. These are the closest comparables for an owner who plans to list, and we weight them most heavily, then we test them against the builder-direct sales and the builders' advertised prices.
The Isles recorded four resales in the latest 12 months and West Port East recorded six builder-direct closings, so we list them rather than print medians. For The Isles we widen to 60 months, which gives 99 sales at a $420,800 median. For West Port East the six June 2026 closings on Harmon Dr ($250,000 to $290,000) are the whole record, and a resale there is a future event.
D.R. Horton markets new homes in The Cove and Driftwood Bay, and a buyer will compare. We keep those prices out of the comparable pool, because a builder's starting price on a given day is a different number from what a deed records. We show them beside your comparables, dated and labelled as builder marketing, so you can see what a buyer sees, and we show the contract items a builder's price may leave out: upgrades, closing costs and the district and association layers.
The highest recorded sale was $500,000, an Isles resale on East Isles Rd on August 31, 2026. It is the ceiling we test your home against after we adjust for what differs. It is not a promise about yours, and it is not a range for the community.
A buyer comparing a West Port resale with a new D.R. Horton home sees the builder's advertised price, not the deed. Builder marketing seen October 10, 2026 starts at $259,990 in Driftwood Bay and from the $278s and the $343s in The Cove, so your price must explain what a new contract does not include.
Data updated: October 2026 (builder marketing pages seen October 10, 2026, cited by name and date and not linked; Charlotte County Property Appraiser public sales files, our analysis, 12 months to September 9, 2026).
| Builder marketing (seen October 10, 2026) | What the page says | Recorded comparison, 12 months to September 9, 2026 |
|---|---|---|
| D.R. Horton, Driftwood Bay, Express Series | From $259,990; 12 plans, from the Downing II at 1,302 square feet to the Robie at 2,447 | Six builder-direct closings on Harmon Dr, $250,000 to $290,000, all June 2026 |
| D.R. Horton, The Cove, Express | From the $278s; plans from 1,328 square feet | The Cove, all products: 82 builder-direct sales at a $300,000 median |
| D.R. Horton, The Cove, Tradition | From the $343s; plans from 1,828 square feet | The Cove, builder and resale together: 45 single-family sales at a $345,000 median |
Builder prices are marketing, labelled with the date seen. They are starting prices, they change, and they are not recorded sales. We set them beside the recorded sales and never inside them.
The developer's villages page lists D.R. Horton in The Cove (gated) and in Driftwood Bay. Taylor Morrison's Cove at West Port page reads "The Cove at West Port is sold out!" The developer's site has named Christopher Alan, Taylor Morrison, M/I Homes, Lennar and Maronda Homes at the community level, and the press reports D.R. Horton in the expansion, with Lennar expected to begin building in 2027. So the new-home competition changes by village and by year, and we check it the week you list.
A buyer walking from a builder's model into your home asks three things. What does it cost to own, line by line, compared with the new contract? Is it ready now, with no wait for construction? And what has the builder's price left out? The honest answer to the second often favors a resale, and we sell it. The honest answer to the first needs the district line and the association line in writing, which is why we gather them before the first showing.
Across the community, the 142 builder-direct sales had a median $8,650 above the 38 resales ($292,650 against $284,000, our arithmetic). That gap is small, it reverses in The Hammocks, and it mixes products, so we never apply it to your home. We use it to remind a seller that the buyer on the other side of the table has a builder alternative.
For a seller, West Port's evidence base is a young one: 180 recorded sales in the 12 months to September 9, 2026, at a $290,000 median, against 95 in Willow, 327 in South Gulf Cove and 113 in Riverwood on the same window and the same county tool. The communities differ in product, age and who sells, so we compare evidence, not value.
Data updated: October 2026 (Charlotte County Property Appraiser public sales files, our analysis, 12 months to September 9, 2026, same method for every row; the figures printed on our Willow, South Gulf Cove and Riverwood guides).
| Community | Recorded sales | Median | Builder-direct and resale | Price per square foot of county heated area (n) | Parcels on the roll |
|---|---|---|---|---|---|
| West Port | 180 | $290,000 | 142 builder-direct at $292,650; 38 resales at $284,000 | $160.53 (124) | 1,761 |
| Willow, Punta Gorda | 95 | $319,500 | 94 builder-direct at $312,250; one resale | $170.79 (70) | 381 |
| South Gulf Cove | 327 | $480,000 | 109 builder-direct at $380,000; 218 resales at $560,000 | $235.14 (305) | 11,887 |
| Riverwood | 113 | $345,000 | All 113 are resales | $192.16 (113) | 1,352 |
Source: Charlotte County Property Appraiser public sales files, our analysis, 12 months to September 9, 2026. Price per square foot is per square foot of county heated area and is never compared with a listing's living area. We report months of supply only where a published figure covers the community, and none does for these rows.
Willow is the closest like-for-like: new builder homes in a Charlotte County community development district. Its median is $29,500 above West Port's on the same window (about 10.2 percent of West Port's $290,000, our arithmetic) and its price per square foot is $10.26 higher, but 94 of its 95 sales were builder-direct and one was a resale, while West Port recorded 38 resales. A West Port seller therefore has a resale market to price against and a Willow seller largely does not. Our Willow home valuation page covers the other side.
South Gulf Cove is the volume leader in this set, with 327 recorded sales and 11,887 parcels, and a $480,000 median that reflects a very different set of homes. Its 218 resales at a $560,000 median set a much higher resale bar than West Port's $284,000. We do not stretch a West Port price toward it, and a buyer shopping both is shopping two different places.
Riverwood shares the 33953 ZIP code, and its 113 sales were all resales at a $345,000 median. West Port's resale median of $284,000 sits $61,000 below it (our arithmetic), again across different products. A West Port seller should read Riverwood as a neighbor's evidence and never as a ceiling.
Two measures sellers expect in a comparison are not available for West Port. Days on market and sale-to-list ratio come from the SWFL MLS, and for West Port both are as follows. Information not available at time of publishing (checked 2026-10-07). The comparison also cannot tell you what is in a builder's price, so we print no builder fee or tax number as a fact beyond what a builder page states, labelled and dated.
West Port sells to a buyer who wants a larger master-planned community in Port Charlotte with a working resale market, six villages and gated or ungated choices. Willow sells to a buyer who wants a smaller Punta Gorda community of up to 1,389 planned homes with two builders. The two cannot be compared on medians alone.
Data updated: October 2026 (Charlotte County Property Appraiser public sales files, our analysis, 12 months to September 9, 2026, for both communities; the figures printed on our Willow guide, built September 2026; West Port district and county records, October 2026).
Both are new-construction communities with community development districts and builders competing for buyers, and a West Port seller should know which buyer is likely to be weighing the two. Willow figures in the table are cited to our Willow guide and to the same county tool and window. West Port figures come from county records and district documents, and the full community picture is in our West Port guide.
| Factor | West Port | Willow |
|---|---|---|
| Scale | 1,761 parcels; county staff report entitlements up to 2,702 units under the current planned development | Up to 1,389 planned homes; 381 parcels on the roll |
| Recorded evidence, 12 months to September 9, 2026 | 180 sales at $290,000; 38 resales | 95 sales at $319,500; one resale |
| District assessment, fiscal year 2027 | $1,605.80 to $2,692.35 (West Port); $2,649.82 or $2,947.69 (West Port East) | Area One $1,573.31 (40 foot), $1,909.94 (50 foot), $2,246.57 (60 foot) |
| Association layer | The Cove's 2024 offering document lists $2,220, $2,900 and $3,200 a year; other villages unpublished | The offering statement estimates master association fees at about $2,116 to $3,804 per unit a year |
| Builders | D.R. Horton selling in The Cove and Driftwood Bay; Taylor Morrison's Cove page reads sold out | Lennar and Toll Brothers |
| Schools (zoned) | Liberty Elementary A, Murdock Middle B, Port Charlotte High B (FLDOE 2025-26) | East Elementary B, Punta Gorda Middle A, Charlotte High B (FLDOE 2025-26) |
| Storm surge evacuation zone | Zone B at all seven sample points | Zone D |
| Amenity | The Cove's private amenity center, built 2023; Centennial Park nearby | Amenity center completion expected August 2026 per its offering statement |
Read the table with care in two places. The Willow fee rows and the West Port fee rows are not like for like: the Willow association range is an estimate from a bond document, and The Cove's dues come from a 2024 offering document that does not say whether they include the master association. And the district rows are measured on different bases and different areas, so the useful comparison is the all-in recurring charge on a named home in each community, in writing.
Market your home to the buyer it fits. A West Port listing that borrows a feature from another community invites trouble at the estoppel stage. One that states exactly what the plat, the district and the association provide, and then sells the finished home, the district area and the documents ready on day one, keeps the sale together.
The county roll codes 314 West Port parcels as vacant residential: 177 in West Port East, 105 in The Cove, 24 in The Palms and eight in The Hammocks. We have not measured a recorded lot-sale price for West Port, so we publish none. The roll lags construction, so some of those lots already hold homes.
Data updated: October 2026 (Charlotte County Property Appraiser public roll and sales files dated October 4, 2026, our analysis; West Port and West Port East community development district fiscal year 2027 budgets).
| Village | Vacant residential lots on the roll | Where they are |
|---|---|---|
| West Port East (Driftwood Bay) | 177 | Harmon Dr, Summerville St and Stillwell Ct |
| The Cove | 105 | 101 of them in Phase 4 |
| The Palms | 24 | Not broken out by phase |
| The Hammocks | 8 | Not broken out by phase |
| Total | 314 | Roll dated October 4, 2026 |
Read the table as a snapshot of a roll in motion. They are roll parcels and not guaranteed building sites, and some already hold homes the roll has not caught up with. We publish no lot median and no lot price, and we do not estimate one from the home sales.
Five questions come first. Which district area is the lot in, and what assessment does the class carry? What is the principal balance attached to the lot? Where does the lot sit against the FEMA zone and any removal letter? Which builder will build on it, and on what contract? And what will the recorded declaration require of an owner who builds? We have not read the declarations for the villages, so a lot buyer should read them before a contract.
A vacant West Port lot carries the county's ad valorem tax on its assessed value and the district's assessment for its class. West Port East's first bill is the case to watch: its Phase 1 lots were billed off the tax roll at $1,120.00 and $1,400.00 for fiscal year 2026 and move onto the county tax bill at $2,649.82 (40 foot) and $2,947.69 (50 foot) for fiscal year 2027. The one real West Port bill we hold, for a home, also carried county sanitation, fire rescue and stormwater lines, and we have no lot-level bill, so we print no lot service amount.
Selling a lot as it stands is simpler than building, and in a community where builders market finished homes the buyer of a lot has to decide who will build on it. Building means a builder contract, a county permit, financing or cash, and then selling a new home against the builders who do this full time and advertise next door. We would read the recorded declaration with you before either path, and we compare the net of selling the lot as it stands with the net of building, using the documents and the contract figures, and we show every number.
A West Port buyer pays county property tax at their own assessed value, a community development district assessment of $1,605.80 to $2,692.35 a year on the West Port district or $2,649.82 to $2,947.69 on West Port East, and in The Cove association dues the 2024 offering document lists at $2,220 to $3,200. Showing the whole stack on day one prices a listing to what a buyer can carry.
Data updated: October 2026 (West Port and West Port East community development district adopted budgets for fiscal year 2027; West Port district offering document of May 2024; Charlotte County Property Appraiser 2025 final rates; Florida Department of Revenue 2025 tax district table; Florida Division of Corporations; one 2025 Charlotte County tax bill, all read October 10, 2026).
Every billed layer we could identify is in this table. Where a layer is unpublished, the table says so and does not estimate.
| Layer | Amount | Period | What it covers | Source |
|---|---|---|---|---|
| Master association (West Port Community Association, Inc.) | Not published in the documents we read | Not published | The recorded declaration controls and we have not read it | Florida Division of Corporations (existence only) |
| The Cove association (Cove at West Port Community Association, Inc.) | $2,220 per villa lot, $2,900 per 50 foot lot, $3,200 per 60 foot lot | Annual, per the May 2024 offering document | Not stated; whether it includes the master association is not stated | Offering document |
| Driftwood Bay Homeowners Association, Inc. | Not published | Not published | Not published | Florida Division of Corporations (existence only) |
| The Hammocks, The Palms, The Isles, The Landings | No village association found; dues not published | Not applicable | The West Port district owns the streets in these villages | Florida Division of Corporations search |
| West Port district, Area One (2020) single-family 40 and 50 foot | $2,692.35: operations and maintenance $706.32, special revenue fund $709.77, debt service $1,276.26 | Annual, fiscal year 2027 (fiscal year 2026 was $2,694.13) | Ponds, streetlights, irrigation, landscape, stormwater system and debt service | Fiscal year 2027 budget |
| West Port district, Area Two | Twin villa $1,605.80; 50 foot $1,955.60; 60 foot $2,205.45 | Annual, fiscal year 2027 | Same | Fiscal year 2027 budget |
| West Port district, Area One (2021) | Townhome $2,160.40; twin villa and single-family $2,691.73 | Annual, fiscal year 2027 | Same | Fiscal year 2027 budget |
| West Port district, Area Three | Single-family $2,691.28 | Annual, fiscal year 2027 | Same | Fiscal year 2027 budget |
| West Port district, Area Four | Twin villa $1,605.94; 50 foot $1,955.79; 60 foot $2,205.68 | Annual, fiscal year 2027 | Same | Fiscal year 2027 budget |
| West Port East district, Phase 1 | 40 foot (95 lots) $2,649.82; 50 foot (82 lots) $2,947.69 | Annual, fiscal year 2027, the first year on the tax bill | Operations and maintenance $769.93 and special revenue fund $688.40 in each class; debt service $1,191.49 and $1,489.36 | Fiscal year 2027 budget |
| County ad valorem millage | 15.0855 mills for 2025 in the West Port tax districts | Annual | County, school and special taxing authorities | 2025 tax district table |
| Murdock Village redevelopment area | No separate millage line | Not applicable | The area collects tax increment but adds no millage to a West Port bill | Redevelopment plan |
| County MSBU street, drainage or waterway units | None returned at any of seven sample points; only the countywide fire rescue assessment. The one real bill below also carries a sanitation unit and a stormwater utility line | Annual | Fire rescue, sanitation and stormwater | County GIS |
| Capital contribution at closing | Not published in the documents we read | One time | Not published | The declaration controls |
| Estoppel certificate | Statutory cap of $299 for a current account | At sale | Assessments, fees and violations owed | Section 720.30851 |
| Owner's title policy | In Charlotte County the seller customarily pays | At sale | Title insurance | County custom; the contract controls |
| Homeowners and flood insurance | Not published (no quotes obtained) | Annual | Wind, flood, liability | None |
A common mistake is to set one district figure beside another and call the difference savings. The West Port district and the West Port East district are different districts with different bonds, and the class labels follow the district's assessment roll, not a builder's product names, so the class that applies to your lot has to come from the district or from your tax bill. The Cove sits in Assessment Areas Two and Four. Outside The Cove, every single-family and twin-villa class in Areas One (2020), One (2021) and Three totals $2,691.28 to $2,692.35 for fiscal year 2027, and the townhome class totals $2,160.40.
Behind the debt service lines sit the West Port district's bonds, whose par totals $27,900,000: Series 2020 Area One $6,735,000, Series 2020 Area Two $6,900,000, Series 2021 $9,560,000, Series 2022 (Area Three) $2,375,000 and Series 2024 (Area Four) $2,330,000 per the fiscal year 2025 audit. The West Port East district's Series 2025 bonds have a principal of $3,085,000 on its amortization schedule. A buyer will ask how long each runs, and we do not guess.
The Area One (2020) single-family total for fiscal year 2027 is $2,692.35, built from $706.32 for operations and maintenance, $709.77 for the special revenue fund and $1,276.26 for debt service. The district pays for about 58 acres of wet ponds treated monthly, 198 FPL streetlights, irrigation supply from two well and pumping systems plus effluent water, landscape, and the stormwater system it owns and maintains. Its hurricane-recovery line of credit was $599,858 at 6.95 percent with a $389,748 balance in the fiscal year 2025 audit, and fiscal year 2026 brought $119,672 in FEMA grants. The Cove's clubhouse, pools and courts are private and are not part of the district's capital plan, while the Area One park, playground and trails are district-owned. These are lines a careful buyer's agent reads, and we read them first.
The West Port East district totals $2,649.82 for a 40 foot lot and $2,947.69 for a 50 foot lot for fiscal year 2027. For fiscal year 2026 it billed $1,120.00 and $1,400.00, debt only, off the tax roll, so the November 2026 bill is the first on the county tax bill. By our arithmetic that is a step-up of $1,529.82 a year for a 40 foot lot and $1,547.69 for a 50 foot lot. A Driftwood Bay owner selling in this window will have buyers asking about the step, and we put it in writing.
| Example | Calculation | Result |
|---|---|---|
| A Cove 50 foot single-family home | District Area Two $1,955.60 plus Cove dues $2,900 (2024 document) | $4,855.60 a year, about $404.63 a month |
| B Cove villa | District Area Two $1,605.80 plus Cove dues $2,220 | $3,825.80 a year, about $318.82 a month |
| C Cove 60 foot single-family home | District Area Two $2,205.45 plus Cove dues $3,200 | $5,405.45 a year, about $450.45 a month |
| D Non-Cove single-family home, district only | $2,692.35 divided by 12 | About $224.36 a month, plus master dues that are unpublished |
| E Driftwood Bay 50 foot, first on-roll bill | $2,947.69 for fiscal year 2027 less $1,400.00 for fiscal year 2026 | $1,547.69 more than the year before |
| F County ad valorem, illustration only | 15.0855 mills on a $290,000 taxable value | $4,374.80 before any exemption |
These are our calculations from published rates and the 2024 offering document, and they are illustrations, not quotes. The taxable value in example F depends on exemptions and the assessment, so it is a scale check and not a prediction of any buyer's bill.
The one 2025 Charlotte County tax bill we hold, for a homestead in The Hammocks with an assessed value of $260,237, totals $6,249.31. It carries ad valorem tax of $2,944.98, the West Port district at $2,687.05, the county sanitation unit at $324.64, county fire rescue at $278.20 and the Mid-Charlotte stormwater utility at $14.44. The non-ad valorem lines add to $3,304.33, our arithmetic, and the district line alone is 43 percent of the total. The bill shows no redevelopment area line and no association line. We cite it as one household's bill and name no owner or address.
The county's 2025 final rates for the West Port tax districts total 15.0855 mills, which is $15.0855 per $1,000 of taxable value, or $1,508.55 per $100,000, before any non-ad valorem lines, our arithmetic.
| Taxing authority, West Port tax districts | 2025 mills |
|---|---|
| County general fund | 6.0394 |
| County law enforcement | 2.1449 |
| Street lighting | 0.1907 |
| Environmentally sensitive lands debt | 0.2000 |
| West Coast Inland Navigation District | 0.0394 |
| Southwest Florida Water Management District | 0.1831 |
| School, required by state law | 3.0400 |
| School, local | 3.2480 |
| Total | 15.0855 |
Tax district 098 holds every Cove, Hammocks, Palms, Isles, Landings and parent-plat parcel and adds the Murdock Village redevelopment area and the West Port district. Tax district 097 holds West Port East and adds the redevelopment area and the West Port East district. On a homestead, the assessed value can rise by no more than the lower of 3 percent or the change in the consumer price index each year, and the assessment resets to just value after a change of ownership. Florida Statute 689.261 requires the contract to warn the buyer not to rely on the seller's current property taxes. We estimate the buyer's bill with the Charlotte County Property Appraiser's Tax Estimator, so the tax conversation happens at pricing and not in underwriting.
A seller moving to a new Florida homestead can carry part of the accumulated Save Our Homes benefit to the new home by filing form DR-501T with the Property Appraiser in the new home's county, if the new homestead is established within the statutory window. A newly built West Port home has a short assessment history, so ask us whether a portable benefit exists for your file before you assume one does. We coordinate the timing of both sales, and your tax adviser confirms the amount.
West Port has a master association, West Port Community Association, Inc., a separate Cove association, and in Driftwood Bay a third, plus two community development districts. We have not read the recorded declarations, which set the rules, so a seller should gather the association documents early and read the declaration before listing.
Data updated: October 2026 (Florida Division of Corporations records read October 10, 2026; West Port and West Port East community development district websites and budgets; Florida Statute 720.30851; Charlotte County parcel and ownership layers).
The master association is West Port Community Association, Inc., a Florida not-for-profit corporation, document number N20000010342. It filed on September 11, 2020, and it shows as active with 2026 annual reports on the Florida Division of Corporations site. We do not print the association's dues or its management company, because the records we read do not state them.
Cove at West Port Community Association, Inc., document number N20000010345, filed the same day and is active. It owns the Cove amenity parcel, 17 common parcels and 24 street parcels. The Cove's 2024 offering document lists $2,220, $2,900 and $3,200 a year by lot class, and does not say whether that figure includes the master association. Ask your title company for the current statement.
Driftwood Bay Homeowners Association, Inc., document number N24000009093, filed on August 2, 2024 and is active, with D.R. Horton, Inc. as its registered agent. Its dues are not published. The first six closings were recorded in June 2026, so the first Driftwood Bay owner who lists will be asked what the dues are, and we would have the answer in writing before the listing goes live.
We found no association entity on the Florida Division of Corporations record for The Hammocks, The Palms, The Isles or The Landings. In those villages the West Port district owns the streets: 20 street parcels in The Hammocks, 10 in The Palms, 8 in The Isles and 5 in The Landings. Collector roads are county-owned. What the master association's rules require in those villages is a declaration question, not a guess.
The West Port Community Development District was created by Charlotte County Ordinance 2019-023, adopted October 22, 2019, over 434.677 acres, with a five-seat board and Wrathell, Hunt and Associates, LLC as district manager. Seat 4 is vacant, and the landowners' meeting is set for November 10, 2026. The West Port East Community Development District was created by Ordinance 2024-041, adopted December 10, 2024 and recorded as Instrument 3475138, and Ordinance 2026-015 expanded it by about 104.898 acres to 280.775 acres. A district is a special-purpose government with its own board and its own budget, separate from the associations.
No age restriction appears on any public record we read. The recorded declarations are the controlling documents and we have not read them, so we say only that none appears on the county record and the declaration controls.
A buyer who plans to rent the home, keep a pet or park a work vehicle will ask, and the declaration answers, not a builder's page. We print no rule and no limit, and we tell sellers to read their own copy before listing. The Landings is the exception that shows the point: 164 of its 172 townhomes are held by two companies as rentals, so a buyer there is buying into a community with a different ownership pattern from the others.
The Cove's amenity center is a 6,458 square foot building on Tract A of Cove Phase 1A-1, on Remington Trace Dr, built in 2023 and owned by the Cove association. Builder marketing describes a clubhouse, fitness room, resort-style pool with lap lanes, four pickleball courts, bocce, an event lawn and a fenced dog park, "exclusively for the use of its residents." No other village has a common building on the roll. A seller should say in a listing only what the association confirms in writing, because an overstated amenity is an argument at the estoppel stage.
Under Florida Statute 720.30851 an association must deliver an estoppel certificate within 10 business days of a request, with a statutory cap of $299 for a current account. The form covers assessments, any capital contribution or resale or transfer fee, open violations, approvals and any right of first refusal. Open violations surface here, and unapproved exterior work can hold up a closing, so we gather the association's documents before the home is listed and order the certificate the day a contract is signed.
A West Port seller in a mandatory association owes the buyer the Chapter 720 disclosure summary before the contract is signed, a written flood disclosure at or before the contract, the property tax disclosure and known material defects. This is general information, not legal advice; ask your attorney about your file.
Data updated: October 2026 (Florida Statutes 720.401, 689.302 and 689.261, read October 2026; association records on file with the Florida Division of Corporations; recorded declarations not read).
Under Florida Statute 720.401, four facts govern a West Port resale in an association that requires membership. First, timing: a prospective parcel owner must be presented the disclosure summary before executing the contract for sale, not at closing. Second, on a resale the seller supplies it, because the duty falls on the parcel owner when the seller is not the developer. Third, the contract must carry the conspicuous voidability clause in 720.401(1)(b). Fourth, if the summary was not delivered first, the buyer may cancel by written notice within 3 days after receiving it, or before closing, whichever comes first, and a waiver of that right is void. No condominium parcel exists anywhere in West Port, so the carve-out for condominium associations does not arise on the county record, and we still confirm which regime governs your parcel before the contract goes out.
A seller of residential property must complete and deliver a flood disclosure at or before the time the contract is executed. The form asks three questions: whether the seller knows of flooding that damaged the property during the seller's ownership, whether the seller has filed a flood damage claim, including with the National Flood Insurance Program, and whether the seller has received flood damage assistance, including from the Federal Emergency Management Agency. A map revision is not a flood event, and none of the three questions asks which zone the map shows. Answer accurately, and say plainly if you do not know.
The contract must carry a notice that the buyer should not rely on the seller's current property taxes. We give a buyer the Property Appraiser's Tax Estimator figure at the pricing stage, so the notice never comes as a surprise, and we show the district assessment as a separate line.
A district assessment is a charge that runs with the property, so a buyer will ask for it. Ask your attorney or title agent whether any district notice must accompany your contract, and we put the area, the class, the fiscal year amount and the basis in front of the buyer in writing regardless.
Florida case law, beginning with Johnson v. Davis in 1985, requires a home seller to disclose known facts that materially affect value and are not readily observable to the buyer. On a nearly new home that means the roof, any water intrusion, anything the builder was asked to correct and any open permit. We search the county's permit record before we list, we gather the builder's warranty and permit paperwork, and we ask you to tell us anything you know first.
Flood zone and insurance shape the West Port buyer pool more than the price. On the current FEMA panel five of seven sample points are Zone AE with a 9 foot base flood elevation and two are shaded Zone X, and 29 FEMA determinations on West Port plats since 2022 show how many lots were lifted out of the requirement.
Data updated: October 2026 (FEMA National Flood Hazard Layer, flood hazard zones, panel 12015C0043G effective December 15, 2022; FEMA Letters of Map Change on West Port plats; Charlotte County elevation certificates; Citizens Property Insurance Corporation; Charlotte County Emergency Management, all queried or read October 10, 2026).
| Sample point (street, village) | FEMA zone, current panel | Base flood elevation |
|---|---|---|
| Remington Trace Dr, The Cove | AE | 9 feet NAVD88 |
| Bridle Ridge St, The Cove Phase 4 | Shaded X | None |
| Sunset Preserve Way, The Hammocks | AE | 9 feet |
| West Palms Dr, The Palms | AE | 9 feet |
| East Isles Rd, The Isles | Shaded X | None |
| Harmon Dr, West Port East | AE | 9 feet |
| East Landings Way, The Landings | AE | 9 feet |
All seven points sit on FIRM panel 12015C0043G, effective December 15, 2022. A community is never "in Zone X" or "in Zone AE" as a whole here, because the points disagree and the county layer is not the same thing as a determination for a building.
All seven points were Zone X, outside the Special Flood Hazard Area, on the map in force before December 15, 2022 (panel 0043F). The current map put five of them into Zone AE. No point is in the Coastal High Hazard Area, the Limit of Moderate Wave Action, a Coastal Barrier Resources unit or the floodway, and no map revision changes the FIRM at any point. For a seller the effect is on the buyer's lender: a lot in Zone AE needs flood insurance on a federally backed loan unless a letter says otherwise.
FEMA has issued 29 determinations on West Port plats since 2022: 26 Letters of Map Revision based on fill (LOMR-F), one of them a denial, and three Letters of Map Amendment (LOMA), in every village. The lowest lot elevations in the letters run from 9.0 to 12.0 feet NAVD88 against the 9.0 foot base flood elevation. The June 9, 2023 letter for The Cove reads: "the Federal mandatory flood insurance requirement does not apply. However, the lender has the option to continue the flood insurance requirement to protect its financial risk on the loan."
| Sample lot | Result |
|---|---|
| The Cove Phase 1B (Remington Trace Dr point) | Removed by FEMA letter 23-04-3181A |
| The Hammocks Phases III and IV point | Removed by FEMA letter 23-04-3402A |
| West Port East IB point | Removed by FEMA letter 26-04-0376A (December 22, 2025) |
| One Landings lot | Denied in May 2023 at 8.9 feet, removed in July 2023 at 9.0 feet |
A removal letter attaches to the lot or structure it names, so a seller's first step is to find out whether the home has one. If it does, we put it in the file, and a buyer's lender can then decide whether to keep requiring the insurance.
Charlotte County holds elevation certificates for West Port homes measured against the 2022 map. The Landings has 132 with a median floor elevation of 12.4 feet, The Hammocks has 27 with a median of 12.9 feet and The Cove has nine, from 11.21 to 11.96 feet with a median of 11.6. By our arithmetic the median floor sits 3.9 feet above the 9 foot base flood elevation in The Hammocks, 3.4 feet in The Landings and 2.2 to 3.0 feet in The Cove. The Florida Building Code, 6th Edition and later, requires buildings at or above base flood elevation plus 1 foot. If you hold an elevation certificate, we put it in the file, because a buyer's insurer will ask for it.
Charlotte County sorts its neighborhoods into five storm surge evacuation zones, A through E. All seven West Port sample points returned Zone B. These are county evacuation zones, not FEMA zones, and they say nothing about flood insurance. Buyers should look up their own address on the county's Know Your Zone lookup.
Charlotte County keeps Community Rating System Class 5, a 25 percent discount on flood insurance premiums, per WINK News reporting FEMA on September 9, 2025. The discount applies across the community, so it is a county fact and not a West Port feature.
Most Citizens policies with wind coverage must carry flood insurance by January 1, 2027, and homes in a Special Flood Hazard Area must already. Outside the Special Flood Hazard Area the Coverage A threshold fell from $600,000 in 2024 to $500,000 in 2025 and $400,000 in 2026, before every policy needs it in 2027. Citizens' building-code discount is available for homes built on or after January 1, 2002, and wind mitigation discounts apply to the wind premium, so every West Port home qualifies on age. We obtained no quote for any West Port address and print no premium.
Our reading of the Florida Building Commission's 2023 wind speed map puts the Risk Category II design wind speed at about 150 mph for West Port, and all of Charlotte County is in the wind-borne debris region. That is a reading of a published map, not an engineer's site-specific value, and the figure that governs a house is the one on its permit.
Hurricane Ian made landfall near Punta Gorda at 2035 UTC on September 28, 2022 with winds of about 125 knots, and the National Hurricane Center reports most surge sensors in Port Charlotte stayed dry because of offshore winds. In Charlotte County, Helene destroyed eight structures and left 1,900 with major damage, mostly from surge. Milton brought a surge of 5 to 8 feet above ground in the northern part of Charlotte Harbor and the Peace River, and a Port Charlotte station about 3 miles south recorded 6.62 inches of rain. We make no statement about storm effects on any West Port home. Ask your insurer and your inspector.
We obtained no homeowners or flood quotes for any West Port address, and no public record gives a West Port premium, so we print no insurance dollar figure. What a seller can do is hand a buyer the documents that let the buyer's agent get quotes quickly: the wind mitigation form if one exists, the roof permit date, the product approvals, the elevation certificate if one exists, any FEMA letter for the lot and the lender's flood determination.
Roads and new projects nearby affect a West Port buyer's decision more than a recorded price, but the records show plans and not finished work. County staff report 1,438 single-family and 705 multi-family units approved through site plans, a Publix-anchored center planned on SR 776, and a Flamingo Boulevard link under discussion. We claim no value effect.
Data updated: October 2026 (Charlotte County staff report of December 10, 2025; Charlotte County Board agendas and petitions; Gulfshore Business, August 3, 2026; Charlotte County-Punta Gorda MPO 2025 priorities; county capital budget).
Under Ordinance 2023-015, the planned development covers 630.82 acres and allows up to 2,702 residential units (1,898 single-family and 804 multi-family) and about 670,522 square feet of commercial, per county staff. Site plans approved so far cover 1,438 single-family and 705 multi-family units, a 7,610 square foot amenity center, and a 47,240 square foot Publix with a 2,100 square foot liquor store and 9,800 square feet of retail. A request to convert commercial rights into 206 more multi-family units went to the Board on January 27, 2026, and we could not confirm the outcome.
The West Port East plat IA was approved March 25, 2025 and recorded March 28, 2025 over 187.33 acres, and plat IB covers 177 lots. Gulfshore Business reported on August 3, 2026 that the expansion would add 423 new homes on 180 acres, with Flamingo Boulevard to connect US 41 and SR 776, two lanes first, then four with a median, and a Publix-anchored center on SR 776 scheduled to open in late 2027. For a seller the point is supply: more new homes are coming, and a buyer will see them.
West Port Village is a separate planned development of 154.93 acres north of SR 776, which allows up to 670 homes and 250,000 square feet of commercial; its plat was recorded in 2026 and no parcel is on the roll yet. The Marketplace plat (four commercial lots, about 14 acres on El Jobean Road at Flamingo Boulevard) is recorded, with a Publix site plan, but there is no building on the county record yet. No operating retail building exists inside West Port today.
Charlotte County Utilities serves water and sewer, and the county's West Port Water Reclamation Facility expansion is a $70.077 million capital project funded by wastewater connection fees. Charlotte County Fire Station No. 2 is on Collingswood Boulevard. The county and its MPO list SR 776 intersection work at Flamingo Boulevard ($3.02 million construction) and at Toledo Blade, US 41 and Murdock Circle among 2025 priorities, and priorities are not schedules. The county closed on the final 101 acres of Murdock Village in May 2026, per the Charlotte Sun.
We do not forecast a price effect from any project. We tell sellers what the record says, we note that approvals and schedules are plans and not certificates of completion, and we make sure a listing does not promise a Publix or a road that has not been built. A buyer's agent will ask about the next plat, and the answer is a county document, not an opinion.
West Port's zoned schools are Liberty Elementary (A), Murdock Middle (B) and Port Charlotte High (B), per the Florida Department of Education's 2025-26 grades, and Centennial Park sits 0.9 to 1.5 road miles away. Buyers measure these before they measure the kitchen, so a listing should state them from the records.
Data updated: October 2026 (Charlotte County Public Schools Boundary Locator; Florida Department of Education school grades, 2025-26; Charlotte County parks pages; OSRM open routing engine drive times at free flow, all read October 10, 2026).
The district's Boundary Locator returned Liberty Elementary, Murdock Middle and Port Charlotte High at all seven sample points. The Florida Department of Education's 2025-26 grades are A for Liberty Elementary (B in 2025 and 2024), B for Murdock Middle (B in 2025, C in 2024) and B for Port Charlotte High (C in 2025 and 2024). Charlotte County Public Schools earned an A district rating, its first in 15 years, ranked 21st of 67 districts. Road distances run 2.4 to 3.2 miles to Murdock Middle (7 to 8 minutes), 3.0 to 3.7 miles to Port Charlotte High (8 to 9 minutes) and 4.8 to 5.4 miles to Liberty Elementary (10 to 11 minutes). A school is zoned to an address, not to a community, so the buyer checks the address.
Centennial Park is a county park of 103.3 acres inside the redevelopment area, open 6 a.m. to 9 p.m., with baseball, softball and soccer fields, an 18-hole disc golf course, a nature trail, a playground and the Veterans Memorial Walkway. Its recreation center has a gym with six basketball goals lined for four pickleball and two volleyball courts and a fitness center, and its 50-meter competition pool has a diving well. Fees are $2 to drop in at the recreation center, $40 for six months and $75 a year, and the pool charges $3 for an adult and $2 for a child by the day. The distance is 0.9 road miles from the Hammocks point and 1.4 to 1.5 miles from the Cove and West Port East points.
No golf course sits inside West Port, and the nearest open course, Riverwood Golf Club, is 3.2 to 5.7 road miles away. No marina or boat ramp is inside the community, and the lakes are stormwater ponds. The El Jobean Boat Ramp is open 24 hours at 4.7 to 7.2 road miles, the El Jobean Fishing Pier is closed, and most county piers are closed for restoration after Helene and Milton, with the open county pier in Placida. Port Charlotte Beach Park is a harbor park, not a Gulf beach, 8.3 road miles away.
Our analysis from the OSRM open routing engine, from the points we measured at free flow, gives about 3 to 5 minutes to West Port Boulevard at US 41, 6 to 8 minutes to US 41 at SR 776 and to Port Charlotte Town Center, 19 to 20 minutes to I-75 exit 179 at Toledo Blade Boulevard, about 21 to 22 minutes to downtown Punta Gorda, about 14 to 15 minutes to North Port City Hall, and about 55 to 56 minutes to downtown Fort Myers. HCA Florida Tamiami Trail Emergency, a 24-hour emergency department, is about 3 miles and 6 to 7 minutes away, and AdventHealth Port Charlotte and HCA Florida Fawcett Hospital are each 6.4 to 6.9 miles, 14 to 15 minutes. Groceries are a Walmart Supercenter at about 7 to 9 minutes and a Publix at Quesada Commons at about 9 to 10 minutes. These are free-flow estimates with no traffic, so we say about every time.
A Charlotte County sales-tax referendum on November 3, 2026 would fund proposed Centennial Park Phase 2 (14 lighted courts, $6.8 million), Phase 3 (a lazy river and lap lanes, $11.6 million) and a recreation center renovation ($7.3 million). It is a proposal until voters act, and we do not forecast what it would do to a West Port price.
Selling a West Port home costs a negotiable commission, Florida documentary stamp tax of $0.70 per $100 on the deed, the owner's title policy that a Charlotte County seller customarily pays, an estoppel fee and prorated county taxes. Documentary stamps are $2,030 on a $290,000 sale. The association's own fees are not published.
Data updated: October 2026 (Florida Statutes 201.02 and 720.30851; Florida Administrative Code Rule 69O-186.003 premium schedule; National Association of Realtors settlement summary; our arithmetic).
Deed documentary stamp tax runs $0.70 per $100 of the consideration under Florida Statute 201.02, and the owner's title policy premium is promulgated at $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 from $100,000 up to $1,000,000. The table is our calculation at prices drawn from the county record. The contract controls who pays, and the title company calculates the exact figures.
| Sale price | Why this price | Documentary stamps | Owner's title premium | Estoppel, up to | Total of the three |
|---|---|---|---|---|---|
| $250,000 | Inside the $200,000 to $300,000 band | $1,750.00 | $1,325.00 | $299 | $3,374.00 |
| $290,000 | The community median, 12 months to September 9, 2026 | $2,030.00 | $1,525.00 | $299 | $3,854.00 |
| $345,000 | The Cove's single-family median | $2,415.00 | $1,800.00 | $299 | $4,514.00 |
| $500,000 | The highest recorded sale in the window | $3,500.00 | $2,575.00 | $299 | $6,374.00 |
Commission, the payoff of any loan and prorated taxes are separate and negotiated or computed on your closing statement.
Florida Statute 720.30851 caps what an association may charge for the certificate at $299 for a current account, with an additional $119 for delivery within three business days and $179 more when the account is delinquent. The cap adjusts over time. What the West Port associations charge is not published in the documents we read, and open violations surface on the estoppel, so clear them before you list.
In Charlotte County the seller customarily pays for the owner's title policy and chooses the closing agent, and the contract controls. Read the offer before you accept it, because a contract can shift the cost.
A capital contribution at closing, a transfer fee and a working-capital fee would be set in the recorded declarations, which we have not read, so we print no amount. The contract controls how the tax bill, including the district's line, is prorated at closing. If a buyer is financing, the lender's appraisal and flood determination run on the buyer's schedule, so we plan the calendar around them.
Commission is negotiable, with no standard or legally set rate. Since the National Association of Realtors settlement of August 17, 2024, offers of buyer-broker compensation cannot be advertised on the MLS, and buyers sign written agreements before touring. A seller may still offer a buyer concession or compensation off the MLS. We give you our fee in writing at the first meeting. The full stack of costs is in our Florida seller closing costs guide.
A free in-person comparative market analysis is the most accurate West Port valuation short of an appraisal, and it costs you nothing. One of us walks the house, reads the lot against the plat and the flood letter, and returns a written range with the recorded comparables and a net sheet.
Call Jesse direct at (239) 898-6072 or reach Marc Comisar at (239) 287-5873, or request your free West Port home valuation and we will schedule the visit around you, including a video walkthrough for owners who are out of state. When you want the whole community first, our West Port community guide has it. When you are ready to list, our West Port seller page lays out the marketing and negotiation plan. If you are also buying, see how we represent Southwest Florida buyers or our West Port buyer guide.
West Port owners often compare a move within the Port Charlotte area. Our Port Charlotte home valuation page covers city and county values, our Port Charlotte seller guide covers listing across the city, and our Port Charlotte buyer guide covers the next purchase. Our new construction guide covers builders' homes, and the Willow home valuation page covers the nearest like-for-like community in Punta Gorda.
West Port sellers ask us the same questions again and again, from what a home is worth to how a district bond affects a sale. These answers use only Charlotte County records, the two districts' published documents and statute, and where a figure is not published we say so plainly instead of guessing.
Your home is worth what comparable recorded sales support, matched on village, product, street, year built and heated area, then adjusted for the district area and the flood letter. Charlotte County recorded 180 West Port sales in the 12 months to September 9, 2026 at a $290,000 median. Ask us for a written range with every comparable attached.
The county recorded 180 sales from September 10, 2025 to September 9, 2026, from $225,000 to $500,000, with 98 between $200,000 and $300,000 and 69 between $300,000 and $400,000. Calendar 2025 had a $319,000 median on 239 sales, and 2026 to September 9 has $283,100 on 105. Your home's own facts decide your number.
It depends on the window and the village. The median was $290,000 on 180 sales in the latest 12 months, $289,000 in The Cove, $287,500 in The Hammocks and $307,500 in The Palms. Single-family homes had a $330,000 median and paired villas $250,000, so any one figure online has picked a mix.
We do not print an average for West Port, because a few high sales pull a mean away from what a typical home brings. Use the medians and the price bands instead: 167 of the 180 recorded sales closed under $400,000, and the single highest, $500,000, was an Isles resale.
The calendar-year median fell from $402,000 in 2022 to $283,100 in 2026 to date, but the mix of homes changed each year, with more paired villas and the Driftwood Bay closings. That is not a fall in the price of the same house. We price your home to the sales closing now.
We do not forecast prices, and no recorded sale predicts one. What the county file shows is a young community with 1,245 sales since June 2021, a growing resale share (33 of 105 in 2026 to date) and builders still selling. A seller's best protection is a price that matches the sales closing now.
A West Port buyer can walk into a builder's model and compare. D.R. Horton's marketing, seen October 10, 2026, starts at $259,990 in Driftwood Bay and from the $278s and the $343s in The Cove, and that is builder marketing, not recorded sales. We compare your home with recorded sales of its village and product first, then show you the builder's numbers beside it.
We cannot vouch for any automated estimate, and federal regulators now require lenders to test theirs for accuracy under the AVM rule at 89 FR 64538, effective October 1, 2025. A model cannot see your upgrades, your flood letter or a recent sale the roll has not dated yet. Ask for our written range with the comparables shown.
A comparative market analysis is our written opinion of a likely selling range, built from recorded sales and a walkthrough, and it is free. An appraisal is a licensed appraiser's opinion of value, usually ordered by a lender for a specific buyer's loan. A CMA helps you price and an appraisal helps a lender, and the two can differ.
They count different things. The county's recorded sales are the public record of what closed, including new homes that may never appear on the MLS, while the MLS carries days on market and sale-to-list ratio, which the county file does not. Information not available at time of publishing (checked 2026-10-07). So for West Port we lead with the county record.
Information not available at time of publishing (checked 2026-10-07). We do not borrow a days-on-market figure from a neighboring community, because a West Port home competes with builder inventory that a resale elsewhere does not face. We give you our read of current showing activity at your valuation meeting.
Information not available at time of publishing (checked 2026-10-07). The county file records the price a home sold for, not the price it was listed at, so the ratio needs MLS data that we do not publish for West Port. We tell sellers what the recorded sales support, and we do not promise a ratio.
The median was $160.53 per square foot of county heated area on 124 sales in the 12 months to September 9, 2026: $160.34 in The Cove, $160.47 in The Hammocks and $163.52 in The Palms. The denominator is the county's heated area, not a listing's living area, so do not compare it with a listing sheet. We use it as a ruler, not a price.
The highest recorded sale in the 12-month window was $500,000, an Isles resale on East Isles Rd on August 31, 2026. It is one sale in the $500,000 to $750,000 band, which holds one of the 180 sales. It shows what the top of the file looks like, not what a typical West Port home brings.
You can, if your home's own facts support it. In the 12-month window 13 of the 180 sales closed at $400,000 or more, so higher prices do happen. A price well above sales of the same village and product, with a builder advertising a new home nearby, usually costs a seller time.
Yes. D.R. Horton is advertising homes in The Cove and Driftwood Bay, county staff report entitlements for up to 2,702 units, and the expansion plans add 423 homes, so new inventory is part of the picture. We show buyers why a finished home with no wait for construction deserves its price beside a builder's list.
There is no county rule we can point to that decides it, and we have not read the recorded declarations or your builder contract. Check both for any resale restriction, and talk to your attorney about any clause in your purchase agreement. Then compare what you owe with what the sales support, because a first-year seller competes with the builder's own incentives.
It depends on the plan, village, street, year built and condition, matched to recorded sales and set beside what the builder is advertising now. The Cove's 82 builder-direct sales had a $300,000 median in the latest 12 months, but that mixes products. We do not print a resale figure by builder plan.
In the latest 12 months The Cove's 26 paired-villa sales had a $247,500 median and its 45 single-family sales $345,000, a gap of $97,500 by our arithmetic. The products also carry different costs to own: a Cove villa carries $1,605.80 from the district against $1,955.60 for a 50 foot lot, and lower association dues.
The Cove is gated, has a private amenity center and its own association, and recorded 95 sales at $289,000 across several phases. The Hammocks has no association entity on the state record, recorded 38 sales at $287,500, and sits outside The Cove's assessment areas. Each village needs its own comparables.
Six builder-direct closings on Harmon Dr were recorded in June 2026, from $250,000 to $290,000, and D.R. Horton's marketing starts at $259,990. No resale has been recorded, so there is no resale record to price from yet. A buyer will weigh the first on-roll district bill of $2,649.82 or $2,947.69 for fiscal year 2027.
The Landings is a rental community: two companies hold 164 of its 172 townhomes. It has 11 qualified sales in its history, the latest on July 2, 2024, and none in the last 24 months. We price a Landings townhome from the documents and the ownership pattern, not from single-family sales.
A buyer sees the district assessment as a line on the tax bill and will ask what it is and how long it runs. For fiscal year 2027 the West Port district totals run $1,605.80 to $2,692.35, and its bonds total $27,900,000 in par. We show the area, class and fiscal year amount in writing.
For fiscal year 2026 the West Port East district billed $1,120.00 for a 40 foot lot and $1,400.00 for a 50 foot lot, off the tax roll. For fiscal year 2027 the totals are $2,649.82 and $2,947.69 on the county tax bill, a step-up of $1,529.82 and $1,547.69 by our arithmetic. Buyers will ask.
The Cove's May 2024 offering document lists $2,220 per villa lot, $2,900 per 50 foot lot and $3,200 per 60 foot lot a year, and does not say whether that includes the master association. Dues for the master association and the other villages are not published in the documents we read, so we ask for the current statement.
The county record writes the community both ways, and online searches use both. West Port is the name the developer, the districts and the associations use. Use the districts' documents when you want the official record, and use our community guide when you want the whole picture.
Five of seven sample points are Zone AE with a 9 foot base flood elevation, two are shaded Zone X, and all seven were Zone X before December 15, 2022. FEMA has issued 29 determinations on West Port plats since 2022. The effect is mostly on a buyer's lender and insurer, so we put any letter and elevation certificate in the file.
Not by default. Charlotte County holds elevation certificates for many West Port homes: 132 in The Landings, 27 in The Hammocks and nine in The Cove. If you received one at closing or hold a FEMA letter for your lot, give it to us, because a buyer's lender and insurer will ask which flood zone the building sits in.
Florida's flood disclosure under Statute 689.302 is delivered at or before the contract, and a seller who knows of a flood claim or damage should say so. We make no statement about storm effects on any West Port home. Ask your attorney about the form, and we will help you assemble the records.
Insurance shapes the buyer pool more than the price. Most Citizens policies with wind coverage must carry flood by January 1, 2027, and every West Port home qualifies for the building-code discount on age. We print no premium, because we obtained no quote for any West Port address.
Fix what a buyer's inspector and insurer will flag first, and clear any open permit or open association violation before you list. A nearly new home may still carry builder warranty paperwork, which we ask you to gather. We walk the home with you and tell you which repairs pay back and which do not.
The recorded declarations control, and we have not read them, so we ask for your copy and check it before the first showing. Three associations exist on the state's corporation records: West Port Community Association, Inc., Cove at West Port Community Association, Inc. and Driftwood Bay Homeowners Association, Inc.
Florida Statute 720.30851 caps the certificate at $299 for a current account, with $119 more for delivery within three business days and $179 more when the account is delinquent, and the caps adjust over time. What each West Port association actually charges is not published in the documents we read.
Where a buyer must join an association, a seller supplies the disclosure summary required by Statute 720.401 before the contract is signed. Ask your attorney or title company to confirm the current form. We keep the district assessment line and the association documents together so the packet is complete.
The district's assessment runs with the property and appears on the county tax bill, so the buyer sees it when they review the bill. Our fee table on this page lists each area and class, and the contract controls how the bill is prorated at closing. For anything about how the assessment binds the property, ask your attorney.
They include a negotiable commission, documentary stamps at $0.70 per $100, the owner's title policy, any estoppel fee and prorated taxes. Documentary stamps are $2,030 on a $290,000 sale and $2,415 on $345,000. Our Florida seller closing costs guide lists the full stack.
West Port's county roll lists 314 vacant residential parcels, and a lot sale is its own question, because a lot buyer weighs the district assessment, the association and the builder next door. We have not measured a recorded lot-sale price for West Port, so we publish none. Ask us for a lot opinion.
We have not measured a recorded lot-sale price, so we print none. The roll shows 314 vacant residential parcels (177 in West Port East, 105 in The Cove, 24 in The Palms and eight in The Hammocks), and the district charges its assessment by area and class. We build a written opinion for your lot from what we can document.
Rental rules sit in the recorded declarations, which we have not read, and we do not assume them. If a buyer plans to rent, we ask that you give them your copy to read before they make an offer. The Landings is mostly rental ownership, which shows how different the villages can be.
Clear them before you list. An open permit can surface in a buyer's inspection or on the association's estoppel, and it can slow a closing. We help you find out what is open and who can close it.
Start with your own village's recorded sales, then use the neighbors as a cross-check. South Gulf Cove recorded 327 sales at $480,000 and Riverwood 113 resales at $345,000 on the same 12-month window, across very different products. See our South Gulf Cove guide.
Closing depends on the contract's dates, the buyer's lender and the title work. A cash buyer can close faster than a financed one, and a lender's appraisal and flood determination run on the buyer's schedule. We set the calendar with you before you accept an offer, and we order the estoppel the day a contract is signed.
Yes. Florida's AS IS contract is a standard form, and many sellers use it. A seller still has to disclose known facts that materially affect value and are not readily observable, under Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), so an as-is contract is not a shortcut around disclosure.
We do not forecast prices. The record shows 180 sales in 12 months and a 2026 median of $283,100 on 105 sales against $319,000 on 239 for 2025, with resales growing as a share. If you need to sell, the question is whether your home is priced against what is closing now.
The public record does not give us a seasonal pattern for West Port, and we do not borrow one from another area. Your own timing, your home's condition and your price matter more than the month. We will add MLS pace to this page when we have it.
We do not give tax advice. Whether you owe tax on a sale depends on your purchase price, how long you lived in the home and your other circumstances, and a CPA can answer it. We can supply the recorded sale facts that your CPA asks for.
Yes, a seller may offer a concession or buyer-broker compensation, and the contract controls how it is paid. Since the National Association of Realtors settlement of August 17, 2024, offers of compensation cannot be advertised on the MLS, but they can still be negotiated. We model what a concession costs you against a price cut.
The county record shows a Publix site plan on El Jobean Road and press reports of a center scheduled to open in late 2027, plus Flamingo Boulevard plans and SR 776 priorities. Those are plans, not finished work, and we claim no value effect. We make sure your listing promises only what is built.
Yes, it is free and there is no obligation. We give you a written range with comparables, and we tell you plainly what we could and could not document. You decide whether to list. Call Jesse direct at (239) 898-6072 to start.
Commission is negotiable and not set by law. We give you our fee in writing at the first meeting, before you decide anything, and we show you what each service in it is for. Call Jesse direct at (239) 898-6072 and we will set the meeting.
We price on the county's recorded sales, we read both districts' published budgets and the FEMA letters before a buyer's agent does, and we are Top 1% Real Estate Agents Nationally Since 2008. McGreevy and Comisar lead Domain Realty Group, the #1 team in Southwest Florida since 2012. Call Jesse direct at (239) 898-6072 for a free valuation.
McGreevy and Comisar are a top-reviewed West Port listing team on our Google Business Profile. We publish no aggregate score. The reviews below are quoted exactly as clients wrote them, and we do not edit, composite or summarize a client's words.
★★★★★ "Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed." Verified Google review
★★★★★ "Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive." Verified Google review
★★★★★ "Working with Jesse and his team was truly an amazing experience. From the very beginning, they were professional, attentive, and incredibly knowledgeable. They guided us through every step of the process with patience and clarity, always making sure we felt comfortable and informed with every decision." Verified Google review
★★★★★ "Jesse and his team were the most professional and communicative people throughout the entire process! Always available and helpful! Highly recommended!" Verified Google review
The same partners who earned those reviews will price your home. Request a free West Port home valuation or Call Jesse direct at (239) 898-6072. You are working with Top 1% Real Estate Agents Nationally Since 2008.
Every document behind the West Port figures above is public, and a buyer's lender, insurer and agent will read many of them. These are the ones a West Port seller actually uses, each linked to the issuing authority's own copy rather than a reprint, so you read the current version.
| Document | Issued by | Why a West Port seller needs it | Official link |
|---|---|---|---|
| West Port CDD adopted budget, fiscal year 2027 | West Port Community Development District | The district assessment per home by area and class that a buyer sees on the tax bill | Open the FY2027 budget |
| West Port East CDD adopted budget, fiscal year 2027 | West Port East Community Development District | The first on-roll assessment for Driftwood Bay lots | Open the FY2027 budget |
| Ordinance 2019-023 creating the West Port CDD | West Port Community Development District | The ordinance that created the district under Chapter 190 | Open the ordinance |
| Ordinance 2024-041 creating the West Port East CDD | Charlotte County | The county petition and ordinance for the second district | Open the petition |
| Ordinance 2026-015, West Port East CDD expansion | Charlotte County | The expansion to 280.775 acres | Open the petition |
| West Port CDD Series 2024 offering document | FMS Bonds | The district's bond disclosure and The Cove's 2024 dues table | Open the offering document |
| PD-25-11 staff report, December 10, 2025 | Charlotte County | The entitlements, approved site plans and plat approvals | Open the staff report |
| Murdock Village Community Redevelopment Plan | Charlotte County | The redevelopment area the community sits inside | Open the plan |
| Flood Map Service Center, search by address | Federal Emergency Management Agency | Your lot's current flood zone and panel, and any letter of map change on file | Search the FEMA flood map |
| Evacuation route map | Charlotte County Emergency Management | The county's evacuation routes for a buyer planning around a storm | Open the route map |
| National Flood Hazard Layer | Federal Emergency Management Agency | The current flood zones that a buyer's lender will check | Open the flood hazard layer |
| Know Your Zone, evacuation zones | Charlotte County Emergency Management | Your county evacuation zone, which is not a FEMA zone | Open Know Your Zone |
| 2025 Charlotte County tax district table | Florida Department of Revenue | The taxing authorities and districts behind the 15.0855 mills | Open the district table |
| School Boundary Locator | Charlotte County Public Schools | The schools assigned to an address | Open the locator |
| School grades 2025-26 | Florida Department of Education | The state's published grades for the assigned schools | Open the grades file |
| Uniform Mitigation Verification Inspection Form OIR-B1-1802 | Florida Office of Insurance Regulation | The inspection form that documents wind premium credits | Open form OIR-B1-1802 |
| Florida Statute 720.30851, association estoppel certificates | Florida Senate | Contents, timing and fee caps of the association's estoppel | Open section 720.30851 |
| Florida Statute 720.401, association disclosure summary | Florida Senate | The pre-contract disclosure a resale seller supplies | Open section 720.401 |
| Florida Statute 689.302, flood disclosure | Florida Senate | The flood form a seller delivers at or before the contract | Open section 689.302 |
| Florida Statute 689.261, property tax disclosure | Florida Legislature | The buyer's tax warning required in the contract | Open section 689.261 |
| Portability transfer form DR-501T | Charlotte County Property Appraiser | Carries your Save Our Homes benefit to a new homestead | Open form DR-501T |
| Tax Estimator | Charlotte County Property Appraiser | Estimates the buyer's tax bill at the sale price | Open the Tax Estimator |
Every West Port figure on this page traces to one of the sources below, accessed October 10, 2026 unless a line gives another date. Market figures carry the window and pull date stated beside them in the body. We cite county, district, state, federal, statutory and our own pages, and name builders' marketing pages in the text by name and date seen without linking them. One 2025 Charlotte County tax bill for a single Hammocks household is cited as text and not linked.
By Jesse McGreevy and Marc Comisar. For this page we tracked 180 recorded West Port sales from the Charlotte County file, both districts' published budgets and bond documents, and every flood, insurance and tax rule a buyer's lender, insurer and inspector will apply to your home, so each figure here comes from a public record you can check.
If you are thinking, "I need someone to sell my house in West Port, Florida," McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Port Charlotte, Punta Gorda, North Port, Charlotte County, Estero, Bonita Springs, Naples and Fort Myers. Whether you are selling in The Cove, The Hammocks, The Palms, The Isles, Driftwood Bay or anywhere else in West Port, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently. You are working with Top 1% Real Estate Agents Nationally Since 2008.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com. Read the West Port community guide, read about McGreevy and Comisar, see how we represent Southwest Florida buyers if you are buying, and for a seller's first step, request your free West Port home valuation. Call Jesse direct at (239) 898-6072, 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 West Port home values, 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. County sales from Charlotte County Property Appraiser public files, analyzed October 2026. Brokered by Domain Realty.