Punta Gorda Isles - Bird Section

By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.

McGreevy and Comisar wrote this guide first for owners in the Bird Section who are weighing a sale, and second for buyers who want the record before they tour: what the 149 Bird Section homes that sold in the last year actually brought, which side of the section line they sat on, what Buckley's Pass cost the neighborhood and what it gave back, and where the city's seawall crews are working now. The Bird Section is the southern canal neighborhood of plat Sections 12 and 14 inside the master-planned community of Punta Gorda Isles in Punta Gorda, Florida. It is the largest and busiest part of the Isles, with 2,377 parcels on the Charlotte County roll and its own direct route to Charlotte Harbor through Buckley's Pass, opened in April 2020. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, and have been Top 1% Real Estate Agents Nationally Since 2008.

One point of naming needs settling at the start, because it changes which comparables a seller should be priced against. The streets named for birds, from Albatross Drive to Wren Court, are all in plat Section 14: the county roll shows 48 bird-named streets, every one of them in Section 14. Section 12 next door carries Caribbean island, Florida key and family names (Aruba Court, Casey Key Drive, La Costa Island Court, Deborah Drive, Ryan Boulevard) and holds St. Andrews South Golf Club. Locals, the City of Punta Gorda and the Charlotte Sun have used "the Bird Section" for the whole southern area the city drew around Buckley's Pass in 2019, "south of Aqui Esta Drive, west of Almar Drive and city limits, and largely east of Bal Harbor Boulevard," and that area spans both sections (Charlotte Sun, December 2018). This guide covers Sections 12 and 14 together and splits them in every table where the difference matters.

This guide is built from the Charlotte County Property Appraiser's recorded sales and property roll, read through our own index of the county's September 27, 2026 files; the City of Punta Gorda's canal, seawall, flood and budget records, including the June 3, 2026 revision of its seawall replacement schedule; Charlotte County's Alligator Creek Waterway records; the Florida Division of Corporations and the Florida Department of Business and Professional Regulation; FEMA's National Flood Hazard Layer, which we tested at 30 randomly drawn Bird Section addresses; and five years of Charlotte Sun reporting on Buckley's Pass. Sellers and buyers comparing the best real estate agents in Punta Gorda should ask each one to price a specific Bird Section address from that record. We do it below.

If you own in the Bird Section and are thinking about selling, start with the market snapshot and the seller section, then call Jesse. If you are buying, the section-by-section tables, the Buckley's Pass history and the seawall schedule tell you which street fits before you tour. For the Isles as a whole, our Punta Gorda Isles seller guide and Punta Gorda Isles buyer guide use the same method.

Why McGreevy and Comisar Are the Best Realtor for the Bird Section of Punta Gorda Isles

McGreevy and Comisar are the best realtor for the Bird Section of Punta Gorda Isles because the case is documented: the #1 team in Southwest Florida since 2012, Top 1% nationally since 2008, over $900 million in personal sales, and a price read built from all 149 Bird Section sales of the last year.

If you're searching for the best realtor for the Bird Section in Punta Gorda Isles, Punta Gorda, whether you're ready to sell your Bird Section home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.

That matters in the Bird Section for three reasons particular to this neighborhood. First, it is two markets wearing one name. In the last 12 months Section 12 recorded a $779,000 median and Section 14 a $663,750 median, a gap of more than $115,000 between streets a few hundred yards apart, and a portal estimate that blends them misprices both. Second, the house matters more than the address. Bird Section homes built from 2010 to 2022 sold at a $1,087,500 median in the last year, and homes built before 1990 at $605,000, so the year a house was rebuilt, and to what elevation, sets the price more than the street does. Third, the water work is uneven. Every one of the four seawall replacements the city marked complete on its June 2026 schedule was on a Section 12 or Section 14 street, and more are queued there, so the status of the wall behind a specific house is a price question a seller should answer before a buyer asks it.

Recent Bird Section track record: In the last 12 months the Bird Section has seen 149 single-family resales in the Charlotte County Property Appraiser's recorded, qualified sales (September 25, 2025 to September 24, 2026; the newest Bird Section sale in the file is dated September 4, 2026), at a median of $745,000 (149 sales, an odd count, so the median is an actual sale), a middle half from $595,000 to $972,000, and a range of $300,000 to $1,895,000. The highest-priced Bird Section sale of the year was $1,895,000 on San Mateo Drive in Section 12 in April 2026. Only one of the 149 was the first sale of a newly built house; the rest were resales. The county record and our MLS pull do not record the listing office on each sale, so we state no represented-sale count for the Bird Section; ask us and we will walk you through every one of the 149. On the Southwest Florida MLS, Punta Gorda Isles closings are filed under one development name with no section field, so days on market and sale-to-list are shown for Punta Gorda Isles as a whole and labelled that way: 80 closings, a 77.5-day median on market and a 96.0% median sale-to-list ratio in the 12 months to September 24, 2026.

For Bird Section sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database and off-market discretion when you want it. In the Bird Section the drone has a job: it shows the buyer the run from your dock to Buckley's Pass and Charlotte Harbor, which is the single most valuable thing a Bird Section listing can prove. We build the paperwork before the first showing: the seawall's place on the city schedule, the elevation certificate, the roof permit, a wind mitigation report and, in Section 14, what the Section 14 property owners' association will certify about your lot.

For Bird Section buyers: the first question is the section, the second is the year the house was built and the third is the wall. The county median living area is 2,439 square feet in Section 12 and 2,181 in Section 14, and nearly half of the 2,096 homes were built in 2000 or later, so the market runs from original 1970s block houses on Guadalupe Drive to 2020s rebuilds on Kittiwake Drive and Carupano Court. We answer all three questions for a specific address below.

Honors and recognition:

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

Selling your Bird Section home? Get a free Punta Gorda Isles home valuation or call Jesse direct at (239) 898-6072.

Buying a home in the Bird Section? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.

Living in the Bird Section as a Homebuyer

Living in the Bird Section means a single-family canal home, usually one story and built of concrete block, on a saltwater canal the City of Punta Gorda maintains, with the shortest boat run in Punta Gorda Isles to Charlotte Harbor through Buckley's Pass, a private golf club in Section 12, and no mandatory homeowners association on most streets.

The Bird Section is where Punta Gorda Isles is youngest and most boat-oriented. What follows is daily life drawn from the county roll, the city's canal records and the neighborhood's own history.

What Is the Bird Section?

The Bird Section is the local name for the southern part of Punta Gorda Isles, recorded by Charlotte County as Punta Gorda Isles Section 12 (Plat Book 8, Page 6) and Section 14 (Plat Book 8, Page 9, with a replat at Plat Book 9, Page 7) (Charlotte County Clerk, plats and condominium plats). The two sections are the largest in the Isles: our Punta Gorda Isles guide measures them at about 660 and 615 acres from the county's plat layer, and the county roll carries their canals as two separate parcels, 169.53 acres of canal in Section 12 and 194.47 acres in Section 14 (Charlotte County Property Appraiser).

On the roll, the two sections hold 2,377 parcels: 2,096 single-family homes, 245 vacant lots, 32 villa and multifamily parcels (31 of them in Section 12, most along Atares Drive by the golf course), the St. Andrews South golf course parcel at 1901 Deborah Drive and the two canal parcels. Section 12 has 1,121 parcels and Section 14 has 1,256. About 20 condominium associations sit on the bird-named streets around Purple Martin Drive, Wood Thrush Drive, Rock Dove Court and White Ibis Court on separate condominium plats; the largest, Venetian Isles, has its own section below.

Section 14 and Section 12: One Name, Two Neighborhoods

The bird streets are Section 14. Our count of the county roll finds 48 bird-named streets and every one is in Section 14, from the long boulevards (Whip-Poor-Will Boulevard with 78 parcels, Turtle Dove Boulevard with 38) to short courts like Macaw, Penguin and Waxwing. Section 14 also includes streets with Spanish and Italian names on its northern and eastern edges, led by Almar Drive with 119 parcels, plus Aqui Esta Drive, Guadalupe Drive, San Marino Court, Sea Fan Drive, Magdalina Drive, Appian Drive, Roma Court and Tuscany Drive. Of Section 14's 1,256 parcels, 798 are on bird-named streets and 458 are not.

Section 12 is the golf-course side. Its largest streets are Deborah Drive (98 parcels, home of the St. Andrews South clubhouse), La Costa Island Court (89), Ryan Boulevard (84), Casey Key Drive (78), Padre Island Drive (66), part of Bal Harbor Boulevard (58) and Suzi Street (46), with Caribbean-island courts such as Aruba, Antigua, Trinidad, St. Kitts, St. Croix, Dominica and Grenada. None of its streets is named for a bird.

Source: Charlotte County Property Appraiser roll and qualified sales files dated September 27, 2026, through our index built September 29, 2026; counts and medians are ours. Florida Division of Corporations for the association.

A Day in the Bird Section

A February morning here often starts at the dock. From a Section 14 canal, a boat leaves through Buckley's Pass, the 1,446-foot channel the city cut in 2019 and 2020, runs down Alligator Creek and reaches Charlotte Harbor "about one mile down the creek" (Charlotte Sun, April 2020). Before the pass opened, every Bird Section boat went out through the grid to the Ponce de Leon Inlet at the northwest corner of the Isles; a resident told WINK News in 2020 that the new route would get him to the harbor "in 15 minutes instead of an hour and 15 minutes" (WINK News, January 7, 2020).

On land, the day is short drives. By our routing test from a Section 14 address on Whip-Poor-Will Boulevard, Nature Park on Aqui Esta Drive is about 5 minutes, St. Andrews South Golf Club 5 minutes, Fishermen's Village 10 minutes, City Hall and downtown about 11 minutes and Punta Gorda Airport about 17 minutes without traffic. From Section 12, on Deborah Drive, the golf club is a one-minute drive and downtown about 9 minutes. The full table is in the logistics section.

Evenings run to the clubs and the water. St. Andrews South serves lunch daily and Sunday brunch to members, the Isles Yacht Club sits on Charlotte Harbor at the northwest edge of the Isles, and the Punta Gorda Isles Civic Association on Shreve Street runs 35 clubs and groups for its members (PGICA, Clubs).

What the Bird Section Does Not Have

Five things buyers sometimes assume. No master homeowners association: Punta Gorda Isles let its deed restrictions lapse in 1995 and replaced them with city rules; the only neighborhood-wide association in the Bird Section is Section 14's property owners' association, whose documents are not published online (see governance below). No gates: the streets are public city streets. No beach: the nearest Gulf beach is Englewood Beach, about 28 miles away by the routing test in our Punta Gorda Isles guide. No included club membership: St. Andrews South and the Isles Yacht Club are private, separate memberships, and nothing conveys with a house (St. Andrews South, Membership; Isles Yacht Club). No high-rise towers: the condominiums on bird streets are low-rise buildings of 4 to 52 units.

Buying in the Bird Section, Step by Step

Buying here runs through the city, the county record and, sometimes, an association, in this order.

1. Pick the section, then the street. Section 12 and Section 14 priced more than $115,000 apart at the median in the last year. Decide which you want before you compare houses.
2. Price against Bird Section sales only. The 149 recorded single-family sales of the last 12 months ran from $300,000 to $1,895,000; the tables below split them by section, size, year built and street.
3. Check the seawall on the city's schedule. The city publishes a PGI replacement schedule that changes monthly; we read the current sheet for the specific address (City of Punta Gorda, Hurricane Repairs).
4. Trace the boat route. Tell us the boat and its air draft, and we trace the route from the dock to Buckley's Pass or the Ponce de Leon Inlet before you write an offer.
5. Get the elevation certificate and an insurance quote early. Every one of the 30 Bird Section addresses we tested is in FEMA Zone AE with a 9-foot base flood elevation, so the floor height of the house drives the flood premium.
6. In Section 14, ask for the association's certificate. Where the Section 14 Property Owner's Association claims an assessment on the lot, the title company requests its estoppel certificate before closing.
7. In a condominium, read the resale package inside seven days. A Florida condominium resale buyer can cancel within 7 days, excluding weekends and holidays, of receiving the declaration, bylaws, rules, budget and financial statement (Florida Statutes 718.503).

Bird Section Market Snapshot: What Do Bird Section Homes Sell For?

The Bird Section recorded 149 qualified single-family sales in the 12 months to September 24, 2026, at a $745,000 median and $329 per square foot of county living area, per the Charlotte County Property Appraiser. Section 12 led at a $779,000 median on 75 sales; Section 14 recorded 74 sales at a $663,750 median.

Data updated: September 2026 (Charlotte County Property Appraiser recorded qualified sales and roll, files dated September 27, 2026, index built September 29, 2026, newest Bird Section sale September 4, 2026; Southwest Florida MLS community-wide figures pulled September 25, 2026)

We tracked every one of the 149 qualified single-family sales the county recorded in the Bird Section in the last 12 months, deed by deed, matched each to its plat section, street, year built and county living area, and built every table in this section from those rows, not from an automated estimate or a Punta Gorda Isles average.

Three rules run through the section. First, the county record leads, because Punta Gorda Isles is in Charlotte County, where the Southwest Florida MLS is thin: the county records every qualified sale whether or not an agent listed it. Second, price per square foot uses the county roll's living area for the house only and is never mixed with an MLS figure. Third, a median is stated with its count and parity: with an odd count the median is the middle sale; with an even count it is the mean of the two middle sales, and we name both.

The Leading Window: 12 Months of Recorded Bird Section Sales

Source: Charlotte County Property Appraiser recorded qualified improved sales, our analysis. "Qualified" is the Florida Department of Revenue code for an arm's-length market sale. The county's newest Bird Section sale in the file is dated September 4, 2026; deeds recorded after the file date appear in the next monthly file.

With 149 sales, the 12-month window easily clears the ten-sale threshold we use before leaning on a median, so it leads. For context, the whole of Punta Gorda Isles recorded 331 single-family sales at a $700,000 median in the same window, so the Bird Section produced 45 percent of the Isles' single-family sales and ran $45,000 above its median.

Section 12 and Section 14, Side by Side

Source: Charlotte County Property Appraiser recorded qualified improved sales, our analysis.

Four things stand out. Volume is up sharply: 149 sales against 101 a year earlier. The median eased again, from $765,000 to $745,000, but the last six months ran at $767,500, above the full-year figure, which suggests the spring 2026 season firmed. Section 14 fell further than Section 12 from its pre-Ian level, and it was Section 14 that sold above Section 12 per square foot before Ian. And the last six months narrowed the gap: Section 14's $742,000 six-month median is within about $31,000 of Section 12's.

Where the 149 Sales Fell by Price

Source: Charlotte County Property Appraiser, our analysis; shares rounded.

The Bird Section is a $600,000 to $800,000 market at its center, with a real million-dollar tier: 35 of the 149 sales, nearly one in four, closed at $1,000,000 or more. Only four sold under $400,000, all of them older houses on the Section 14 edge streets (Guadalupe Drive, Magdalina Drive, Winward Court) or an original 1984 house in Section 12.

What the Year Built Does to the Price

Source: Charlotte County Property Appraiser, 149 qualified single-family sales, 12 months to September 24, 2026, our analysis. Five sales is a thin sample; read the 2023-or-later row as five houses, not a rate.

This is the most useful table on the page for a seller. A Bird Section house built from 2010 to 2022 sold at a median price per square foot about $109 higher than a house built from 1990 to 2009, and the five houses built in 2023 or later sold at $553 per square foot, 80 percent above the pre-1990 houses. Much of that is elevation and code: a house rebuilt after Charley or Ian sits at or above the base flood elevation plus the city's one foot of freeboard, carries a modern roof and impact openings, and insures for less. For a seller of an older house, the lot is still worth a great deal, and the vacant-lot sales below show what the land alone brought.

What the Size of the House Does to the Price

Source: Charlotte County Property Appraiser, our analysis. Living area is the roll's living-area field, which excludes garages, lanais and pool cages.

Price per square foot is remarkably flat across the three larger size groups, $332 to $342, which tells a seller that in the Bird Section the market pays for square footage in a straight line once a house passes about 1,800 square feet. The discount sits in the small, older houses, where buyers price in the cost of raising or replacing them.

When the Sales Closed

Source: Charlotte County Property Appraiser, by recorded sale date, our analysis. The low September 2026 count reflects recording lag, not a slowdown.

March 2026 was the busiest month, with 25 recorded sales, and the six months from December through May accounted for 89 of the 149. A Bird Section listing that is photographed, priced and documented by January meets the deepest pool of buyers, many of them seasonal residents who tour in February and close in March and April.

The Streets That Traded Most

Source: Charlotte County Property Appraiser, our analysis. Streets with fewer than five sales are listed with their count (and range where useful), not a median.

Sixty-nine different streets recorded at least one sale in the year. Casey Key Drive, a Section 12 street, produced the highest street median of any with five or more sales, $1,087,500 on six sales. On the bird streets, Whip-Poor-Will Boulevard, the longest, recorded seven sales at a $790,000 median.

The Bird-Named Streets on Their Own

Buyers who want a bird street specifically are shopping a subset of Section 14. The 48 bird-named streets hold 798 parcels, 709 of them single-family homes and 88 vacant lots, with a median year built of 2000 and a median living area of 2,290 square feet on the roll. In the last 12 months they recorded 46 qualified single-family sales at a $747,000 median (an even count, so the mean of the two middle sales), from $461,000 to $1,650,000. That is about $83,000 above the Section 14 median, because the non-bird streets of Section 14, especially the older houses along Guadalupe Drive, Magdalina Drive, Juno Drive and Winward Court, pull Section 14's median down.

Calendar-Year Medians Since 2015

Source: Charlotte County Property Appraiser, both sections, qualified single-family sales by calendar year, our analysis.

The Rise, the Storm and the Reset

The Bird Section's record since 2015 tells a clear story. The median rose slowly through 2019, jumped with the pandemic migration in 2021 and hit $940,000 in 2022, the year Hurricane Ian made its second landfall near Punta Gorda on September 28. It held near $900,000 through 2023 and 2024 on falling volume, as fewer, better houses changed hands and many owners rebuilt instead of selling. Then 2025 reset it to $739,000, and 2026 to date sits at $750,000 on higher volume, with 120 sales recorded by September 24, already more than any full year since 2021.

For a seller, that is a market that has found its level: prices are about 20 percent below the 2022 peak and about 45 percent above 2019. For a buyer, it is the most sales, and the most choice, the Bird Section has offered in five years. Sellers who remember 2022 prices need a clear-eyed comparable set; buyers should not assume a further fall, because the last six months ran above the full-year median.

Vacant Lots

The county recorded 12 qualified vacant-land sales in the Bird Section in the last 12 months, at a $362,500 median (even; $340,000 and $385,000) and from $55,000 to $520,000. Over 36 months there were 30, at a $307,500 median. The top of the range was lots on Casey Key Drive ($400,000, $465,000 and $520,000) and Kittiwake Drive ($510,000); the bottom was small or non-canal parcels, including a $55,000 sale on Roma Court and $70,000 and $115,000 sales on Deborah Drive. Of the 245 vacant parcels on the roll, 108 are in Section 12 and 137 in Section 14. A buyer planning to build should confirm the lot's seawall status, the flood elevation the house must meet and the city zoning (GS-3.5 at every Bird Section address the county layer returned for our Punta Gorda Isles guide) before closing.

What the Southwest Florida MLS Shows

The Southwest Florida MLS files every Punta Gorda Isles closing under one development name, "Punta Gorda Isles," with no plat-section field, so it cannot be split to the Bird Section without an address-by-address pull that was not available for this build. The community-wide figures, labelled as such: 80 closings, a $564,000 median, a 77.5-day median on market (an even count; 77 and 78 days) and a 96.0% median sale-to-list ratio, 12 months to September 24, 2026, pulled September 25, 2026. Those 80 closings mix condominiums with houses and number far fewer than the 331 single-family deeds the county recorded in the Isles over the same year, because the local REALTOR board works mainly in a different MLS. We use them here only for days on market and sale-to-list. When the address-level split is pulled, this section will be updated to Bird Section figures.

Ready to Sell or Buy in the Bird Section? Talk to the Team That Tracked All 149 Sales

The Bird Section, the southern Sections 12 and 14 of Punta Gorda Isles served by Buckley's Pass, recorded 149 single-family sales at a $745,000 median in the last 12 months, and its two sections priced $115,250 apart at the median. A Bird Section listing priced from its own section, size and year built has an advantage over one priced from an Isles-wide average.

Selling a Bird Section home? Get a free Punta Gorda Isles home valuation, or call Jesse direct at (239) 898-6072.

Buying in the Bird Section? Call Marc at (239) 287-5873, or read our Punta Gorda Isles buyer guide before you tour.

Every Bird Section Single-Family Sale in the Last 12 Months

All 149 qualified single-family sales the county recorded from September 25, 2025 to September 24, 2026, in date order. Streets are shown without house numbers or owner names; living area and price per square foot are from the county roll.

Source: Charlotte County Property Appraiser recorded qualified improved sales and roll, files dated September 27, 2026, our analysis. One sale (Royal Tern Drive, October 2025, built 2024) was the first sale of a newly built house.

How Did the Bird Section Come to Be?

The Bird Section came to be as the southern expansion of Punta Gorda Isles, Inc.'s canal grid: Sections 12 and 14 were platted in Plat Book 8, dredged into finger canals and built out over five decades, most heavily in the 1990s and 2000s, with a new wave after Hurricanes Charley and Ian.

The Company and the Plats

Punta Gorda Isles, Inc. was filed in Florida on May 1, 1958, the year its first model homes went up, by three partners who had worked together in the CIA and who, flying over "a 550 acre mangrove swamp," "envisioned future canals and home sites" (PGICA, History). The city's own manual dates the construction of the Isles: "PGI was constructed in the late 50's through mid 70's" (Waterfront Property Owner's Manual). The company worked south from the older sections near Marion Avenue. Sections 12 and 14 were recorded in Plat Book 8, with Burnt Store Isles (Section 15) and Section 16 in the same book; Section 14's replat, which records 4.91 acres of greenbelts, is in Plat Book 9 (Charlotte County plat layer and property roll; Charlotte County Clerk).

Slow Building, Then a Surge

Because the southern canals were the last to be sold, the Bird Section built later than the north. Section 14's oldest houses on the roll date from the 1970s (189 houses) and Section 12's from the 1980s (280). The busiest decade in both sections was the 1990s, and the 2000s were nearly as busy, so the median single-family house in both sections carries a 1998 year built, eight years younger than the Punta Gorda Isles median of 1990. St. Andrews South Golf Club, "established 1980," was built in the middle of Section 12 (St. Andrews South Golf Club).

The Section 14 Association, 1982

On March 31, 1982, owners in Section 14 filed Punta Gorda Isles, Section 14 Property Owner's Association, Inc. with the state, and amended it in June 1987 (Florida Division of Corporations). It is the only plat-section association inside Punta Gorda Isles that our parent guide found on the state register, and it has filed an annual report every year on record, most recently on April 9, 2026. The governance section explains what is and is not known about it.

Charley, the 2005 Plan and the Idea of a Second Exit

Hurricane Charley's eye crossed Punta Gorda on August 13, 2004 (National Hurricane Center, Hurricane Charley), and the rebuilding that followed shows on the roll: 206 of Section 12's homes and 252 of Section 14's carry a 2000s year built. The city's 2005 Citizens Master Plan, written after Charley, included a second harbor access for the southern canals, an idea local boaters led by Capt. John "Jay" Buckley had pressed since the 1990s (Charlotte Sun, August 2019). It took until 2020 to open, and the story of how it was paid for is told in the Buckley's Pass section.

Ian, Milton and the Rebuild

Ian made its second landfall "near Punta Gorda" on September 28, 2022 at an estimated 125 knots (National Hurricane Center, Hurricane Ian), and Milton's surge in October 2024 reached 5 to 8 feet above ground in the northern part of Charlotte Harbor (National Hurricane Center, Hurricane Milton). The roll records the result: 102 Bird Section houses carry a year built of 2023 or later, 54 in Section 12 and 48 in Section 14, and the 2020s already account for 172 homes across the two sections. Ian also broke seawalls across the Isles, which started the replacement program described below.

Where Is the Bird Section, and What Are Its Boundaries?

The Bird Section lies at the southern end of Punta Gorda Isles in the City of Punta Gorda, ZIP 33950, south of Aqui Esta Drive and east of Bal Harbor Boulevard. Plat Sections 12 and 14 define it on the county record, and the city's 2019 Buckley's Pass district drew nearly the same line.

The Line on the Plats

On Charlotte County's plat layer, Section 12 and Section 14 are the two largest polygons in Punta Gorda Isles and together cover about half of the Isles' 2,586 platted acres, by the measurement in our Punta Gorda Isles guide. Section 14's northern streets front Aqui Esta Drive, which is also Section 14's own address for 37 parcels; Almar Drive runs along its eastern side; and the bird streets fill the middle. Section 12 lies to the west, around the golf course and the courts off Deborah Drive, Ryan Boulevard and Casey Key Drive. Burnt Store Isles, a separate community on Punta Gorda Isles Section 15, is to the southeast, across the city canal district line, and US 41 runs to the east.

The Line the City Drew in 2019

When the city built Buckley's Pass it needed to decide who benefited, and it drew the Bird Section's boundary in words: "south of Aqui Esta Drive, west of Almar Drive and city limits, and largely east of Bal Harbor Boulevard" (Charlotte Sun, April 2019). The district counted 2,785 water access units, including 19 properties just outside the city limits along Alligator Creek (Charlotte Sun, June 2019). The Sun's reporters called it the Bird Section throughout, and so did the city's vice mayor, whose district "includes a portion of PGI, including the 'Bird Section,' named for its bird-themed street names" (Charlotte Sun, March 2019).

The Named Canals

Charlotte County's "Punta Gorda Isles: Canals and Blueway Trails" map names the waterways behind Bird Section homes, including the Albatross, Raven, Sea Gull, Osprey, Ibis and Sandpiper canals in Section 14 and the Casey Key, Longboat Key, Key Largo, Captiva, Aruba, Trinidad, St. Kitts, Dominica, Nevis, Curacao, Bermuda and Charlotte Amalie waterways in Section 12 (Charlotte County canal map). A buyer can use the map to see which canal a house sits on and how it connects to Buckley's Pass or to the older exits.

What Is Buckley's Pass, and What Did It Change for the Bird Section?

Buckley's Pass is a 1,446-foot, 60-foot-wide channel the City of Punta Gorda cut through wetland and upland at the south edge of the Bird Section, connecting the Punta Gorda Isles canals to Alligator Creek and on to Charlotte Harbor. It opened April 3, 2020, and Bird Section owners paid for it through a $983 assessment per water access unit.

The Channel

The pass was designed by the city's engineer, Hans Wilson and Associates, and built by Kelly Brothers, which dredged more than 17,500 cubic yards, installed 1,050 linear feet of vinyl seawall, created smalltooth sawfish habitat and planted 700 mangrove seedlings (Kelly Brothers, Buckley's Pass). The city had bought the 5.86-acre "Bird Cut" property for $440,000 in 2018, including 4.24 acres of wetland and 0.38 acres of mangroves (Charlotte Sun, September 2018). Construction began in August 2019 "in the Bird Section of Punta Gorda Isles," and the pass opened on April 3, 2020, a week ahead of schedule; the vice mayor said she had "heard from at least a couple dozen boaters who have already used it" that first weekend (Charlotte Sun, April 2020).

Who Paid, and How

The city chose a water access unit method: a "dock, lift, slip or other structure for receiving water craft that is allowable under existing code regulations" counted as one unit. "A property of 84.99 feet or less would be permitted to have a dock and one boat lift or up to three outpilings, therefore one WAU payment. Parcels more than 85 feet are permitted to have a dock and two boat lifts, one boat lift and three to six outpilings, so two or more WAUs" (Charlotte Sun, April 2019). On a projected total of $3.15 million across 2,785 units, owners could pay "$983 up front or $399.53 per year, if paid over three years." The final assessment resolution passed on April 3, 2019 by a 3 to 2 vote, before a crowd of nearly 600, many of whom supported the pass but not the method; one resident told the council, "The methodology to assess only the Bird Section is wrong."

Construction came in under the estimate: Kelly Brothers was the lowest of three bidders, "$400,000 cheaper than the project estimate of almost $2.8 million" (Charlotte Sun, June 2019). In August 2020 the city told owners who had paid that a refund of leftover funds would arrive within 60 days (Charlotte Sun, August 2020); the per-unit refund amount was not published in that report.

Is There Still a Buckley's Pass Charge?

Not as a capital assessment, on the terms the city published. The installment option ran three years and collection began with the November 2019 tax bill, so by our arithmetic the last installment fell on the 2021 bill; the city said future maintenance of the pass "will be a part of the annual PGI canal maintenance assessment district budget" (Charlotte Sun, December 2018). Any buyer can confirm a parcel's history on the county tax bill. A seller does not owe a buyer a Buckley's Pass credit.

Alligator Creek and the County's Waterway Unit

Buckley's Pass ends at Alligator Creek, which is a county waterway, not a city canal. Charlotte County maintains it through the Alligator Creek Waterway Unit, a municipal service benefit unit whose purpose is "the dredging, maintenance, clearing, marking for navigational purposes, and providing for safety devices in Alligator Creek" (Charlotte County, Alligator Creek Waterway Unit). In 2019 the city explained that "it is the county's intent to include all properties within the Buckley's Pass Dredging Assessment Area into the existing MSBU" (Charlotte Sun, May 2019). The unit charged $25 per equivalent residential unit in fiscal 2025 across 4,787.5 units (Alligator Creek Waterway MSBU, FY2025 adopted budget), and its fiscal 2025 annual report lists a "Current Rate: $78" against a maximum of $100 (Alligator Creek Waterway MSBU, April 8, 2026 advisory board packet). Whether a specific Bird Section parcel carries the line is shown on its county tax bill, which is the record to read.

The 2026 Dredge

The reason the rate rose is a maintenance dredge. The county's April 2025 survey found 9,467 cubic yards to remove from the main channel, and the unit's February 2026 projection budgets $2,262,978 for dredging in fiscal 2026, financed in part with $1,723,000 of borrowing repaid at $345,000 a year from fiscal 2027 through 2030, with an "anticipated rate reduction after loan payoff" (same packet). On September 15, 2026 the county reported that the Army Corps of Engineers had approved permit re-certification and that it was "awaiting the permit for Pirate Harbor to combine both projects for better cost efficiency" (Charlotte County, Alligator Creek Maintenance Dredge). The city warned at the pass's opening that "boaters with deep draft vessels should use caution when traveling through Alligator Creek"; a buyer with a deep-draft boat should check current depths before relying on the southern route.

What Buckley's Pass Means for Value

For a Section 14 boater, the pass turned the longest harbor run in Punta Gorda Isles into one of the shortest. It also gives the whole southern Isles a second way into sheltered water; the vice mayor noted at the ground-breaking that "even for boaters beyond the 'Bird Section,' it will now be possible to duck into safer, calmer canal waters if a storm is approaching" (Charlotte Sun, August 2019). The county record cannot isolate a Buckley's Pass premium, because no public source tags sales by boat route, but the Bird Section's share of Punta Gorda Isles single-family sales was 43 to 45 percent in each of the three 12-month windows we measured. Neither the city nor the county publishes a canal-by-canal list of fixed bridges or their clearances, so whether a specific dock has a bridge-free route through the pass is a question we trace address by address.

Selling a home near Buckley's Pass? Get a free Punta Gorda Isles home valuation, or call Jesse direct at (239) 898-6072. Buying for a specific boat? Call Marc at (239) 287-5873, or read how we represent buyers.

The Bird Section Homes: Ages, Sizes and Rebuilds

The Bird Section's 2,096 single-family homes are mostly one-story concrete block houses on canal lots, with a median year built of 1998 in both sections and a median county living area of 2,439 square feet in Section 12 and 2,181 in Section 14. About 43 percent were built in 2000 or later, and 102 since 2023.

The Decades

Source: Charlotte County Property Appraiser roll, September 27, 2026 file, single-family use code; our counts. The oldest Section 12 house on the roll is dated 1981; the oldest Section 14 house, 1970.

The table explains the price spread. Section 14 has 189 houses from the 1970s, original homes from the first sales of the section, and none of Section 12's houses is that old. Those older Section 14 houses, many on the non-bird edge streets, sold at the bottom of the market in the last year, and many will eventually be replaced; the vacant-lot and new-construction figures show what that is worth.

The Size Ladder

Section 12's houses are bigger: its median living area on the roll is 2,439 square feet, against 2,181 in Section 14, and 30 of the 35 Bird Section sales at $1,000,000 or more in the last year were houses of 2,400 square feet or more. The bird-named streets alone run at a 2,290-square-foot median. Bedroom and bathroom counts are not carried on the public roll file we use, so we quote living area rather than bedrooms.

New Construction and Rebuilds

Only one of the last year's 149 sales was the first sale of a newly built house, a 2024 home on Royal Tern Drive that sold for $1,340,000, but the roll shows much more building than that: 102 houses dated 2023 or later. Most were built by owners on their own lots, which is why they appear on the roll without a builder sale. The five houses built in 2023 or later that resold in the last 12 months brought a $1,375,000 median at $553 per square foot. For a seller of a vacant lot or a teardown, that is the buyer's end value; for a buyer, it is the benchmark a new build must be priced against.

What a Buyer Actually Gets on the Lot

The roll does not record canal frontage, pool, dock or lift for the public, so a listing's claims about them are checked on the city's permit record and a survey, not the county file. What the city does publish is what can be built at the water: a single-family dock may reach no more than 10 feet waterward of the seawall, must be freestanding, and lift canopies and floating docks are prohibited (City of Punta Gorda Code, Chapter 6).

Selling an older Bird Section house or a lot? Get a free Punta Gorda Isles home valuation, or call Jesse direct at (239) 898-6072. Buying to rebuild? Call Marc at (239) 287-5873, or read how we represent buyers.

Who Governs the Bird Section? The City, the Canal District and the Section 14 Association

The Bird Section is governed by the City of Punta Gorda, which zones the lots, enforces the Punta Gorda Isles rules and runs the canal district that maintains the seawalls. Punta Gorda Isles has no master homeowners association. The exception is Section 14's own property owners' association, active since 1982, whose documents and dues are not published online.

No Master Association, and Why

The Punta Gorda Isles Civic Association explains the history: the Isles "was established as a 'Deed Restricted Community'," and because "deed restrictions expire 30 years after initial sale unless renewed," in "1995, the decision was made NOT to renew the deed restrictions but to work with the City to incorporate unique community standards in the City Code," so that Punta Gorda Isles "is located in a 'Special Overlay District'" enforced by the city (PGICA, Unique Land Regulations; city list at Unique Land Regulations for PGI). The civic association itself is voluntary, with first-year membership of $105 per person ($25 once plus $80 annual dues) (PGICA, Join Us). It has no power to fine or assess.

One caution carries over from our parent guide. The city repealed its newer Land Development Regulations on July 2, 2025 and reverted to its prior code, and we could not confirm from a published document that every Punta Gorda Isles overlay provision carried through unchanged. A buyer planning an addition, a new house or a dock should ask the city's zoning division for a zoning verification letter during the inspection period.

Punta Gorda Isles, Section 14 Property Owner's Association, Inc.

The state's record of the Section 14 association, read September 29, 2026 (Florida Division of Corporations, document 762695):

What is not published: the association's articles, bylaws and any recorded declaration are not posted online; no association website turned up in our search; and its assessment, if any, whether membership is mandatory for Section 14 owners, and what it maintains are not on any public page we could find. The Section 14 replat does record 4.91 acres of greenbelts, but no public record we read says who maintains them. The routes to the answer are straightforward: a Section 14 buyer's title company requests an estoppel certificate from the association, which a Florida homeowners association must answer within ten business days if it is a mandatory association under chapter 720 (Florida Statutes 720.30851); the Charlotte County Clerk's official records search shows any recorded declaration or lien under the association's name (Charlotte County Clerk); and the 2026 annual report on the state's site lists the current officers.

If the association's recorded documents make membership mandatory, chapter 720 of the Florida Statutes governs it, and a Section 14 seller must give the buyer the statutory disclosure summary before the contract is signed (Florida Statutes 720.401). We confirm which applies for each Section 14 listing before it goes live.

Section 12

Section 12 has no plat-section association on the state register that we found. A Section 12 house owes no association fee unless it is part of a villa or condominium association, such as the Golf Course Villas on Atares Drive or Paradise Garden Villas on Deborah Drive, each of which has its own documents.

The Canal District

The city's canal system "is divided into two canal maintenance assessment districts, Burnt Store Isles (BSI) and Punta Gorda Isles (PGI)," each with its own budget "funded through a non-ad valorem assessment" and "overseen by a canal advisory committee which is composed of district residents" (City of Punta Gorda, Canals). The Bird Section is inside the PGI district. The PGI Canal Advisory Committee, five residents, meets on the third Monday of each month and holds the hearings on canal construction special permits (City of Punta Gorda, Waterfront Living). Whether a particular condominium building lies inside the district is shown on the city's district boundary map (PGI district map).

Zoning

Every single-family Bird Section address the county's city-zoning layer returned for our parent guide was zoned GS-3.5, General Single Family (Charlotte County GIS, city zoning layer, read September 2026). The condominium parcels around Purple Martin Drive and White Ibis Court carry multifamily zoning under the city code; the zoning verification letter is the record for any specific parcel.

What Are the HOA Fees in the Bird Section?

Most Bird Section homes pay no homeowners association fee, because Punta Gorda Isles has no master association and Section 12 has no section association. Section 14's property owners' association does not publish an assessment, and every condominium on the bird streets sets its own budget. The city canal assessment, $1,500 a lot for fiscal 2027, is not an HOA fee.

What Is Not Published, and How to Get It

Four fee figures a Bird Section buyer might ask for are not on any public page we could find in September 2026: the Section 14 Property Owner's Association's assessment, if it levies one; the budget and dues of each condominium association on the bird streets, including Venetian Isles; the initiation and dues at St. Andrews South Golf Club; and the initiation, dues and food minimum at the Isles Yacht Club. Each comes from its owner: the association's estoppel certificate or budget, the condominium resale package, and the clubs' membership offices. We collect them for our buyers before the inspection period ends and put them in front of our sellers' buyers up front.

What an Owner Pays That Looks Like an HOA Fee but Is Not

The canal assessment is a city charge on the tax bill, not an association fee, and it pays for work an HOA would otherwise do: seawall maintenance and replacement, canal dredging and district mangrove trimming. The fee stack below lays it out with the other layers.

The Full Fee Stack for a Bird Section Home

A Bird Section single-family owner pays city and county property taxes, the city's Punta Gorda Isles canal assessment of $1,500 per single-family lot for fiscal 2027, and possibly Charlotte County's Alligator Creek Waterway charge, with optional civic association dues. Condominium owners add their association's budget, which is not published in one place.

How the Canal Assessment Has Grown

The PGI canal assessment was $550 per single-family lot in fiscal 2017, $650 in fiscal 2022 and $1,350 in fiscal 2026, and City Council adopted $1,500 for fiscal 2027, "an increase of $150," at its final hearing on September 9, 2026, as our Punta Gorda Isles guide records from the city's Special Assessments history and the July 1, 2026 agenda item. The increase follows the post-Ian seawall program. Because the assessment is a flat, non-ad valorem charge, a homestead exemption, the Save Our Homes cap and the proposed Amendment 3 on the November 3, 2026 ballot do not reduce it.

Property Tax, Worked Through

A Bird Section tax bill is the taxable value times the total millage, plus the non-ad valorem lines. As an illustration only, at the 2025 total millage of 16.6185 mills for city parcels, each $100,000 of taxable value carries $1,661.85 of ad valorem tax, so a taxable value of $500,000 would carry about $8,309 before the canal assessment. A buyer's actual bill depends on the new assessed value after the sale, any homestead exemption and the 2026 rates, and the Charlotte County Property Appraiser's site estimates it by parcel (Charlotte County Property Appraiser).

A Buyer's First-Year Checklist

For a typical single-family Bird Section purchase, a buyer should expect, in the first year: the November tax bill at the new assessed value, the $1,500 canal assessment on the same bill, any Alligator Creek Waterway line the parcel carries, homeowners and flood insurance quoted for the specific house, and, in Section 14, any association assessment disclosed on the estoppel certificate. In a condominium, the association's dues and any special assessment replace most of the building insurance and exterior costs.

Who Pays What at Closing

Florida law does not assign the owner's title insurance policy to either side; the standard Florida contract makes the parties choose, and custom in Charlotte County is reported both ways, so we settle it in the contract. The documentary stamp tax on the deed is set by statute at 70 cents per $100 of consideration (Florida Statutes 201.02). The canal assessment and property taxes are prorated on the settlement statement. Any open association or condominium assessment is shown on the estoppel certificate and paid or prorated at closing.

Selling? Get a free Punta Gorda Isles home valuation, or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers.

Covenants, Architecture and Dock Rules in the Bird Section

Covenants in the Bird Section are mostly city law: the Punta Gorda Isles standards the city took into its code after the 1995 lapse of the deed restrictions, the GS-3.5 zoning, Chapter 6's dock rules and the FEMA floodplain rules. Section 14's association and each condominium add their own documents, which are not published online.

The Waterfront Rules Every Owner Lives With

Chapter 6 of the Punta Gorda Code governs every dock behind a Bird Section home (Chapter 6; City of Punta Gorda, Waterfront Living):

• Nothing may attach to, rest against or pass through the seawall or its cap; "All docks, pilings, and lifts must be freestanding," and tie-off anchors must sit at least 6 feet landward of the wall.
• Boat-lift covers and canopies are "strictly prohibited"; tailored fabric covers fixed to the boat are allowed.
• "Floating docks are strictly prohibited within residential canal waterways."
• A single-family dock may reach no more than 10 feet waterward of the seawall, inside lines drawn at 45 degrees from the side property lines, and a 50-foot navigable channel must stay open.
• Anything not allowed by right needs a Canal Construction Special Permit from the PGI Canal Advisory Committee before construction.

A listing photo that shows a canopy over a lift is a compliance question, not a feature. The Buckley's Pass water access unit definition, a dock or lift "allowable under existing code regulations," followed the same rules.

Building, Rebuilding and the 50 Percent Rule

A Bird Section house is "substantially damaged" or "substantially improved" when the cost of repair or improvement exceeds 50 percent of the market value of the structure, and the city counts "All repair costs, including labor and materials, OVERHEAD AND PROFIT" (City of Punta Gorda, 50% FEMA Rule). Because the test uses the structure's value alone, not the canal lot, an older Bird Section house crosses it quickly, and a house that crosses it must be brought up to the current flood elevation: the finished floor at the base flood elevation plus one foot, which in the Bird Section means 10 feet above the NAVD88 datum at the 9-foot base flood elevation we found at every address we tested. That is the practical reason so many older Bird Section houses are replaced rather than remodeled.

Hurricane Shutters and Impact Openings

The city publishes the requirements for residential flood mitigation panels (City of Punta Gorda, flood panels requirements). Shutters, impact windows and doors need a city building permit, and a wind mitigation report under Florida Statutes 627.711 documents them for the insurer (Florida Statutes 627.711).

Is the Bird Section a 55+ Community?

The Bird Section is not a 55+ community. Its single-family streets are public city streets with no age restriction, the Section 14 association is not registered as housing for older persons in any record we found, and the single-family streets are open to buyers of any age, from families zoned for Sallie Jones Elementary to retirees and seasonal owners.

No age restriction appears on the state records of the Section 14 association or Venetian Isles. A condominium can restrict age only through its recorded declaration and the federal Housing for Older Persons Act, so a buyer interested in a bird-street condominium reads its declaration in the resale package.

Can You Rent Out a Bird Section Home?

Yes, a Bird Section single-family home can generally be rented, because the Isles has no master association and the city has no short-term rental ordinance of its own, according to our parent guide's reading of the city's records. Florida law limits local bans on vacation rentals, and condominiums set their own leasing rules.

The State and City Layer

Florida law bars a local government from prohibiting vacation rentals or regulating their duration or frequency unless the rule was adopted on or before June 1, 2011 (Florida Statutes 509.032). A vacation rental in Florida needs a state license from the Division of Hotels and Restaurants (DBPR, Division of Hotels and Restaurants) and must collect state sales tax and Charlotte County's tourist development tax on stays of six months or less (Charlotte County Tax Collector, tourist development tax).

The Association Layer

Section 14's association documents are not published, so whether they say anything about leasing is unknown until the association answers. In a condominium, the declaration and rules control minimum lease terms, approval of tenants and the number of leases a year, and a buyer who plans to rent reads them in the resale package before the seven-day window closes.

Pet Rules in the Bird Section

On the Bird Section's single-family streets, pets are governed by city and county animal ordinances, not by a neighborhood rulebook, because the Isles has no master association. The Section 14 association's rules, if any, are not published. Each bird-street condominium sets its own pet rules in its declaration.

For a single-family owner, the practical rules are city and county animal ordinances, the county's pet licensing, sold through the tax collector (Charlotte County Tax Collector, animal licensing), and common sense on the water. For a condominium buyer, pet limits (number, weight, breed) live in the declaration and rules, which the resale package delivers; none of the bird-street condominiums publishes them on a public page we found.

Venetian Isles and the Other Condominiums on Bird Section Streets

The Bird Section's condominiums are about 20 small, low-rise associations on bird-named streets, the largest being Venetian Isles, 52 units on White Ibis Court recorded in 1986. Each is its own chapter 718 corporation with its own budget, rules and insurance, and together they recorded 26 qualified sales in the last 12 months.

Venetian Isles

Venetian Isles is the largest condominium in the Bird Section and the one buyers search for by name. The Florida Department of Business and Professional Regulation lists Venetian Isles Condo, project PR1P005853, at 3256 White Ibis Court, 52 units, recorded February 20, 1986, managed by Venetian Isles Condo Assoc., Inc. in care of Star Hospitality Management (DBPR condominium roll, Central West region). The association, Venetian Isles Condominium Association, Inc., was filed with the state on September 18, 1984, is active and has filed an annual report every year since 1995; its registered agent is Star Hospitality Management (Florida Division of Corporations, document N05213).

On the county roll the units carry a median year built of 1988 and a median living area of 1,138 square feet, and most are the same 1,138-square-foot plan. The recorded sales tell the price story:

Source: Charlotte County Property Appraiser recorded qualified sales, our analysis.

Venetian Isles units sold from $160,000 to $197,900 in 2019 and 2020, climbed to $239,000 to $315,000 in 2021 and 2022, held near $275,000 to $306,000 through mid-2024, and have since sold from $185,000 to $280,000. That is a sharper reset than the Bird Section's houses, a pattern consistent with the wider reset in older Florida condominiums after the 2022 condominium safety laws raised reserve and inspection obligations. The city's June 2026 seawall schedule lists an address on White Ibis Court at the Venetian Isles street number for a 230-foot replacement at medium priority (PGI Seawall Replacement Schedule).

What is not published for Venetian Isles: its budget and dues, its reserve schedule, the number of stories in each building, and whether it has filed a structural integrity reserve study with the state. A buyer gets the budget, financial statement and question-and-answer sheet in the resale package, and the milestone inspection and structural integrity reserve study apply only to buildings of three or more habitable stories (Florida Statutes 553.899; Florida Statutes 718.112). The state's databases of submitted reserve studies are public (DBPR, SIRS Reporting and Database), and the association's manager can confirm which apply.

The Other Bird-Street Condominiums

Sources: DBPR condominium roll (units, recorded date), downloaded September 29, 2026; Charlotte County Property Appraiser recorded qualified sales, our analysis. Medians are printed only at five or more sales. Admirals Point, 10 units on Aqui Esta Drive and Purple Martin Drive on the county roll, recorded two sales at $475,000 and $485,000 in the last year and is not on the DBPR regional roll we read.

Two eras show in the table. The 1980s buildings around Rock Dove Court and White Ibis Court (Conquistador Landing, Rock Dove, Lyme Terrace, White Ibis, Venetian Isles) are older, smaller units that traded from $115,000 to $325,000 over the last 36 months. The 2004 to 2007 buildings along Purple Martin Drive and Wood Thrush Drive (Grand Cove, Grand Bay, La Romana, Costa Bella, Estuary, Bella Laguna, Hibiscus I) have larger units, about 1,380 to 1,880 square feet at the roll's medians, and trade from about $240,000 to $525,000. Many of these associations are managed by one of three local firms at 26530 Mallard Way, 2511 Vasco Street and 425 Cross Street, per the state roll. Our sibling guides cover the Isles' larger condominium communities: Clipper Cove and Spinnaker Point on Bal Harbor Boulevard, Windjammer Point and Colony Point. Just east of the Isles, on the Peace River, our Emerald Pointe guide covers the largest condominium community nearby.

Seawalls in the Bird Section: Where the City's Replacement Program Stands

The City of Punta Gorda maintains and replaces every Bird Section seawall through its canal district. On the city's June 3, 2026 schedule, all four completed post-Ian replacements were on Section 12 or 14 streets, Darin Drive was under construction, and about a third of the queued footage was in the Bird Section.

What the City Does and What the Owner Does

The city's manual states the rule: "the Canal Maintenance Division is responsible for the maintenance & repair of all seawalls in the canal system which relieves the homeowner from the worry and financial burden of a seawall failure" (Waterfront Property Owner's Manual). On a replacement, the city's contractor removes the failed wall, installs the new one, backfills and lays sod; the owner moves the boat, clears the dock, lift, fence, irrigation and landscaping from the work zone and afterward pays for "the repair, reinstallation, and expense of restoring any private docks, lifts, walkways, landscaping, and irrigation systems" (City of Punta Gorda, Seawall Replacement). New panels are 5,500 psi concrete with protected rebar and 10 feet long, against the 2,500 psi, unprotected, 8-foot originals, so a replaced wall is a materially better wall.

What the June 2026 Schedule Shows for the Bird Section

The city divided Punta Gorda Isles into five work zones after Ian and publishes a schedule "forward looking for the next six months, with updates made monthly" (City of Punta Gorda, Hurricane Repairs). We tracked every row of the revision dated June 3, 2026 against the Section 12 and Section 14 street lists on the county roll (PGI Seawall Replacement Schedule):

Source: City of Punta Gorda, PGI Seawall Replacement Schedule, revision June 3, 2026; street-to-section matching and sums are ours. The sheet estimates 10,133 linear feet in all.

By our arithmetic, the Bird Section's under-construction and queued footage comes to about 3,385 of the sheet's 10,133 estimated feet, roughly a third, in a neighborhood that holds about 45 percent of the Isles' parcels. The schedule changes monthly, so the list above is a snapshot; we read the current sheet for every Bird Section listing and every buyer's address.

Why It Matters at Sale

A queued wall is not a defect the owner must fix, since the city replaces it, but it is a cost the owner will carry at the dock and in the yard, and a buyer will ask about it. A replaced wall is a documented upgrade. Either way, the seller who shows the buyer the city's own schedule and priority for the address removes a question that otherwise becomes a price concession. The city asks owners to report depressions behind a wall to Public Works at (941) 575-5050 rather than repair anything themselves, and after-hours seawall emergencies go to (941) 639-2057 (Waterfront Property Owner's Manual).

Selling a home with a new or queued wall? Get a free Punta Gorda Isles home valuation, or call Jesse direct at (239) 898-6072. Buying on a Bird Section canal? Call Marc at (239) 287-5873, or read how we represent buyers.

Hurricanes, Flood Zone and Insurance in the Bird Section

The Bird Section is in FEMA flood Zone AE with a 9-foot base flood elevation at all 30 random addresses we tested in September 2026, and in county Evacuation Zone A. Insurance is priced house by house on elevation, roof age and wind mitigation; the city's Class 5 rating cuts NFIP premiums 25 percent.

Our 30-Address Flood Test

On September 29, 2026 we drew 15 single-family addresses at random from each section on the county roll, geocoded them with the U.S. Census geocoder and queried FEMA's National Flood Hazard Layer at each point (FEMA NFHL map service; U.S. Census geocoder).

Source: FEMA National Flood Hazard Layer, flood hazard zones, queried September 29, 2026 at Census-geocoded points; a random sample, not every lot. Check a specific address on the FEMA Flood Map Service Center.

Thirty of thirty is a strong result, and it agrees with the four Bird Section addresses our parent guide tested in September 2026. The practical meaning: a Bird Section house needs its finished floor at 10 feet (the 9-foot base flood elevation plus the city's one foot of freeboard) to meet today's rules, and its elevation certificate is the single most important insurance document the seller can hand a buyer. The city publishes the elevation certificates it holds through an online viewer (City of Punta Gorda, elevation certificates).

The Map, the Coastal A Zone and the Discount

The city's flood maps "took effect beginning Dec. 15, 2022," and carry a Coastal A Zone where waves of 1.5 to 3 feet are expected in a 1 percent chance flood; "Structures built in the CAZ will need elevations and foundations similar to those located in the coastal high hazard area V/VE flood zones" (City of Punta Gorda, 50% FEMA Rule; City of Punta Gorda, Flood Readiness). Whether a given Bird Section lot is in the Coastal A Zone is on the FEMA panel for that address. The City of Punta Gorda is a Class 5 community in FEMA's Community Rating System, worth a 25 percent discount on NFIP premiums for city properties (City of Punta Gorda, CRS certification letter).

Evacuation

Charlotte County's evacuation layer returned Zone A at every Punta Gorda Isles address our parent guide tested, including Section 12 and Section 14 addresses, and the county warns that "it may not be possible to open any shelters in the County so make plans to evacuate to another area" (Charlotte County, Know Your Zone). Owners check a specific address with the county's lookup (Know Your Zone address lookup). For boats, the city requires moving to hurricane moorings "before or during the Hurricane Watch" and prohibits tying off to the seawall; Buckley's Pass gives Bird Section boaters a second, shorter route to the harbor or back into the canals when a storm approaches.

Wind, Roofs and Homeowners Insurance

Citizens Property Insurance "requires a four-point inspection for all property owner, dwelling and mobile home applications for properties more than 20 years old" and proof of remaining roof life on older roofs (Citizens, Inspections). With a 1998 median year built, most Bird Section resales will need one. The county's wind layer puts Punta Gorda Isles in the 130 mph design wind zone. A wind mitigation report documents roof shape, roof-to-wall connections and opening protection, and Florida insurers must offer discounts for them (Florida Statutes 627.711).

Flood Insurance

NFIP premiums under Risk Rating 2.0 reflect flood frequency, distance to water, elevation and rebuilding cost, and most cannot rise more than 18 percent a year (FEMA, Risk Rating 2.0). From January 1, 2027, every Citizens personal residential policy must carry flood insurance regardless of zone (Florida Statutes 627.351). No public source publishes an average Bird Section premium, so we do not print one; we get a quote on the specific house before the inspection period ends. My Safe Florida Home grants require an existing homestead exemption, so a new buyer becomes eligible only after homesteading (My Safe Florida Home).

The Storm Record

Charley's eye "passed over Punta Gorda at about 2045 UTC" on August 13, 2004 (NHC, Hurricane Charley). Irma in 2017 caused "substantial seawall failures" in the city's canals by draining them while rain saturated the yards (City of Punta Gorda, Seawall Failures). Ian's second landfall was "near Punta Gorda" on September 28, 2022, with 3 to 5 feet of surge in Charlotte Harbor (NHC, Hurricane Ian), and Milton's surge in October 2024 reached 5 to 8 feet above ground in northern Charlotte Harbor and the Peace River (NHC, Hurricane Milton). Sellers must disclose flood insurance claims, federal flood assistance and known flood damage during their ownership (Florida Statutes 689.302).

Selling in Zone AE? Get a free Punta Gorda Isles home valuation, or call Jesse direct at (239) 898-6072. Buying in Zone AE? Call Marc at (239) 287-5873, or read how we represent buyers.

Which Schools Serve the Bird Section?

Bird Section homes are zoned for Sallie Jones Elementary, Punta Gorda Middle and Charlotte High School, all in Charlotte County Public Schools. The district's own boundary lookup returned those three schools for the Section 12 and Section 14 addresses our parent guide tested in September 2026, and the district earned an A for 2026.

Sources: Charlotte County Public Schools, boundary locator, queried September 25, 2026 at 5030 Captiva Ct and 3200 Antigua Dr (Section 12) and 1454 Raven Ct and 1350 Willet Ct (Section 14); Florida Department of Education, school grades; drive times from our OSRM routing test, September 29, 2026, free-flow.

School boundaries can change from year to year, so a family buyer confirms the specific address with the district's lookup before closing. Charlotte High's graduation rate was 95 percent in the state's 2026 release, per our parent guide.

What Amenities Come With a Bird Section Home?

No club membership or private amenity comes with a Bird Section home: what conveys is the house, the lot and the right to a dock under city rules (City of Punta Gorda Code, Chapter 6). Nearby are St. Andrews South in Section 12, Buckley's Pass, Nature Park and the Isles Yacht Club, each separate.

St. Andrews South Golf Club

The golf course sits in the middle of Section 12, with its clubhouse at 1901 Deborah Drive. The club describes "Golf, practice and dining" on "one compact, well-kept property in the middle of Punta Gorda Isles," established 1980 (St. Andrews South Golf Club). The course is 18 holes and 6,703 yards with five par 3s, paspalum greens and water in play on nine holes (St. Andrews South, Our Course). Membership is "Limited to 250 golf members," and a full golf membership includes a year-round reciprocal with the Isles Yacht Club and summer access to more than 40 clubs (St. Andrews South, Membership). The club's current initiation and dues are not published on its site; the membership office quotes them. The county roll carries the course as a single parcel of Section 12, and 31 villa parcels on Atares Drive sit beside it.

Buckley's Pass and the Water

For most Bird Section owners the amenity is the canal. Buckley's Pass is the neighborhood's own harbor exit, maintained through the city's canal assessment, and Charlotte Harbor beyond it is, in NOAA's words, a harbor that "affords excellent shelter from all winds and is used as a harbor of refuge" (NOAA, Coast Pilot 5, chapter 4). Owners without a dock can rent at Laishley Park Municipal Marina downtown (City of Punta Gorda, Municipal Marina).

Nature Park and Alligator Creek Preserve

Nature Park at 1555 Aqui Esta Drive, on the Bird Section's northern edge, has a fishing pier and nature trail and is about a 5-minute drive from Whip-Poor-Will Boulevard by our routing test. South of the neighborhood, the Charlotte Harbor Environmental Center's Alligator Creek Preserve on Burnt Store Road "was established in 1987" and "is adjacent to the 30,000+acre Charlotte Harbor State Park Preserve," with four miles of trails and free interpretive walks led by volunteers (Charlotte Harbor Environmental Center, Alligator Creek); it is about 13 minutes by car.

The Civic Association and the Yacht Club

The Punta Gorda Isles Civic Association on Shreve Street supports 35 clubs, among them the Mariners of PGI, the PGI Cruising Club, the PGI Fishing Club, a Tennis Club with three courts, the Newcomers Club and Isles Girls and Guys, a volunteer group that helps residents sell the contents of a home when they move or settle an estate (PGICA, Clubs). The Isles Yacht Club, on the harbor at the other end of the Isles, offers "a 45-slip marina," tennis, fitness and dining to members; its dues are not published (Isles Yacht Club).

County and City Permits: What to Check Before You Buy or Sell in the Bird Section

Because the Bird Section is inside the City of Punta Gorda, building permits come from the city's Building Division, not Charlotte County. The city posts permit records online for viewing, and a buyer should read the permit history for the roof, the windows, any seawall-adjacent work and any post-Ian or post-Milton repair before the inspection period ends.

Where the Records Are

The city's Building Division offers "Building Permits On-Line," which "is for viewing permit information only"; permits are applied for through the division, not online (City of Punta Gorda, Building; permit viewer). Work at the water, including docks, lifts and anything the Canal Advisory Committee must approve, is governed by Chapter 6 and the city's canal permitting. The county's role is the property record and the recorded documents: the Charlotte County Property Appraiser for year built, living area and sales, and the Charlotte County Clerk for plats, deeds and any recorded association documents.

What a Seller Should Pull Before Listing

The roof permit and final inspection date; permits for impact windows, doors or shutters; any permit for post-storm repairs and the city's substantial damage or improvement determination, if one was made; permits for the pool, cage, dock and lift; and the elevation certificate. A Bird Section listing that arrives with these in hand answers the four-point inspection, the wind mitigation report and the lender's flood questions before they slow the contract.

What a Buyer Should Look For

Open or expired permits, which a title company may require to be closed; repairs after Ian or Milton done without permits; a dock or lift that does not match Chapter 6; and, for a house the seller calls "rebuilt," whether it was built to today's elevation or repaired under the 50 percent threshold. The difference shows up in the flood premium for as long as the buyer owns the house.

What Is Being Built or Changed Near the Bird Section?

The Bird Section is almost fully built, so the changes that matter are civic: the county's 2026 maintenance dredge of Alligator Creek, the city's continuing seawall replacements, a $1,500 canal assessment and a lower city tax rate for fiscal 2027, owner rebuilding on the section's 245 vacant lots and teardowns, and ballot and health-care decisions nearby.

The Alligator Creek Dredge

Charlotte County plans to dredge Alligator Creek, the water route from Buckley's Pass to Charlotte Harbor, with 9,467 cubic yards measured in the main channel in April 2025. On September 15, 2026 it reported that the Army Corps of Engineers had approved the permit re-certification and that the county was waiting for the Pirate Harbor permit to combine the two projects (Charlotte County, Alligator Creek Maintenance Dredge). For Bird Section boaters, a completed dredge is the single most useful improvement on the horizon.

Seawalls, Assessments and the City Budget

The seawall schedule continues to move through the Bird Section streets listed above. City Council adopted a fiscal 2027 operating millage of 3.9928, below the rollback rate, in a $219.3 million budget on September 23, 2026, and council members said residents "should be given some relief amid other rising expenses, including canal maintenance fees" (Gulfshore Business, September 24, 2026; Gulfshore Business, September 11, 2026).

Rebuilding on the Section's Own Lots

With 245 vacant parcels and 102 houses built since 2023, the Bird Section's own construction is the main change on its streets: new elevated houses replacing 1970s and 1980s homes, one lot at a time. A buyer beside a vacant lot should expect a construction season at some point; a seller of an older house should know that builders and owner-builders are active buyers of Bird Section lots.

Health Care and the Ballot

ShorePoint Health Punta Gorda closed after the 2024 storms, and AdventHealth announced in September 2025 a freestanding 24-hour emergency department at Jones Loop Road and Mac Ever Street, with an opening date not yet published (AdventHealth newsroom). The nearest full hospital is AdventHealth Port Charlotte, about 21 minutes from Section 14 by our routing test. Amendment 3 and a 20-year extension of the county's 1 percent sales tax are on the November 3, 2026 ballot, per our parent guide.

Daily Logistics in the Bird Section

Daily life in the Bird Section runs on city services and short drives: city water, sewer and garbage service inside the city limits, ZIP 33950 mail, the downtown waterfront about 9 to 11 minutes away, Punta Gorda Airport about 15 to 17 minutes and the nearest full hospital about 19 to 21 minutes, without traffic.

Drive Times

Source: our routing test on the OSRM open routing engine, September 29, 2026, free-flow times with no traffic; origins and destinations geocoded with the U.S. Census geocoder. Real drive times in season are longer.

Utilities, Trash and Mail

Inside the city limits, the City of Punta Gorda supplies water and sewer and runs solid-waste collection through its contractor; the service addresses and rates are on the city's utility pages (City of Punta Gorda). Every Bird Section address uses ZIP 33950 and the Punta Gorda postal city; every Punta Gorda Isles address our parent guide geocoded returned "Punta Gorda city" in the Census geocoder, so the homes pay city, not unincorporated, tax rates. Broadband availability by address is on the FCC's national map (FCC National Broadband Map).

Getting Around by Water

The city's canals are inside the manatee protection speed zone, so Bird Section boaters idle through the canals to Buckley's Pass. Charlotte Harbor's tidal currents average only about half a knot inside the harbor, against 2.2 knots at Boca Grande Pass, per NOAA's Coast Pilot, which makes the harbor forgiving for small boats and a long day trip to the Gulf for larger ones.

How Does the Bird Section Compare With the Other Punta Gorda Isles Neighborhoods?

The Bird Section is by far the largest neighborhood in Punta Gorda Isles, with 2,377 parcels and 149 single-family sales in the last year, against the Isles' condominium communities of 63 to 294 units each. It is the Isles' main detached-home market south of Aqui Esta Drive, and it priced $45,000 above the Isles' single-family median.

The Benchmark Table

Sources: Charlotte County Property Appraiser roll and recorded sales as compiled in our Punta Gorda Isles guide and this page; FEMA NFHL tests September 25 and 29, 2026. Condominium medians are on each sibling page.

Where the Bird Section Sits in the Isles

Inside the Isles, Section 12's $779,000 median is the second-highest of the large sections, behind Section 11's $790,000, and Section 14's $663,750 sits in the middle: above Sections 1, 3, 4, 5 and 7, below Sections 2, 6, 11, 12 and 17. The difference from the condominium communities is product, not location: a Bird Section buyer is buying land, a seawall the city maintains and a house that can be rebuilt higher; a buyer at Emerald Pointe or Colony Point is buying a share of a building, with its reserves and inspections.

Bird Section vs Burnt Store Isles: Which Should You Choose?

The Bird Section and Burnt Store Isles are neighboring southern canal communities inside the city, both reaching Charlotte Harbor by Alligator Creek. The Bird Section is larger, has no lock and no mandatory deed restrictions on most lots; Burnt Store Isles has a golf club at its center, a boat lock and restrictions under appeal.

The Decision Table

Sources: this page; our Burnt Store Isles guide, which reads the Charlotte County record, the city's canal pages and the association's filings.

Who Should Choose Which

Choose the Bird Section if you want the widest choice of canal homes in Punta Gorda, a harbor exit without a lock, the option of a golf club without living on the course, and a market deep enough to price accurately. Choose Burnt Store Isles if you want a golf-centered neighborhood, a seawall program already finished, a lower canal assessment and a lower price per square foot, and you are comfortable with the lock and the pending deed-restriction appeal. A seller in either is competing for many of the same buyers, which is why we price every listing against both.

Honest Pros and Cons of Owning in the Bird Section

The Bird Section's strengths are its depth, Buckley's Pass, a city-maintained seawall and younger houses than the rest of the Isles. Its weaknesses are flood exposure in Zone AE, a canal assessment nearly tripled since 2017, unfinished seawall work on some streets and a Section 14 association that publishes almost nothing.

The Pros

• A deep market. 149 single-family sales in 12 months, enough to price a house accurately and enough choice for a buyer.
• Buckley's Pass. The shortest route to Charlotte Harbor from the southern Isles, opened in 2020, with the county planning to dredge the creek beyond it.
• The city maintains the seawall. A Bird Section owner does not carry the cost of a failed wall, which in most Florida canal markets is the owner's.
• Younger houses. A 1998 median year built, 903 homes from 2000 or later and 102 since 2023.
• Golf and nature nearby. St. Andrews South in Section 12, Nature Park on Aqui Esta and the Alligator Creek Preserve to the south.
• City services, no master HOA. City water, sewer, police and zoning, and no association dues on most lots.

The Cons

• Flood Zone AE everywhere we tested. Every house needs a flood policy decision and an elevation certificate, and older low houses insure expensively.
• A rising canal assessment. $550 per lot in fiscal 2017, $1,500 in fiscal 2027.
• Seawall work still queued. About 3,385 feet of Bird Section wall was queued or under construction on the June 2026 schedule, and owners pay to restore their own docks afterward.
• The Section 14 association is opaque. Its documents, dues and scope are not published; buyers must ask.
• Alligator Creek is shallow in places. The city warned deep-draft boaters to use caution, and the dredge is not finished.
• Evacuation Zone A and no nearby full hospital. The nearest full hospital is about 20 minutes away.

Weighing a Bird Section sale? Get a free Punta Gorda Isles home valuation, or call Jesse direct at (239) 898-6072. Weighing a Bird Section purchase? Call Marc at (239) 287-5873, or read how we represent buyers.

Thinking of Selling Your Bird Section Home? List With the #1 Team in Southwest Florida Since 2012

If you're searching for a Bird Section listing agent, or thinking, 'I need someone to sell my Bird Section home...' you are selling into the deepest single-family market in Punta Gorda Isles, with 149 recorded sales last year across Section 12 and Section 14.

McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price every Bird Section listing from the Bird Section record alone, split between two sections that priced $115,250 apart.

Honors and recognition:

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

As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number.

Bird Section Sold Stats, Window by Window

Data updated: September 2026 (Charlotte County Property Appraiser recorded qualified sales, files dated September 27, 2026, newest Bird Section sale September 4, 2026; Southwest Florida MLS community-wide figures pulled September 25, 2026)

• Last 12 months, county recorded, September 25, 2025 to September 24, 2026: In the last 12 months the Bird Section has seen 149 single-family resales and first sales (148 resales, one new house), total volume $121,593,700, median $745,000 (n = 149, odd), low $300,000, high $1,895,000, median $329.08 per county living square foot.
• By section, same window: Section 12, 75 sales at a $779,000 median ($337.81 per square foot); Section 14, 74 sales at a $663,750 median (even; $660,000 and $667,500; $322.31 per square foot).
• Last 6 months, March 25 to September 24, 2026: 84 sales at a $767,500 median (even; $765,000 and $770,000).
• Days on market and sale-to-list, Punta Gorda Isles as a whole (Southwest Florida MLS, 12 months to September 24, 2026): 80 closings, a 77.5-day median on market and a 96.0% median sale-to-list ratio. The MLS carries no section field, so these are community-wide, not Bird Section, figures.

Selling in the Bird Section Is Different in Six Ways

• Your section is your comparable set. A Section 14 house priced from Section 12's median is overpriced by six figures, and the reverse leaves money on the table. We price from your section, your size group and your year built.
• The year built outweighs the finishes. Houses built from 2010 to 2022 sold at a $1,087,500 median and houses built before 1990 at $605,000. We show the buyer where your house sits on that ladder and why.
• The wall and the route sell the house. We document your seawall's place on the city schedule and trace the boat route to Buckley's Pass, then show both in the listing.
• Section 14 sellers may need the association's certificate. If the Section 14 Property Owner's Association claims an assessment on your lot, the title company requests its estoppel; we confirm the association's position before we list so it cannot delay closing.
• Flood paperwork is half the conversation. Every address we tested is Zone AE with a 9-foot base flood elevation; an elevation certificate showing your floor above it is worth real money at the buyer's insurance quote, and Florida's flood disclosure must be delivered at or before the contract.
• Your buyer is often seasonal. December through May produced 89 of the last year's 149 sales. We launch Bird Section listings for the winter arrivals and market them where northern buyers search.

Showings, Signs and Access

The Bird Section's streets are public city streets with no gate, so showings need no gatehouse registration, and open houses follow city rules rather than an association calendar on most lots. Where a Section 14 or condominium document limits signs or open houses, we follow it; for a condominium unit, we confirm the association's showing, lockbox and approval rules before the first weekend.

What Is Your Bird Section Home Worth? Get a Free Valuation in 60 Seconds.

Start with a free Punta Gorda Isles home valuation. It takes about a minute, and Jesse follows up with the Bird Section sales that fit your home: same section, same size group, same era, adjusted for the wall, the dock, the pool, the roof and the floor elevation. An automated estimate that blends Section 12 with Section 14, or the Bird Section with the rest of the Isles, cannot do that. If you are still deciding whether to sell, our Punta Gorda Isles seller guide walks through timing and costs.

(239) 898-6072, text or call. Confidential conversations welcome.

Is now a good time to sell a Bird Section home?

For a well-prepared house, yes: the last six months recorded 84 sales at a $767,500 median, above the full-year $745,000, and 2026 is on pace for the busiest year since 2021. Price from your own section and year built, and list for the winter season.

How much is a Section 14 house worth compared with Section 12?

In the last 12 months, Section 14's median was $663,750 and Section 12's $779,000, but the gap narrowed to about $31,000 in the last six months. The bird-named streets alone ran at a $747,000 median on 46 sales.

Does a queued seawall hurt my sale?

It does not create a repair bill, because the city replaces the wall, but a buyer prices in the disruption to the dock and yard. We show the city's schedule and priority for your address up front so it becomes a known fact instead of a negotiation.

Should I sell my older Bird Section house as-is?

Often, yes, if it sits below today's flood elevation: the lot is the value, and builders and owner-builders buy Bird Section lots. The last year's vacant-lot sales ran as high as $520,000; we price both ways, as a house and as a site.

What should I gather before listing?

Your elevation certificate, roof permit and date, wind mitigation and four-point reports, the dock and lift permits, your flood and insurance declarations, a survey, and in Section 14 or a condominium, the association contact for the estoppel certificate.

Does Buckley's Pass add value to my home?

It adds convenience that buyers pay for, especially on Section 14 canals near the pass, but no public record isolates the premium. We show buyers the route and the run time rather than claim a number.

Your Local Real Estate Experts

Bird Section owners and buyers work directly with Jesse McGreevy and Marc Comisar, not a call center. Before writing this guide they read all 149 of the last year's recorded Bird Section sales, the county roll for both sections, the city's seawall schedule, the Section 14 association's state record and five years of reporting on Buckley's Pass.

The longer story of how the team was built is on our about the McGreevy and Comisar team page.

McGreevy and Comisar are the Domain Realty team behind this Bird Section guide: Jesse McGreevy, Sales Associate, who leads the team's listing and seller strategy, and Marc Comisar, Broker Associate, who leads buyer representation and negotiation. Jesse has been in the business since October 2004, the team launched in October 2008, and both work the Southwest Florida waterfront and canal-home market the Bird Section sits in.

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and on this page the credential that matters is the record we read first.

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

What Our Clients Say

Jesse McGreevy is a top-reviewed Bird Section realtor, and every quote below is a five-star review left by a client on McGreevy and Comisar's Google Business Profile, reproduced in the client's own words. We publish no aggregate score and no star-rating widget.

★★★★★ “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.” Eric Acra, verified Google review

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

★★★★★ “He knew the area and therefore knew exactly where to take us to find the exact kind of neighborhood we were looking for and he was right on the money.” Carol Doumlele, verified Google review

Contact McGreevy and Comisar

• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

Selling a Bird Section home? Get a free Punta Gorda Isles home valuation, or call Jesse direct at (239) 898-6072.

Buying in the Bird Section? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Licensure, and the Office of Record

Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).

• Jesse McGreevy, Florida license SL3101296
• Marc Comisar, Florida license BK3060671
• Brokerage office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

License status for either name can be verified through the Florida Department of Business and Professional Regulation's public licensee search, the authority of record for Florida real estate licensure.

Where Else to Find the Team

Find the team on McGreevy and Comisar on YouTube, McGreevy and Comisar on LinkedIn and McGreevy and Comisar on Facebook. For the wider picture, see our Punta Gorda Isles guide, our Burnt Store Isles guide and our Punta Gorda guide. Our guides to Emerald Pointe, Clipper Cove, Colony Point, Spinnaker Point and Windjammer Point cover the other Punta Gorda Isles neighborhoods.

Frequently Asked Questions, Buyer Edition

Bird Section buyers ask most about where the neighborhood is, what the homes cost, Buckley's Pass, the seawalls, the flood zone and whether there is an association. The short answers below come from the county record, the city's canal and flood records, the state's registers and five years of local reporting; the sections above carry the detail and the sources.

What is the Bird Section of Punta Gorda Isles?

The Bird Section is the local name for the southern part of Punta Gorda Isles, recorded as plat Sections 12 and 14, where Section 14's streets are named for birds. It holds 2,377 parcels, including 2,096 single-family canal homes, and is served by Buckley's Pass.

Where is the Bird Section?

At the southern end of Punta Gorda Isles in the City of Punta Gorda, ZIP 33950: south of Aqui Esta Drive, with Almar Drive and the city limits on the east and Bal Harbor Boulevard to the west, the line the city used for Buckley's Pass in 2019.

Are all the bird streets in Section 14?

Yes. By our count of the county roll, all 48 bird-named streets are in Section 14. Section 12's streets carry Caribbean island, Florida key and family names, and Section 14 also has Spanish and Italian names on its edges, such as Almar Drive and Guadalupe Drive.

Is the Bird Section inside the City of Punta Gorda?

Yes. It is inside the city limits, so the city provides zoning, police, building permits, water, sewer and trash service, and the homes pay city tax rates plus the city's canal assessment.

How many homes are in the Bird Section?

The county roll lists 2,096 single-family homes, 979 in Section 12 and 1,117 in Section 14, plus 245 vacant lots and about 20 small condominium associations on the bird streets.

How much do Bird Section homes sell for?

The 149 recorded single-family sales of the last 12 months had a $745,000 median, with half between $595,000 and $972,000 and a range of $300,000 to $1,895,000.

Which is more expensive, Section 12 or Section 14?

Section 12, at a $779,000 median on 75 sales in the last year, against $663,750 on 74 in Section 14. In the last six months the gap narrowed to about $31,000.

What is the price per square foot in the Bird Section?

The median was $329.08 per square foot of county living area on the last year's 149 sales, $337.81 in Section 12 and $322.31 in Section 14.

Are Bird Section prices still falling?

The annual median fell from $940,000 in 2022 to $739,000 in 2025, and 2026 to date sits at $750,000. The last six months ran at $767,500, above the 12-month median, which points to a market that has leveled.

What is Buckley's Pass?

A 1,446-foot, 60-foot-wide channel the city cut at the south edge of the Bird Section to connect the Punta Gorda Isles canals to Alligator Creek and Charlotte Harbor. It opened April 3, 2020.

Do I have to pay for Buckley's Pass?

Not as a new buyer. Owners paid $983 per water access unit up front or in three annual installments from the 2019 tax bill, and the city now maintains the pass through the canal assessment. The county's Alligator Creek Waterway charge, if on the parcel's bill, is separate.

Is there an HOA in the Bird Section?

Punta Gorda Isles has no master HOA and Section 12 has no section association. Section 14 has a property owners' association, filed in 1982 and active, whose documents and dues are not published; a buyer asks for its estoppel certificate before closing.

What are the HOA fees?

None on most single-family lots. The Section 14 association's assessment, if any, and each condominium's dues are not published; the city canal assessment is $1,500 a lot for fiscal 2027.

Who maintains the seawall behind my house?

The City of Punta Gorda, through the Punta Gorda Isles canal district. The owner maintains and restores everything attached to or behind the wall: dock, lift, fence, irrigation and landscaping.

Is my seawall scheduled for replacement?

Check the city's monthly schedule for the address. On the June 3, 2026 revision, walls on Swan Court, Casey Key Drive, Osprey Drive and Kinglet Drive were complete, Darin Drive was under construction and more than a dozen Bird Section streets were queued.

What flood zone is the Bird Section in?

Zone AE with a 9-foot base flood elevation at all 30 addresses we tested in September 2026, spread across both sections. Confirm the specific address on FEMA's map.

Do I need flood insurance?

A mortgage lender will require it in Zone AE, and from January 1, 2027 every Citizens personal residential policy must carry flood insurance. The city's Class 5 rating takes 25 percent off NFIP premiums.

What evacuation zone is the Bird Section in?

Zone A, the first zone Charlotte County orders out, at every Punta Gorda Isles address tested for our parent guide.

What schools serve the Bird Section?

Sallie Jones Elementary, Punta Gorda Middle and Charlotte High School, per the district's boundary lookup for Section 12 and Section 14 addresses.

Is there a golf course in the Bird Section?

Yes. St. Andrews South Golf Club, a private 18-hole club established in 1980 and limited to 250 golf members, sits in Section 12 at 1901 Deborah Drive. Membership is separate from any house.

Is the Bird Section a 55+ community?

No. The streets carry no age restriction, and neither the Section 14 association's nor Venetian Isles' state record shows one.

Can I rent my Bird Section home?

Generally yes on single-family lots, subject to state vacation rental licensing and tourist tax; condominiums set their own leasing rules, and the Section 14 association's rules are not published.

Can I build a new house on a Bird Section lot?

Yes, under the city's GS-3.5 zoning and the flood rules: the finished floor must sit at the base flood elevation plus one foot. The last year's 12 vacant-lot sales had a $362,500 median.

Can I put a canopy on my boat lift?

No. Chapter 6 of the city code prohibits lift covers and canopies, floating docks and anything attached to the seawall; docks may reach no more than 10 feet waterward of the wall.

How far is the Bird Section from downtown Punta Gorda?

About 9 to 11 minutes by car to City Hall, and 8 to 10 minutes to Fishermen's Village, by our routing test without traffic.

How far is the airport?

Punta Gorda Airport is about 15 to 17 minutes by car; Southwest Florida International is about 54 minutes and Sarasota Bradenton about 78 minutes, by our parent guide's routing test.

What is Venetian Isles?

A 52-unit condominium on White Ibis Court, recorded in 1986 and managed by Star Hospitality Management, with mostly 1,138-square-foot units that sold from $185,000 to $280,000 in the last year.

How is the Bird Section different from Burnt Store Isles?

The Bird Section is larger, reaches the harbor through Buckley's Pass without a lock and has no master association; Burnt Store Isles has a boat lock, Twin Isles Country Club at its center, a lower canal assessment and deed restrictions under appeal.

How do I buy a home in the Bird Section?

Pick the section and street, price against Bird Section sales, check the seawall schedule, trace the boat route, get the elevation certificate and an insurance quote, and in Section 14 or a condominium, request the association's certificate. Call Marc at (239) 287-5873.

Frequently Asked Questions, Seller Edition

Bird Section sellers ask most about price, timing, the seawall, the flood paperwork and the Section 14 association. The answers below come from the 149 recorded sales of the last year, the city's records and state law; the seller section above has the detail.

Who is the best listing agent for the Bird Section?

McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, price every Bird Section listing from all 149 of the last year's recorded sales, split by section, size and year built. Call Jesse at (239) 898-6072.

What is my Bird Section home worth?

Start with the last year's medians, $779,000 in Section 12 and $663,750 in Section 14, then adjust for size, year built, wall, dock and floor elevation. A free Punta Gorda Isles home valuation does the first step in about a minute.

How many Bird Section homes sold in the last year?

149 single-family homes in the county's recorded, qualified sales from September 25, 2025 to September 24, 2026: 75 in Section 12 and 74 in Section 14, plus 12 vacant lots and 26 condominium units on the bird streets.

How long does it take to sell a Bird Section home?

The MLS median for Punta Gorda Isles as a whole was 77.5 days on market in the last 12 months. A well-priced Bird Section house listed for the winter season generally sits at or below that; an overpriced one negotiates.

What sale-to-list ratio should I expect?

The Punta Gorda Isles median on the MLS was 96.0 percent of list price in the last 12 months. The ratio depends on pricing the listing from your own section's sales.

What is the best month to list?

List in January or February. December through May accounted for 89 of the last year's 149 recorded sales, and March 2026 alone recorded 25.

How much have prices changed since Hurricane Ian?

The Bird Section's 12-month median was $849,900 in the year before Ian and $745,000 in the latest year, about 12 percent lower; price per square foot fell from $381 to $329.

Does a new seawall add value?

A replaced wall is a documented upgrade: stronger panels, a clean inspection and no disruption ahead for the buyer. We present it with the city's schedule showing the replacement complete.

Do I have to disclose that my seawall is on the replacement schedule?

Florida requires sellers to disclose known facts that materially affect value and are not readily observable; the city's schedule is public, and we recommend showing it up front. Ask your attorney about your specific disclosure.

Who pays to restore my dock after a city seawall replacement?

The owner. The city replaces the wall and lays sod; the owner pays to restore docks, lifts, walkways, landscaping and irrigation. A buyer will factor that in if your wall is queued.

Does the canal assessment affect my sale?

It is prorated at closing like property tax, and buyers compare it: $1,500 a lot in the Punta Gorda Isles district for fiscal 2027, against $1,035 in Burnt Store Isles.

Do I owe anything for Buckley's Pass when I sell?

No. The capital assessment was paid up front or over three years starting with the 2019 tax bill, and in August 2020 the city announced refunds of leftover funds to those who had paid. Any county Alligator Creek Waterway charge is prorated like other tax-bill items.

Does my Section 14 house need an association estoppel?

If the Section 14 Property Owner's Association claims an assessment or lien on your lot, the buyer's title company will request its estoppel certificate. We confirm the association's position before listing so it cannot delay closing.

Do I have to give the buyer an HOA disclosure summary in Section 14?

If the association's recorded documents make membership mandatory, Florida Statutes 720.401 requires the disclosure summary before the contract is signed. We confirm which applies for your lot before the listing goes live.

What do I have to disclose about flooding?

Florida Statutes 689.302 requires a residential seller to give a flood disclosure at or before the contract, covering flood insurance claims, federal flood assistance and known flood damage during the seller's ownership.

Should I get an elevation certificate before listing?

Yes. Every Bird Section address we tested is Zone AE with a 9-foot base flood elevation, and a certificate showing your floor above it lowers the buyer's flood quote. The city's viewer may already hold one for your address.

Should I get a four-point and wind mitigation inspection before listing?

Yes, on most Bird Section houses: Citizens requires a four-point on homes more than 20 years old, and the median house here was built in 1998. A current wind mitigation report shows the buyer's insurer the discounts.

Should I replace my roof before listing?

Not automatically. Get a roof inspection first; a sound roof with documentation often sells better than a rushed replacement, while a failing roof becomes a price credit either way.

Can I sell my storm-damaged house as-is?

Yes. Many Bird Section buyers are owner-builders or builders who value the lot, and the 50 percent rule decides whether a buyer can repair or must rebuild. We price it both ways.

What is the 50 percent rule in Punta Gorda?

If the cost to repair or improve a house exceeds 50 percent of the structure's market value, counting labor, materials, overhead and profit, the house must be brought up to current flood elevation. It is why many older Bird Section houses sell as sites.

How is a vacant Bird Section lot priced?

Against the last year's 12 vacant-lot sales, $55,000 to $520,000 at a $362,500 median, adjusted for canal frontage, the wall's status and the size of house the lot allows.

Which Bird Section streets sell highest?

Among streets with five or more sales last year, Casey Key Drive led at a $1,087,500 median, followed by La Costa Island Court at $857,500. On the bird streets, Whip-Poor-Will Boulevard's seven sales had a $790,000 median.

Does a newer house really sell for more?

Yes. The five houses built in 2023 or later that resold last year brought a $1,375,000 median at $553 per square foot, against $605,000 and $307 per square foot for houses built before 1990.

How do I sell a Bird Section condominium?

Deliver the resale package with the contract so the buyer's seven-day review starts at once, order the association's estoppel, and be ready with the building's insurance, reserve and, where the building has three or more stories, inspection and reserve study status.

How do I sell an inherited Bird Section home?

Probate or trust authority comes first, then the same preparation as any sale. The civic association's Isles Girls and Guys volunteers help residents sell a home's contents, and we coordinate with the estate's attorney.

Can I sell my Bird Section home if I live out of state?

Yes. Many Bird Section owners live in the north for part of the year; we handle showings, inspections and vendor access locally, and the closing can be signed remotely where the title company allows it.

Can you sell my Bird Section home off-market?

Yes, when privacy matters more than the widest exposure. We match the house to buyers already in our database, then decide together whether to go public.

Should I sell or rent my Bird Section home?

It depends on your tax position and the house's age and insurance cost. Single-family rentals are generally allowed, but insurance, the canal assessment and management costs come off the rent; we run both numbers with you.

What happens to my homestead exemption when I sell?

The buyer's assessment resets to market value the next year, and you may carry your Save Our Homes benefit to a new Florida homestead within the statutory window (Florida Statutes 193.155).

How much does it cost to sell a Bird Section home?

The commission you agree, Florida documentary stamp tax on the deed at 70 cents per $100 of price, title and closing fees, prorated taxes and the canal assessment, and any repairs you choose. We give you a net sheet before you list.

What should I fix before selling?

Anything a four-point inspection will flag (roof, electrical, plumbing, water heater), open permits, and dock or lift items that do not meet Chapter 6. Cosmetic updates matter less than documents here.

Will my buyer need flood insurance?

If the buyer finances the purchase, yes: a federally backed mortgage requires flood insurance in Zone AE. An existing NFIP policy can be assigned to the buyer, which is worth offering when your premium is favorable.

Does sailboat access add value to a Bird Section home?

A route with no fixed bridge widens the buyer pool to sailors, and buyers pay for it, but neither the city nor the county publishes a canal-by-canal bridge list. We trace your route and state it in the listing only when we have confirmed it.

Is now a good time to sell in the Bird Section?

For a documented, correctly priced house, yes: volume is the highest in five years, the last six months priced above the full year, and the winter buyer pool arrives in January. Call Jesse at (239) 898-6072.

Sources and Authoritative References

Every Bird Section fact on this page traces to a primary record, grouped by issuer and numbered continuously: the City of Punta Gorda, Charlotte County, the State of Florida, federal agencies, the clubs and civic association, and news reports. No brokerage or listing portal is cited.

Recorded-sale figures come from the Charlotte County Property Appraiser's public files; MLS figures come from the Southwest Florida MLS, a members-only system cited as plain text.

City of Punta Gorda

1. City of Punta Gorda, Canals (canal districts, dredging, seawalls)
2. City of Punta Gorda, Waterfront Living (PGI canal maintenance assessment district, Chapter 6 rules)
3. City of Punta Gorda, Waterfront Property Owner's Manual
4. City of Punta Gorda, Seawall Replacement (resident responsibilities)
5. City of Punta Gorda, Hurricane Repairs (five PGI work zones), read September 29, 2026
6. City of Punta Gorda, PGI Seawall Replacement Schedule, revision June 3, 2026, read September 29, 2026
7. City of Punta Gorda, Code Chapter 6 (vessels, docks and waterways)
8. City of Punta Gorda, PGI canal district boundary map
9. City of Punta Gorda, Unique Land Regulations for PGI
10. City of Punta Gorda, City Council agenda item, PGI canal assessment levy for fiscal 2026-27, July 1, 2026
11. City of Punta Gorda, Resolution 3832-2025, PGI canal assessment, fiscal 2026
12. City of Punta Gorda, Upcoming Budget Process (fiscal 2027 hearings)
13. City of Punta Gorda, Flood Readiness
14. City of Punta Gorda, 50% FEMA Rule
15. City of Punta Gorda, CRS annual certification letter (Class 5)
16. City of Punta Gorda, FEMA FIRM index map
17. City of Punta Gorda, residential flood mitigation panel requirements
18. City of Punta Gorda, elevation certificate viewer
19. City of Punta Gorda, Building Division, read September 29, 2026
20. City of Punta Gorda, Building Permits On-Line (viewing only)
21. City of Punta Gorda, Laishley Park Municipal Marina
22. City of Punta Gorda, History of Punta Gorda
23. City of Punta Gorda, erosion stabilization guidance while awaiting seawall repair
24. City of Punta Gorda, Seawall Failures press release (Hurricane Irma), hosted by Charlotte County
25. City of Punta Gorda, PGI Canal Advisory Committee board page
26. City of Punta Gorda, home page (utilities and services)

Charlotte County, Its Property Appraiser and Clerk

27. Charlotte County Property Appraiser (public roll and sales files dated September 27, 2026)
28. Charlotte County Clerk of the Circuit Court, plats and condominium plats search (Plat Books 8 and 9)
29. Charlotte County Clerk of the Circuit Court, official records
30. Charlotte County, Punta Gorda Isles: Canals and Blueway Trails map (February 7, 2024)
31. Charlotte County, Alligator Creek Waterway Unit (MSBU)
32. Charlotte County, Alligator Creek Waterway MSBU, FY2025 adopted budget
33. Charlotte County, Alligator Creek Waterway MSBU advisory board packet, April 8, 2026 (FY25 annual report, 10-year projection)
34. Charlotte County, Alligator Creek Waterway MSBU, FY23 executive summary
35. Charlotte County, Alligator Creek Maintenance Dredge project page, update September 15, 2026
36. Charlotte County GIS, CCGISLayers map service (plats, evacuation, wind, city zoning)
37. Charlotte County Emergency Management, Know Your Zone
38. Charlotte County, Know Your Zone address lookup
39. Charlotte County, evacuation zone map
40. Charlotte County Tax Collector, animal licensing
41. Charlotte County Tax Collector, tourist development tax
42. Charlotte County Public Schools, boundary locator

State of Florida

43. Florida Division of Corporations, entity search (Section 14 POA document 762695; Venetian Isles Condominium Association N05213)
44. Florida Division of Corporations, Section 14 Property Owner's Association 2026 annual report
45. DBPR, condominium roll, Central West region (Venetian Isles PR1P005853 and the bird-street condominiums), downloaded September 29, 2026
46. DBPR, SIRS Reporting and Database
47. DBPR, Division of Hotels and Restaurants (vacation rental licensing)
48. DBPR, licensee search
49. Florida Statutes 718.503, condominium resale disclosure
50. Florida Statutes 718.112, condominium bylaws, reserves and structural integrity reserve studies
51. Florida Statutes 553.899, milestone inspections
52. Florida Statutes 720.30851, estoppel certificates
53. Florida Statutes 720.401, homeowners association disclosure summary
54. Florida Statutes 689.302, seller flood disclosure
55. Florida Statutes 627.351, Citizens Property Insurance and the flood requirement
56. Florida Statutes 627.711, wind mitigation disclosure
57. Florida Statutes 509.032, vacation rental preemption
58. Florida Statutes 201.02, documentary stamp tax on deeds
59. Florida Statutes 193.155, homestead assessment and portability
60. Florida Department of Education, school grades
61. Citizens Property Insurance Corporation, Inspections
62. My Safe Florida Home program

Federal

63. FEMA, National Flood Hazard Layer map service, queried September 29, 2026
64. FEMA Flood Map Service Center
65. FEMA, NFIP Risk Rating 2.0
66. U.S. Census Bureau Geocoder, queried September 29, 2026
67. National Hurricane Center, Tropical Cyclone Report, Hurricane Charley (2004)
68. National Hurricane Center, Tropical Cyclone Report, Hurricane Ian (2022)
69. National Hurricane Center, Tropical Cyclone Report, Hurricane Milton (2024)
70. NOAA Office of Coast Survey, United States Coast Pilot 5, chapter 4 (Charlotte Harbor)
71. FCC National Broadband Map

Clubs, Community and Contractor Records

72. Punta Gorda Isles Civic Association, History
73. Punta Gorda Isles Civic Association, Unique Land Regulations for PGI
74. Punta Gorda Isles Civic Association, Join Us (membership and dues)
75. Punta Gorda Isles Civic Association, Clubs
76. St. Andrews South Golf Club
77. St. Andrews South Golf Club, Our Course
78. St. Andrews South Golf Club, Membership
79. Isles Yacht Club
80. Charlotte Harbor Environmental Center, Alligator Creek Preserve
81. Kelly Brothers, Inc., Buckley's Pass project record
82. AdventHealth newsroom

News Reports

83. Charlotte Sun, "Punta Gorda approves funding for Buckley's Pass property," September 2018
84. Charlotte Sun, "Who's going to pay for Buckley's Pass?", December 2018
85. Charlotte Sun, city manager's column, "Buckley's Pass assessments are in the mail," February 13, 2019
86. Charlotte Sun, "Punta Gorda vice mayor: Buckley's Pass project is 'broken'," March 2019
87. Charlotte Sun, "Public opinion falls on deaf ears for Buckley's Pass in Punta Gorda," April 2019
88. Charlotte Sun, "Punta Gorda eyes deal with county for Alligator Creek assessment of Buckley's Pass," May 2019
89. Charlotte Sun, "Construction in sight for Punta Gorda Buckley's Pass project," June 2019
90. Charlotte Sun, "Punta Gorda breaks ground on Buckley's Pass," August 2019
91. Charlotte Sun, "Buckley's Pass opens early for boaters in Punta Gorda," April 2020
92. Charlotte Sun, "Punta Gorda property owners to get refund for Buckley's Pass," August 19, 2020
93. WINK News, "Progress being made on future Buckley's Pass in Punta Gorda," January 7, 2020
94. WINK News, "Buckley's Pass provides boaters faster access between PGI canals and Alligator Alley," September 2018
95. Gulfshore Business, "Punta Gorda adopts $219 million budget with lower tax rate," September 24, 2026
96. Gulfshore Business, "Punta Gorda faces budget decisions with lower millage rate," September 11, 2026

Records Cited in Plain Text

97. Charlotte County Property Appraiser public roll and sales files dated September 27, 2026, DOR-qualified improved sales for Punta Gorda Isles Sections 12 and 14 and the condominiums on bird-named streets, analyzed through a local index built September 29, 2026 (our analysis).
98. FEMA National Flood Hazard Layer, flood hazard zones queried at 30 randomly drawn Bird Section single-family addresses geocoded by the U.S. Census geocoder, September 29, 2026 (our test).
99. OSRM open routing engine, free-flow drive times from 3621 Whip-Poor-Will Boulevard and 2117 Deborah Drive, September 29, 2026 (our routing test).
100. Southwest Florida MLS Matrix, residential closings with development "Punta Gorda Isles," September 25, 2025 to September 24, 2026, pulled September 25, 2026 (member access, cited as text; community-wide, no section split).

Downloadable Documents

The official Bird Section documents below are published by the City of Punta Gorda, Charlotte County, the Florida Division of Corporations and the Florida Legislature, and each link opens the issuer's own copy. The Section 14 association's governing documents and the bird-street condominium declarations are not published online; they are in the Charlotte County official records and the resale packages.

Market data from Southwest Florida MLS, pulled September 2026.

McGreevy and Comisar, Best Realtor for the Bird Section of Punta Gorda Isles. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.