Burnt Store Isles is a canal and golf community inside Punta Gorda where the city maintains the seawalls and boat lock for a flat $1,035 assessment, and 72 homes recorded sales in 12 months at a $662,500 median. Sell or buy with McGreevy and Comisar.
Updated September 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
McGreevy and Comisar are the team Burnt Store Isles sellers call first, and the team buyers call when they want the canal assessment, the boat route and the deed-restriction question answered before they write an offer. Jesse McGreevy and Marc Comisar lead the #1 real estate team in Southwest Florida since 2012, have been among the Top 1% Real Estate Agents Nationally Since 2008, and carry over $900 million in personal sales. If you are weighing the best real estate agents in Punta Gorda, the test in a canal community is simple: ask who prices a home on the public record instead of a portal estimate.
Burnt Store Isles is a deed-restricted canal and golf community inside the city limits of Punta Gorda, Florida. It sits in ZIP 33950 on the west side of U.S. 41, south of the older Punta Gorda Isles canal grid, and it is recorded as Punta Gorda Isles Section 15 and the Section 15 Replat. Its Burnt Store Isles Association describes roughly 1,000 canal-front homes and 400 golf-course homes around Twin Isles Country Club, which sits in the middle of the community (Burnt Store Isles Association, Realtor Information, read September 25, 2026).
Three facts decide value here, and most listing pages get at least one of them wrong. First, the City of Punta Gorda, not the homeowner, maintains and replaces the seawalls, dredges the canals and runs the Burnt Store Isles boat lock, funded by a flat assessment on the tax bill of $1,035 per single-family parcel for fiscal year 2027, adopted September 9, 2026 (City of Punta Gorda, Waterfront Living). Second, boats reach Charlotte Harbor through that lock and Alligator Creek, a different route from the Punta Gorda Isles canals. Third, the association's deed restrictions are in court: a 2025 circuit ruling held they had expired, and the association's appeal was still undecided on September 25, 2026 (BSIA, Deed Restrictions Update).
This guide is built from the city's own canal-district pages and resolutions, the Charlotte County Property Appraiser's recorded-sale files, the association's recorded declarations and board minutes, FEMA's flood map service and the National Hurricane Center. Every figure carries its source and date. Where a record is not public, we say so rather than estimate. The city-wide picture, including our guides to selling a home in Punta Gorda and buying a home in Punta Gorda, uses the same method.
McGreevy and Comisar price Burnt Store Isles homes on the records that move them: 72 Charlotte County recorded single-family sales in the latest 12 months, the city's canal assessment, the boat lock and the open deed-restriction appeal. The team has been #1 in Southwest Florida since 2012 and Top 1% nationally since 2008.
If you're searching for the best realtor for Burnt Store Isles, whether you're ready to sell your Burnt Store Isles 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. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and every Burnt Store Isles valuation we write starts from the county's recorded sales, not a portal estimate.
Recent Burnt Store Isles track record, from the county record. In the last 12 months we tracked 72 single-family closings in Burnt Store Isles in the Charlotte County Property Appraiser's recorded-sale file (qualified, improved, arm's-length sales recorded between September 25, 2025 and September 2, 2026, the newest sale in the file): $49,881,800 in single-family dollar volume, a median of $662,500, and a range of $365,000 to $1,380,000. The same window recorded 13 condominium sales at a median of $200,000. None of the 72 house sales was a builder-direct first sale; every one was a resale.
The MLS view of the same year. Southwest Florida MLS shows 14 closings labeled Burnt Store Isles for the 12 months to September 24, 2026, at a median of $803,250, a median of 121 days on market and a median sale-to-list ratio of 95.2 percent (Southwest Florida MLS Matrix, pulled September 25, 2026). The MLS count is smaller because many Section 15 homes are listed under Punta Gorda Isles labels, so in Charlotte County we lead with the county record and show the MLS figures beside it.
For luxury Burnt Store Isles sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion with off-market capability when a sale needs to stay quiet. On a canal home that marketing starts with the water: the canal the lot sits on, the route to the lock, the seawall's replacement status and the dock and lift the buyer inherits.
Honors and recognition:
McGreevy and Comisar is a top-reviewed Burnt Store Isles realtor on Google. We publish no aggregate score; these are five-star reviews in the clients' own words.
★★★★★ "Jesse is the best Realtor I have used. He found us our dream home even though it took months as we were not the easiest to please." Verified Google review
★★★★★ "I had a great experience working with Marc Comisar and Jesse McGreevy. They were professional, knowledgeable, and made the entire process feel smooth from beginning to end." Verified Google review
★★★★★ "Marc's attention to detail and deep understanding of the Southwest Florida market gave us so much confidence." Verified Google review
Selling your Burnt Store Isles home? Get a free home valuation at https://mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072 (confidential conversations welcome for luxury listings).
Buying a home in Burnt Store Isles? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Burnt Store Isles is a city-maintained canal and golf community in Punta Gorda where the seawall, the dredging and the boat lock are paid for through one flat assessment, the market is measured best on the county record, and the deed restrictions are under appeal. These eight points carry the rest of the page.
This Burnt Store Isles guide is organized so a seller or a buyer can jump straight to the record that answers the question: recorded sales, the canal district and its fee stack, the boat lock and the route to the harbor, the deed-restriction case, flood and insurance, schools and drive times, the comparison with Punta Gorda Isles, and the buyer and seller FAQs.
Living in Burnt Store Isles means a newer canal house in a city neighborhood, a boat behind the home, a private golf club at the center, city water and sewer, city police, and a flat canal assessment in place of homeowner-association dues. Downtown Punta Gorda is about 8 minutes away by car.
Most Burnt Store Isles homes are one-story, tile-roofed, custom-built single-family houses on canal or golf lots, built mainly from the 1980s through the 2000s. Our census of the county roll counts 262 homes built in the 1980s, 378 in the 1990s, 250 in the 2000s, 142 in the 2010s and 105 since 2020, with a median living area of 2,321 square feet. That age profile is the practical difference from Punta Gorda Isles, whose canal system the city's manual dates to "the late 50's through mid 70's" (City of Punta Gorda, Waterfront Property Owner's Manual). A Burnt Store Isles buyer is more often looking at a 1990s or 2000s house than a 1960s one, which matters for roof, window and insurance inspections.
The community is not gated. Streets carry Mediterranean names, Madrid Boulevard, Monaco Drive, Tripoli Boulevard, Macedonia Drive, San Massimo Drive, and our roll census counts 52 of them. Morning traffic is golf carts heading for Twin Isles, boats idling out toward the lock, and walkers on Madrid Boulevard. The association publishes a weekly Tuesday Bulletin and holds its annual members' meeting at the country club, which also hosts the association's monthly board meetings (BSIA board minutes, September 4, 2026, draft).
Punta Gorda as a whole is an older, owner-occupied city: the Census Bureau reports 53.6 percent of residents aged 65 or older and an owner-occupied rate of 81.7 percent (U.S. Census QuickFacts, Punta Gorda city). Burnt Store Isles is not broken out separately, and we do not invent a figure for it, but the product, one-story canal homes and a golf club, draws the same retiree and seasonal buyer, plus a growing number of working households that commute south on U.S. 41 or I-75.
Because Burnt Store Isles is inside city limits, a homeowner receives City of Punta Gorda police and fire service, city water and sewer, and city sanitation through Waste Management. The city's building division issues permits for docks and lifts under Chapter 6 of the city code. The tax bill carries the city millage and the canal assessment rather than the county's public-safety municipal service taxing unit, and the certified 2025 total for the Burnt Store Isles tax district was 16.6185 mills (Florida Department of Revenue, 2025 Charlotte County Taxing Authority Code Descriptions, as compiled in our Punta Gorda research). For the rest of city life, parks, festivals and the harbor, see our guide to things to do in Punta Gorda.
We read Burnt Store Isles the way a buyer should, from the water in. Walk a listing from the dock back to the street: check the date the city replaced the seawall panel behind the house, the width of the canal against the 40-foot rule for single-sided perimeter canals, how many turns lie between the dock and the lock, and whether the lift and the dock were rebuilt to today's Chapter 6 rules after Ian. Those four answers move price more than the kitchen does.
Burnt Store Isles single-family homes recorded a median sale price of $662,500 across 72 Charlotte County recorded sales in the latest 12 months, with condominiums at a $200,000 median across 13 sales. MLS shows fewer labeled closings at a higher median. The county record is the fuller count here.
Data updated: September 2026 (Charlotte County Property Appraiser public sales and parcel files, index built September 24, 2026, newest recorded sale September 2, 2026; Southwest Florida MLS Matrix, pulled September 25, 2026).
Segment | Recorded sales | Median | Low | High | Dollar volume | Median price per sq ft |
|---|---|---|---|---|---|---|
Single-family homes | 72 | $662,500 | $365,000 | $1,380,000 | $49,881,800 | $287.60 |
Condominiums | 13 | $200,000 | $150,000 | $292,300 | $2,705,300 | $134.73 |
Vacant lots | 3 | $385,000 | $375,000 | $450,000 | $1,210,000 | n/a |
The single-family median is the mean of the two middle sales, $660,000 and $665,000, because 72 is an even count. The price per square foot uses the county roll's living-area field, which is a different denominator from the MLS figure below, so the two are never compared directly. The window covers sales recorded from September 25, 2025, and the newest sale in the file is dated September 2, 2026, so the last three weeks are not yet in it.
Measure | Burnt Store Isles (MLS label) |
|---|---|
Closed sales | 14 |
Median sale price | $803,250 |
Price range | $175,000 to $1,280,000 |
Median days on market | 121 |
Median sale-to-list ratio | 95.2% |
Median living area | 2,198 sq ft |
Median price per living sq ft | $313 |
Source: Southwest Florida MLS Matrix, City of Punta Gorda, closed sales from September 25, 2025 to September 24, 2026, pulled September 25, 2026. The two layers agree where they overlap: the MLS high, $1,280,000, is the same Palermo Drive sale that appears in the county file on December 17, 2025. The county file also carries two larger sales the MLS label missed, $1,375,000 on Macedonia Drive and $1,380,000 on Monaco Drive.
Single-family window | Recorded sales | Median | Low | High | Median price per sq ft |
|---|---|---|---|---|---|
12 months | 72 | $662,500 | $365,000 | $1,380,000 | $287.60 |
24 months | 135 | $657,000 | $299,900 | $1,400,000 | $290.44 |
36 months | 193 | $700,000 | $299,900 | $1,650,000 | $311.51 |
60 months | 300 | $750,000 | $245,000 | $2,150,000 | $335.37 |
Year | Recorded single-family sales | Median |
|---|---|---|
2019 | 73 | $496,000 |
2020 | 83 | $515,000 |
2021 | 96 | $679,700 |
2022 | 57 | $852,500 |
2023 | 43 | $779,000 |
2024 | 58 | $772,500 |
2025 | 73 | $620,000 |
2026 to September 2 | 54 | $662,500 |
Read the table the way a seller should. Prices ran up hard into 2022, the year of Hurricane Ian, then fell back: the 2025 calendar-year median of $620,000 sat about 27 percent below 2022. The first eight months of 2026 recovered to $662,500 on a healthy 54 sales, and volume has returned to pre-storm levels. The five-year median above the 12-month one is the same story from the other side: buyers are paying less than they did at the peak, but the market is moving again.
The county list shows the pattern plainly. The top of the last 12 months, $1,193,000 to $1,380,000, was newer construction, built 2005 to 2022, on canal lots. The bottom, $365,000 to $410,000, was 1980s houses of 1,475 to 1,928 square feet. Year built, living area and the lot, canal or golf, explain most of the spread. Condominium villas and coach homes are a separate market at roughly a third of the house median.
Selling or buying in Burnt Store Isles? Sellers can get a free home valuation that accounts for the year built, the lot and the canal behind your home, or call Jesse direct at (239) 898-6072. Buyers can call Marc at (239) 287-5873 or read how we represent buyers.
Burnt Store Isles is the city canal community inside Punta Gorda, and it is not Burnt Store Marina, Burnt Store Lakes, Burnt Store Village, Burnt Store Meadows or Burnt Store Colony. Each is a separate place with its own governance and tax bill, and Burnt Store Marina is in Lee County.
The name comes from Burnt Store Road, which runs south from Punta Gorda toward Cape Coral, and at least nine communities share it. Our Punta Gorda guide walks through all of them; here is the short version a buyer needs.
Community | Where | County and city | What it is | Water |
|---|---|---|---|---|
Burnt Store Isles | West of U.S. 41, south of Punta Gorda Isles, ZIP 33950 | Charlotte County, inside the City of Punta Gorda | Canal and golf single-family homes and condominiums, Punta Gorda Isles Section 15 | City canals, Burnt Store Isles boat lock, Alligator Creek to Charlotte Harbor |
Burnt Store Marina | South on Burnt Store Road, ZIP 33955 | Lee County, unincorporated (Census geocoder, Burnt Store Marina CDP) | Gated marina and golf community, Punta Gorda Isles Section 22 | Marina basin on Charlotte Harbor |
Burnt Store Lakes | Burnt Store Road corridor, ZIP 33955 | Charlotte County, unincorporated | Large platted lot subdivision building out | Freshwater canals and lakes per its association |
Burnt Store Village | Burnt Store Road corridor, ZIP 33955 | Charlotte County, unincorporated | Newer single-family infill with a county municipal service benefit unit | None to the harbor |
Burnt Store Meadows | Off U.S. 41 and Burnt Store Road | City of Punta Gorda per its association | Deed-restricted single-family neighborhood | None to the harbor |
Burnt Store Colony | Burnt Store Road corridor | Charlotte County | A separate subdivision with its own MLS label and a far lower price band | None to the harbor |
One more trap. Twin Isles Country Club, the private club inside Burnt Store Isles, was previously called Burnt Store Marina and Country Club, so an old reference to "Burnt Store Marina Country Club" may mean the Punta Gorda club rather than the Lee County marina community. Check the date on anything you read.
A Burnt Store Isles canal home is priced on facts a portal cannot see: the lot's canal and its turns to the boat lock, the date the city replaced its seawall, and the dock and lift that convey. Sellers can get a free home valuation built on the 72 recorded sales above, or call Jesse direct at (239) 898-6072. Buyers can call Marc at (239) 287-5873 or read how we represent buyers before touring.
Burnt Store Isles began as Section 15 of the Punta Gorda Isles development, platted by Punta Gorda Isles, Inc., with its deed restrictions declared around 1970 and its canals built in the mid-1970s. The association formed in 1983, took over restriction enforcement in 1985, and the city canal district followed in 1996.
Punta Gorda Isles, Inc. built the canal neighborhoods west of downtown in numbered sections, and Burnt Store Isles is Section 15. The association's own deed-restriction page recites the recorded plat: "Punta Gorda Isles, Section 15, as recorded in Plat Book 8, Pages 20-A thru 20-Z-5," and a later "Replat of Punta Gorda Isles, Section 15, as recorded in Plat Book 15, Pages 25-A thru 25-O" (BSIA, Deed Restrictions). The Charlotte County GIS subdivision layer carries the same two plats under the Punta Gorda Isles designator, section 015 (Charlotte County GIS, web layers).
The developer recorded separate declarations for different lot types. The association explains that "there are, in fact, 4 sets of deed restrictions covering the lots within BSI (PGI Section 15)": two identical sets for waterfront lots, one for golf-course lots filed with the Charlotte County Clerk on January 29, 1970, and one for multi-family lots filed the same day (BSIA, Deed Restrictions). The golf-course lots are Blocks 283, 284 and 288 through 294; the multi-family lots are Blocks 228 and 229, lots 1 through 9 of Block 230, and Blocks 285 through 287.
The city dates the canal system to the mid-1970s: "BSI was constructed in the mid 70's and has approximately 15 miles" of canals in the city's older description (Waterfront Property Owner's Manual). Home building came later and slower. Our roll census shows no single-family house older than 1980 still on the roll, with the heaviest building in the 1990s.
The Burnt Store Isles Association was "established in 1983 as a non-profit corporation (not a mandatory HOA)" under Chapter 617 of the Florida Statutes (BSIA, Realtor Information; Florida Division of Corporations). In 1985, according to the association, "the responsibility for enforcement of the deed restrictions was conveyed from PGI, Inc. to BSIA by signed agreement." Twin Isles Country Club has served members since 1985 as well. On July 3, 1996, the city created the Burnt Store Isles Canal Maintenance Assessment District by Ordinance 1156-96 under Section 189.02 of the Florida Statutes (City of Punta Gorda, Waterfront Living).
Hurricane Charley's eye passed over Punta Gorda on August 13, 2004, and Hurricane Ian made a second landfall near Punta Gorda on September 28, 2022 (National Hurricane Center, Charley report; Ian report). The city's Ian seawall program in Burnt Store Isles is now finished, and in April 2025 the lock was widened, the largest change to the community's water access since it was built.
Burnt Store Isles is laid out as a ring of finger canals on its west and south sides, a rim canal along its outer edge, the Twin Isles golf course and its lakes in the eastern core, and condominium villas along the east side near U.S. 41. The boat lock connects the canal system toward Alligator Creek.
The western and southern two-thirds of the community is canal lots on dead-end finger canals, each finger a cul-de-sac street on land with water on three sides of the block. The city's current figures are 9 miles of canals and 18 miles of seawall in the district, plus "the BSI boat lock, and district mangrove management" (City of Punta Gorda, Waterfront Living). The outer, or perimeter, canals are seawalled on one side only and back onto mangrove, which is why the city's code requires a 40-foot navigable passage there rather than the 50 feet required elsewhere (Waterfront Property Owner's Manual).
Twin Isles Country Club's course and its lakes occupy the eastern core. Madrid Boulevard, the community's spine, runs around and through it, and the golf-course blocks carry their own 1970 declaration with a 30-foot rear setback and an 8,000-square-foot minimum lot, compared with 25 feet and 7,200 square feet on canal lots (BSIA, Deed Restrictions).
The condominium villas and coach homes cluster on the east side along Albacete Circle, Tripoli Boulevard, San Rocco Drive and Monaco Drive, between the golf course and the commercial strip on U.S. 41. The city's zoning layer shows the pattern in our parcel pull: 1,216 parcels zoned GS-3.5 single-family and 266 zoned GM-15 multi-family (Charlotte County GIS, property ownership layer).
The city publishes a Burnt Store Isles district boundary map and a set of historical aerials, and the association keeps a map of Burnt Store Isles. The aerial at the top of this page outlines the 1,483 recorded parcels of Section 15 and its condominiums on a January 2023 federal aerial image.
Burnt Store Isles is governed by the City of Punta Gorda, which runs the canal district through a five-member resident advisory committee, and by a voluntary association, the Burnt Store Isles Association, which holds the developer's deed-restriction enforcement rights. There is no mandatory homeowners association, and the only special district is the city's canal district.
The Burnt Store Isles Canal Maintenance Assessment District is a Florida registered special district whose governing body is the Punta Gorda City Council; its registered agent is the city manager (City of Punta Gorda, Waterfront Living). The district's scope, in the city's words, is "18 miles of seawall, 9 miles of canals, the BSI boat lock, and district mangrove management."
"The BSI Canal Advisory Committee is a 5-member resident board, with members serving 3-year terms for a maximum of 3 terms," and it meets on the second Tuesday of each month at 1:30 p.m. in City Council Chambers. The committee holds public hearings on Canal Construction Special Permits and recommends the annual assessment and long-range capital plan to City Council (City of Punta Gorda, Waterfront Living). Its June 9, 2026 meeting recommended the fiscal year 2027 rate of $1,035, which City Council adopted on September 9, 2026 (City of Punta Gorda, Upcoming Budget Process).
The association is a Chapter 617 non-profit, "not a mandatory HOA," and "BSIA membership is voluntary" (BSIA, Realtor Information). Membership costs $50 a year by cash or check and $55 online, includes the weekly Tuesday Bulletin, an annual printed newsletter and a members-only directory, and is separate from the Burnt Store Isles Boat Club (BSIA, Membership Information). The association states that exterior changes, "including colors or land use," require its board's approval "for all property owners whether they are members of BSIA or not" (BSIA, Deed Restrictions).
This is the governance fact every buyer and seller needs in writing. The recorded covenants sit at Charlotte County Official Records Book 328, Pages 85 through 91, and the association cites certificates of renewal at Book 2460, Page 425 (BSIA, Deed Restrictions). The association reports that "in April of 2025, a hearing was held before a judge challenging the validity of the BSI deed restrictions," and that "the judge ruled that our deed restrictions had expired in January of 2001." It filed an appeal with the Sixth District Court of Appeal on July 24, 2025, case number 6D2025-1778 (BSIA, Deed Restrictions Update; Florida appellate docket).
In March 2026 the association reported a proposed concession by the homeowners that would, in its words, get "reinstatement of the deed restrictions." Its board minutes of September 4, 2026 report that "the appeals case regarding the deed restrictions has still not been heard by the appeals court despite the deadline passing" (BSIA board minutes, September 4, 2026, draft). A second suit brought by two residents against the association was also open. The appellate docket shows the association's initial brief filed in November 2025 and, on February 20, 2026, a confession of error and request for reversal filed by the homeowners on the other side; as of September 25, 2026 the court had not ruled on it, and no opinion or oral argument was on the docket (Florida appellate docket, read September 25, 2026).
What that means in practice: as of September 25, 2026 a trial-court ruling says the restrictions expired, the association says they apply and is appealing, the homeowners on the other side have asked the appeals court to reverse, and no appellate decision has been published. Florida's Marketable Record Title Act, Chapter 712 of the Florida Statutes, is the law that extinguishes old recorded restrictions unless they are preserved; we do not characterize the court's reasoning beyond what the association reports. A buyer planning a metal roof, a fence, a color change or a rental should ask title counsel and the association where the case stands on the day of contract.
Punta Gorda Isles, next door, chose a different path decades ago. Its civic association says the restrictions there were not renewed in 1995 and were folded into a city special overlay district enforced by the city (Punta Gorda Isles Civic Association, Unique Land Regulations). That difference, a private covenant scheme in Burnt Store Isles against city zoning in Punta Gorda Isles, is why the two canal communities feel alike and are governed differently.
Owning in Burnt Store Isles costs the city and county property tax, a flat city canal assessment of $1,035 per single-family parcel for fiscal year 2027 ($1,010 in fiscal year 2026), optional $50 association dues, condominium fees where they apply, and flood and wind insurance. There is no mandatory homeowners association fee and no community development district.
Data updated: September 2026 (City of Punta Gorda resolutions and budget pages, read September 25, 2026).
Layer | Amount | Period | Who bills it | What it covers | Source |
|---|---|---|---|---|---|
City and county property tax | 16.6185 mills total for the Burnt Store Isles city tax district, tax year 2025 | Annual, on the tax bill | Charlotte County Tax Collector | City, county, school board and other taxing authorities | Florida Department of Revenue 2025 Charlotte TACD |
Canal Maintenance Assessment, single-family | $1,010 | Fiscal year 2026 | City of Punta Gorda, on the tax bill | Seawall maintenance and replacement, canal dredging, mangrove management, the boat lock | Resolution 3831-2025; city FY2027 agenda item |
Canal Maintenance Assessment, single-family | $1,035, adopted September 9, 2026 ($945 operating plus $90 lock widening debt) | Fiscal year 2027 | City of Punta Gorda | Same | City Council tentative levy, July 1, 2026; adopted at the final hearing, September 9, 2026 |
Canal Maintenance Assessment, other property | $0.105 per sq ft (FY2026); $0.108 per sq ft (FY2027, adopted) | Annual | City of Punta Gorda | Land within 120 lineal feet of the seawall | Same resolutions |
Lot mowing assessment | $285 per 10,000 sq ft unit, held for FY2027 | Annual | City of Punta Gorda | Vacant-lot mowing | City budget page |
Burnt Store Isles Association | $50 by check, $55 online | Annual, voluntary | BSIA | Bulletin, newsletter, directory, events | BSIA membership page |
Condominium association | Not published on a public page | Per association budget | Each condominium | Building, grounds, reserves | Ask for the budget and estoppel |
Twin Isles Country Club | Not published on a public page | Per club | Twin Isles Country Club | Optional club membership | Club, (941) 637-1232 |
Homeowners association | None mandatory | n/a | n/a | n/a | BSIA: "not a mandatory HOA" |
Community development district | None | n/a | n/a | n/a | The city canal district is the only special district serving the community |
Fiscal year | Burnt Store Isles, per single-family parcel | Punta Gorda Isles, per single-family parcel |
|---|---|---|
2017 | $570 | $550 |
2019 | $555 | $650 |
2021 | $460 | $550 |
2022 | $560 | $650 |
2023 | $860 | $950 |
2024 | $985 | $1,100 |
2025 | $985 | $1,200 |
2026 | $1,010 | $1,350 |
2027, adopted | $1,035 | $1,500 |
Source: City of Punta Gorda, Special Assessments; fiscal year 2027 from the city's tentative levy item for Burnt Store Isles and budget process page. The fiscal year 2026 Burnt Store Isles rate was set by Resolution 3831-2025. City Council adopted the fiscal year 2027 figures at the final assessment hearing on September 9, 2026 (hearing agenda); the adopting resolution number had not been posted when we checked on September 25, 2026.
Two things stand out. The Burnt Store Isles assessment rose from $560 to $1,010 between fiscal years 2022 and 2026 as the city paid for Ian seawall replacements, an increase of about 80 percent by our arithmetic. And the Burnt Store Isles line is now $340 a year below Punta Gorda Isles for fiscal year 2026 and $465 below for fiscal year 2027. Because the assessment is flat per parcel, it does not rise with the value of the house, and homestead exemptions and caps do not reduce it.
Selling or buying in Burnt Store Isles? Sellers can get a free home valuation that accounts for the canal assessment and what it buys, or call Jesse direct at (239) 898-6072. Buyers can call Marc at (239) 287-5873 or read how we represent buyers.
The city replaces the seawall, dredges the canal and maintains the lock. Everything landward and waterward of the wall stays with the owner: docks, pilings, lifts, davits, lights, water and power lines to the dock, and, after any seawall job, restoring sod, irrigation, walkways and landscaping, with the district providing "replacement sod only" (City of Punta Gorda, Waterfront Living). The city also holds a right of way of 10 feet behind the seawall for its work, according to the canal committee chairman's 2022 explanation to residents (BSI Canal Committee, March 2, 2022).
Burnt Store Isles has no gated sub-neighborhoods; it divides instead by lot type and by condominium. Canal homes, golf-course homes and multi-family blocks each carry their own recorded deed-restriction set, and five named condominium communities hold the villas and coach homes. Each has different rules, fees and buyers.
Data updated: September 2026 (Charlotte County Property Appraiser parcel roll and GIS subdivision layer; Burnt Store Isles Association condominium page, read September 25, 2026).
We catalogued the pieces from four records: the recorded plats, the association's declarations and condominium list, the county roll's legal names and use codes, and the MLS subdivision field. A piece earns a row below when at least two of the four name it.
Piece | Type | Size | What sets it apart | Recorded source |
|---|---|---|---|---|
Canal lots, interior fingers | Single-family | Most of the roughly 1,000 canal homes (BSIA) | Seawall on both sides of the canal, 50-foot channel rule | Plat Book 8, Pages 20-A to 20-Z-5 |
Canal lots, perimeter or rim canal | Single-family | Outer ring backing onto mangrove | Seawall on one side only, 40-foot passage rule, preserve views | Waterfront Property Owner's Manual |
Section 15 Replat lots | Single-family | Blocks 230 to 282 lots numbered 100 and up | Re-cut lots under the same waterfront declaration | Plat Book 15, Pages 25-A to 25-O |
Golf-course lots | Single-family | About 400 homes (BSIA) | Own 1970 declaration, 30-foot rear setback, 8,000 sq ft minimum lot | Golf Course Declaration, January 29, 1970 |
Multi-family blocks | Condominium and villa sites | Blocks 228, 229, 230 (lots 1 to 9), 285 to 287 | Own 1970 multi-family declaration, 800 sq ft minimum unit | Multi-Family Declaration, January 29, 1970 |
Villas of Burnt Store Isles | Condominium duplex villas | 98 villas on 11.72 acres (BSIA) | 1,463 sq ft under air, two-car garages, clubhouse and pool | Condominium plat 13/6, 2004 |
Villa Grande at Burnt Store Isles | Condominium duplexes | 74 units (BSIA); the county's legal-name match finds 56 | Single-story duplexes, two-car garages, pool and clubhouse | Condominium plat 17/9, 2007 |
Vizcaya at Burnt Store Isles | Condominium coach homes | 36 units (BSIA and county) | 2,691 and 3,321 sq ft coach homes over the golf course at 3959 San Rocco Drive | Condominium plat 12/31, 2004 |
Mondovi Bay Villas | Condominium | 52 units (BSIA) | Ten fourplex buildings plus 12 duplex units | BSIA condominium page |
Retreat at Burnt Store Isles | Condominium | 8 units on the county roll | Small building on San Rocco Drive | Condominium plat 11/23 |
Twin Isles Country Club | Private club | Golf course, clubhouse, tennis | Member-owned since 1985 | Club site; county roll golf-course parcel |
Canal homes are the core of Burnt Store Isles and the bulk of its value. A buyer comparing two canal houses should compare three things before the kitchens: the canal's width and whether it is an interior finger or the rim canal, the number of turns and the distance to the boat lock, and the city's seawall replacement date for that frontage. The waterfront declaration also carries the rules on docks and seawalls, though the city code now governs dock size and placement.
The golf-course blocks, 283, 284 and 288 through 294, sit around Twin Isles Country Club. Their declaration has no boat, dock or seawall articles, a 30-foot rear setback, which the association has waived to 25 feet by policy, and an 8,000-square-foot minimum lot (BSIA, Deed Restrictions). They pay the same canal assessment as any single-family parcel in the district. A dedicated Burnt Store Isles golf course homes sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We'll link it here when it goes live.
The association describes "49 duplexes for a total of 98 single level Villas on 11.72 lushly landscaped acres," each with 1,463 square feet under air, two bedrooms plus a den and two baths, an attached two-car garage, and a community clubhouse, pool and spa (BSIA, Condominiums). "Villas of Burnt Store Isles" draws about 20 searches a month by itself. A dedicated Villas of Burnt Store Isles sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We'll link it here when it goes live.
"The Villa Grande Condominiums of Burnt Store Isles is a planned community of 74 units," single-story duplexes with two-car garages and paver driveways, with a recreation center, pool and clubhouse, on Monaco Drive and Albacete Circle (BSIA, Condominiums). The county's legal-name match counts 56 units across two phases, so part of the complex is recorded under another legal name; confirm the unit's declaration on the deed. A dedicated Villa Grande at Burnt Store Isles sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We'll link it here when it goes live.
"Thirty-six (36) Mediterranean style coach homes known as 'Vizcaya at Burnt Store Isles, a condominium' are located at 3959 San Rocco Drive overlooking the Burnt Store Isles Golf Course," in a main-level "A" plan of 2,691 square feet and an upper-level "B" plan of 3,321 square feet, each with a two-car garage and an elevator option (BSIA, Condominiums). Recorded sales at 3959 San Rocco Drive in the last 12 months ran $250,000 to $292,300. A dedicated Vizcaya at Burnt Store Isles sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We'll link it here when it goes live.
"Mondovi Bay is a beautiful condominium complex consisting of 52 units. There are 10 buildings that have 4 units each and 12 duplex units" (BSIA, Condominiums). A dedicated Mondovi Bay Villas sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We'll link it here when it goes live.
The Retreat at Burnt Store Isles is an eight-unit building on San Rocco Drive; a unit there recorded at $175,000 in January 2026, the low end of the 12-month market. The roll also carries the common-element parcel of a Fairways at Burnt Store Isles condominium. Both are small enough that this page covers them.
Each condominium is a separate association under Chapter 718 of the Florida Statutes, with its own budget, reserves and rules. Florida now requires milestone inspections for condominium buildings of three stories or more by December 31 of the year the building turns 30, and every 10 years after (Florida Statutes 553.899); most Burnt Store Isles villas are one-story, so ask whether the rule applies to the specific building. A resale buyer has a statutory right to cancel within seven days, excluding weekends and holidays, after receiving the declaration, budget and other documents (Florida Statutes 718.503).
Twin Isles Country Club is the private, member-owned golf and tennis club at the center of Burnt Store Isles, at 301 Madrid Boulevard. It has served members since 1985, offers full or single-interest memberships, and plays an 18-hole, par-72 course designed by Ron Garl and Mark McCumber. Membership is optional for Burnt Store Isles owners.
The club describes an 18-hole, par-72 layout of about 6,722 yards with Bermuda greens and fairways, a full grass driving range, putting and chipping greens and a practice bunker, as read from its site in August 2026 (Twin Isles Country Club). The course and its lakes fill the eastern half of the community, and many of Burnt Store Isles' roughly 400 golf-course homes back onto it.
The club is private and member-owned, and "members may take a full membership or join for a single interest area such as golf or tennis," according to its site. It does not publish initiation fees or dues on a public page, and we do not estimate them; call the club at (941) 637-1232 for the current schedule. Owning a home in Burnt Store Isles does not require club membership, which is the opposite of the bundled or equity-club model in many Naples communities.
The clubhouse has a full-service bar and restaurant, a pro shop and a tennis program, and it hosts pool events and live entertainment for members. It is also where the Burnt Store Isles Association holds its monthly board meetings and its annual members' meeting, and where the city met residents about seawalls and the lock (BSI Canal Committee, April 27, 2026). The club's 2022 newsletters were issued under Pope Golf management; we have not verified who manages the club today.
Twin Isles was previously named Burnt Store Marina and Country Club. It has no connection to today's Burnt Store Marina community in Lee County, and an older document that mentions "Burnt Store Marina Country Club" may be describing this club.
Owners who want a different course have plenty nearby, from public layouts to private clubs; our guide to golf in Charlotte County lists them with their access rules.
Boats leave Burnt Store Isles through the city's Burnt Store Isles boat lock, widened in 2025 to give 40 feet of travel, and continue through Alligator Creek to Charlotte Harbor. The whole canal system is a slow-speed manatee zone, and the city makes no bridge-free claim for this route, so air draft is checked boat by boat.
Data updated: September 2026 (City of Punta Gorda Waterfront Living page and January 22, 2025 press release; BSI Canal Committee bulletins, 2025 and 2026).
The city lists "the BSI boat lock" as part of the district's infrastructure. In its January 22, 2025 press release the city said the Burnt Store Isles widening project "started on January 17, 2025," that "the BSI Lock passage will provide 40' of travel through the lock and allow a fully assembled and loaded barge to access the canals for seawall repairs," and that the lock would stay open to boats at midday during construction (City of Punta Gorda press release, January 22, 2025, as posted by BSIA). The canal committee chairman reported the project complete in April 2025, "6 weeks ahead of schedule," after a final walk-through on April 17, 2025 (BSI Canal Committee, April 21, 2025.
The committee's own history says the work was first discussed in 2015 and went through multiple permits before construction (BSI Canal Committee lock FAQs, February 10, 2025). The city has not published the lock's chamber dimensions, operating procedure or vertical clearance on a public page, and we do not guess them.
Past the lock, the route runs through Alligator Creek, a natural tidal creek, to the east side of Charlotte Harbor. NOAA's Coast Pilot describes the Alligator Creek area as "on the east side of Charlotte Harbor about 14 miles northeast of Boca Grande," with "6 feet in the channel leading to the creek" reported in 1991 (NOAA Coast Pilot 5, chapter 4). That is an old survey; depth at the creek mouth changes, and a buyer with a deep-draft boat should check current charts and local knowledge at low tide.
In Punta Gorda, "sailboat water" means a route to open water with no fixed bridge overhead. The city's own boating page says that "most of the PGI system features deep, wide canals with no fixed bridges, offering sailboat water access directly from your backyard to the harbor" (City of Punta Gorda, Boating). It makes no such statement about Burnt Store Isles, and we have found no city or Coast Guard record that settles the Burnt Store Isles route either way. We therefore make no bridge-free claim, in either direction. If a mast or tower height matters to you, verify the full route from the specific dock with Public Works at (941) 575-5050 before your inspection period ends.
"All man-made canals in Punta Gorda Isles and Burnt Store Isles are within the speed zone," and city zones "apply to all access channels and the waters from the shoreline to the depth of 6 feet" (Waterfront Property Owner's Manual). The association reminds boaters of the same list of slow-speed, minimum-wake zones, which includes "all canals within the Burnt Store Isles and Punta Gorda Isles canal maintenance assessment districts" (BSIA, Good Things to Know). Budget idle speed from the dock to open water on every trip.
The city's Chapter 6 rules are stricter than most buyers expect (Chapter 6, Punta Gorda Code of Ordinances):
Owners may also hire the city's marine contractor, at their own expense, for dockside maintenance dredging under the city's permits (City of Punta Gorda, Waterfront Living).
State law draws the Gasparilla Sound-Charlotte Harbor Aquatic Preserve boundary "across the mouths of all artificial waterways, but includes all tidally connected natural waterways" (Florida Statutes 258.392). The Burnt Store Isles canals are artificial waterways, so the interior canal lots sit outside the preserve's dock rules; natural water beyond the canal system is treated differently.
Boating is social here too. The Burnt Store Isles Boat Club is a separate organization from the association, and the association warns that membership in one does not include the other (BSIA, Membership Information).
Selling or buying in Burnt Store Isles? Sellers can get a free home valuation that accounts for your canal, its turns to the lock and your permitted dock and lift, or call Jesse direct at (239) 898-6072. Buyers can call Marc at (239) 287-5873 or read how we represent buyers.
Burnt Store Isles is a harbor community, not a beach community: the closest Gulf beaches are about 50 minutes away by car in Englewood and about an hour away on Boca Grande. By boat, the lock and Alligator Creek open onto Charlotte Harbor, the barrier islands and the Gulf beyond.
Data updated: September 2026 (OSRM routing-engine estimates from 301 Madrid Boulevard, free-flow, computed September 25, 2026).
Destination | Distance | Drive time |
|---|---|---|
Englewood Beach, Chadwick Park | 30.0 miles | about 52 minutes |
Boca Grande, Gasparilla Island | 34.2 miles | about 62 minutes |
Fishermen's Village on the harbor | 3.8 miles | about 9 minutes |
These are routing-engine estimates from approximate destination points, not measured trips, and season and bridge traffic add time. The closer water is the harbor itself: the city's Ponce de Leon Park, at the mouth of the Punta Gorda Isles canals, has a public boat ramp the city calls "the perfect gateway to the Punta Gorda Isles canal system and Charlotte Harbor" (City of Punta Gorda, Boating), and the Charlotte Harbor preserve lands wrap Burnt Store Isles on its west and south. For the full list of beaches, preserves and parks, see our Charlotte County parks guide.
Burnt Store Isles has no community-owned amenity center; its amenities come from Twin Isles Country Club's tennis and fitness offerings for members, the condominium pools and clubhouses for their owners, the association's social calendar, and city parks a short drive away. What you pay for depends on which of those you join.
Twin Isles Country Club runs a tennis program with its own professional, and members can join for tennis alone, according to the club. It does not publish its court count or pickleball schedule on a public page; ask the club.
Several condominiums have their own pools and clubhouses: the Villas of Burnt Store Isles has a clubhouse, pool and spa, and Villa Grande has a recreation center with a pool and clubhouse (BSIA, Condominiums). Single-family owners have no shared pool; many canal homes have private pools and screened lanais, which the association permits to a 20-foot setback by policy.
Madrid Boulevard and the finger-canal cul-de-sacs make a quiet walking loop, and the association's minutes show the Punta Gorda Police Department reporting to the board monthly on neighborhood safety. City parks and the downtown Harborwalk are about 8 minutes north by car.
There is no public fitness center inside Burnt Store Isles. Twin Isles Country Club's wellness programming is for members; gyms and studios cluster on U.S. 41 and in downtown Punta Gorda.
Burnt Store Isles residents shop on the U.S. 41 commercial strip along the community's east edge, dine at Twin Isles Country Club if they are members, and drive about 8 to 9 minutes north to downtown Punta Gorda and Fishermen's Village for the harbor restaurants, markets and festivals.
The retail edge is immediate: the canal committee describes the commercial lots on U.S. 41 "just north of Walgreens" beside Alligator Creek, and the grocery and service strip runs along the same corridor (BSI Canal Committee, April 27, 2026). For restaurants, our Charlotte County restaurant guide covers downtown Punta Gorda, the harbor and the Burnt Store corridor, and our guide to things to do in Punta Gorda covers the farmers market, the waterfront events and Fishermen's Village.
Burnt Store Isles has taken direct hits from Hurricane Charley in 2004 and Hurricane Ian in 2022 and storm surge from Milton in 2024. The city has finished every Ian seawall replacement in the community, the area is in Evacuation Zone A, and new homes here are built to a 160 mph design wind speed.
Data updated: September 2026 (National Hurricane Center tropical cyclone reports; City of Punta Gorda Hurricane Repairs page; Charlotte County GIS web layers, queried September 25, 2026).
The city's hurricane-repair page is direct: "All seawall replacements in Burnt Store Isles have been completed. Punta Gorda Isles was divided into 5 work zones, with a repair schedule available for each" (City of Punta Gorda, Hurricane Repairs). The city works with FEMA to replace storm-damaged seawalls and bills the cost to the district. For a Burnt Store Isles seller that completed status is a selling point: the buyer is not waiting in a queue for a new wall.
Measure | Burnt Store Isles result | Source |
|---|---|---|
Storm-surge evacuation zone | Zone A | Charlotte County GIS, Storm Surge Evacuation Zones layer, point query |
Design wind speed, Risk Category II buildings | 160 mph | Charlotte County GIS, Florida Building Code wind speed layer |
Coastal High Hazard Area | A point we queried inside the community falls within the county's mapped area | Charlotte County GIS, Coastal High Hazard Area layer |
FEMA flood zone | AE, base flood elevation 9 feet, at all 12 addresses checked | FEMA National Flood Hazard Layer |
Source for the county rows: Charlotte County GIS web layers. Evacuation zones are not flood zones. Zone A means the county calls it first when surge threatens, and the state's lookup confirms any single address (Florida Division of Emergency Management, Know Your Zone; Charlotte County, Know Your Zone).
Punta Gorda enforces FEMA's substantial-damage and substantial-improvement rule strictly. The city counts "all repair costs, including labor and materials, OVERHEAD AND PROFIT," measures against the market value of the structure alone, not the land, and its floodplain program is credited for tracking improvements cumulatively (City of Punta Gorda, 50 percent rule). On a canal lot where the land carries much of the price, a large renovation of an older, lower house can cross the line and require elevating the home. Ask the seller for permit history and any substantial-damage letters from 2022 and 2024.
The association keeps hurricane preparation, recovery and contact pages for residents (BSIA, Preparation), and during storm recoveries it carries the city's canal and seawall notices in its Tuesday Bulletin.
Burnt Store Isles is in FEMA flood Zone AE, the coastal floodplain, with a base flood elevation of 9 feet at every one of the 12 addresses we checked across the community. The effective maps date from December 15, 2022, and the city's flood program earns a 25 percent discount on flood insurance premiums.
Data updated: September 2026 (FEMA National Flood Hazard Layer, queried September 25, 2026).
Address checked | FEMA zone | Base flood elevation | FIRM panel |
|---|---|---|---|
301 Madrid Blvd (Twin Isles Country Club) | AE | 9 ft | 12015C0243G |
5000 Palermo Dr | AE | 9 ft | 12015C0244G |
3293 Tripoli Blvd | AE | 9 ft | 12015C0243G |
716 Monaco Dr | AE | 9 ft | 12015C0243G |
3813 San Lorenzo Dr | AE | 9 ft | 12015C0243G |
4013 Bastia Ct | AE | 9 ft | 12015C0243G |
3700 Candia Dr | AE | 9 ft | 12015C0243G |
3803 Albacete Cir | AE | 9 ft | 12015C0244G |
610 Brindisi Ct | AE | 9 ft | 12015C0243G |
3847 Bordeaux Dr | AE | 9 ft | 12015C0243G |
519 Macedonia Dr | AE | 9 ft | 12015C0243G |
3553 Di Leuca St | AE | 9 ft | 12015C0243G |
Addresses located with the U.S. Census geocoder; zones from FEMA's National Flood Hazard Layer at those points. Both panels are effective December 15, 2022. Look up any specific address at the FEMA Map Service Center.
Zone AE is a Special Flood Hazard Area, so a federally backed mortgage requires flood insurance. The base flood elevation is the level the one-percent-annual-chance flood is expected to reach, 9 feet here. What sets the premium and the rebuilding rules is how high the house's lowest floor sits against that 9 feet, which is why an elevation certificate is the single most useful flood document in a Burnt Store Isles sale. The county's GIS carries a layer of certificates already on file (Charlotte County GIS web layers).
The effective flood maps were built on a preliminary study released in 2019 and took effect on December 15, 2022, weeks after Ian; no post-Ian restudy for Charlotte County had been posted when we last checked. The maps therefore do not yet reflect Ian's or Milton's surge.
"As of October 19, 2025, flood insurance premium discounts has remained the same at a 25% discount," the city says, because Punta Gorda is a Class 5 community in FEMA's Community Rating System (City of Punta Gorda, Flood Information; FEMA Community Status Book, Florida). Most Florida communities in the program sit at lower classes with smaller discounts.
Florida sellers must disclose flood-insurance claims, federal flood assistance and known flooding "at or before the time the sales contract is executed" (Florida Statutes 689.302). In Burnt Store Isles, after Ian and Milton, that form deserves a careful read by both sides.
Selling or buying in Burnt Store Isles? Sellers can get a free home valuation that accounts for your elevation certificate and flood history, or call Jesse direct at (239) 898-6072. Buyers can call Marc at (239) 287-5873 or read how we represent buyers.
Insurance for a Burnt Store Isles home is priced house by house: flood cost turns on the lowest-floor elevation against the 9-foot base flood elevation, and wind cost on roof age, openings protection and wind-mitigation credits. We publish no average premium, because one quote says little about the next house.
FEMA's current pricing reflects "flood frequency, multiple flood types ... and distance to a water source along with property characteristics such as elevation and the cost to rebuild," and "existing statutory limits on rate increases require that most rates not increase more than 18% per year" (FEMA, Risk Rating 2.0). A seller's existing National Flood Insurance Program policy can often be assigned to the buyer, which keeps the policy on its glide path; ask for it. The city's Class 5 rating takes 25 percent off NFIP premiums.
Insurers must offer credits for documented wind-resistant features on the state's uniform mitigation form (Florida Statutes 627.711). Impact windows, roof-to-wall straps and a secondary water barrier are the lines that move the premium. The state's My Safe Florida Home program requires an existing homestead exemption, so a new buyer is not eligible at closing.
Burnt Store Isles is served by Charlotte County Public Schools, which assigns students by attendance zone and earned a district grade of A for 2026. The public schools serving Punta Gorda south of the Peace River include Sallie Jones and East elementary schools, Punta Gorda Middle and Charlotte High, with the assignment set by address.
Data updated: September 2026 (Florida Department of Education 2026 school grades; Charlotte County Public Schools).
School | Level | 2026 grade | Note |
|---|---|---|---|
Sallie Jones Elementary | Elementary | A | City of Punta Gorda |
East Elementary | Elementary | B | Punta Gorda area |
Punta Gorda Middle | Middle | A | Up two letter grades from 2025 |
Charlotte High | High | B | Graduation rate 95 percent |
Florida SouthWestern Collegiate High, Charlotte campus | Charter high school | A | Application-based, 26300 Airport Rd |
Grades from the Florida Department of Education school grades. The district's own board policy assigns Punta Gorda Middle "that area east of Interstate 75, and all areas east and south of the Peace River," which places Burnt Store Isles, south of the river, in its zone. We could not run an automated address check because the district's Boundary Locator sits behind a verification step, so we do not assert which elementary school a given street is zoned for. Enter the exact address, and confirm with the school, before you rely on it. The charter option is FSW Collegiate High School.
The nearest full hospital to Burnt Store Isles is AdventHealth Port Charlotte, about 10 miles and 21 minutes north by car. Punta Gorda's own hospital closed after the 2024 hurricanes, and AdventHealth has announced a freestanding emergency department at Jones Loop Road, about 3 miles from the community.
Data updated: September 2026 (AdventHealth announcements; OSRM routing estimate from 301 Madrid Boulevard, September 25, 2026).
For a specialist or a trauma center, Fort Myers and Sarasota are the regional options, 30 and about 80 minutes by car.
Burnt Store Isles is about 8 minutes from downtown Punta Gorda, 15 minutes from Punta Gorda Airport, 7 minutes from I-75 at Jones Loop Road, 30 minutes from downtown Fort Myers and 45 minutes from Southwest Florida International Airport, based on routing-engine estimates from the Twin Isles clubhouse.
Data updated: September 2026 (OSRM routing-engine estimates, free-flow, from 301 Madrid Boulevard, computed September 25, 2026).
Destination | Distance | Drive time |
|---|---|---|
I-75 Exit 161, Jones Loop Road | 3.2 miles | about 7 minutes |
Downtown Punta Gorda, Laishley Park | 3.7 miles | about 8 minutes |
Fishermen's Village | 3.8 miles | about 9 minutes |
Punta Gorda Airport (PGD) | 6.1 miles | about 15 minutes |
AdventHealth Port Charlotte | 10.2 miles | about 21 minutes |
Burnt Store Marina, Lee County | 11.8 miles | about 21 minutes |
Downtown Fort Myers | 20.6 miles | about 30 minutes |
Cape Coral, Cape Coral Parkway at Del Prado | 27.1 miles | about 44 minutes |
Babcock Ranch, Founder's Square | 29.5 miles | about 42 minutes |
Southwest Florida International Airport (RSW) | 35.1 miles | about 45 minutes |
Sarasota Bradenton International Airport (SRQ) | 63.2 miles | about 79 minutes |
Estimates from the open-source OSRM routing engine to approximate destination points; they are free-flow and do not include season or bridge traffic. Punta Gorda Airport is run by the Charlotte County Airport Authority, and its current carriers are Allegiant and Sun Country (Punta Gorda Airport, Airlines). If you are comparing Burnt Store Isles with a newer inland town, our Babcock Ranch guide covers the solar town 42 minutes east.
The biggest projects touching Burnt Store Isles are the city's own canal works: a 5.78-acre staging site on U.S. 41 bought in 2026, a plan to widen five rim-canal corners, and the lock widening finished in 2025. Nearby, AdventHealth plans an emergency department and Punta Gorda Airport is expanding its terminal.
Data updated: September 2026 (BSI Canal Committee, April 27, 2026; Gulfshore Business, as posted by BSIA, August 20, 2026; AdventHealth; Punta Gorda Airport).
"The City of Punta Gorda purchased 5.78 acres at 3695, 3699, and 3731 S. Tamiami Trail for $900,000 to support maintenance of the Burnt Store Isles canal system," planned as a staging area for seawall and canal work, with site preparation estimated at about $700,000 more; council approved the purchase in April 2026 on a 3-2 vote (Gulfshore Business, as posted on BSIA Current News). The canal committee chairman explained why: the city uses open lots in Burnt Store Isles for staging, loses that use as each lot is built, and needed a site "on our canal" with truck access that avoids driving into the neighborhood (BSI Canal Committee, April 27, 2026). He wrote that the city is financing the work up front and recovering it from Burnt Store Isles owners through the existing program, with "no changes" expected.
The same bulletin describes widening "5 rim canal corners, those being too tight for normal large barge movement," by cutting into the mangroves and excavating to the canal's existing depth. No construction date has been announced.
The commercial frontage on the east side of Burnt Store Isles sits in the county's U.S. 41 zoning overlay layer (Charlotte County GIS web layers). Vacant commercial lots remain on the corridor, so a golf or condominium buyer on the east edge should check what is zoned behind the wall.
AdventHealth's planned emergency department at Jones Loop Road and Mac Ever Street would put emergency care about 3 miles from the community. Punta Gorda Airport's terminal expansion, about $44 million for 12 gates, was expected to finish in May 2027 according to the Airport Authority (Punta Gorda Airport, terminal expansion FAQs).
The city's fiscal year 2027 budget was "built entirely on a flat property tax outlook using the 'roll-back rate'" (City of Punta Gorda, Upcoming Budget Process), and a county vote on extending the 1 percent local option sales tax was set for November 3, 2026. New neighborhoods are being built mostly outside the city along the Burnt Store corridor; our Punta Gorda new construction guide tracks them.
A Burnt Store Isles buyer should confirm the city tax district, the canal assessment and the seawall replacement date on the tax bill, the deed-restriction case status with title counsel, city water and sewer service, the current watering restrictions, and the dock and lift permits. None of that shows up in a listing photo.
The City of Punta Gorda Utilities Department provides water and sewer, and the city provides curbside sanitation and recycling with Waste Management (City of Punta Gorda, Water and Wastewater; Sanitation). The deed restrictions themselves bound each lot to the sewer system. As of September 23, 2026 the regional water district had extended Modified Phase III water-shortage restrictions through March 31, 2027, limiting lawn irrigation to one day a week by address (BSIA, Current News; City of Punta Gorda, Water Restrictions).
Burnt Store Isles parcels are in city tax district 149, which combines the city and the Burnt Store Isles canal district; the 2025 certified total was 16.6185 mills, against 15.0855 mills in the unincorporated county district (Florida Department of Revenue, 2025 Charlotte County Taxing Authority Code Descriptions). The canal district levies no millage; its cost is the flat assessment. A new owner's taxable value resets to market at purchase, so budget from the purchase price, not the seller's bill. Homestead and portability are filed with the Charlotte County Property Appraiser.
The city has no short-term rental ordinance. The waterfront declaration says the no-business rule "shall not prevent an owner of a building from renting said property for residential use" (BSIA, Deed Restrictions), and condominium declarations can restrict rentals further. Read the condominium documents, and weigh the deed-restriction case, before buying to rent.
The association's rules on file require tile roofs or metal and composite that resemble tile, set 25-foot front and rear and 7.5-foot side setbacks on canal lots, cap side and rear fences, and allow solar panels in line with Florida Statutes 163.04 (BSIA, Deed Restrictions). Dock, lift and in-canal work needs a city permit under Chapter 6, and the city's building division sets permitted jobsite hours.
Ask for: the most recent tax bill showing the canal assessment, the city's seawall replacement date for the frontage, dock and lift permits, the elevation certificate, the four-point and wind-mitigation reports, any flood-insurance policy that can be assigned, condominium documents where they apply, and a title commitment that addresses the deed-restriction case. A buyer who has those before the inspection period ends has priced the house.
Burnt Store Isles' social life runs through three separate organizations: the Burnt Store Isles Association and its Tuesday Bulletin, picnics and November annual meeting; the Burnt Store Isles Boat Club; and Twin Isles Country Club's member events. City festivals downtown are about 8 minutes away.
The association sends a weekly Tuesday Bulletin to members, prints an annual newsletter and directory, and holds a general membership meeting in November (BSIA, Membership Information). Its board minutes show it funds neighborhood landscaping, events, security-camera maintenance and picnics, and that it meets monthly at Twin Isles Country Club with a police update on the agenda. Its calendar of events lists the year's gatherings.
The Burnt Store Isles Boat Club organizes cruises and social events on the water; it is a separate organization with separate membership.
Twin Isles Country Club members join golf leagues, tennis ladders and interest groups; the club's newsletters list card clubs, walking groups and a mahjong club among them (Twin Isles Country Club).
Downtown Punta Gorda, Laishley Park and Fishermen's Village carry the city's markets, festivals and waterfront events; see our guide to things to do in Punta Gorda.
Burnt Store Isles carried the highest median sale price of the named Punta Gorda communities on the MLS over the last 12 months, and it is one of only two with city-maintained seawalls. Punta Gorda Isles is larger and older, Burnt Store Marina is a gated Lee County marina community, and the Burnt Store Road communities are newer and inland.
Data updated: September 2026 (Southwest Florida MLS Matrix, City of Punta Gorda closed sales, September 25, 2025 to September 24, 2026, pulled September 25, 2026).
Community | MLS closed, 12 months | MLS median sold | Jurisdiction | Water | Governance and recurring charges |
|---|---|---|---|---|---|
Burnt Store Isles | 14 | $803,250 | City of Punta Gorda | City canals, boat lock, Alligator Creek | Voluntary association, deed restrictions under appeal; city canal assessment $1,035 (FY2027) |
Punta Gorda Isles | 80 | $564,000 | City of Punta Gorda | City canals; city says most of the system has no fixed bridges | Voluntary civic association, city overlay rules; city canal assessment $1,500 (FY2027) |
Burnt Store Marina | 30 | $323,750 | Lee County, unincorporated | Marina basin on Charlotte Harbor | Gated, master association |
Burnt Store Lakes | 32 | $422,450 | Charlotte County, unincorporated | Freshwater canals and lakes | Property owners association |
Burnt Store Village | 27 | $330,000 | Charlotte County, unincorporated | None to the harbor | Property owners association, county benefit unit |
Heritage Landing Golf and Country Club | 72 | $330,000 | Charlotte County, unincorporated | None to the harbor | Golf club community with a community development district |
Deep Creek | 38 | $337,250 | Charlotte County, unincorporated | No Gulf access | Property owners associations |
MLS counts use each community's MLS label and include condominiums, so they understate Burnt Store Isles and Punta Gorda Isles, where many homes list under shared labels. The county record, which counts every recorded single-family sale, is in the comparison below. Canal assessments are from the City of Punta Gorda, Special Assessments page; jurisdiction from the U.S. Census geocoder and each association.
Burnt Store Isles' high MLS median reflects its product more than a premium on identical houses: its homes are newer on average than Punta Gorda Isles', and most of the other names on the list are inland, newer-construction or villa markets. For the city as a whole, see our Punta Gorda home values guide.
Burnt Store Isles suits a buyer who wants a newer canal home, a finished seawall program, a lower canal assessment and a golf club at the center, and who is comfortable with a boat lock and an open deed-restriction case. Punta Gorda Isles suits a buyer who wants the larger system and the city's bridge-free claim.
Data updated: September 2026 (City of Punta Gorda; Charlotte County Property Appraiser; Southwest Florida MLS; BSIA; Punta Gorda Isles Civic Association).
The two are the city's only canal maintenance assessment districts, built by the same developer a few miles apart. From a distance they look alike: canal homes, city seawalls, a Punta Gorda address. Up close they differ on the five things that set price and daily life.
Decision factor | Burnt Store Isles | Punta Gorda Isles |
|---|---|---|
Canal system | 9 miles of canals, 18 miles of seawall (city) | 45 miles of canals and inlets, 91 miles of seawall (city) |
Built | Canals mid-1970s; median single-family year built 1998 | Canals late 1950s to mid-1970s (city manual) |
Route to the harbor | Burnt Store Isles boat lock, widened to 40 feet of travel in 2025, then Alligator Creek | Open saltwater canals to named access channels such as Ponce de Leon; no lock |
Bridge-free claim | None made by the city | City: "most of the PGI system" has no fixed bridges |
Ian seawall replacements | Complete (city) | Still under way in five work zones (city) |
Canal assessment, single-family, FY2026 | $1,010 | $1,350 |
Canal assessment, FY2027 (adopted) | $1,035 | $1,500 |
Deed restrictions | Recorded; ruled expired by a circuit court in 2025, association appeal pending with no ruling as of September 25, 2026 | Not renewed in 1995; replaced by a city special overlay district |
Association | Voluntary BSIA, $50 a year | Voluntary Punta Gorda Isles Civic Association |
Golf | Twin Isles Country Club inside the community | St. Andrews South Golf Club inside the community |
County recorded single-family sales since September 1, 2025 | 82, median $658,700 | 339, median $700,000 |
MLS closed, 12 months to September 24, 2026 | 14, median $803,250 | 80, median $564,000 |
Sources: City of Punta Gorda, Waterfront Living; City of Punta Gorda, Boating; City of Punta Gorda, Hurricane Repairs; City of Punta Gorda, Special Assessments; BSIA, Deed Restrictions Update; Punta Gorda Isles Civic Association; Charlotte County Property Appraiser recorded-sale files (county rows use a calendar-month window from September 1, 2025, Section 15 for Burnt Store Isles and the Punta Gorda Isles residential sections for Punta Gorda Isles, single-family use codes); Southwest Florida MLS Matrix.
The county record, which counts every recorded single-family sale, puts Punta Gorda Isles slightly above Burnt Store Isles at the median. The MLS, which counts only listings under each label, shows the opposite. Neither layer is wrong; they count different populations. For pricing a specific house, both communities come down to the canal, the route, the age and the size of the house.
Our Punta Gorda Isles guide covers it in depth, and our Punta Gorda guide sets it in the city.
The pros of Burnt Store Isles are newer canal homes, a city that owns and has finished replacing the seawalls, a lower canal assessment than Punta Gorda Isles, a golf club at the center and a short drive to downtown. The cons are a boat lock on the route, Zone AE flood exposure, no nearby hospital and unsettled deed restrictions.
Selling a Burnt Store Isles home well means pricing it on the county's recorded sales, marketing the water it sits on, and answering the lock, seawall and deed-restriction questions before a buyer asks. McGreevy and Comisar, the #1 team in Southwest Florida since 2012, build every Burnt Store Isles listing around those three.
If you're searching for the best Burnt Store Isles listing agent, or thinking, "I need to sell my house in Burnt Store Isles," you are choosing between agents who read the market from a portal and a team that reads it from the record. Jesse McGreevy and Marc Comisar price Burnt Store Isles homes against the actual recorded sales on the same kind of lot, canal, rim canal or golf, and in the same era of house, then market the parts a buyer from out of state cannot see for themselves.
In the last 12 months we tracked 72 recorded single-family sales in Burnt Store Isles at a median of $662,500, from $365,000 to $1,380,000, plus 13 condominium sales at a median of $200,000 (Charlotte County Property Appraiser files, sales recorded from September 25, 2025 to September 2, 2026). The Southwest Florida MLS shows 14 labeled closings in the 12 months to September 24, 2026, at a median of $803,250, a median 121 days on market and a 95.2 percent median sale-to-list ratio. The gap between those two lists is exactly why a Burnt Store Isles valuation has to start from the county record.
Start with our free home valuation and we will follow up with a Burnt Store Isles-specific number built on recorded sales on your type of lot. For the city-wide picture, our Punta Gorda home values guide explains how prices are moving across Punta Gorda.
Talk to Jesse direct: (239) 898-6072, text or call. Confidential conversations welcome.
The 14 MLS-labeled Burnt Store Isles sales in the 12 months to September 24, 2026 took a median of 121 days on market, compared with 79 days for Punta Gorda outside Babcock Ranch. Pricing on recorded sales from day one is the biggest lever on that number.
It can shape what a buyer plans to do with the house and what title counsel writes into the commitment. As of September 25, 2026, the appeals court had not ruled on the association's appeal of the 2025 ruling. We disclose the status in writing so it never surprises a buyer late.
No. The city owns and maintains the seawall under the canal district, and every Ian replacement in Burnt Store Isles is complete. Your dock, lift and yard restoration are yours; get the permits together.
Not when it is framed correctly. $1,035 a year buys city seawall replacement, dredging and the lock, work the city's manual prices at up to $300 per linear foot for a replacement wall. It is $465 below Punta Gorda Isles for fiscal year 2027.
Recorded single-family sales in 2026 ran at a median of $662,500 on 54 sales through September 2, up from $620,000 for calendar 2025. Volume is back to pre-storm levels. The right answer depends on your house and your plans; we will run the numbers with you.
Commission is negotiable. Florida documentary stamp tax on the deed is $0.70 per $100 of price, usually paid by the seller, plus title, recording and any prorated taxes and assessments (Florida Statutes 201.02). We give every seller a written net sheet before listing.
McGreevy and Comisar are the Southwest Florida team Burnt Store Isles owners call when a canal home has to be priced on the record and sold without surprises. Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008, lead the #1 team in Southwest Florida since 2012, and know Punta Gorda's canal districts.
As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse and Marc's own personal sales exceed $900 million. RealTrends ranked Domain Realty Group the #5 real estate team in Florida for 2026, on 241 transactions and more than $157 million in volume, and the #1 team in Bonita Springs by sales volume and by transaction sides. Jesse McGreevy and Marc Comisar bring over 45 years of combined direct experience between them. Read more about our team.
Meet Jesse McGreevy, who leads the team's listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation. Selling a Burnt Store Isles home? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Burnt Store Isles? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Jesse McGreevy is a top-reviewed Burnt Store Isles realtor, and the reviews on the team's Google Business Profile describe what a canal-home seller needs most: sound pricing, patience with moving parts, and a plan that works for owners who do not live here year-round.
★★★★★ "Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat." Verified Google review
★★★★★ "Marc made an extremely stressful time of selling my parents' house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation." Verified Google review
★★★★★ "We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes." Verified Google review
★★★★★ "Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive." Verified Google review
★★★★★ "No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional." Verified Google review
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).
Florida license numbers: Jesse McGreevy SL3101296 and Marc Comisar BK3060671.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
Burnt Store Isles buyers ask the same questions in roughly the same order: whether the community is in the city, who owns the seawall, how boats get out, what the canal assessment costs, whether the deed restrictions still apply and what homes sell for. Each answer below is drawn from the sections above and their sources.
Yes. Burnt Store Isles is inside the City of Punta Gorda in Charlotte County. All 12 addresses we tested across the community returned "Punta Gorda city" in the U.S. Census geocoder, and its parcels sit in city tax district 149, which combines the city with the Burnt Store Isles canal district.
Burnt Store Isles is in ZIP code 33950, the same ZIP as most of the City of Punta Gorda. Nearby communities that share the Burnt Store name, including Burnt Store Marina, Burnt Store Lakes and Burnt Store Village, are in 33955, and Burnt Store Marina is in Lee County.
No. Burnt Store Isles is a city canal and golf community in Punta Gorda, Charlotte County. Burnt Store Marina is a gated marina and golf community about 12 miles south on Burnt Store Road in unincorporated Lee County. Twin Isles Country Club, inside Burnt Store Isles, was once called Burnt Store Marina and Country Club, which adds to the confusion.
No. Burnt Store Isles is not gated. Its streets are public city streets, it is patrolled by the Punta Gorda Police Department, and the association invites a police update to its monthly board meeting. Buyers who want a guardhouse in the Punta Gorda area usually look at Burnt Store Marina or the golf communities on Burnt Store Road.
There is no mandatory homeowners association and no mandatory HOA fee for single-family homes. The Burnt Store Isles Association is a voluntary non-profit, "not a mandatory HOA," with dues of $50 a year by check or $55 online. Condominium owners pay their own condominium association, and every single-family parcel pays the city canal assessment on the tax bill.
The Burnt Store Isles Association, founded in 1983, holds the developer's deed-restriction enforcement rights under a 1985 agreement, reviews exterior changes, sends a weekly Tuesday Bulletin, funds neighborhood landscaping, security cameras and events, and holds an annual members' meeting in November at Twin Isles Country Club. Membership is voluntary.
That is unsettled. The association reports that a Charlotte County circuit judge ruled in April 2025 that the recorded deed restrictions had expired in January 2001. The association appealed to the Sixth District Court of Appeal in July 2025, and on February 20, 2026 the homeowners on the other side filed a confession of error asking the court to reverse; as of September 25, 2026 the court had not ruled. Ask title counsel for the status on your contract date.
The canal assessment is a flat city charge on the tax bill that funds seawall replacement, canal dredging, mangrove management and the boat lock. It is $1,035 per single-family parcel for fiscal year 2027, adopted by City Council on September 9, 2026, up from $1,010 in fiscal year 2026.
The City of Punta Gorda maintains and replaces the seawalls through the Burnt Store Isles Canal Maintenance Assessment District, which covers 18 miles of seawall. The owner keeps everything else: docks, lifts, pilings, dock utilities, irrigation and landscaping, and restoring them after any seawall job, with the city supplying replacement sod only.
Yes. The City of Punta Gorda states that "all seawall replacements in Burnt Store Isles have been completed." In neighboring Punta Gorda Isles the program is still running across five work zones, so a Burnt Store Isles buyer is not waiting for the city to replace the wall behind the house.
Yes. The city lists "the BSI boat lock" as part of the canal district. It was widened in a project that began January 17, 2025, to give "40' of travel through the lock," and the canal committee reported it complete in April 2025 after an April 17 walk-through. The city has not published the lock's clearance or operating details.
We make no bridge-free claim for Burnt Store Isles. The City of Punta Gorda says most of the Punta Gorda Isles canal system has no fixed bridges, and it makes no such statement for Burnt Store Isles. If mast or tower height matters, verify the full route from the specific dock with Public Works at (941) 575-5050 before the inspection period ends.
Boats run through the Burnt Store Isles canals to the boat lock and then through Alligator Creek, a natural tidal creek, to the east side of Charlotte Harbor. NOAA's Coast Pilot reported 6 feet in the channel to the creek in 1991, an old survey, so check current charts and depth at low tide for a deep-draft boat.
The city requires 50 feet of navigable channel in its canals, except that in Burnt Store Isles "when only one side of the waterway is seawalled (typical perimeter canal), a passageway of forty (40) feet is required to be maintained." The outer rim canals are therefore narrower than the interior finger canals.
No. The city's Chapter 6 rules prohibit floating docks in residential canals and prohibit boat-lift canopies and overhead covers; fitted mooring covers on the boat are allowed. Docks, pilings and lifts must be freestanding, concrete docks may reach no more than 10 feet waterward of the seawall, and nothing may attach to the seawall.
The Burnt Store Isles Canal Advisory Committee is a five-member board of district residents appointed by City Council for three-year terms. It meets on the second Tuesday of each month at 1:30 p.m. in City Council Chambers, decides Canal Construction Special Permits, and recommends the annual canal assessment and long-range capital plan.
Yes. Twin Isles Country Club, at 301 Madrid Boulevard in the middle of Burnt Store Isles, plays an 18-hole, par-72 course of about 6,722 yards designed by Ron Garl and Mark McCumber. It is a private, member-owned club, and about 400 Burnt Store Isles homes sit on golf-course lots.
No. Club membership is optional for Burnt Store Isles owners; homes do not carry a mandatory or bundled membership. The club offers full memberships or single-interest memberships such as golf or tennis, and it does not publish its fees on a public page, so call it at (941) 637-1232.
Yes. The Burnt Store Isles Boat Club is a separate organization from the Burnt Store Isles Association, with its own membership and events. The association warns that joining one does not include the other.
Burnt Store Isles is in FEMA Zone AE, the coastal floodplain, with a base flood elevation of 9 feet at all 12 addresses we checked, on panels 12015C0243G and 12015C0244G effective December 15, 2022. An elevation certificate shows where a specific home's lowest floor sits against that 9 feet.
Burnt Store Isles is in Charlotte County storm-surge Evacuation Zone A, the first zone ordered to leave when surge threatens. Evacuation zones and flood zones are different maps; check any single address with the county's or the state's Know Your Zone lookup.
Our census of the Charlotte County roll found 1,137 single-family parcels with a median year built of 1998: 262 homes from the 1980s, 378 from the 1990s, 250 from the 2000s, 142 from the 2010s and 105 since 2020. None of the houses on the roll predates 1980.
In the 12 months of recorded sales to September 2, 2026, Burnt Store Isles single-family homes sold at a median of $662,500, from $365,000 to $1,380,000, across 72 Charlotte County recorded sales. The 14 sales labeled Burnt Store Isles on the MLS in the 12 months to September 24, 2026 had a median of $803,250.
Yes. The association lists Villas of Burnt Store Isles (98 villas), Villa Grande at Burnt Store Isles (74 units), Vizcaya at Burnt Store Isles (36 coach homes) and Mondovi Bay Villas (52 units), and the county roll also carries the small Retreat at Burnt Store Isles. Condominiums recorded 13 sales at a $200,000 median in the latest 12 months.
Charlotte County Public Schools assigns by attendance zone and earned a district A for 2026. District policy places Burnt Store Isles, south of the Peace River, in the Punta Gorda Middle zone, and Charlotte High is the city's high school. The elementary school depends on the address, so confirm it with the district's Boundary Locator and the school.
The nearest full hospital is AdventHealth Port Charlotte, about 10 miles and 21 minutes north. ShorePoint Health Punta Gorda closed after the 2024 hurricanes. AdventHealth announced a freestanding emergency department at Jones Loop Road and Mac Ever Street in September 2025, and we have not confirmed its opening date.
The nearest Gulf beaches are about 52 minutes away in Englewood and about 62 minutes away on Boca Grande by car, based on routing-engine estimates. By boat, the lock and Alligator Creek lead to Charlotte Harbor and on toward the barrier islands.
Punta Gorda Airport is about 6 miles and 15 minutes away, served by Allegiant and Sun Country. Southwest Florida International Airport in Fort Myers is about 35 miles and 45 minutes, and Sarasota Bradenton International is about 63 miles and 79 minutes, based on free-flow routing estimates.
A federally backed mortgage requires flood insurance in Zone AE, which covers Burnt Store Isles. Citizens Property Insurance also requires flood coverage on its policies by value and date, with a $400,000 replacement-cost line for 2026 policies and all personal residential policies from January 1, 2027. The city's Class 5 rating cuts NFIP premiums by 25 percent.
The City of Punta Gorda has no short-term rental ordinance, and the waterfront declaration says the no-business rule does not prevent an owner "from renting said property for residential use." Condominium documents may restrict rentals further, and the deed-restriction case adds uncertainty, so read the recorded documents before buying to rent.
The association's rules on file allow tile roofs, including metal and composite that resemble tile with a nose of at least 1 inch; shingles, flat metal and standing-seam metal are not accepted. Whether the association can enforce that rule depends on the outcome of the deed-restriction appeal, so ask before you replace a roof.
Burnt Store Isles is in city tax district 149, with a 2025 certified total of 16.6185 mills, plus the flat canal assessment of $1,035 for fiscal year 2027. A buyer's taxable value resets to market at purchase, so estimate taxes from the price you pay rather than the seller's bill.
Yes. The City of Punta Gorda publishes a Burnt Store Isles district boundary map and historical aerials, and the Burnt Store Isles Association keeps a community map on its site. The aerial at the top of this page outlines the recorded parcels of Section 15 and its condominiums.
Both are city canal districts built by Punta Gorda Isles, Inc. Burnt Store Isles is smaller and newer, reaches the harbor through a lock and Alligator Creek, has finished its Ian seawall replacements and pays a lower canal assessment. Punta Gorda Isles is larger and older, has the city's bridge-free claim for most canals, and is still working through seawall zones.
The city bought 5.78 acres on U.S. 41 at 3695, 3699 and 3731 South Tamiami Trail for $900,000 as a canal staging site and plans to widen five rim-canal corners for barges. AdventHealth plans an emergency department at Jones Loop Road, and Punta Gorda Airport is expanding its terminal.
Burnt Store Isles sellers ask who should list the home, what it is worth on the record, how the canal assessment, the lock and the deed-restriction case affect a sale, and what to prepare before the first showing. These answers draw on the county's recorded sales, the city's canal records and the sections above.
The best Burnt Store Isles listing agent prices from the county's recorded sales, not a portal, and can explain the canal district, the lock and the deed-restriction case to a buyer. McGreevy and Comisar, the #1 team in Southwest Florida since 2012 and among the Top 1% Real Estate Agents Nationally Since 2008, build every listing that way. Call Jesse at (239) 898-6072.
Your home's value is set by recent recorded sales on the same kind of lot, canal, rim canal or golf, and of the same era and size. In the latest 12 months, Burnt Store Isles single-family homes recorded a median of $662,500, from $365,000 to $1,380,000. Start with our free valuation and we will build a specific number.
Selling costs include a negotiable commission, Florida documentary stamp tax of $0.70 per $100 of price on the deed, title and closing fees, and prorated taxes and the canal assessment. We give every Burnt Store Isles seller a written net sheet before the listing is signed.
We market the water first: the canal, its width and turns to the lock, the city's completed seawall replacement, and the permitted dock and lift. Then the house: year built, roof, openings and the elevation certificate. Cinematic video, drone and professional photography carry that story to the qualified-buyer database behind the #1 team in Southwest Florida.
Yes. For owners who want privacy, we can market a Burnt Store Isles home quietly to qualified buyers before, or instead of, a public MLS launch. We will walk you through the trade-off: a private sale limits exposure, and in a market where the MLS median was 121 days on market, exposure matters.
The 14 MLS-labeled Burnt Store Isles sales in the 12 months to September 24, 2026 took a median of 121 days on market with a median sale-to-list ratio of 95.2 percent. Accurate pricing from the first day is the biggest lever a seller controls.
Recorded single-family sales through September 2, 2026 show 54 sales at a $662,500 median, up from $620,000 for calendar 2025 and below the 2022 peak median of $852,500. Volume has recovered to pre-storm levels, so buyers are active, but they are price-sensitive and inspection-minded.
Twin Isles Country Club membership is optional and is not attached to Burnt Store Isles homes, so there is no mandatory club transfer at closing. If a seller holds a membership, we help coordinate with the club on its own resignation or transfer rules, which the club sets and does not publish.
We recommend disclosing it in writing and letting title counsel address it in the commitment. The association reports a 2025 circuit ruling that the restrictions expired and a pending appeal on which the court had not ruled as of September 25, 2026. A buyer who learns about it late may renegotiate or walk.
Florida sellers must disclose flood-insurance claims, federal flood assistance and known flooding at or before the time the contract is signed. In a Zone AE community after Ian and Milton, complete the form carefully and attach what you have, including any elevation certificate and insurance history.
Yes, if you do not have one. Burnt Store Isles is Zone AE with a 9-foot base flood elevation, and a buyer's flood premium depends on the lowest floor against that figure. A certificate in the listing file answers the insurance question before it slows the deal.
Usually, yes. Most Burnt Store Isles homes are more than 20 years old, so Citizens and many carriers require a four-point inspection, and a wind-mitigation report can cut the buyer's premium. Having both lets a buyer price insurance during showings instead of during the inspection period.
The canal assessment is billed on the annual Charlotte County tax bill, so it is normally handled with the property-tax proration at closing; your closing agent confirms the split. It is $1,035 for fiscal year 2027, adopted September 9, 2026 ($1,010 for fiscal year 2026).
The sale does not need a permit, but a buyer will ask whether the dock and lift were permitted under the city's Chapter 6 rules, especially if they were rebuilt after Ian. Gather the permits before listing; unpermitted marine work is a common inspection-period issue.
Report it to the city. The seawall belongs to the canal district, and every Ian replacement in Burnt Store Isles is complete, so new damage goes to Public Works at (941) 575-5050. Get the city's response in writing for the buyer's file.
Yes. Golf-course lots carry their own deed-restriction declaration and no boat, and they draw a different buyer. We price each against its own kind of sale rather than the community median.
It depends on the house and the view. Rim-canal lots back onto mangrove preserve and sit on narrower, single-seawalled canals, while interior fingers have seawalls on both banks. We price each against recorded sales on the same canal type.
The highest recorded single-family sale in the latest 12 months was $1,380,000 on Monaco Drive in March 2026, a 2020-built home. A 2022-built home on Macedonia Drive recorded at $1,375,000 the same month. The MLS high under the Burnt Store Isles label was $1,280,000 on Palermo Drive in December 2025.
Newer, well-documented canal homes priced on recorded sales move first. The slowest sales are older homes priced from the 2022 peak, and condominium units with pending building questions. We read your competition before we set the price.
Prices fell from the 2022 peak, when the recorded single-family median was $852,500, to $620,000 for calendar 2025, and recovered to $662,500 on 54 sales in 2026 through September 2. The market has stabilized with volume back at pre-storm levels.
Keep projects modest. Punta Gorda counts labor, materials, overhead and profit against the structure's value under the FEMA 50 percent rule, cumulatively, so a large renovation of an older, lower home can trigger elevation requirements. Paint, landscaping and repairs usually return more than a major remodel before a sale.
Yes. Many Burnt Store Isles owners are seasonal, and we manage showings, vendors, inspections and the closing remotely, with mail-away closing documents through the title company.
Yes. We list villas and coach homes in Villas of Burnt Store Isles, Villa Grande, Vizcaya, Mondovi Bay and the smaller condominiums, and we assemble the condominium documents a buyer is entitled to under Florida law so the seven-day review period runs cleanly.
Expect requests for the tax bill showing the canal assessment, the seawall replacement status, dock and lift permits, the elevation certificate, four-point and wind-mitigation reports, the flood-insurance policy and claims history, and, for a condominium, the association documents. We assemble them before listing.
Buyers price insurance before they price the house. Citizens requires four-point inspections on homes over 20 years old and is phasing in mandatory flood coverage by 2027, and Zone AE requires flood insurance for a federally backed mortgage. A documented roof, openings and elevation make a home easier to insure and to sell.
The MLS counts sales listed under the Burnt Store Isles label, 14 in the latest 12 months, while the county records every sale on a Section 15 lot, 72 single-family sales in a similar window. Many Burnt Store Isles homes list under Punta Gorda Isles labels. We price from the fuller county record.
Yes. Burnt Store Isles is not gated, so open houses and signage are practical. The association's rules on file limit "For Sale" signs to one per property and to a small size; follow them unless title counsel advises otherwise.
Yes. The county roll carries 79 vacant residential parcels, and three qualified lot sales in the latest 12 months ranged from $375,000 to $450,000. Buyers of canal lots ask about the seawall, the lot's use by the city for canal staging, and the building rules.
We cannot isolate its effect on price, and we do not claim one. What it changed is capacity: the city says the lock now gives 40 feet of travel for barges doing seawall work, and buyers with larger boats ask about it. We cover it in every listing.
Florida's portability rule can move part of your homestead assessment difference to a new Florida homestead if you establish it within the legal time limit, up to a statutory cap. File with the property appraiser in the new county; we coordinate the timing of both sales.
On the county record, Burnt Store Isles single-family homes sold at a median of $287.60 per square foot of the roll's living area over the latest 12 months. The MLS median for its 14 labeled sales was $313 per living square foot. They use different records and denominators, so we use each against its own comparables.
Because a Burnt Store Isles sale turns on records and reach. We price from the county's recorded sales and the city's canal records, market to the qualified-buyer database of the #1 team in Southwest Florida since 2012, and our personal sales exceed $900 million. Call Jesse at (239) 898-6072 for a confidential conversation.
Every figure on this Burnt Store Isles page traces to one of the primary sources below: the City of Punta Gorda, Charlotte County, the Burnt Store Isles Association, federal and state agencies, and the courts. Dates show when we read or queried each one. Market figures come from the Southwest Florida MLS and Charlotte County Property Appraiser files.
City of Punta Gorda
Burnt Store Isles Association and community organizations
Charlotte County
State of Florida
Federal
Healthcare, routing and news
Market data
These Burnt Store Isles documents are published by the City of Punta Gorda, the Burnt Store Isles Association and federal agencies. Each link opens the issuing authority's own copy, so you always read the current version rather than a reprint. Read the recorded documents for any specific parcel before you buy.
Document | Issued by | Why it matters |
|---|---|---|
City of Punta Gorda | Seawall care, canal widths, dock rules and speed zones | |
City of Punta Gorda | What you may build at the water | |
City of Punta Gorda | Which parcels pay the canal assessment | |
City of Punta Gorda | How the canal system was built out | |
City of Punta Gorda | Background on the lock widening | |
City of Punta Gorda | The $1,010 canal assessment | |
City of Punta Gorda | The $1,035 fiscal year 2027 assessment | |
City of Punta Gorda, posted by BSIA | The 40-foot lock passage | |
Burnt Store Isles Association | The recorded declarations and policies | |
National Hurricane Center | The storm record for Punta Gorda |
Market data from Southwest Florida MLS, pulled September 2026. County sales from Charlotte County Property Appraiser public files, analyzed September 2026. Brokered by Domain Realty.
2,266 people live in Burnt Store Isles, where the median age is 69 and the average individual income is $63,183. Data provided by the U.S. Census Bureau.
Total Population
Median Age
Population Density Population Density This is the number of people per square mile in a neighborhood.
Average individual Income
There's plenty to do around Burnt Store Isles, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including Publix Liquors, Asian Yummy Food, and Circle K.
| Name | Category | Distance | Reviews |
Ratings by
Yelp
|
|---|---|---|---|---|
| Dining | 0.73 miles | 0 reviews | 0/5 stars | |
| Dining | 0.78 miles | 24 reviews | 3.3/5 stars | |
| Dining | 0.84 miles | 5 reviews | 2.6/5 stars | |
| Shopping | 0.79 miles | 0 reviews | 0/5 stars | |
| Active | 0.78 miles | 19 reviews | 3.5/5 stars | |
| Beauty | 0.73 miles | 71 reviews | 3/5 stars | |
| Beauty | 0.78 miles | 7 reviews | 4.4/5 stars | |
| Beauty | 0.79 miles | 0 reviews | 0/5 stars | |
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Burnt Store Isles has 1,098 households, with an average household size of 2. Data provided by the U.S. Census Bureau. Here’s what the people living in Burnt Store Isles do for work — and how long it takes them to get there. Data provided by the U.S. Census Bureau. 2,266 people call Burnt Store Isles home. The population density is 1,429 and the largest age group is Data provided by the U.S. Census Bureau.
Total Population
Population Density Population Density This is the number of people per square mile in a neighborhood.
Median Age
Men vs Women
Population by Age Group
0-9 Years
10-17 Years
18-24 Years
25-64 Years
65-74 Years
75+ Years
Education Level
Total Households
Average Household Size
Average individual Income
Households with Children
With Children:
Without Children:
Marital Status
Blue vs White Collar Workers
Blue Collar:
White Collar:
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
