Burnt Store Marina is a gated harbor and golf community with a Punta Gorda address in Lee County, where 106 homes recorded sales in 12 months at a $360,000 median and the marina is vested for 525 wet slips. 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 Marina sellers call first, and the team buyers call when they want the Lee County tax bill, the Section 22 estoppel and the condominium's milestone status 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 Lee County community with a Punta Gorda address is simple: ask who prices a home on the Lee County public record instead of a portal estimate.
Burnt Store Marina is a gated marina and golf community in Lee County with a Punta Gorda, Florida address. It sits on the east shore of Charlotte Harbor, west of Burnt Store Road, with the Charlotte County line on its north edge and the City of Cape Coral on its south. Lee County staff describe it as 626 acres "originally platted in 1973 as Punta Gorda Isles, Section 22 in Plat Book 28, Page 118," bounded by Charlotte County to the north, Burnt Store Road to the east, Cape Coral to the south and Charlotte Harbor to the west (Lee County, CPA2007-00054 staff report). Its master association, Punta Gorda Isles, Section 22 Homeowners Association, counts "approximately 1920 residences" and 47 sub-associations (Burnt Store Marina, PGI Section 22). The Lee County roll carries 1,877 homes inside the Section 22 footprint, 1,212 condominium units and 665 houses, plus 21 vacant residential lots.
Three facts decide value here, and most listing pages get at least one of them wrong. First, the address says Punta Gorda but the government is Lee County: Lee taxes the home, Lee's flood maps and building department govern it, and Lee's school district serves it, while the City of Punta Gorda has no role and Charlotte County's only role is water and sewer. Second, the water and the fairways have different owners. Safe Harbor Marinas owns and runs the marina, while the Section 22 association owns the 27-hole golf course, the golf clubhouse and the Fitness, Racquet and Pool Club, so a slip is a Safe Harbor contract and golf is a club membership, and neither is part of the association assessment (Section 22 Board, March 2026). Third, flood zone splits the community in two: the harbor-front and marina-basin streets sampled FEMA Zone AE with a base flood elevation of 8 feet, and the golf and interior streets sampled Zone X (FEMA National Flood Hazard Layer).
This guide is built from the Lee County Property Appraiser's recorded-sale and parcel files, the Section 22 association's recorded declarations, bylaws and newsletter, Lee County zoning resolutions and comprehensive-plan staff reports, FEMA's flood map service, the Lee County Tax Collector and Property Appraiser, 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 Marina homes on the records that move them: 106 Lee County recorded sales in the latest 12 months, the Section 22 estoppel, each condominium's milestone status and the flood zone of the building. 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 Marina, whether you're ready to sell your Burnt Store Marina 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 Marina valuation we write starts from Lee County's recorded sales, not a portal estimate.
Recent Burnt Store Marina track record, from the county record. In the last 12 months we tracked 106 closings in Burnt Store Marina in the Lee County Property Appraiser's recorded-sale file (qualified, improved sales recorded between September 1, 2025 and August 7, 2026, the newest sale in the file): $42,068,850 in dollar volume and a median of $360,000. The 37 single-family and land-condominium homes sold at a median of $460,000, topped by $1,150,000 on Sunset Key Circle. The 69 condominium units sold at a median of $275,000, topped by $895,000 for unit 701 in the Grande Isle III and IV towers. None of the 106 was a builder-direct first sale; every one was a resale.
The MLS view of the same year. Southwest Florida MLS shows 30 closings labeled Burnt Store Marina for the 12 months to September 26, 2026, at a median of $323,750, a median of 247 days on market and a median sale-to-list ratio of 94.1 percent (Southwest Florida MLS Matrix, pulled September 26, 2026). The MLS count is smaller because many Burnt Store Marina condominiums are listed under their own condominium name with a blank or different development label, so in Lee County we lead with the county record and show the MLS figures beside it.
For luxury Burnt Store Marina 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 Burnt Store Marina home that marketing starts with the water and the fairways: the harbor, basin, lake or golf view the home actually has, the floor and exposure of a tower residence, the flood zone and elevation of the building, and a clear statement that slips and dry storage are Safe Harbor contracts and golf is a club membership, so the buyer knows what conveys and what does not.
Honors and recognition:
McGreevy and Comisar is a top-reviewed Burnt Store Marina 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 Marina 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 Marina? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Burnt Store Marina is a gated Lee County marina and golf community with a Punta Gorda mailing address, where most homes are condominiums, the marina and the golf course have different owners, the master assessment is not published, and the market is measured best on the county record. These eight points carry the rest of the page.
This Burnt Store Marina guide is organized so a seller or a buyer can jump straight to the record that answers the question: recorded sales, the Lee County line on a Punta Gorda address, the association and its fee stack, the neighborhoods and towers, the marina and the golf club, flood and insurance, schools and drive times, the comparison with Punta Gorda Isles, and the buyer and seller FAQs.
Living in Burnt Store Marina means a guard-gated harbor community where most homes are condominiums, a working marina sits at the center, an association-owned golf course runs through the middle, and Lee County supplies the government. Downtown Punta Gorda is about 24 to 25 minutes away by car without traffic.
Most Burnt Store Marina homes are condominiums. The Lee roll counts 1,212 condominium-form units against 665 detached or other homes, and of those 665, 558 sit on land-condominium lots and 107 on conventionally platted lots. The Florida Department of Business and Professional Regulation lists 45 condominium filings inside the community totaling 1,777 units, including the detached-home land condominiums, and every one of its unit counts matches the county roll for the same complex (Florida DBPR, condominium roll; Lee County Property Appraiser, parcel layer).
The product runs in three layers. At the top are the harbor towers: Harbor Towers, two buildings and 120 units with eight residential floors, built in 1998; the four Grande Isle Towers, 216 units on seven floors, built in 2004 and 2005, of which III and IV are now marketed by their association as Sunset Pointe Towers; Vista del Sol, one seven-floor building of 60 units from 2003; and Tides at Marina Towers, 33 units on six floors from 1990. In the middle are the three-floor walk-up and garden condominiums, most of them from the first building era, 1979 to 1984: Marina South Shore with 123 units, Commodore Club with 96, Keel Club, Marina North Shore, and the Rudder, Halyard and Spinnaker Clubs along the golf course, plus the newer Emerald Isle and The Esplanade. The third layer is the detached one-story home, built mostly from 1993 onward on land-condominium lots in 22 small associations with 565 lots between them, and on the platted Section 22 blocks, Diamond Park and a handful of smaller plats.
The county classes each parcel's water. "Bay" covers the Charlotte Harbor, Prosperity Point and Sunset Key frontage, which is where the towers, Marina South Shore and Sunset Key sit. "Canal" covers the two marina basins, including Keel Club, Marina North Shore and Diamond Park. "Lake" covers Emerald Isle, Topaz Cove, The Resort and the Sugarloaf lake homes, and "Golf" covers most of the golf-course neighborhoods (Lee County Property Appraiser, land type layer). That classification is the starting point of every price conversation here.
The community is gated and staffed around the clock. The main gatehouse on Burnt Store Road is manned 24 hours a day, seven days a week, by Platinum Group Security under contract to Section 22; trucks and marina traffic use the commercial gate at Matecumbe Key Road and Vincent Avenue; and a resident-only barcode gate at Cape Cole Boulevard admits cars only (Section 22, Accessing Our Community). The association's board reported about 500,000 vehicle entries in 2025 (Section 22 Board, Beyond Vision 2025).
Mornings start at the water. Safe Harbor Burnt Store sells fuel from 7:30 a.m. to 5 p.m. daily and runs wet slips for boats from 30 to 100 feet and a dry stack for boats from 20 to 40 feet (Safe Harbor Burnt Store). The Bicycle Group rides Monday through Saturday at 7:30 a.m., the Burnt Store Anglers fishing club has more than 150 members, and the Cape Coral Dragon Boat Club, which began inside the community in 2006, has more than 60 paddlers (Section 22, Clubs and Organizations). Inside the gates residents eat at Cass Cay Restaurant and Bar on the marina waterfront, The Trading Post deli and store beside the ship's store, and Linkside Café at the country club (Section 22, Dining Venues).
Afternoons go to the golf course and the courts. Burnt Store Marina Country Club is a 27-hole executive course by Ron Garl and Mark McCumber, played as three nines named Osprey, Pelican and Heron (Burnt Store Marina Country Club, Course Details). The Fitness, Racquet and Pool Club on Matecumbe Key Road has four tennis courts, eight pickleball courts, a heated pool and spa and a fitness center open every day of the year (Section 22, Fitness, Racquet and Pool Club). In season, the private Platinum Point Yacht Club "averages 83 events each month," and its parking lot hosts a Friday farmers market from 9 a.m. to 1 p.m. (Platinum Point Yacht Club; The Beacon, October 2026 calendar). The association's monthly newsletter, The Beacon, carries the calendar.
Nature starts at the gate. Lee County's 388-acre Yucca Pens Preserve has a published access point about half a mile, in a straight line, north of the Islamorada Boulevard entrance (Lee County Parks, Yucca Pens Preserve), and Charlotte Harbor Preserve State Park, the third-largest state park in Florida at 45,507 acres, lines the harbor up Burnt Store Road (Florida State Parks, Charlotte Harbor Preserve).
The association counted 1,906 homeowners in July 2025 (Section 22 Treasurer, July 2025). No federal survey breaks out owner age or residency for this community alone, and we do not invent one. What the records do say is that many owners are seasonal. After Hurricane Ian, a resident article on the Grande Isle I and II towers noted that "only 17 of the 112 homeowners were year-round residents" (The Beacon, May 2023).
Burnt Store Marina is not an age-restricted community at the master level. The Section 22 bylaws define a living unit as a residence "intended for occupancy by one family or household," with no age qualifier (Amended and Restated Bylaws, 2016); the Fitness, Racquet and Pool Club sells a child add-on membership for children 16 and under; and the community code of conduct requires a responsible adult with minors under 17 at the amenities (Burnt Store Marina Code of Conduct). Each condominium's own declaration governs its building, and most of those declarations are not posted online, so a buyer reads the one for the building in question.
Renting is allowed at the master level: the rules bar trade and business use but state that this "shall not prevent an owner of a building from renting said property for residential use" (Summary of Section 22 Rules). We found no minimum lease term in the master documents; each sub-association's own declaration governs leasing in its building, and renters sign up with the gate. Club memberships belong to people, not properties, and do not pass from an owner to a tenant.
Section 22 is the master layer. Its assessment is charged equally on each lot and dwelling unit and covers the common areas, the private roads and street lights, entrance landscaping, the gates and the contracted security (Declaration of Restrictions, Section 22, with amendments). The golf course, Linkside Café and the fitness club are run as separate operations with their own budgets, and the association's treasurer describes them as budgeted to roughly break even apart from the dues (Section 22 Treasurer, July 2025). Every exterior change, including one in a condominium building, needs Section 22 architectural approval. Alliant Property Management is the managing agent (Section 22, Association Management Company).
Lee County is the government. The Lee County Sheriff's Office handles law enforcement, and the association tells residents to call 911 and "identify yourself as Lee County." Fire protection comes through Lee County's Burnt Store Area Fire Service MSTU, which the county serves by contract with the City of Cape Coral Fire Department, a relationship dating to 1990 (Lee County and Cape Coral interlocal agreement). Lee County EMS runs ambulance service. Lee County collects trash through a non-ad valorem line on the tax bill, $381.11 for a single-family home in 2025 (Lee County Solid Waste rates).
The one service that comes from Charlotte County is water and sewer. Lee County's own franchise maps return Charlotte County Utilities at interior Burnt Store Marina points (Lee County GIS services), and Charlotte County's water-supply plan lists "Lee County, Burnt Store Marina" as served from its Burnt Store plant on Burnt Store Road (Charlotte County, Water Supply appendix).
The tax bill shows the rest. Sampled Burnt Store Marina parcels carry Lee County millage code 034, "Burnt Store Area Fire MSTU," at a 2025 adopted total of 14.0825 mills, of which the fire unit was 3.1700; the 2026 proposed total is 13.6738, with the fire unit proposed at 2.8000 (Lee County Property Appraiser, 2026 TRIM notice). Two condominiums in Area IV, the part of the community outside the Section 22 restrictions, carry a different Lee district code, so a buyer reads the tax bill for the exact unit. There is no community development district and no road or lighting MSBU on the sampled bill.
We walk a Burnt Store Marina buyer through four documents before the kitchen. First, the tax bill: which Lee district code the unit carries, what the fire MSTU line adds, and what non-ad valorem lines sit beside it. Second, the Section 22 estoppel certificate, because it is the only place the master assessment is stated in writing, alongside the sub-association's own estoppel for the building or land condominium. Third, for any condominium of three or more floors, the building's milestone inspection and structural integrity reserve study status, and the year the building turns 30 by its county year built. Fourth, the flood zone of the building itself, AE 8 on the harbor and basins or X on the golf side, read from the FEMA panel and the elevation certificate rather than from the street. Those four answers move price more than the finishes do.
Burnt Store Marina recorded 106 qualified home sales in Lee County's files in the latest 12 months at a $360,000 median: 37 houses at $460,000 and 69 condominium units at $275,000. The MLS label captured 30 closings at a $323,750 median. The county record is the fuller count here.
Data updated: September 2026 (Lee County Property Appraiser public parcel and sales files, downloaded September 26, 2026, newest recorded sale August 7, 2026; Southwest Florida MLS Matrix, pulled September 26, 2026).
Segment | Recorded sales | Median | Low | High | Dollar volume | Median price per heated sq ft |
|---|---|---|---|---|---|---|
All homes | 106 | $360,000 | $70,000 | $1,150,000 | $42,068,850 | $230.92 |
Single-family and land-condominium homes | 37 | $460,000 | $100,000 | $1,150,000 | $20,409,200 | $269.23 |
Condominium units | 69 | $275,000 | $70,000 | $895,000 | $21,659,650 | $202.24 |
Source: Lee County Property Appraiser public sales files, our analysis. The file counts qualified, improved sales, using the state's qualification codes with Lee's override code controlling, and flags a builder-direct sale as the first qualified sale within a year of the year built. None of the 106 qualified as builder-direct; Burnt Store Marina is essentially built out.
The all-homes median is the mean of the two middle sales, both $360,000, because 106 is an even count. The house and condominium medians are single middle sales because 37 and 69 are odd counts. The two lows, $70,000 for a Commodore Club unit and $100,000 for a 1993 home in Courtyard Landings, are recorded as qualified; neither moves the median, and we would not price anything from either. The price per square foot uses the Lee roll's heated-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 1, 2025, and the newest sale in the file is dated August 7, 2026, so the most recent seven weeks are not yet in it.
The top of the county file tells you where the money is. The four highest sales were all detached homes on or near the water: 3213 Sunset Key Circle at $1,150,000 on July 13, 2026, a Sunset Key land-condominium home built in 2000; 3229 Sunset Key Circle at $1,100,000 in December 2025; 1080 Matecumbe Key Road, a platted Section 22 home in Block 1008, at $1,085,000 in October 2025; and 3397 Sunset Key Circle, in Sunset Key II, at $1,000,000 in May 2026. The condominium high was 3333 Sunset Key Circle, unit 701, in the Grande Isle III and IV towers, at $895,000 on September 30, 2025.
Measure | Burnt Store Marina (MLS development label) |
|---|---|
Closed sales | 30 |
Median sale price | $323,750 |
Middle pair | $297,500 and $350,000 |
Price range | $175,000 to $1,150,000 |
Dollar volume | $12,181,900 |
Median days on market | 247 |
Fastest sale | 26 days |
Median sale-to-list ratio | 94.1% |
Median living area | 1,560.5 sq ft |
Median price per living sq ft | $225 |
Source: Southwest Florida MLS Matrix, Development is Burnt Store Marina, closed sales from September 27, 2025 to September 26, 2026, pulled September 26, 2026. One five-year row filed under a Cape Coral address was a coding error and is excluded; every remaining row carries a Punta Gorda address. The MLS median is the mean of its two middle sales because 30 is an even count.
Why is the MLS count less than a third of the county count? Because the MLS development label is applied to only part of the inventory. Many Burnt Store Marina condominiums are listed under their own condominium name with a blank or different development field, and some are filed under other MLS cities. Of the 30 labeled closings, 11 carried only the generic "Burnt Store Marina" subdivision name; the rest were spread across the Resort at Burnt Store Marina (3), Prosperity Point (2), Grande Isle IV (2), Emerald Isle (2), Commodore Club (2), and one each for Grande Isle III, Cobia Cay Estates, Grande Isle II, Harbor Towers, the Esplanade, Courtyard Landings, Commodore Condo and Keel Club. It is not a builder effect: there were no builder-direct sales at all. So the county record is the lead count on this page, and the MLS stands beside it for the two measures only the MLS carries, days on market and sale-to-list.
The two layers agree where they overlap. The MLS high, $1,150,000 for 3213 Sunset Key Circle on July 13, 2026, is the same sale as the county high, and the $895,000 Grande Isle unit that closed September 30, 2025 appears in both.
County window | Recorded sales | Median | House sales | House median | Condominium sales | Condominium median |
|---|---|---|---|---|---|---|
12 months | 106 | $360,000 | 37 | $460,000 | 69 | $275,000 |
24 months | 203 | $375,000 | 76 | $510,000 | 127 | $300,000 |
36 months | 282 | $388,750 | 95 | $521,000 | 187 | $336,000 |
60 months | 544 | $410,000 | 168 | $532,500 | 376 | $375,000 |
MLS window | Closed | Median | Median days on market | Median sale-to-list | Median price per living sq ft |
|---|---|---|---|---|---|
12 months | 30 | $323,750 | 247 | 94.1% | $225 |
24 months | 65 | $370,000 | 103 | 93.5% | $242 |
36 months | 105 | $395,000 | 98 | 94.0% | $259 |
60 months | 216 | $423,450 | 40 | 96.8% | $285 |
Source: Lee County Property Appraiser public sales files, our analysis; Southwest Florida MLS Matrix, windows ending September 26, 2026. Each longer window is higher than the one inside it, in both layers and, on the county side, in both product types, which is the arithmetic of a market that peaked and has been giving ground. The MLS days-on-market column is the sharper signal: a 40-day median over five years has become a 247-day median over the last one.
Year | House sales | House median | Condominium sales | Condominium median |
|---|---|---|---|---|
2009 | 30 | $269,500 | 41 | $175,000 |
2010 | 29 | $235,000 | 34 | $171,500 |
2011 | 29 | $260,000 | 52 | $174,250 |
2012 | 41 | $230,000 | 87 | $158,000 |
2013 | 48 | $254,000 | 92 | $158,750 |
2014 | 56 | $260,750 | 95 | $176,000 |
2015 | 48 | $280,000 | 110 | $206,000 |
2016 | 44 | $312,000 | 91 | $195,000 |
2017 | 45 | $333,000 | 104 | $235,000 |
2018 | 53 | $345,000 | 110 | $215,000 |
2019 | 62 | $324,000 | 128 | $252,500 |
2020 | 62 | $349,500 | 117 | $262,500 |
2021 | 74 | $402,500 | 184 | $302,500 |
2022 | 30 | $574,900 | 95 | $407,500 |
2023 | 34 | $551,000 | 69 | $408,000 |
2024 | 17 | $524,900 | 55 | $359,500 |
2025 | 47 | $510,000 | 61 | $300,000 |
2026 to August 7 | 23 | $460,000 | 53 | $275,000 |
Source: Lee County Property Appraiser public sales files, 2009 to 2026, qualified improved sales, our analysis. "House" includes detached land-condominium homes.
Read the table the way a seller should. From the 2012 low, house medians rose from $230,000 to a 2022 peak of $574,900, and condominium medians from $158,000 to a 2023 peak of $408,000. Volume peaked earlier, in 2021, with 74 house sales and 184 condominium sales, then total sales fell by more than half in 2022, the year of Hurricane Ian. Since the peak the two product types have parted ways. The house median in 2026 so far, $460,000, is 20 percent below 2022. The condominium median, $275,000, is about 33 percent below 2023, the lowest annual figure since 2020's $262,500. A Section 22 director has written that post-Surfside reserve study requirements are driving large special assessments at condominium associations generally (Section 22 Board, HOA and COA Laws, March 2025), and that is the context in which condominium buyers are now reading every building's reserves before they write. The 2024 house figure rests on only 17 sales and is too thin to read on its own.
Neighborhood | Product and water | County sales, 12 months | Median |
|---|---|---|---|
Sunset Key | Detached land-condominium homes, harbor | 3 (thin) | $1,100,000 |
Punta Gorda Isles Section 22 platted homes | Detached homes on platted lots | 4 (thin) | $847,500 |
Grande Isle III and IV (Sunset Pointe Towers) | Seven-floor towers, harbor | 5 | $625,000 |
Courtside Landings | Detached land-condominium homes, Area IV | 6 | $457,500 |
Emerald Isle | Three-floor condominium, lake | 5 | $399,900 |
Harbor Towers | Eight-floor towers, harbor | 3 (thin) | $370,000 |
Topaz Cove | Two-floor condominium, lake | 5 | $360,000 |
Marina South Shore | Three-floor walk-up, harbor, 1980 | 5 | $350,000 |
Commodore Club | Three-floor walk-up, 1979 | 6 | $254,375 |
Marlin Run II | Villas and duplexes | 6 | $227,750 |
Keel Club | Three-floor walk-up, marina basin, 1983 | 5 | $195,000 |
Source: Lee County Property Appraiser public sales files, 12 months to August 7, 2026, grouped by the short legal description, our analysis; water classes from the county's land type layer. Rows marked thin are too few sales to read as a market rate. Capstan Club, Tarpon Pass II, the Resort, Spinnaker Club, Marina North Shore, Mariners Pass, Yellowfin Cove and King Tarpon each recorded three or four sales, and other neighborhoods one or two.
Four things explain most of the spread. The first is the water. Harbor frontage, the "Bay" class on the county roll, carries the top of the market: Sunset Key for detached homes and the Grande Isle towers for condominiums. Water alone does not set the price, though. The 1980 Marina South Shore walk-ups on the harbor sold below the late-1990s Emerald Isle condominiums on the lake, which is where the building comes in.
The second is the building. Towers and walk-ups are different markets. The Grande Isle III and IV towers, built in 2004 and 2005 of post-tensioned cast-in-place concrete, sold at a $625,000 median, while the 1979 and 1983 three-floor walk-ups of Commodore Club and Keel Club sold at medians of $254,375 and $195,000. The association describes its three-bedroom tower plans as running from 1,883 to 2,296 square feet (Sunset Pointe Towers).
The third is age and milestone status. Florida requires a milestone inspection for condominium buildings of three habitable stories or more by December 31 of the year the building turns 30, and every 10 years after (Florida Statutes, section 553.899), plus a structural integrity reserve study every 10 years (Florida Statutes, section 718.112). By their county year built, the walk-ups of the first era passed 30 between 2009 and 2014, Tides at Marina Towers in 2020, and Harbor Towers turns 30 in 2028, while the Grande Isle towers reach it in 2034 and 2035. Whether each building meets the three-habitable-story test is a Florida Building Code determination, not a roll figure. The Sunset Pointe Towers association states that it holds "fully funded" structural and non-structural reserve studies prepared in October 2025 and carries no debt (Sunset Pointe Towers); for the other buildings the status is on each association's milestone summary and the state's reporting database (Florida DBPR, milestone inspections and SIRS), not on a public page.
The fourth is the flood zone, and it tracks the water. Harbor and basin streets such as Sunset Key Circle, Matecumbe Key Road, Cape Cole Boulevard, Southshore Drive and Diamond Key Court sampled FEMA Zone AE with an 8-foot base flood elevation, while golf and interior streets such as Marianne Key Road, Islamorada Boulevard, Linkside Way and Big Pass Lane sampled Zone X (FEMA National Flood Hazard Layer). Zone AE is a FEMA Special Flood Hazard Area and Zone X is not, and Citizens Property Insurance has required flood coverage on its wind policies for homes in Special Flood Hazard Areas since 2023 (Citizens, flood coverage rules), so buyers price the zone into the offer.
Selling or buying in Burnt Store Marina? Sellers can get a free home valuation that accounts for the building, the water class and the flood zone 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 Marina is in unincorporated Lee County. Its postal city is Punta Gorda, ZIP 33955, but it is not inside the City of Punta Gorda or Charlotte County, and it is not part of the City of Cape Coral, which borders it on the south. Lee County taxes it, maps its floods and issues its permits.
The confusion is understandable, because three different lines meet here. The postal line puts the community in Punta Gorda: the mailing address is Punta Gorda, Florida 33955, and the nearest full-service post office is Punta Gorda's, at 130 East Marion Avenue (USPS Post Office Locator). The county line runs along the community's north edge: Vincent Avenue, the street that carries the commercial gate, is the Lee and Charlotte county line. In the words of the Florida Department of Transportation's Burnt Store Road study, "Vincent Avenue, being the dividing line between Lee and Charlotte Counties, is technically in two counties" (FDOT, Burnt Store Road public hearing questions and answers). The city line runs along the south: Lee County's own staff describe Burnt Store Marina as bounded by Cape Coral to the south, and the county's city-limits layer returns no city at all at interior points (Lee County, CPA2007-00054 staff report; Lee County GIS services).
The federal government agrees. The U.S. Census Bureau places a marina-core address in Lee County, in the Burnt Store Marina census-designated place, and in the Lee County School District (U.S. Census geocoder). The same lookup files it in the "Cape Coral CCD," a census county subdivision used for statistics, which is why some data tools show a Cape Coral label. That census area is not the City of Cape Coral; the city limits stop at the community's southern edge. For the city to the south, see our guide to Cape Coral.
Jurisdiction is not a technicality here; it changes the bill, the map and the permit.
Which government handles what | Provider at Burnt Store Marina |
|---|---|
Mailing address | Punta Gorda, Florida 33955 (U.S. Postal Service) |
County and property taxes | Lee County (Property Appraiser and Tax Collector) |
City government | None; unincorporated Lee County |
Law enforcement | Lee County Sheriff's Office |
Fire protection | City of Cape Coral Fire Department, by contract with Lee County's Burnt Store Area Fire MSTU |
Ambulance | Lee County EMS |
Flood map and building permits | Lee County (FEMA panel 12071C0070G) |
Evacuation orders | Lee County, Zone A |
Public schools | School District of Lee County |
Water and sewer | Charlotte County Utilities |
Trash and recycling | Lee County solid waste program, billed on the Lee tax bill |
Roads, gates and street lights inside the community | Punta Gorda Isles, Section 22 Homeowners Association |
One road sits on the seam. Because Vincent Avenue runs along the county line, which county maintains it has been an open question; at a joint meeting of the Lee and Charlotte transportation planning boards on February 14, 2025, officials discussed funding options for the Lee side, and no decision is recorded (Joint Lee and Charlotte MPO packet, February 2026).
At least half a dozen places share the Burnt Store name because they share Burnt Store Road, and a buyer who searches the name gets all of them. Only one is the Lee County marina community.
Name | What it is | Relation to Burnt Store Marina |
|---|---|---|
Burnt Store Marina | Gated marina and golf community, Punta Gorda Isles Section 22, recorded in Lee County | The subject of this guide |
Canal and golf community inside the City of Punta Gorda, Punta Gorda Isles Section 15 | A different community, in Charlotte County, with its own association and a city canal district | |
Burnt Store Lakes | Punta Gorda Isles Section 21, a separate plat in the Charlotte County records | Directly north of Section 22 across the county line; not part of the Section 22 association |
Burnt Store Village | A separate subdivision on the Burnt Store Road corridor | Not in the Section 22 plat and not on the association's roster |
Burnt Store Meadows | A separate subdivision that shares the name | Not in the Section 22 plat and not on the association's roster |
Burnt Store Colony | A separate subdivision that shares the name | Not in the Section 22 plat and not on the association's roster |
Burnt Store Marina Village | A Lee County future land use category on about 18.25 acres of the marina core | A planning label inside Burnt Store Marina, not a neighborhood |
The Resort at Burnt Store Marina | A 40-unit duplex condominium | A neighborhood inside the gates, outside the Section 22 restrictions |
The Section 22 boundary is not a guess. Lee County's 1984 zoning resolution for the community runs its legal description along "the South line of Punta Gorda Isles, Section 21 ... of the Public Records of Charlotte County," which is Burnt Store Lakes (Lee County Resolution ZAB-83-445). The two communities do share one thing: Lee County's 2002 resolution for the Courtside Landings tennis pavilion extended its use to Section 22 members and to the owners of 173 Burnt Store Lakes lots (Lee County Resolution Z-02-001). The Section 22 association publishes the full roster of its 47 sub-associations, and Burnt Store Village, Burnt Store Meadows and Burnt Store Colony are not on it (Section 22 Resource Hub, March 2025).
Two older names cause most of the mix-ups. Twin Isles Country Club, the private club inside Burnt Store Isles, was previously called Burnt Store Marina and Country Club, as our Burnt Store Isles guide explains, so an old reference to that club may mean the Punta Gorda club rather than the Lee County course. The Lee County course today is Burnt Store Marina Country Club, owned by the Section 22 association (Burnt Store Marina Country Club). And the community itself has carried other names over the years: a 1992 trade report called it "Burnt Store Marina Resort," and a 1999 recorded declaration called it "Burnt Store Marina Yacht and Country Club" (Declaration of Covenants and Restrictions, Courtside Landings, 1999). A final collision: the "Burnt Store Isles Canal Maintenance Assessment District" is a City of Punta Gorda district and has nothing to do with this community's tax bill (City of Punta Gorda, legal notices).
A Burnt Store Marina home is priced on facts a portal cannot see: the Lee County tax district on the bill, the water class of the parcel, the building's milestone and reserve study status, and the flood zone the building sits in, AE 8 on the harbor or X on the golf side. Sellers can get a free home valuation built on the 106 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 Marina began as Section 22 of the Punta Gorda Isles development, platted in Lee County in 1973 and restricted by its developer in 1977, with its homeowners association created in 1979. The property then passed through several developers before a 2017 split sent the marina to Safe Harbor and the golf and amenities to the owners.
Punta Gorda Isles, Inc., the company formed in 1958 that built Punta Gorda Isles (Charlotte Sun, Now and Then), carried its numbered-section plan south across the county line. The recorded subdivision is Punta Gorda Isles, Section 22, Plat Book 28, Pages 118 through 138, Public Records of Lee County: Blocks 990 through 1011 for multi-family tracts, Tract A for the common areas and roads, Tract B for the golf course and Tract C for the marina and commercial side. A replat is recorded at Plat Book 34, Pages 92 and 93, and Diamond Park at Plat Book 54, Pages 80 and 81 (Lee County, CPA2007-00054 staff report).
On November 9, 1977, the developer recorded the first Declaration of Restrictions for Section 22, Multi-Family, at Official Records Book 1233, Page 975, setting multi-family use, setbacks of 35, 25 and 15 feet, a 1,200-square-foot minimum building and ten units per tract. On February 28, 1979, its successor in title, Punta Gorda Isles Construction, Inc., amended the declaration to create the Punta Gorda Isles Section 22 Homeowners Association to maintain the common areas, the entrance landscaping and "a guardhouse," and added a Notice of Golf Course (Declaration of Restrictions, Section 22, with amendments). The association's Articles were filed with the Florida Secretary of State on October 8, 1979, as charter number 749232 (Articles of Incorporation, Section 22). By a second amendment dated October 29, 1982, the construction company had changed its name to Burnt Store Marina, Inc., and the association's charge could be billed annually or monthly, assessed equally on every lot and dwelling unit.
Two more declarations divided the land. A 1979 declaration covered Tract C, the marina side, including Marina South Shore and Marina North Shore, and reserved to the developer the seawall and a 24-foot strip "as a wet dockage rental area." A 1983 declaration separated the Keel Club land, where multi-family and commercial uses are allowed if zoning permits. In 1985 a PGI subsidiary, Gulf Coast Credit Corporation, cut the density on 88 listed lots from ten units per tract to five units per lot. The association still describes the community as three areas under three declarations, plus a fourth area, Courtside Landings, The Resort and Vista del Sol, that sits outside the Section 22 geographic area and its restrictions (Summary of Section 22 Rules).
The marina came before the modern growth-management rules, and the rights it won then still shape what can be built today. The state's Division of Community Affairs first found Section 22 not vested from Development of Regional Impact review in October 1973, then reversed itself in a July 5, 1974 binding letter that found it vested. A May 20, 1986 agreement vested 2,514 residential units within the plat, and a January 30, 1987 agreement vested "a maximum of 323 wet spaces or 525 wet slips and 456 dry spaces." A July 31, 2008 state final order confirmed that later proposed changes did not divest those rights (Lee County, CPA2007-00054 staff report). That is why this page says the marina is vested for 525 wet slips, rather than quoting a slip count from a brochure.
Lee County's zoning followed a winding road. In 1977, Resolution Z-77-063 rezoned Tract C and the adjacent land from Industrial Marine to RU-3 "with special uses using P.U.D. concept," and the developer donated 15 acres for a school site (Lee County Resolution Z-77-063). On September 10, 1984, Resolution ZAB-83-445 rezoned the platted lots and roads to RM-10, the northwest wetlands to a preserve district, the greenways to agriculture and the golf course to agriculture with an unusual use for a golf course and clubhouse. The board wrote that it was acting "to correct the grevious errors of the past," and that RM-10 was "not particularly appropriate from a strict planning standpoint" (Lee County Resolution ZAB-83-445). Today the county's zoning map inside the community shows RM-10 across most of the residential land, plus RM-2, Marine Commercial near the marina, agricultural AG-2 on the golf course, environmentally critical zoning on the mangrove shoreline, and one planned development, Courtside Landings, approved in 1998 (Lee County Resolution Z-98-005).
The last big land-use change came in 2009. Realmark Burnt Store Marina, then the marina's owner, asked the county to redesignate about 18.25 acres of the marina core from "Rural," citing "the deterioration and increasing obsolescence of the existing structures on the site, most notably the dry storage building." Lee County adopted Ordinance 09-16 on February 25, 2009, by a 4 to 1 vote, creating the "Burnt Store Marina Village" category (Lee County Ordinance 09-16). The Lee Plan today caps the Village at 55,000 square feet of retail, 525 wet slips, 800 dry storage spaces, 15,000 square feet of office, 145 hotel units, 160 residential units and a 220-foot height with structured parking, and requires a planned-development rezoning before redevelopment (The Lee Plan). We found no such rezoning on file.
The developer side changed hands several times, and the recorded deeds tell the story. In March 1992, Burnt Store Company, Inc. conveyed the property to BSM Marina, Inc. and Sun City Center Corp., and assigned them the developer rights (Articles of Incorporation packet, with the 1992 acquisition summary). The trade press reported that Sun City Center Corp. and Walden Lake Inc. had bought "Burnt Store Marina Resort" from BancFlorida, described it as 640 acres with 27 holes and about 400 condominiums, and named the new developer Florida Design Communities (Golf Course News, May 1992). How the property passed from Punta Gorda Isles, Inc. to the 1992 seller is not in any record we could reach online; it would be in the Lee County Clerk's deeds and court files from about 1988 to 1992.
Florida Design Communities became WCI Communities, which developed Courtside Landings, The Resort and Vista del Sol, and in 1999 recorded a declaration naming the whole development "Burnt Store Marina Yacht and Country Club." WCI then sold the marina land to Realmark Burnt Store Marina, L.L.C., by deeds recorded in December 2000 and February 2005, and the golf and amenity land to Burnt Store Amenities, L.L.C., by a deed recorded January 10, 2006, whose $24,500 in documentary stamps corresponds to $3.5 million in consideration (Lee County, CPA2007-00054 case file). In 2015, Realmark sold the Burnt Store Marina package and The Marina at Cape Harbour to the Minneapolis investment firm Castlelake for $31.86 million combined (Business Observer, June 12, 2015).
Period | Owner of the developer or amenity land | Record |
|---|---|---|
1973 to 1980s | Punta Gorda Isles, Inc., then Punta Gorda Isles Construction, Inc., renamed Burnt Store Marina, Inc. | Recorded declarations, 1977 to 1985 |
1992 | Burnt Store Company, Inc. to BSM Marina, Inc. and Sun City Center Corp. (Florida Design Communities) | Deeds of March 18, 1992 |
1990s to 2005 | WCI Communities, formerly Florida Design Communities | 1999 declaration; 2005 deed |
2000 to 2015 | Realmark Burnt Store Marina (marina); Burnt Store Amenities (golf and amenities) | Deeds of 2000, 2005 and 2006 |
2015 to 2017 | Castlelake, through CRE Burnt Store entities | $31.86 million combined purchase |
2017 onward | Safe Harbor Marinas (marina); Section 22 association (golf and amenities) | Lee County instrument 2017000005786; 2017 owner vote |
In January 2017 the property divided along the line that still defines it. The Lee County Property Appraiser records a January 2017 sale of the marina parcel and several related parcels to SHM Burnt Store LLC, a Safe Harbor Marinas entity, under instrument 2017000005786, at $16,000,000 (Lee County Property Appraiser, parcel information). Safe Harbor has since changed hands twice: Sun Communities bought it in October 2020 (Sun Communities), and Blackstone Infrastructure completed its $5.65 billion acquisition on April 30, 2025 (Blackstone).
The owners took the rest. On January 26, 2017, Section 22 members voted, 85 percent approving, to let the board acquire the community irrigation system, the golf course and clubhouse, the maintenance garage and cart barn, the retention ponds, the tennis courts, the fitness center and pool, two ten-acre parcels and the remaining community roads, and authorized borrowing $5,000,000: $4,000,000 for the purchase and $1,000,000 for closing, insurance and a cash cushion (The Beacon, December 2023). The amenities were financed with a ten-year note (Section 22 President, February 2025). The association's own later materials, including the country club's website, date its operation of the course and clubhouse to 2020 (Burnt Store Marina Country Club), and Troon manages the club today. Both dates are in the record: the purchase was approved in 2017, and the association's operation of the club is dated to 2020.
The debt is now retired. The amenity-purchase special assessment was $380 a year per owner in 2025 (Section 22 Treasurer, July 2025). The association's secretary reported in March 2026 that "the loan to purchase all the amenities was paid off" in January 2026, and the board described 2026 as the final assessment year, with the remainder going to reserves (Section 22 Board, March 2026).
Burnt Store Marina has come through a run of major storms since 2004. Hurricane Charley's eye passed over Punta Gorda on August 13, 2004 (National Hurricane Center, Charley report); a BoatU.S. surveyor put the surge at the marina at 6 to 8 feet, counted at least 10 dismasted sailboats, and reported that "the marina survived intact" (Soundings). Hurricane Irma in 2017 collapsed more than 1,400 feet of the marina's seawall, rebuilt in phases in 2018 and 2019 (Marina Dock Age, 2019).
Hurricane Ian was the defining storm. The National Hurricane Center records that "the center of Ian's large eye made another landfall near Punta Gorda" on September 28, 2022, at an estimated 125 knots, and that a sensor at Pirate Harbor, just north of the community on the same shore, measured only 4.47 feet above mean higher high water (National Hurricane Center, Ian report). The association's president wrote that the storm put the community "right in the middle of the eye," and that "we did not receive the water surge that was predicted," but that wind brought down trees, lanai cages and stairwells (The Beacon, December 2022). The marina took the worst of it: Ian "ripped entire Burnt Store docks apart" and left the north basin "an eerie graveyard of sunken fiberglass" (Charlotte Sun).
The rebuild has run for years. By October 2023, Safe Harbor had completed the north-basin wall from Diamond Point to Marina North Shore, replaced Docks C and D, and brought Dock B to 99 percent (The Beacon, October 2023). The association replaced the roofs on Linkside Café, the golf restrooms, the front gate station, the fitness center and the Resort pool from its Ian insurance claim (The Beacon, December 2023). Then Helene and Milton came in 2024, and the board wrote that their surges "caused significant damage to many docks, boats, vehicles and some houses," with no injuries (The Beacon, December 2024). In early 2026 the association's board wrote that Safe Harbor "has spent tens of millions of dollars repairing damage caused by Hurricane Ian and subsequent hurricanes," with bulkheads and new docks still to replace over the next few years and upgrades to Cass Cay and The Trading Post planned along Matecumbe (Section 22 Board, Beyond Vision 2025). Safe Harbor has published no figure of its own. Its construction contractor lists a "complete redevelopment" scope at the marina with "500+ new outdoor dry stack slips," a public boat ramp and "plans for three future buildings" (Fowler Construction, Burnt Store Marina), and the Lee Plan caps the marina core at 800 dry storage spaces.
Burnt Store Marina is laid out on 626 platted acres between Burnt Store Road and Charlotte Harbor, with the harbor-front towers and Prosperity Point on the west, two marina basins behind them, the 27-hole golf course and its neighborhoods toward the east gate, and lake homes along Sugarloaf Key Road.
Data updated: September 2026 (Lee County Property Appraiser GIS parcel, subdivision and land-type layers; Lee County planning records; PGI Section 22 association pages, read September 26, 2026).
The whole community is one recorded subdivision, Punta Gorda Isles, Section 22, at Plat Book 28, Pages 118 through 138 of the Lee County public records. Lee County planning staff describe it as "a total of 626 acres originally platted in 1973 as Punta Gorda Isles, Section 22," bounded by Charlotte County to the north, Burnt Store Road to the east, Cape Coral to the south and Charlotte Harbor to the west (Lee County CPA2007-54 staff report). The association rounds it to "600 acres" and calls it "a Gated Community" (PGI Section 22 home page). The plat divides the land into Blocks 990 through 1011 for homes and multi-family tracts, Tract A for common areas and roads, Tract B for the golf course and Tract C for the marina and harbor side (Lee County Resolution ZAB-83-445). If you are coming from the city side of Charlotte Harbor, the community sits south of the county line and just north of Cape Coral, which is why its roads, maps and permits are Lee County's.
On the county's parcel record the footprint splits into two survey sections. Parcels whose strap number starts with 01-43-22 are the harbor, marina and Prosperity Point side; parcels starting 06-43-23 are the golf and Islamorada Boulevard side (Lee County Property Appraiser, parcel layer). The county's zoning layer inside the gates shows RM-10 over most of the platted residential land, RM-2, CM (Marine Commercial) near the marina, a residential planned development at Courtside Landings, AG-2 on the golf course and EC (Environmentally Critical) over the mangrove and shoreline tracts (Lee County Property Appraiser, zoning map service).
The west side, recorded as Tract C, is the part of Burnt Store Marina that faces Charlotte Harbor. Along Matecumbe Key Road sit the tallest buildings in the community: the two eight-floor Harbor Towers buildings at 2060 and 2090 Matecumbe Key Road, the six-floor Tides at Marina Towers at 3020, and the seven-floor Vista del Sol at 3191 (Lee County Property Appraiser cost card, Harbor Towers #1702). The county's land-type layer classes every one of those units as "Bay" water (Lee County Property Appraiser, land-type layer).
Prosperity Point is the peninsula off Sunset Key Circle. The association that runs Sunset Pointe Towers describes it as "a private peninsula tucked between the North and South marina basins," a "double-gated private peninsula," with "two island pools on the 'peninsula' within Prosperity Point that are available to the owners" (Sunset Pointe Towers Condominium Association). The four Grande Isle Towers buildings stand at 3313, 3321, 3329 and 3333 Sunset Key Circle, with the detached two-story Sunset Key homes, the three-unit Emerald Isle buildings and the four-unit Topaz Cove buildings along the same loop. The Sunset Key homes and the Grande Isle towers are classed "Bay" water on the county layer; Emerald Isle and Topaz Cove are classed "Lake."
Lee County issued a development order on August 14, 2026 to rebuild the Prosperity Point East pool bulkhead and pedestrian bridge (Lee County GIS, development orders). After Hurricane Irma, 845 linear feet of new seawall went in, including 300 feet for the Prosperity Point Association (Marina Dock Age, March 22, 2019).
The marina itself is Safe Harbor Burnt Store, 3192 Matecumbe Key Road, owned since January 2017 by Safe Harbor Marinas and, since April 30, 2025, part of Blackstone Infrastructure's Safe Harbor portfolio (Safe Harbor Burnt Store; Marina Dock Age, March 22, 2019; Blackstone, April 30, 2025). The marina parcel covers the basins and the commercial strip at 3090 to 3200 Matecumbe Key Road. It is vested for 525 wet slips and 456 dry spaces under a January 30, 1987 agreement with the state, confirmed by a 2008 state final order (Lee County CPA2007-54 staff report). The county's "Burnt Store Marina Village" land-use category, adopted in 2009, caps dry storage at 800 spaces and wet slips at 525 on the roughly 18.25-acre commercial core (Lee County Ordinance 09-16). Safe Harbor's contractor describes a "complete redevelopment" scope that includes "500+ new outdoor dry stack slips," a launchpad, a public boat ramp and "plans for three future buildings" (Fowler Construction project page).
There are two basins, north and south, and the homes around them are the community's canal and basin addresses. Marina South Shore's eight buildings line South Shore Drive; Marina North Shore's four buildings sit on Sugarloaf Key Road; the Keel Club's two buildings are on Matecumbe Key Road in the commercial zoning area; and Diamond Park is a nine-lot street of canal homes on Diamond Key Court, where some lots carry an "assignment for dock access" in the legal description (Lee County Property Appraiser, parcel layer). The county classes North Shore, Keel Club and Diamond Park as "Canal" water and South Shore as "Bay." Lee County issued a development order in December 2024 for Safe Harbor's South Basin renovation, later expanded to the north basin (Lee County GIS, development orders).
Also on the basins: Cass Cay Restaurant and Bar at 3200 Matecumbe Key Road (Cass Cay), The Trading Post and ship's store, and the Platinum Point Yacht Club clubhouse at 3601 Cape Cole Boulevard, a private club that finances itself and is run largely by volunteers (Platinum Point Yacht Club). The Fitness, Racquet and Pool Club is at 3085 Matecumbe Key Road, "across from marina boat ramp" (Section 22, Fitness, Racquet and Pool Club).
The eastern half is the golf side. Islamorada Boulevard runs in from the main gate on Burnt Store Road, and the Burnt Store Marina Country Club's 27 holes, three nines named Osprey, Pelican and Heron, designed by Ron Garl and Mark McCumber, wind through it (Burnt Store Marina Country Club, Course Details). The clubhouse and Linkside Cafe are at 24315 Vincent Avenue. The course is Tract B, owned by the Section 22 association and zoned AG-2 (Lee County Property Appraiser, parcel layer).
Along Islamorada Boulevard and its side streets are the community's oldest condominiums, the Commodore Club on Pirates Lane and Islamorada Boulevard (1979), the Capstan, Rudder and Spinnaker clubs, and, from the mid-1990s, the one-floor Marlin Run villas. The Halyard Club sits on Marianne Key Road, Admiralty Village's one-floor townhouses on Matecumbe Key Road, and The Esplanade's six buildings on Baltic Avenue. The detached land-condominium neighborhoods spread across Cape Cole Boulevard, Big Pass Lane, Big Pine Lane, King Tarpon Drive, Redfish Cove Drive, Dolphin Cove Drive, Linkside Drive and Way, Cobia Estates Drive and Hibiscus Cove Court, and the independently platted golf homes cluster on Romano Key Circle and Big Bend Circle. On the county's land-type layer most of these are classed "Golf" or "Dry" (Lee County Property Appraiser, land-type layer).
A third landscape is lake frontage. The county's layer classes Emerald Isle, Topaz Cove, The Resort at Burnt Store Marina, Marlin Run III and the Sugarloaf Lake homes as "Lake" water, and most of Admirals Point backs onto a lake as well (26 of its 37 homes). The Sugarloaf Lake homes are the 27 platted houses in Blocks 1008 through 1011, on Matecumbe Key Road, Vincent Avenue and Sugarloaf Key Road, built between 1992 and 2018 (Lee County Property Appraiser, parcel layer).
Sugarloaf Key Road also holds several of the newest houses in Burnt Store Marina: the two Sugarloaf Key homes built in 2017 and 2019, the Golden Sunset home built in 2021, and the Captains Quarters Replat, five lots with one house (2004) and four vacant lots on the roll. The Resort's 40 one-floor duplex units at 3181 Matecumbe Key Road look out on preserve and lake.
The master association describes the community in four areas, and you will see these labels in its rules and on its documents (Summary of Section 22 Rules and Regulations):
The summary also says Section 22 documents "take precedence over individual association documents," and that a smaller association's restrictions "can be more restrictive but not less restrictive." Several Tract C neighborhoods, including Sunset Key, Emerald Isle, Topaz Cove and the Grande Isle towers, are not named in the Area II list, so a buyer there should ask the association which rule set applies to the unit.
Burnt Store Marina has three entry points (Section 22, Accessing Our Community):
Gate | Where | Who uses it |
|---|---|---|
Main gate | 5000 Burnt Store Road N, at Islamorada Boulevard | Residents, guests and employees; "manned 24 hours a day, 7 days a week"; gatehouse (941) 639-8226 |
Commercial gate | Matecumbe Key Road at Vincent Avenue | Trucks must use it; marina traffic is asked to use it; (941) 639-1038 |
Cape Cole gate | Cape Cole Boulevard | Residents only, cars only, barcode entry, no trucks or trailers |
Section 22 contracts access control to Platinum Group Security, whose licensed officers man the gatehouses and patrol in a vehicle, and the association states that "these services are paid for with residents' assessments." Guests are handled through an automated "Gatekeeper" system and permanent guest lists. The bylaws say roving patrols are "not intended to provide security or police services" and that crime is reported to the Lee County Sheriff's Office (Section 22 Amended and Restated Bylaws, 2016). The association's emergency instruction is plain: call 911 and "IDENTIFY YOURSELF AS LEE COUNTY."
The gates do not make the community private in every sense. The association's board describes Burnt Store Marina as "a gated community with publicly available services," naming the country club, Linkside Cafe, Cass Cay, The Trading Post, the yacht club and the marina, and it counted about 500,000 vehicles entering during 2025 (The Beacon, March 2026).
The Lee County Property Appraiser publishes every layer used on this page as a public map service: the subdivision and condominium plat layer with the recording reference for each condominium, the land-type layer that classes each parcel as Bay, Canal, Lake, Golf or Dry, the zoning map service, and the districts map service showing the fire district, the water and sewer franchise and the commission district. Any unit's cost card opens by folio number, for example Harbor Towers #1702 or 17713 Courtside Landings Circle. Lee County's Water Dependent Overlay map labels Burnt Store Marina, and FEMA's National Flood Hazard Layer carries the Lee County flood panel for the community.
Burnt Store Marina is governed by Lee County, because it lies in unincorporated Lee County despite its Punta Gorda mailing address, and by one mandatory master association, the Punta Gorda Isles, Section 22 Homeowners Association, above 47 sub-associations. Three Area IV communities sit outside the master association's restrictions.
Data updated: September 2026 (PGI Section 22 governing documents and The Beacon; Lee County Property Appraiser district layers; Lee County and City of Cape Coral fire agreements, read September 26, 2026).
The ZIP code is 33955 and the mail says Punta Gorda, but Burnt Store Marina is not in the City of Punta Gorda and not in Charlotte County. It is unincorporated Lee County. The practical consequences follow from that one fact, and they are what separate it from the city's canal communities such as Punta Gorda Isles and Burnt Store Isles, which share the Punta Gorda Isles developer lineage and part of the name:
One name collision to know: the "Burnt Store Isles Canal Maintenance Assessment District" is a City of Punta Gorda district in Charlotte County and has nothing to do with Burnt Store Marina (City of Punta Gorda, Legal Notices).
The master association is Punta Gorda Isles, Section 22 Homeowners Association, Inc., a Florida not-for-profit corporation whose articles were filed with the Secretary of State on October 8, 1979 under charter number 749232 (Section 22 Articles of Incorporation). It calls itself the "Burnt Store Marina (PGI, Section 22) Master Association," counts "approximately 1920 residences," and says it "collects an annual fee through its property manager to cover the maintenance of the common areas, roads, access systems and infrastructure" (PGI Section 22 home page). Its manager is Alliant Property Management, LLC of Fort Myers, with a community office at 102 Islamorada Boulevard (Section 22, Association Management Company).
The 2016 Amended and Restated Bylaws set a board of five to seven directors, and a 2002 amendment to the articles requires directors to be members (Section 22 bylaws; 2002 articles amendment). Following the January 2026 annual meeting, the officers were Jerry Newmin, President; Mark Murphy, Vice President; Mike Sage, Treasurer; and Ed Buns, Secretary, with six of seven seats filled (The Beacon, March 2026). A director describes the association as "a $6M to $7M a year enterprise" including amenity income, and the treasurer reported 1,906 homeowners in July 2025 (The Beacon, October 2025; The Beacon, July 2025). It is a homeowners association governed by Chapter 720 of the Florida Statutes, as a director explained to residents (The Beacon, March 2025).
The association owns more than the roads. It owns the golf course, clubhouse, Linkside Cafe, fitness center and pool, the irrigation system and several land parcels, a purchase its members approved in 2017. The marina is not the association's; it is privately owned by Safe Harbor.
The association's authority traces to a chain of recorded instruments in the Lee County Official Records, posted on its documents page:
Instrument | Recorded | What it does |
|---|---|---|
Declaration of Restrictions, Section 22, Multi-Family (Punta Gorda Isles, Inc.) | November 9, 1977, OR Book 1233, Page 975 | Blocks 990 to 1011; multi-family use; 1,200 sq ft minimum; ten units per tract |
Amendment to Declaration (Punta Gorda Isles Construction, Inc.) | February 28, 1979, OR Book 1333, Page 115 | Adds Paragraph 20A creating the Section 22 Homeowners Association to maintain common areas, entrance landscaping and "a guardhouse," with a charge divided equally per lot and condominium unit; adds a Notice of Golf Course |
Declaration of Restrictions, Portions of Section 22 including Tract C | 1980, OR Book 1432, Page 249 | Covers Marina South Shore, Marina North Shore, part of Diamond Park and Platinum Point |
Second Amendment (Burnt Store Marina, Inc., formerly Punta Gorda Isles Construction) | October 29, 1982 | Charge may be annual or monthly; "Each unimproved lot and dwelling unit shall be assessed equally" |
Declaration for the Keel Club land | April 1983, OR Book 1665, Page 4512 | Permits multi-family and commercial use "if permitted by zoning" |
Amended Declaration (Gulf Coast Credit Corporation) | October 1985 | Cuts density on 88 listed lots in Blocks 990 to 1006 to five units per lot |
Three Certificates of Amendment | August 5, 2016 | Let members amend each declaration by two-thirds of members bound, at a meeting with a quorum |
Sources: Declaration of Restrictions and amendments, compiled; 2016 Certificates of Amendment.
The 2016 amendments matter to a buyer because they moved the power to change the rules from the long-gone developer to the owners. The 2016 bylaws also set the budget mechanics: the budget is adopted at a November board meeting, the fiscal year starts January 1, a special assessment for a capital expenditure above 50 percent of the annual budget needs two-thirds of members present, and if assessments exceed 115 percent of the prior year, 10 percent of voting members can force a special meeting on a substitute budget (Section 22 bylaws).
The master association's own roster lists 47 sub-associations (The Beacon, Resource Hub, March 2025): Admiral Pointe I; Admiral Pointe II and Sailfish Pass; Admiralty Villages; Capstan Club; Commodore Club; Courtside Landings; Courtyard Landings I, II and III; Diamond Park; Dolphin Park (the county roll and the state condominium roll show only a Dolphin Cove); Egret Pointe; Emerald Isle; Estates at Cobia Cay; The Esplanade; Golf Fox; Grand Isle I and II; Grand Isle III and IV; Halyard Club; Harbor Towers; Hibiscus Cove; Keel Club; King Tarpon; Linkside; Little Pines Estates; Marina Towers; Mariners Pass; Marlin Run I, II and III; Marina North Shore; Pelican Way; Prosperity Point Master; Redfish Cove; Rudder Club; South Shore; Spinnaker Club; Sunset Key I and II; Tarpon Pass II; The Resort at BSM; The Soundings; Topaz Cove; Villas at Cobia Cay; Vista del Sol; Yellowfin Bay; and Yellowfin Cove.
The Florida Department of Business and Professional Regulation's condominium roll lists 45 condominium filings inside the community totaling 1,777 units, including the detached-home land condominiums, and every one of those unit counts matches the Lee County roll for the same complex (DBPR condominium roll, Central West). "The neighborhood associations have boards of directors and collect operating fees from their residents," the master association says (PGI Section 22 home page). In practice most owners belong to two associations at once: Section 22 and their building or neighborhood association. For some independent golf and lake homes we found no sub-association on record, only Section 22.
Three communities sit in Area IV, "outside of the Section 22 geographic area" and "not covered by the Rules and Restrictions of Section 22," in the association's words (Summary of Section 22 Rules and Regulations). They are Courtside Landings, The Resort at Burnt Store Marina and Vista del Sol.
Courtside Landings has the clearest paper trail. Its 1999 Declaration of Covenants and Restrictions, recorded at OR Book 3177, Page 2077 with WCI Communities and the Section 22 association as co-declarants, says Courtside owners pay Section 22 "General Charges" for the roads, landscaping, gate and security of the overall development but "shall not be members of" the Section 22 association and have no vote. The charge started at $275 per unit for 1999 and may never exceed what Section 22 levies on its own members (Courtside Landings Declaration of Covenants and Restrictions). Courtside Landings is also the only planned development zoning inside the gates, a residential planned development approved in 1998 for 70 units on about 32 acres and amended in 2002 to allow the tennis pavilion and courts (Lee County Resolution Z-98-005; Resolution Z-02-001).
The Resort and Vista del Sol are condominiums whose sampled parcels carry a different Lee County tax district code from the rest of the community, so a buyer there should read that unit's own tax bill rather than a neighbor's.
The master rules are residential-use rules, and they permit renting: the restrictions bar trade or business but say "This shall not prevent an owner of a building from renting said property for residential use" (Summary of Section 22 Rules and Regulations). The master documents do not set a minimum lease term; that lives in each condominium or neighborhood declaration. Sunset Pointe Towers, for example, publishes a 30-day minimum lease and a two-pet allowance (Sunset Pointe Towers).
No, not at the master level. None of the Section 22 governing documents, which include the 1977 declaration and its amendments, the articles, the 2016 bylaws and certificates of amendment, the rules summary and the 1999 Courtside Landings covenants, contains an age restriction, a 55-and-older occupancy requirement or Housing for Older Persons Act language. The bylaws define a living unit as one "intended for occupancy by one family or household," with no age qualifier (Section 22 bylaws). The Fitness, Racquet and Pool Club sells a child add-on for children 16 and under (Section 22, Fitness, Racquet and Pool Club), and the Code of Conduct requires minors under 17 to have a responsible adult present at the facilities, which supervises children rather than excluding them (Burnt Store Marina Code of Conduct).
Each condominium's own declaration governs its building, and we have not read every one of them; a sub-association could in principle adopt its own age rule. Before you write an offer, ask the building's association, in writing, whether it has any age or occupancy restriction.
Owning in Burnt Store Marina costs Lee County property tax at 14.0825 mills for 2025, Lee County solid waste on the tax bill, the Section 22 master assessment, condominium or neighborhood dues where they apply, and optional club, dog park and marina charges. There is no community development district on the sampled tax bill.
Data updated: September 2026 (Lee County Tax Collector 2025 bill and Lee County Property Appraiser 2026 TRIM notices; Lee County Solid Waste FY 2026 rates; PGI Section 22 pages, 2026 fitness application and The Beacon, read September 26, 2026).
Layer | Amount | Period | Who bills it | What it covers | Source |
|---|---|---|---|---|---|
Lee County property tax, district 034 | 14.0825 mills total, 2025 adopted; 13.6738 mills proposed for 2026 | Annual, November bill | Lee County Tax Collector | County, schools, Burnt Store Area Fire MSTU, library, water management and other authorities | 2025 tax bill; 2026 TRIM notice |
Lee County solid waste | $381.11 per single-family home | Annual, on the tax bill | Lee County | Collection, disposal, recycling | 2025 tax bill; Lee FY 2026 rates |
Section 22 master assessment | Not published; assessed equally per lot and dwelling unit | Annual, due January 1 | PGI Section 22 HOA through Alliant | Common areas, roads, access systems and gate staffing, infrastructure, landscaping, street lights | Section 22 site and bylaws; ask for the budget and estoppel |
Amenity special assessment | $380 in 2025; 2026 described as the final year | Annual | PGI Section 22 HOA | Repayment of the ten-year note that bought the golf course, clubhouse, fitness center, pool and irrigation | The Beacon, 2025 and 2026 |
Irrigation water | Not published; metered | Monthly | PGI Section 22 HOA | Community irrigation from the association's wells | The Beacon, March 2026 |
Condominium or neighborhood association | Not published centrally; set by each of the sub-associations | Per each association's budget | Each sub-association | Building insurance, reserves, grounds and services under each association's documents | Ask for the budget, FAQ sheet and estoppel |
Fitness, Racquet and Pool Club | $1,065 couple, $533 single, tax included (2026 resident annual) | Annual, optional | PGI Section 22 HOA | Fitness center, 4 tennis courts, 8 pickleball courts, heated pool and spa | 2026 Resident Membership Application |
BSM Barking Lot dog park | $100 per household | Annual, optional | PGI Section 22 HOA | FOB access and upkeep | Section 22 dog park page |
Burnt Store Marina Country Club | Not published online; 6.5% sales tax added | Membership year November 1 to October 31, optional | The club (association-owned, Troon-managed) | Social membership, annual or seasonal golf, trail pass | Club membership page |
Platinum Point Yacht Club | Not published | Optional | The yacht club (private) | Club membership and events | Yacht club site |
Marina wet slip or dry storage | Not published | Per Safe Harbor agreement, optional | Safe Harbor Burnt Store | Slip or rack storage, launch and haul | Safe Harbor location page |
Renter barcode | $30 per season for renters staying over two months | Per issuance | PGI Section 22 HOA | Gate barcode | 2020 barcode rules |
Community development district | None | n/a | n/a | n/a | No CDD on the sampled bill or the Lee district layers |
Sources: Lee County Tax Collector, 2025 bill; 2026 TRIM notice; Lee County Solid Waste rates; PGI Section 22 home page; 2026 Resident Membership Application; Section 22 dog park; Burnt Store Marina Country Club membership; Safe Harbor Burnt Store; Rules for Issuing Bar Codes.
The property tax line is the one most buyers underestimate, so here is the full millage on a sampled homesteaded single-family parcel in Block 1005. The 2026 figures are the proposed rates on the TRIM notice, not adopted rates, and the identical district and proposed rates appear on a Harbor Towers unit's notice (2026 TRIM, Harbor Towers unit).
Taxing authority | 2025 adopted (mills) | 2026 proposed (mills) |
|---|---|---|
Lee County General Revenue | 3.7623 | 3.7623 |
Public schools, by local board | 2.2480 | 2.2480 |
Public schools, by state law | 3.0710 | 3.0230 |
Burnt Store Area Fire Protection MSTU | 3.1700 | 2.8000 |
Lee County All Hazards Protection District | 0.0693 | 0.0693 |
Lee County Unincorporated MSTU | 0.8398 | 0.8398 |
Lee County Library District | 0.4218 | 0.4218 |
South Florida Water Management District (three levies) | 0.2301 | 0.2301 |
Lee County Hyacinth Control | 0.0192 | 0.0200 |
Lee County Mosquito Control | 0.2116 | 0.2201 |
West Coast Inland Navigation District | 0.0394 | 0.0394 |
Total | 14.0825 | 13.6738 |
On that sampled 2025 bill the assessed value was $513,166, ad valorem taxes were $6,649.19 and the solid waste charge was $381.11, a combined $7,030.30 before the early-payment discount; the owner paid $6,749.09 in November (Lee County Tax Collector, 2025 bill). That is one homesteaded house; your bill depends on your assessed value and exemptions. The biggest proposed change for 2026 is the fire MSTU, from 3.1700 to 2.8000 mills. How the solid waste charge is applied to condominium units was not on a public bill we could read, so ask for the unit's own prior-year bill.
Selling or buying in Burnt Store Marina? Sellers can get a free Punta Gorda home valuation that accounts for the association layers a buyer will ask about, or call Jesse direct at (239) 898-6072. Buyers can call Marc at (239) 287-5873 or read how we help buyers in Punta Gorda before touring.
The association states that it "collects an annual fee through its property manager to cover the maintenance of the common areas, roads, access systems and infrastructure" (PGI Section 22 home page). Gate staffing and roving patrol by Platinum Group Security are "paid for with residents' assessments" (Section 22, Accessing Our Community), and the bylaws have the association maintain the private roads and street lights. The recorded documents require the charge to be divided equally: "Each unimproved lot and dwelling unit shall be assessed equally," so a one-bedroom Keel Club flat and a Sunset Key house pay the same master share (Declaration of Restrictions and amendments).
The association does not publish the dollar amount of its annual assessment. It is set in the budget adopted each November, bills go out by early December, and assessments are due January 1 (The Beacon, October 2025). For a specific home, the figure is on the association's adopted budget and on the estoppel certificate issued at sale. A transfer fee, capital contribution or working-capital charge at the master level is likewise not published; the estoppel certificate is where it would appear.
What the master assessment does not pay for: the purchased amenities. The association's manager wrote that the assessment collected for the association is not used to operate the golf course, fitness center and other purchased assets, which are "managed separately" with their own budgets (The Beacon, December 2023), and the treasurer says they are budgeted to roughly break even (The Beacon, July 2025). The association's 2026 reports list the capital work the master side is carrying: a completed reserve study that flagged underground water systems as the top ten-year concern, about half a million dollars for two new irrigation wells "over 900 feet deep," and a three-year, $1.5 million road resurfacing program finishing with Cape Cole Boulevard (The Beacon, March 2026). Irrigation meters are read monthly and residents are billed accordingly; the rate is not published.
Nothing below is included in the master assessment, and each is a separate decision:
On January 26, 2017, 85 percent of voting members approved letting the board buy the community irrigation system, golf course, clubhouse, maintenance garage, cart barn, retention ponds, tennis courts, fitness center and pool, two ten-acre parcels and the remaining community roads, and authorized borrowing $5,000,000: a $4,000,000 purchase price plus $1,000,000 for closing, insurance and a cash cushion (The Beacon, December 2023). The loan was a ten-year note (The Beacon, February 2025). The country club's own materials date the association's operation of the course to 2020 (Burnt Store Marina Country Club), so you will see both years in print: the owners' vote and financing in 2017, and the club's account of the takeover in 2020.
The note was repaid through a separate special assessment of $380 a year, the 2025 figure (The Beacon, July 2025). The association's secretary reported in March 2026 that "In January, the loan to purchase all the amenities was paid off," described 2026 as the final assessment year, and said "The remaining money of the 2026 assessment will be reserved to provide the funds needed for the upkeep of the properties" (The Beacon, March 2026). The 2026 amount itself was not published. For a buyer in late 2026, the practical point is to confirm on the estoppel certificate that no amenity special assessment carries into 2027.
Because the costs sit in several layers, the paperwork does too. Ask for:
Burnt Store Marina divides into 47 sub-associations under one master association: towers and walk-up condominiums around the harbor and basins, golf-edge condominiums and villas, 22 detached land-condominium neighborhoods and a set of platted home lots. The Lee County roll counts 1,877 homes, 1,212 condominium units and 665 houses, plus 21 vacant lots.
Data updated: September 2026 (Lee County Property Appraiser parcel, subdivision and land-type layers and cost cards; Florida DBPR condominium roll; PGI Section 22 roster; Lee County Property Appraiser public sales files, our analysis, 12 months of recorded sales from September 1, 2025, newest recorded sale August 7, 2026).
We built the list from the recorded plats and declarations, the state condominium roll, the Lee County Property Appraiser's cost card for every residential folio, and the master association's roster. The association's own figure is "approximately 1920 residences" (PGI Section 22 home page); our card-by-card count of the Lee roll is 1,877 improved homes (1,212 condominium-form units and 665 detached homes, 558 of them on land-condominium lots) plus 21 vacant residential lots, 1,898 residential parcels in all (Lee County Property Appraiser, parcel layer). The two counts land within about 1 to 2 percent of each other.
In the table, "Floors" is the highest unit floor on the Lee cost cards for condominiums, or building stories for houses. "Water" is the Lee County Property Appraiser land-type class (land-type layer). "Area" is the association's own area label; "not named" means the rules summary does not list that neighborhood by name.
Neighborhood | Product | Homes on the Lee roll | Built | Floors | Water | Area |
|---|---|---|---|---|---|---|
Harbor Towers | High-rise condominium, 2 buildings | 120 | 1998 | 8 | Bay | II |
Grande Isle Towers I and II | Mid-rise condominium, 2 buildings | 112 | 2004 | 7 | Bay | not named |
Grande Isle Towers III and IV (Sunset Pointe Towers) | Mid-rise condominium, 2 buildings | 104 | 2004 to 2005 | 7 | Bay | not named |
Vista del Sol | Mid-rise condominium, 1 building | 60 | 2003 | 7 | Bay | IV |
Tides at Marina Towers | Mid-rise condominium, 1 building | 33 | 1990 | 6 | Bay | II |
Marina South Shore | Low-rise condominium, 8 buildings | 123 | 1980 | 3 | Bay | II |
Marina North Shore | Low-rise condominium, 4 buildings | 48 | 1984 | 3 | Canal | II |
Keel Club | Low-rise condominium, 2 buildings | 47 | 1983 | 3 | Canal | III |
Emerald Isle | Condominium, 22 three-unit buildings | 66 | 1997 to 1999 | 3 | Lake | not named |
Topaz Cove | Condominium, 17 four-unit buildings | 68 | 2000 | 2 | Lake | not named |
Sunset Key (Sunset Key I) | Detached two-story homes, land condominium | 25 | 1997 to 2000 | 2 | Bay | not named |
Sunset Key II | Detached two-story homes, land condominium | 22 | 2001 to 2002 | 2 | Bay | not named |
Diamond Park | Platted canal homes | 9 lots (8 homes) | 1996 to 2017 | 1 and 2 | Canal | II |
Commodore Club | Low-rise condominium, 8 buildings | 96 | 1979 | 3 | Dry | I |
Capstan Club | Low-rise condominium, 4 buildings | 20 | 1980 | 2 | Dry | I |
Rudder Club | Low-rise condominium, 2 buildings | 30 | 1981 | 3 | Dry | I |
Spinnaker Club | Low-rise condominium plus 4 townhouses | 20 | 1982 | 3 | Dry | I |
Halyard Club | Low-rise condominium, 1 building | 20 | 1982 | 3 | Golf | I |
Admiralty Village | One-floor townhouse condominium, 7 buildings | 28 | 1988 to 1990 | 1 | Golf | I |
Golf Fox | Condominium, 2 buildings | 8 | 2002 | 2 | Golf | I |
The Esplanade | Low-rise condominium, 6 buildings | 60 | 2005 | 3 | Golf | I |
Marlin Run I | One-floor villa condominium | 57 | 1994 to 1995 | 1 | Dry | I |
Marlin Run II | One-floor villa condominium | 16 | 1994 | 1 | Dry | I |
Marlin Run III | Duplex condominium | 10 | 1996 | 1 | Lake | I |
Villas at Cobia Cay | Duplex condominium | 26 | 2000 to 2001 | 1 | Golf | I |
The Resort at Burnt Store Marina | One-floor duplex condominium | 40 | 1998 | 1 | Lake | IV |
Courtside Landings | Detached homes, land condominium | 70 | 1999 to 2002 | 1 | Dry | IV |
Admirals Point | Detached homes, land condominium | 37 | 1993 to 1994 | 1 | Lake, Golf, Dry | I |
Admirals Point II and Sailfish Pass | Detached homes, land condominium | 16 | 1994 to 1995 | 1 | Golf | I |
Courtyard Landings I | Detached homes, land condominium | 25 | 1993 | 1 | Golf, Dry | I |
Courtyard Landings II | Detached homes, land condominium | 20 | 1993 to 1994 | 1 | Dry | I |
Courtyard Landings III | Detached homes, land condominium | 25 | 1993 to 1994 | 1 | Dry | I |
Dolphin Cove | Detached homes, land condominium | 20 | 1994 to 1995 | 1 | Golf, Dry | I |
Egret Pointe | Detached homes, land condominium | 22 | 1995 to 1996 | 1 | Dry, Golf | I |
Estates at Cobia Cay | Detached homes, land condominium | 16 | 2000 to 2002 | 1 | Golf, Dry | I |
Hibiscus Cove | Detached homes, land condominium | 14 | 1998 to 2003 | 1 | Lake, Dry, Golf | I |
King Tarpon | Detached homes, land condominium | 38 | 1994 | 1 | Golf, Dry | I |
Linkside | Detached homes, land condominium | 26 (25 homes) | 2001 to 2016 | 1 | Golf, Dry | I |
Little Pines Estates I and II | Detached homes, land condominium | 11 (5 homes) | 1995 to 2017 | 1 | Dry, Golf | I |
Mariners Pass | Detached homes, land condominium | 40 | 1996 to 1997 | 1 | Dry, Golf | I |
Pelican Way | Detached homes, land condominium | 14 | 1998 to 1999 | 1 | Dry, Golf | I |
Redfish Cove | Detached homes, land condominium | 35 | 1995 to 1999 | 1 | Golf, Dry | I |
Tarpon Pass II | Detached homes, land condominium | 33 | 1994 to 1995 | 1 | Dry, Golf | I |
Yellowfin Bay | Detached homes, land condominium | 36 | 1995 to 1996 | 1 | Golf, Dry | I |
Yellowfin Cove | Detached homes, land condominium | 20 | 1995 to 1997 | 1 | Golf, Lake, Dry | I |
Section 22 platted homes, Blocks 990 to 1007 | Platted golf and lake homes | 74 lots (67 homes) | 1993 to 2019 | 1 (a few 2) | Golf, Lake | I |
Section 22 platted homes, Blocks 1008 to 1011 (Sugarloaf Lake) | Platted homes | 27 | 1992 to 2018 | 1 and 2 | Lake | I |
Punta Gorda Isles Replat, Block 1009 | Platted home | 1 | 2001 | 1 | Dry | I |
Captains Quarters Replat | Platted lots | 5 lots (1 home) | 2004 | 1 | Dry | not named |
Sugarloaf Key | Platted homes | 2 | 2017 and 2019 | 1 | Dry | not named |
Golden Sunset | Platted lots | 2 lots (1 home) | 2021 | 2 | Lake, Dry | not named |
Prosperity Point Master | Master sub-association for the peninsula | Membership not published | n/a | n/a | n/a | II |
The Soundings | Individual homes | Boundary not published | n/a | n/a | n/a | I |
Sources: Lee County Property Appraiser, parcel layer and cost cards; subdivision layer; DBPR condominium roll; Section 22 roster; Summary of Section 22 Rules and Regulations.
Sales below are the Lee County record for the 12 months of recorded sales from September 1, 2025 (Lee County Property Appraiser public sales files, our analysis). When a neighborhood recorded one or two sales we give the prices rather than a median, because one or two sales are too thin to read as a market rate.
Harbor Towers is the only high-rise in Burnt Store Marina: two buildings at 2060 and 2090 Matecumbe Key Road, 60 units each, 120 in all, built in 1998. The cost cards put 16 units on each of floors 1 through 7 across the two buildings and 8 on floor 8, a class the Lee roll labels "Condominium, high rise, 8 or more floors." Units run 809 to 2,314 square feet, and the cards record 92 of the 120 with a "Bay" view and 28 with a "Pool" view (Lee County Property Appraiser cost card, Harbor Towers #1702). The condominium is recorded at OR Book 2971, Page 452, and the state roll lists 120 units under Harbor Towers Condominium Association, Inc. (DBPR condominium roll).
Harbor Towers sits in Area II, under the Tract C declaration. The association's own website keeps its documents, rules and insurance pages behind a member login (Harbor Towers), so a buyer gets them from the seller or the manager. The county record shows three sales in the latest 12 months at a $370,000 median, from $200,000 for an 809-square-foot unit to $510,000 for a 1,402-square-foot unit. By the roll's 1998 year built, the buildings turn 30 in 2028, the year Florida's milestone inspection clock reaches them.
A dedicated Harbor Towers 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 four Grande Isle towers are the largest tower family in Burnt Store Marina: 216 units in four seven-floor buildings on Prosperity Point, built in 2004 and 2005 on a replat of part of Tract C (Lee County Property Appraiser, subdivision layer). They are two separate condominiums:
The Sunset Pointe Towers association publishes more than most in the community. It describes "7 Stories per Tower," three-bedroom residences of "1,883 to 2,296 square feet," "post-tensioned cast-in-place concrete" construction, and a "double-gated private peninsula." It reports "fully funded" structural integrity reserve and non-structural reserve studies prepared by Reserve Advisors, LLC in October 2025, no association debt, tile and flat roofs replaced in 2024, and unit doors and patio waterproofing in 2026. Its quarterly dues, it says, include "Direct TV, High Speed Fiber Optic internet, water and sewer"; the rules allow two pets and set a 30-day minimum lease (Sunset Pointe Towers). Its unit-size range and the county's differ slightly; both are shown above.
In the latest 12 months, Grande Isle III and IV recorded five sales at a $625,000 median, including the highest condominium sale in the community, $895,000 for unit 701 at 3333 Sunset Key Circle on September 30, 2025. Grande Isle I and II recorded three sales: $420,000, $497,000 and $500,000.
A dedicated Grande Isle Towers 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.
Vista del Sol at Burnt Store Marina is a single seven-floor building at 3191 Matecumbe Key Road, 60 units built in 2003, from 1,102 to 2,386 square feet. The cost cards record 53 of the 60 with a "Preserve" view (Lee County Property Appraiser, subdivision layer). It is recorded at OR Book 3860, Page 4127, and the state roll lists 60 units under Vista del Sol at Burnt Store Marina Condominium Association, Inc. (DBPR condominium roll).
Vista del Sol is one of the three Area IV communities, outside the Section 22 geographic area and not covered by the Section 22 rules, so its own declaration carries more of the rule-making weight (Summary of Section 22 Rules and Regulations). Its sampled parcels also carry a different Lee tax district code from the community's core. The county recorded two sales in the latest 12 months, $360,000 and $210,000.
Tides at Marina Towers, listed on the association roster as "Marina Towers," is one six-floor building at 3020 Matecumbe Key Road with 33 units, six per floor on floors 1 through 5 and three on floor 6, built in 1990. Units run 1,148 to 2,304 square feet and every one is recorded with a "Bay" view. It is recorded at OR Book 2163, Page 238, and the state roll lists 33 units under Marina Towers Condominium Association, Inc. (DBPR condominium roll). It sits in Area II. By its 1990 roll year it passed 30 in 2020, which puts it among the buildings whose first milestone inspection date has already come under the statute's timetable. Two sales recorded in the latest 12 months: $390,000 and $490,000.
The two Shore condominiums wrap the marina basins and were among the first buildings in the community.
Marina South Shore is eight three-floor buildings at 3210 to 3280 South Shore Drive, 123 units, 41 on each floor, all built in 1980. Units run 1,547 to 2,069 square feet, and the cost cards record 79 with a "Canal" view, 32 with a "Bay" view and 12 with a "Preserve" view (Lee County Property Appraiser, parcel layer). Its four phases are recorded at OR Book 1432, Page 278, and the state roll lists 123 units under Marina South Shore Condominium Association, Inc. (DBPR condominium roll). It sits in Area II under the 1980 Tract C declaration, which also reserved to the developer the seawall and a 24-foot strip along it "as a wet dockage rental area" (Declaration of Restrictions and amendments). The county recorded five sales in the latest 12 months at a $350,000 median.
A dedicated Marina South Shore 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.
Marina North Shore is four three-floor buildings of 12 units each at 3235, 3245, 3255 and 3265 Sugarloaf Key Road, 48 units, built in 1984, every unit 1,516 square feet, with 35 recorded "Canal" views. It is recorded at OR Book 1693, Page 4771 and OR Book 2519, Page 787, and the state roll lists 48 units under Marina North Shore Condominium Association, Inc. In August 2026 the association had a parking and road repaving development order in review with Lee County (Lee County GIS, development orders). Three sales recorded in the latest 12 months: $247,500, $410,000 and $414,000.
The Keel Club is two three-floor buildings at 3160 and 3170 Matecumbe Key Road, 47 units built in 1983, and it holds the smallest units in Burnt Store Marina at 593 to 1,188 square feet. The cost cards record 23 "Canal" views, 12 "Pool" views and 12 "Parking" views (Lee County Property Appraiser, parcel layer). It is the whole of Area III, "within the commercial zoning area," and its land has its own 1983 declaration that permits multi-family and commercial use "if permitted by zoning" (Declaration of Restrictions and amendments). The state roll lists 47 units under Keel Club Condominium Association, Inc. The county recorded five sales in the latest 12 months at a $195,000 median, all of them 593-square-foot units, which makes the Keel Club the entry price point for a basin-side address.
Sunset Key is the luxury tier of Burnt Store Marina: detached two-story houses on land-condominium lots along Sunset Key Circle, classed "Bay" water on the county layer.
Sources: Lee County Property Appraiser, subdivision layer; DBPR condominium roll.
Every Sunset Key sale in the latest 12 months recorded at $950,000 or more. Sunset Key I recorded three sales at a $1,100,000 median, including the community's highest sale of the year, 3213 Sunset Key Circle at $1,150,000 on July 13, 2026, which also appears as the MLS high for the same window. Sunset Key II recorded one sale, at $1,000,000 for 3397 Sunset Key Circle on May 1, 2026. Because these are land condominiums, the owner holds a house on a condominium lot; ask the association what the declaration makes the owner insure and maintain and what it assigns to the association.
A dedicated Sunset Key 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.
Prosperity Point is the peninsula between the north and south basins; the Grande Isle towers sit at its tip, and Sunset Key, Emerald Isle and Topaz Cove share Sunset Key Circle with them. It is on the master association's roster as "Prosperity Point Master," and the rules summary places "Prosperity Point" in Area II (Summary of Section 22 Rules and Regulations). A 1996 Declaration and Grant of Easements created an interior recreational access easement for the "Prosperity Point Benefitted Parties," and a 2000 amendment by WCI Communities replaced the interior lake walkway easements in Tract C (Amendment to Declaration and Grant of Easements, 2000). The county roll carries a 2002 clubhouse on the Tract C common parcel, and the Sunset Pointe Towers association describes two island pools available to owners on the peninsula (Sunset Pointe Towers).
Which associations belong to the Prosperity Point master association, and what it charges, is not published; the master declaration in the Lee County Official Records would state it. If you are buying on the peninsula, ask whether a Prosperity Point charge appears on the estoppel alongside the building and Section 22 layers. The MLS labeled two closings "Prosperity Point" in the latest 12 months, including the $1,150,000 Sunset Key Circle sale.
These two lake-view condominiums sit on Sunset Key Circle.
Emerald Isle is 22 small buildings of three units each, 66 units built from 1997 to 1999, with units on floors 1, 2 and 3 from 1,501 to 1,991 square feet; the cost cards record 42 "Lake" views and 24 "Bay" views. It is recorded at OR Book 2824, Page 1142 and listed on the state roll under Emerald Isle Condominium Association, Inc. (DBPR condominium roll). The county recorded five sales in the latest 12 months at a $399,900 median.
Topaz Cove is 17 two-floor buildings of four units each, 68 units built in 2000, from 1,652 to 2,255 square feet, all recorded with a "Lake" view. It is recorded at OR Book 3247, Page 739 and listed under Topaz Cove Condominium Association, Inc. Five sales recorded in the latest 12 months at a $360,000 median.
The Resort is 40 one-floor units classed "Condominium, duplex" at a single site address, 3181 Matecumbe Key Road, built in 1998, from 1,028 to 1,219 square feet, with 30 "Preserve" and 10 "Lake" views on the cost cards (Lee County Property Appraiser, subdivision layer). It is recorded at OR Book 3023, Page 2861 and listed on the state roll under Resort at Burnt Store Marina I Condominium Association, Inc. The community pool of the Fitness, Racquet and Pool Club "is located by The Resorts" (Section 22, Fitness, Racquet and Pool Club).
The Resort is in Area IV, outside the Section 22 rules, and its sampled parcels carry a different Lee tax district code from the core. The county recorded three sales in the latest 12 months: $215,000, $218,000 and $230,000.
Courtside Landings is 70 detached one-story homes on land-condominium lots along Courtside Landings Circle, built from 1999 to 2002, with a clubhouse on the common area (Lee County Property Appraiser cost card, 17713 Courtside Landings Circle). It is the only planned development inside the gates, approved by Lee County in 1998 as "Harbor Villas at Burnt Store" for 70 units on about 32 acres, and amended in 2002 to allow the tennis pavilion and courts for commercial recreation (Lee County Resolution Z-98-005; Resolution Z-02-001). The condominium is recorded at OR Book 3093, Page 3733, and the state roll lists 70 units under Courtside Landings Condominium Association, Inc.
Courtside Landings is in Area IV. Its 1999 covenants make its owners pay Section 22 "General Charges" for roads, landscaping, the gate and security without being Section 22 members or voting (Courtside Landings Declaration of Covenants and Restrictions). That makes the governance question here different from anywhere else in Burnt Store Marina. The county recorded six sales in the latest 12 months at a $457,500 median, from $400,000 to $545,000.
A dedicated Courtside Landings 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 Commodore Club is the oldest condominium on the Lee roll in Burnt Store Marina: eight three-floor buildings of 12 units at 1 to 5 Pirates Lane and 1590, 1600 and 1610 Islamorada Boulevard, 96 units, all built in 1979, each 1,416 to 1,452 square feet (Lee County Property Appraiser, parcel layer). It is recorded at OR Book 1333, Page 121 and OR Book 2381, Page 1560, and the state roll lists 96 units under Commodore Club Condominium Association of Burnt Store Marina, Inc., recorded February 28, 1979 (DBPR condominium roll). The state roll's county field says "Charlotte"; the parcels are on the Lee roll.
The Commodore Club tied Marlin Run II and Courtside Landings for the most county-recorded sales of any association in the latest 12 months, six at a $254,375 median. The buildings passed 30 by the roll year in 2009, well before the milestone law; ask for the association's milestone and reserve study records.
A dedicated Commodore Club 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.
Six small condominiums line the golf side, most of them from the community's first building wave (Lee County Property Appraiser, parcel layer; DBPR condominium roll):
Condominium | Address | Units | Built | Floors | Unit size (sq ft) | Latest 12 months, county record |
|---|---|---|---|---|---|---|
Rudder Club | 801 and 1001 Islamorada Blvd | 30 | 1981 | 3 | 1,365 | Two sales, $150,000 and $180,000 |
Capstan Club | 2001 and 2021 Little Pine Cir; 301 and 321 Islamorada Blvd | 20 | 1980 | 2 | 1,177 | Four sales, $160,000 to $183,000 |
Spinnaker Club | 601 Islamorada Blvd (16 flats); 2000 Marianne Key Rd (4 townhouses) | 20 | 1982 | 3 | 1,363 to 1,579 | Three sales, $224,500 to $279,000 |
Halyard Club | 5050 Marianne Key Rd | 20 | 1982 | 3 | 1,347 to 1,469 | One sale, at $150,000 |
Admiralty Village | Seven buildings on Matecumbe Key Rd | 28 | 1988 to 1990 | 1 | 1,399 to 1,744 | One sale, at $242,000 |
Golf Fox | 2080 and 2090 Big Pass Ln | 8 | 2002 | 2 | 1,246 to 1,464 | None recorded |
Rudder, Spinnaker and Halyard are on the three-floor screen below; Capstan, Admiralty Village and Golf Fox are one or two floors. Admiralty Village's land lines on the roll include golf, dry, lake and one "Gulf" parcel. These are among the lowest-priced units in Burnt Store Marina by the county record, but price per unit is not the whole comparison; each has its own budget and reserve position.
The Esplanade (on Baltic Avenue on the Lee roll) is six three-floor buildings with 60 units built in 2005, from 1,788 to 2,147 square feet, recorded with "Golf Course" views (Lee County Property Appraiser, parcel layer). Its site addresses on the roll are 24329, 24351, 24367, 24383, 24399 and 24417 Baltic Avenue; the state roll gives a Vincent Avenue street address for the same association, Esplanade at Burnt Store Marina Condominium Association, Inc. (DBPR condominium roll). It is one of the newest multi-unit condominiums in the community. The county recorded two sales in the latest 12 months, both at $360,000.
Marlin Run is three one-floor condominiums on the golf side, 83 units in all (Lee County Property Appraiser, parcel layer; DBPR condominium roll):
The one-floor villas fall outside the milestone and structural reserve study rules that apply to buildings of three habitable stories or more (Florida Statutes 553.899).
Most of the detached houses in Burnt Store Marina are not on conventional lots. They sit on "land condominium" lots: the owner holds the house and a condominium unit that is the lot, inside an association registered with the state. The state roll lists 22 of these associations inside the community, 565 lots in all, and the county cost cards read "Land Condo" on every one (DBPR condominium roll; Lee County Property Appraiser, parcel layer). Nearly all are one-story homes built in the 1990s.
Neighborhood | Homes | Built | Streets | Latest 12 months, county record |
|---|---|---|---|---|
Admirals Point | 37 | 1993 to 1994 | Key Largo Ln, Key Largo Cir, Sable Key Cir, Marathon Way | None recorded |
Admirals Point II and Sailfish Pass | 16 | 1994 to 1995 | Cape Cole Blvd, Big Pass Ln | None recorded |
Courtside Landings | 70 | 1999 to 2002 | Courtside Landings Cir | Six sales, $457,500 median |
Courtyard Landings I | 25 | 1993 | Islamorada Blvd | Two sales recorded |
Courtyard Landings II | 20 | 1993 to 1994 | Islamorada Blvd | One sale, at $232,000 |
Courtyard Landings III | 25 | 1993 to 1994 | Islamorada Blvd | One sale, at $292,000 |
Dolphin Cove | 20 | 1994 to 1995 | Dolphin Cove Dr | One sale, at $510,000 |
Egret Pointe | 22 | 1995 to 1996 | Islamorada Blvd, Cape Cole Blvd | None recorded |
Estates at Cobia Cay | 16 | 2000 to 2002 | Cobia Estates Dr | One sale, at $565,000 |
Hibiscus Cove | 14 | 1998 to 2003 | Hibiscus Cove Ct | None recorded |
King Tarpon | 38 | 1994 | King Tarpon Dr | Three sales, $333,750 to $460,000 |
Linkside | 25 homes, 1 vacant lot | 2001 to 2016 | Linkside Dr, Linkside Way | None recorded |
Little Pines Estates I | 5 lots | 1995 to 2017 | Little Pine Cir | None recorded |
Little Pines Estates II | 6 lots | 1995 to 2017 | Little Pine Cir | None recorded |
Mariners Pass | 40 | 1996 to 1997 | Cape Cole Blvd | Three sales, $295,000 to $430,000 |
Pelican Way | 14 | 1998 to 1999 | Cape Cole Blvd | None recorded |
Redfish Cove | 35 | 1995 to 1999 | Redfish Cove Dr | Two sales, $640,000 and $719,000 |
Sunset Key | 25 | 1997 to 2000 | Sunset Key Cir | Three sales, $1,100,000 median |
Sunset Key II | 22 | 2001 to 2002 | Sunset Key Cir | One sale, at $1,000,000 |
Tarpon Pass II | 33 | 1994 to 1995 | Islamorada Blvd, Big Pass Ln | Four sales, $350,000 to $521,000 |
Yellowfin Bay | 36 | 1995 to 1996 | Big Pine Ln | One sale, at $475,000 |
Yellowfin Cove | 20 | 1995 to 1997 | Big Pass Ln, Big Pine Ln | Three sales, $310,000 to $445,000 |
Little Pines Estates carries six vacant lots between its two phases, and Linkside one, which makes them two of the few places inside the gates with land still to build on. The roster prints "Dolphin Park"; the county and state rolls show only a Dolphin Cove, which we take to be the same association. Because a land condominium is still a condominium under state law, the resale paperwork runs through the condominium association as well as Section 22.
About 120 lots in Burnt Store Marina are conventionally platted rather than land condominiums, and for most of them we found no sub-association on record beyond the Section 22 master association (Lee County Property Appraiser, parcel layer; Summary of Section 22 Rules and Regulations):
These are the highest-priced detached homes by the county record after Sunset Key. The platted Section 22 lots recorded four sales in the latest 12 months at an $847,500 median, including 1080 Matecumbe Key Road at $1,085,000 on October 1, 2025, and Sugarloaf Key recorded one sale, at $899,950.
Thinking about selling a golf or Sugarloaf Lake home? The platted lots trade on facts the portals flatten: the lot's golf or lake frontage, the block's density history and whether any sub-association applies. See how we sell homes in Punta Gorda, or request a free home valuation.
Florida's milestone inspection law applies to condominium buildings "three habitable stories or more in height as determined by the Florida Building Code," with the first inspection due by December 31 of the year the building reaches 30 years of age, based on the certificate of occupancy date, and every 10 years after. A local agency may move that to 25 years for buildings near salt water (Florida Statutes 553.899); whether Lee County has adopted the 25-year option was not published where we looked. Buildings that reached 30 before July 1, 2022 needed their initial inspection before December 31, 2024. The same three-story line triggers a structural integrity reserve study at least every 10 years, and an existing association's first study was due by December 31, 2025, or by December 31, 2026 at the latest when paired with a milestone inspection due by then (Florida Statutes 718.112).
The table below is a screen, not a legal finding. It lists every Burnt Store Marina condominium whose Lee County cost cards record a unit on floor 3 or higher. A roll floor count is not a Florida Building Code story determination; a ground-level parking story could add one, and the statute's clock runs from the certificate of occupancy, not the roll's year built.
Building group | Addresses | Units | Highest unit floor on the roll | Year built (roll) | Reaches 30, by roll year |
|---|---|---|---|---|---|
Harbor Towers | 2060 and 2090 Matecumbe Key Rd | 120 | 8 | 1998 | 2028 |
Grande Isle Towers I and II | 3313 and 3321 Sunset Key Cir | 112 | 7 | 2004 | 2034 |
Grande Isle Towers III and IV (Sunset Pointe Towers) | 3329 and 3333 Sunset Key Cir | 104 | 7 | 2004 to 2005 | 2034 to 2035 |
Vista del Sol | 3191 Matecumbe Key Rd | 60 | 7 | 2003 | 2033 |
Tides at Marina Towers | 3020 Matecumbe Key Rd | 33 | 6 | 1990 | 2020 |
Marina South Shore | 3210 to 3280 South Shore Dr | 123 | 3 | 1980 | 2010 |
Commodore Club | 1 to 5 Pirates Ln; 1590, 1600, 1610 Islamorada Blvd | 96 | 3 | 1979 | 2009 |
Emerald Isle | 22 buildings on Sunset Key Cir | 66 | 3 | 1997 to 1999 | 2027 to 2029 |
The Esplanade | Six buildings on Baltic Ave | 60 | 3 | 2005 | 2035 |
Marina North Shore | 3235 to 3265 Sugarloaf Key Rd | 48 | 3 | 1984 | 2014 |
Keel Club | 3160 and 3170 Matecumbe Key Rd | 47 | 3 | 1983 | 2013 |
Rudder Club | 801 and 1001 Islamorada Blvd | 30 | 3 | 1981 | 2011 |
Halyard Club | 5050 Marianne Key Rd | 20 | 3 | 1982 | 2012 |
Spinnaker Club | 601 Islamorada Blvd (the 4 townhouses are separate) | 16 | 3 | 1982 | 2012 |
Sources: Lee County Property Appraiser, parcel layer and cost cards; Florida Statutes 553.899.
The screen covers about 62 buildings, 935 units and 14 associations. Two cautions. First, the statute exempts "a single-family, two-family, three-family, or four-family dwelling with three or fewer habitable stories above ground," so Emerald Isle's three-unit buildings may fall outside it even though units sit on a third floor; ask the association how it has classified them. Second, eight groups on the list reached 30 before July 1, 2022 by their roll years, and the statute set an initial inspection deadline of December 31, 2024 for buildings in that position.
Sunset Pointe Towers is the only association we found that publishes its reserve study status on a public page (Sunset Pointe Towers). The state keeps a structural integrity reserve study reporting database and a milestone inspection resource page, and the statute requires an association to deliver the inspector's summary to every owner within 45 days and post it on its website where it must keep one. For any building on this list, those two documents are the first thing to ask for.
Every condominium in Burnt Store Marina, including the land condominiums, is its own association under Chapter 718 of the Florida Statutes with its own budget, reserves, insurance and rules, and outside Area IV it sits under the Section 22 master layer. Here is the list we work from with buyers:
If you would like a second set of eyes on a Burnt Store Marina condominium's documents before you commit, call Marc at (239) 287-5873 or read how we represent buyers.
The marina at Burnt Store Marina is Safe Harbor Burnt Store, a privately owned, full-service marina on Charlotte Harbor inside the community's gates. It is vested for 525 wet slips, takes boats to 100 feet with no height limit in the operator's specifications, runs a dry stack slated for redevelopment, and has belonged to Blackstone Infrastructure since April 30, 2025.
Data updated: September 2026 (Safe Harbor Burnt Store location page; Lee County CPA2007-54 case file and Ordinance 09-16; Lee County Property Appraiser and Lee County GIS records; Blackstone and Sun Communities releases, all read September 26, 2026).
The marina sits at 3192 Matecumbe Key Road, on the harbor side of the community, with its office open 7:30 a.m. to 5:00 p.m. seven days a week and a phone line at 941-637-0083 (Safe Harbor Burnt Store). The operator introduces it this way: "As the second largest saltwater estuary in Florida, Charlotte Harbor's famed waters are home to Safe Harbor Burnt Store. With both wet slips and a dry stack..." The master association goes further and describes it as "the largest deep-water marina on the west coast of Florida," offering "wet and dry storage in addition to a boat launch ramp" (Burnt Store Marina, Section 22 home page). That superlative is the association's; Safe Harbor's own page does not make it.
Ownership is the first thing a buyer should understand, because it is split. The homeowners own the golf course, the fitness and racquet club and the pool through the master association; they do not own the marina. The Lee County Property Appraiser records a January 2017 sale of the marina parcel, land use "MARINA," and several related parcels to SHM Burnt Store LLC, a Safe Harbor entity, for $16,000,000 (Lee County Property Appraiser GIS). Safe Harbor's corporate parent has changed twice since. Sun Communities closed its purchase of Safe Harbor Marinas on October 30, 2020 (Sun Communities), and Blackstone Infrastructure announced on February 24, 2025 that it would buy the company for $5.65 billion, a portfolio of 138 marinas that Blackstone called "the largest marina and superyacht servicing business in the United States" (Blackstone, February 24, 2025). The sale closed on April 30, 2025 (Sun Communities via GlobeNewswire, April 30, 2025).
The association's secretary summed it up for residents in March 2026: "The marina complex was sold many years ago to Safe Harbor, a private company who then was acquired by Blackstone" (The Beacon, March 2026). The same board frames the owners' 2017 purchase of the golf and fitness amenities as protection against an outside owner who might "raise rates to simply make money." The marina was not part of that purchase, so slip and storage pricing is set by a private company, not by the association.
The slip count rests on a legal document, not a brochure. Burnt Store Marina is vested from Development of Regional Impact review, and a January 30, 1987 agreement with the state vested "a maximum of 323 wet spaces or 525 wet slips and 456 dry spaces"; a July 31, 2008 state final order confirmed that later changes did not divest those rights (Lee County CPA2007-54 case file). Lee County's comprehensive plan carries the same 525 wet slips as the cap for the marina core (The Lee Plan, Policy 14.1.1). The marina is vested for 525 wet slips; Safe Harbor does not publish how many are in service today while storm rebuilding continues.
The operator's published wet-slip specifications (Safe Harbor Burnt Store):
Specification | Safe Harbor's figure |
|---|---|
Length overall | 30 to 100 feet |
Maximum beam | 30 feet |
Maximum draft | 7 feet |
Maximum height | Unrestricted |
At the slip | Complimentary Wi-Fi, dock boxes, drive-up parking, fresh water, pump-out, shore power, boat lifts |
Transient slips | Same limits as the wet slips |
"Unrestricted" height matters to sailors. No fixed bridge limits a mast between the slips and Charlotte Harbor in the operator's own specifications. We did not find a government document that states "no bridges" for this route, so the operator's specification is the record to rely on, and a buyer with a tall rig should confirm it with the dockmaster for the specific slip.
The 7-foot maximum draft is the operator's limit, not a depth survey. Depth at the entrance and along the harbor changes with tide and shoaling, so an owner of a deep-draft boat should read current NOAA charts for Charlotte Harbor and ask the marina about low-water conditions before signing a slip agreement.
The docks are lettered. After Hurricane Ian the Charlotte Sun described residents on "Q or S" docks and a U dock that became the "rescue dock" for liveaboards, and it noted that liveaboards "pay extra dock fees for the privilege" (Charlotte Sun, October 21, 2022). Safe Harbor does not publish liveaboard terms on its page; ask the marina office.
Dry storage is where the published numbers disagree most, so we give only the ones on the record. The 1987 vesting agreement covers 456 dry spaces (Lee County CPA2007-54 case file). Lee County Ordinance 09-16, adopted February 25, 2009, created the "Burnt Store Marina Village" land use category on about 18.25 acres and caps dry storage there at 800 spaces, alongside 525 wet slips, 55,000 square feet of retail, 15,000 square feet of office, 145 hotel units and 160 residential units, with any redevelopment routed through a planned-development rezoning (Lee County Ordinance 09-16; The Lee Plan).
Safe Harbor's dry stack takes boats of 20 to 40 feet, up to 16 feet high, 15 feet of beam and 15 tons, in outdoor open storage or in-and-out racks, with "Valet Launch & Haul" and a facility the operator calls "Hurricane Resistant" (Safe Harbor Burnt Store). The operator does not publish a dry-storage count.
What is changing is on the county record. On September 21, 2022 Lee County rezoned about 9 acres of the marina from Marine Commercial to Commercial Planned Development, allowing up to 28,000 square feet of marine and dry boat storage building area no higher than 35 feet and outdoor boat racks up to 50 feet (case DCI2021-00007, Resolution Z-22-026), and the county's development-order records show "Dry Slip Facility Redevelopment at Burnt Store Marina" issued with a status date of May 2, 2025 (Lee County GIS). Safe Harbor's contractor describes the scope as a "Complete redevelopment, including design, permit, and build phases, with 500+ new outdoor dry stack slips, site utilities overhaul, parking expansion, dry stack barn renovations, a launchpad, public boat ramp, and plans for three future buildings" (Fowler Construction, April 3, 2024). That page does not say how much has been built or when the rest will be; the county permits for 3192 Matecumbe Key Road are the record to watch.
The fuel dock sells ValvTect marine diesel and ValvTect marine gas daily from 7:30 a.m. to 5:00 p.m., and pump-out is available (Safe Harbor Burnt Store). A Florida Department of Environmental Protection Clean Vessel Act grant funded pump-outs on south-basin docks D, E, F and G and a fuel-dock pump upgrade, the marina's general manager reported in July 2024 (The Beacon, July 2024).
The ship's store is combined with The Trading Post and stocks snacks, cold drinks, beer, wine, apparel, accessories, boat supplies and water, open Sunday to Thursday 7:30 a.m. to 7:00 p.m. and Friday and Saturday 7:30 a.m. to 8:00 p.m. The operator's list of marina amenities includes barbecue grills, community leisure space, complimentary parking and Wi-Fi, dock carts, a fish preparation table, "Home Port Events," laundry, lawn games, restrooms, showers, slip-side parking and a swimming pool, and it lists a "Hurricane Hole: Onsite at marina."
Service is on site. Safe Harbor lists canvas, detailing, electrical systems, electronics, engine and propulsion, fiberglass and composites, hydraulics, mast and rigging, metal work and welding, paint and refinishing, plumbing, refrigeration and air conditioning, and vessel condition inspections, with hoists and lifts, hydraulic trailers, a self-service yard and Mercury dealer certification. Hurricane haul-out takes boats of 20 to 35 feet, up to 15 feet of beam, 5 feet of draft and 17 tons. The same page lists on-site partners: a boat brokerage, three sailing schools (SailTime Southwest Florida, Bluewater Academy and Florida Sailing School), Leisure Time Boat Rentals and Bluewater Escapes charters (Safe Harbor Burnt Store). The association also lists Freedom Boat Club, a paid-membership boat club with a presence on B dock (Burnt Store Marina, Clubs and Organizations).
The marina opens directly onto Charlotte Harbor, on the harbor's east shore. The association describes the community as "Located on Charlotte Harbor, only 10 miles from the Gulf of Mexico through the Boca Grande Pass" (Burnt Store Marina, Section 22 home page). That is the association's figure, and it does not say whether the miles are statute or nautical; we have not found a government source that gives a nautical-mile distance, so we do not print one. Plot your own route on NOAA's Charlotte Harbor chart before the first trip.
By road the same destinations are far longer. Safe Harbor lists The Gasparilla Inn on Boca Grande as "44.3 miles from marina," which is the drive around the harbor. Residents who wrote about the harbor for the community newspaper name Cayo Costa's Gulf beaches among the boat trips that make the location, and Safe Harbor dockage includes "access to a pool, laundry, grills, discounted fuel, reciprocal rights at other Safe Harbor marinas" (The Beacon, "Access to the Waters of Charlotte Harbor," March 2025).
The association's board makes a claim about the location that is worth quoting because it explains the market: "We are THE ONLY community from Punta Gorda to Cape Harbor, on the mainland, that has our own marina inside our community" (The Beacon, March 2026). If you are also weighing a canal home in Burnt Store Isles or Punta Gorda Isles, compare each route to open water; here the marina opens directly onto the harbor.
Buying a home in Burnt Store Marina does not include a boat slip, and the association's assessment does not pay for one. The master association "collects an annual fee through its property manager to cover the maintenance of the common areas, roads, access systems and infrastructure" (Burnt Store Marina, Section 22 home page). Everything on the water is bought separately from a private company.
Item | Included in the Section 22 assessment? | Who you pay |
|---|---|---|
Roads, common areas, gates and infrastructure | Yes | Section 22, through its assessment |
Gate staffing and roving patrol | Yes: "These services are paid for with residents' assessments" | Section 22 |
Wet slip, dry storage, transient dockage, fuel | No | Safe Harbor Burnt Store |
Platinum Point Yacht Club | No | The yacht club |
Golf, fitness and racquet memberships | No | The country club and the fitness club, each separately |
Sources: Section 22 home page; Accessing Our Community; Safe Harbor Burnt Store.
Safe Harbor does not publish slip or storage rates. Its page offers "Inquire Now" for wet slips, dry storage, transient slips and service, and the rate sheet is not public, so we do not estimate one. The association does not publish its master assessment either; it appears on the adopted budget and on the estoppel certificate a buyer receives before closing. Slip holders and marina employees receive window stickers for express entry through the front gate's visitor lane, and "All Marina traffic will gain quicker access by using the Commercial Gate off Vincent Avenue" (Accessing Our Community).
For a buyer, the practical sequence is simple: settle the slip before you settle the house. Ask Safe Harbor for availability and terms for your boat's length, beam and draft, and make your inspection period long enough to get a written answer.
The Platinum Point Yacht Club, at 3601 Cape Cole Boulevard, is a separate, private club and not part of Safe Harbor or the association. It calls itself "a Club of Clubs" and adds: "We average 83 events each month during the season. We are a private club and we finance ourselves. To keep costs low, almost all of the work done in and for the club is handled by volunteers" (Platinum Point Yacht Club).
The club's history page dates its first organizational meeting to October 27, 1984, with 88 charter members, incorporation as a Florida not-for-profit on January 24, 1985, a clubhouse that opened on February 18, 1995, and service as host site for the U.S. Olympic Soling Class Pre-Trials and Trials in 1991 and 1992. The name comes from "Platinum Point," the land between the two yacht basins later renamed Prosperity Point (PPYC, Club History).
Membership comes in two forms, Equity (with an equity interest and a vote) and Non-Equity (annual, with a two-year introductory period and limited availability), and the club publishes its fees only in its membership packet (PPYC, Prospective Member information). Its public calendar reaches past its members: the Valentine's Day pancake breakfast, where "over 700 meals are cooked and served by the men in the club," the Blessing of the Fleet boat parade, and the Friday farmers market in its parking lot, 9 a.m. to 1 p.m. (PPYC, Special Interest; The Beacon, October 2026).
Two different ramps share the name, and search results mix them up. Inside the community, the association says the marina offers "a boat launch ramp," and it locates the Fitness, Racquet and Pool Club "across from marina boat ramp" (Section 22 home page; Fitness, Racquet and Pool Club). Neither the association nor Safe Harbor publishes ramp fees or public-access terms for that ramp; ask the marina office. Lee County's plan for the marina core directs the county to work with developers to keep public boat-ramp and parking access (The Lee Plan), and Safe Harbor's contractor lists a "public boat ramp" in its redevelopment scope.
The "Burnt Store Boat Ramp" in most online directories is the City of Cape Coral's facility at 230 Burnt Store Road, a 4.5-acre saltwater launch with access to the North West Spreader canal system, Matlacha Pass and the Gulf, picnic pavilions, a playground and restrooms. Trailer parking takes an annual permit or $15 a day through Passport Parking, zone 1961 (City of Cape Coral, Burnt Store Boat Ramp; FWC Boating and Angling Guide to Charlotte Harbor). It is about 8.0 miles and 13 minutes south of the Islamorada gate by routing estimate, and the Cape Coral Dragon Boat Club, which began in Burnt Store Marina in 2006, trains there. For life in the canal city to the south, see our Cape Coral guide.
Selling or buying in Burnt Store Marina? Sellers can get a free Punta Gorda-area home valuation that accounts for your water view, your building and any slip arrangement, or call Jesse direct at (239) 898-6072. Buyers can call Marc at (239) 287-5873 or read how we represent buyers.
Burnt Store Marina Country Club is the community's semi-private golf club at 24315 Vincent Avenue, a 27-hole executive course by Ron Garl and Mark McCumber played as three nines. It is owned by the residents' master association, Punta Gorda Isles Section 22, managed by Troon, and open to anyone for golf, dining and membership, wherever they live.
Data updated: September 2026 (Burnt Store Marina Country Club course, membership and dining pages; The Beacon, 2023 to 2026; Lee County Property Appraiser GIS, read September 26, 2026).
The club describes a course that "shows how exciting 27 holes of golf can be when two golf legends are given native Florida woodland and a free hand to design. Ron Garl and Mark McCumber skillfully rearranged the wooded landscape..." (Burnt Store Marina Country Club, Course Details). It is an executive layout, shorter than a regulation course, and players combine two of the three nines for an 18-hole round.
Nine | Par | Blue tees | Yellow tees | Silver tees | Green tees |
|---|---|---|---|---|---|
Osprey | 30 | 1,787 yards | 1,690 | 1,512 | 1,322 |
Pelican | 31 | 1,999 yards | 1,860 | 1,645 | 1,581 |
Heron | 30 | 1,864 yards | 1,673 | 1,560 | 1,404 |
Source: Course Details. From the Blue tees the published 18-hole combinations run from 3,651 yards (Heron and Osprey, rating 60.0, slope 100) to 3,863 yards (Pelican and Heron, rating 60.5, slope 104). Pelican is the longest nine and includes a 413-yard par 5 at its eighth hole. There is an "Aqua Range" and practice areas, and the course is "open daily from 7am-5pm!" (Burnt Store Marina Country Club).
The course is a large piece of land. The golf parcel is Tract B of the recorded plat, roughly 106 acres by its mapped outline, owned by the association and zoned AG-2 (Lee County Property Appraiser GIS). Water is its recurring issue. In March 2026 the association's secretary reported "the ongoing drought, the lack of dependable water for irrigation," and two new wells "over 900 feet deep," one for the course and one for community irrigation, at about half a million dollars (The Beacon, March 2026). After Hurricane Ian the course was photographed with fallen trees (Sports Illustrated, October 11, 2022), but the club was writing of "a golf course that is in such wonderful shape" by January 2023 (The Beacon, January 2023).
The residents own this club, and that is unusual. The association's property manager documented the decision in December 2023: members voted on January 26, 2017 to let the board acquire the community irrigation system, golf course, clubhouse, maintenance garage, golf cart barn, retention ponds, tennis courts, fitness center and pool, two ten-acre parcels and the remaining community roads, with authority to borrow $5,000,000, of which $4,000,000 was the purchase price and $1,000,000 covered closing, insurance and a cash cushion (The Beacon, December 2023). The association's president described it in 2025 as "a bold move to purchase all the amenities that were owned by the developer and investors," financed by a 10-year note (The Beacon, February 2025).
The club tells its own history with a different year: "In 2008, Burnt Store Golf & Activity Club was formed to operate the course and clubhouse. In 2020, PGI Section 22 HOA took over and we became Burnt Store Marina Country Club (BSMCC)" (Burnt Store Marina Country Club). Both statements are the association's own. Owners approved the purchase and its loan in 2017; the club dates the association's operation of the course to 2020. The old club name explains the website address, bsgac.org.
The loan is now retired. The special assessment that repaid it was $380 a year through 2025 (The Beacon, July 2025), and the secretary wrote in March 2026: "In January, the loan to purchase all the amenities was paid off. The remaining money of the 2026 assessment will be reserved to provide the funds needed for the upkeep of the properties," which makes 2026 the final year of that assessment (The Beacon, March 2026). The purchased amenities are "managed separately" with their own budgets rather than run out of the general assessment, according to the manager's 2023 explainer.
Troon manages the club. A 2021 Troon release said Honours Golf, a Troon division, began managing it in June 2021 and that the club "is owned by the PGI Section 22 HOA" (The Golf Wire, August 3, 2021), and the association's board names Troon today. Alyssa Eshleman became General Manager of Country Club Operations on February 28, 2026 (The Beacon, March 2026). The owner is the Burnt Store Marina association, Punta Gorda Isles Section 22.
Owning a home in Burnt Store Marina does not require joining the club, and joining is not limited to residents. The club says "Membership is open to everyone wherever you live," and "the public is welcome for golf, dining, and shopping!" (Membership; Burnt Store Marina Country Club).
The structure, from the club's membership page:
Social members receive 15 percent off at Linkside Cafe (not on specials or events) and on golf, carts and range balls, discounted handicap service, 7-day advance tee times, and games including bocce, croquet, bingo, horseshoes, cornhole and trivia. Golf members pay no cart or trail fees, get three guest passes for golf, cart and range, 16-day advance tee times, all leagues and tournaments, a free GHIN handicap, unlimited range use and summer golf reciprocals.
The club does not publish its dues online: "The application forms are available at the Administration Office in the Clubhouse," and we do not estimate them. Call the administration office at (941) 639-4151 or the golf shop at 941-637-1577. Two rules matter in a sale. Owners of rental units "may take out Social and Golf Memberships for their rental units," with tenants signed up for temporary renter's cards, and a membership can be transferred to the buyer of the property on the club's transfer form (Membership). A seller who carries a membership should say so in the listing; it is a real selling point.
Linkside Cafe is the club's restaurant, and it is open to the public. Its menus effective September 8, 2026 list lunch, a pub menu for Tuesday and Thursday dinner, a dinner menu on Friday and Saturday nights, Sunday brunch from 9 a.m. to 1 p.m., and a wine and signature cocktail list; reservations are at 941-637-6405 (Linkside Cafe). For the 2026 to 2027 season the general manager has announced breakfast seven days a week, monthly themed dinners on the last Wednesday of each month, and "Saturday Socials under the Tiki from 2 to 5 p.m." with live music, yard games and complimentary tastings (The Beacon, September 2026). A new executive chef, Werner Dietrich, starts October 5, 2026.
The Tiki Hut pavilion at Linkside, new in early 2025, hosts food trucks and music nights (The Beacon, February 2025). The clubhouse also holds meeting and event space, the golf and gift shop, and an administration office with copy, fax and postal services. Members may reserve events 30 days ahead and evening dining 7 days ahead; non-members 7 and 3 days (Events at BSMCC).
Growth has a limit. The association's planning consultant reported a Lee County zoning finding that "Linkside Café cannot be expanded without adding at least 29 new vehicle parking spaces" (The Beacon, March 2026). Summer 2026 work included a new kitchen floor and a men's restroom renovation (The Beacon, October 2026).
Burnt Store Marina is a harbor community, not a beach town: the nearest Gulf beach by car is Fort Myers Beach, about 50 minutes south, and Englewood, Sanibel and Boca Grande are an hour or more. By boat the math changes, because the marina opens onto Charlotte Harbor and the barrier-island beaches beyond it.
Data updated: September 2026 (OSRM routing-engine estimates from the Islamorada Boulevard gate on Burnt Store Road North, free-flow, computed September 26, 2026; Lee County, Charlotte County and Florida State Parks beach pages).
Destination | Distance | Drive time | Note |
|---|---|---|---|
Lynn Hall Memorial Park, Fort Myers Beach | 29.6 miles | about 50 minutes | $2 per hour parking; the lot was listed as closed for construction when read |
Englewood Beach at Chadwick Park | 38.8 miles | about 61 minutes | 900-foot boardwalk, showers, beach wheelchairs |
Bowman's Beach Park, Sanibel | 41.5 miles | about 76 minutes | $5 per hour parking; Sanibel Causeway toll not modeled |
Gasparilla Island State Park, Boca Grande | 45.4 miles | about 78 minutes | $3 per vehicle; the causeway is a private toll |
Fishermen's Village on the harbor, Punta Gorda | 13.1 miles | about 21 minutes | Waterfront shops and dining, not a beach |
Sources: Lee County, Lynn Hall Memorial Park; Charlotte County, Englewood Beach at Chadwick Park; Lee County, Bowman's Beach Park; Florida State Parks, Gasparilla Island; Fishermen's Village; routes from OSRM with OpenStreetMap Nominatim geocoding.
These are routing-engine estimates, not measured trips, and season traffic on Burnt Store Road adds time. The Boca Grande figure is consistent with Safe Harbor's own listing of The Gasparilla Inn at 44.3 miles from the marina. On Boca Grande, Lee County also keeps 14 Gulf-side and 11 bay-side beach accesses with free parking, dawn to dusk (Lee County, Boca Grande Beach Accesses), and the state park has five parking lots and the 1890 Port Boca Grande Lighthouse museum. Lee County beach parks allow no alcohol or glass (Lee County, Beaches).
For boat owners the beach is the harbor trip. The association places the community "only 10 miles from the Gulf of Mexico through the Boca Grande Pass," and residents writing in the community newspaper name the "secluded beach access on the Gulf coast of Cayo Costa" among their regular runs (The Beacon, March 2025). Drive times do not apply to Cayo Costa, Cabbage Key or North Captiva; the boat does.
Burnt Store Marina's racquet, fitness and pool amenities belong to the residents through their master association and are sold as optional memberships, not bundled into the assessment. The Fitness, Racquet and Pool Club has 4 tennis courts, 8 pickleball courts, a heated pool and spa and a fitness center; a fenced dog park and three preserves round it out.
Data updated: September 2026 (Burnt Store Marina Fitness, Racquet and Pool Club pages and 2026 Resident Membership Application; Dog Park page; Lee County Parks; Florida State Parks; Charlotte Harbor Environmental Center, read September 26, 2026).
"These amenities are community-owned by the PGI Section 22 Homeowner's Association, 3085 Matecumbe Key Road, Punta Gorda, FL 33955 (across from marina boat ramp)," the club says, with the note "Pool is located by The Resorts" (Fitness, Racquet and Pool Club). Its phone is 941-575-3260, and reservations and class sign-ups run through the Court Reserve system.
The fitness center has "Over 20 exercise and strengthening machines plus free weights," including treadmills, ellipticals, Concept II rowers, bicycles and a full set of strength stations, and it is open with a key fob daily from 5:00 a.m. to 10:00 p.m. "All Fitness & Aqua classes are included with your membership," with advance sign-up on Court Reserve up to 50 hours ahead (Fitness Center). The club advertises "over 30+ classes" in one place and "over 40 classes" in another on the same page; the class list runs from Sit N Fit and Tubesday to Aqua Zumba and step aerobics, 45 minutes each, with yoga at an extra charge (Fitness Center Classes).
Membership is priced on the club's 2026 Resident Membership Application, tax included at the cash or check price (2026 Resident Membership Application):
Plan | 2026 price, tax included |
|---|---|
Couple full membership, annual | $1,065 |
Single full membership, annual | $533 |
Couple seasonal, 4 consecutive months (residents only) | $799 |
Single seasonal, 4 consecutive months (residents only) | $399 |
Couple one month | $587 |
Single one month | $293 |
7-day pool pass for a member's house guests (up to 4 people) | $80 |
7-day pool pass, non-member | $187 |
Credit-card prices are higher, and "ALL PURCHASES ARE NON-REFUNDABLE." Non-resident annual memberships are offered at higher rates, but "MEMBERSHIPS FROM OUTSIDE OF BURNT STORE MARINA ARE LIMITED TO AVAILABILITY," and seasonal memberships are for residents only (Fitness, Racquet and Pool Club). Children 16 and under can be added to a membership. One policy matters to investors: "All Club memberships are for people, not properties," so "Renters must purchase their own memberships or day-passes" (Club Policies and Forms).
The fitness center has one long-term limit. The association's board wrote in March 2026 that "the Fitness Center lies in a flood zone, therefore cannot be expanded without being torn down and replaced," and that it may add a facility near the maintenance storage area and the dog park instead (The Beacon, March 2026).
The tennis center has four "professional quality courts," open dawn to dusk and reserved on Court Reserve; from 8 to 11 a.m. singles bookings run 60 minutes and doubles 90, and after 11 a.m. up to two hours (Tennis Center). Programs include open play, mixed round robins, clinics and lessons with a tennis pro and free beginner lessons, and the club says: "We encourage all Marina Residents, Renters and Guests to come out and join our tennis program." Burnt Store Marina teams compete in outside senior and 50-plus leagues; the May 2026 newsletter reported two first-place finishes in the Charlotte County 50+ Tennis League that season (The Beacon, May 2026).
Pickleball has eight courts: "Our Eight Courts are a technically advanced, 100% acrylic surface," cushioned with three layers of rubber granules, open Monday to Saturday from 8 a.m. to dusk and Sunday from 9 a.m. (Pickleball Center). There is daily open play, introductory classes taught free by members, challenge courts, a Monday mixed league from January to March, and two resident pros rated 5.0 and above for lessons. Demand is real: starting October 1, 2026, new members who want to play are asked to self-rate on the USA Pickleball skill-level site because of "increasing court demand" (The Beacon, October 2026). The calendar includes a Halloween costume round robin and a Veterans week tribute, when play stops at 11 a.m. on November 11.
The club's pool is a heated, spacious pool with a heated spa with jets, lounge furniture, tables and restrooms, "Located at the entrance to The Resorts, near the Cass Cay parking lot." Entry is by fob, cameras are monitored, and "There is no lifeguard. Children under the age of 16 must be supervised by an adult." Summer hours are 6 a.m. to 8 p.m. from March 1 to October 31 and winter hours 6 a.m. to 6 p.m. from November 1 to February 28, with 45-minute aqua aerobics for members and guests (Pool and Spa).
Boat owners have a second pool. Safe Harbor lists a swimming pool among its marina amenities, and dockage includes pool access (Safe Harbor Burnt Store). Several condominium associations inside the gates keep their own facilities as well; the declaration and rules for the building you are considering say who may use them.
The "BSM Barking Lot" is community-owned by the association, fenced, entered by fob and open from 8:30 a.m. to 6:30 p.m. every day. Membership is $100 a year per household, not per dog, and requires current Bordetella and rabies records (Dog Park). The park is professionally cleaned and sanitized monthly and has "shaded areas, kiddie pools, and a range of amenities for pets and their owners" (The Beacon, October 2026). A visiting dog staying two weeks or less needs its records emailed ahead, a meet and greet with a committee member, and a member alongside at all times (Dog Park Safety Policy).
Leashes are the rule everywhere else: "It is a Lee County law, as well as a Burnt Store Marina rule, that all dogs are to be on leashes whenever outside residences" (The Beacon, "Lee County Leash Laws and Doggie Etiquette"). Section 22's restrictions allow household pets not kept for any commercial purpose, and each condominium or neighborhood association may be stricter (Summary of Section 22 Restrictions). Check the pet rules of the specific building before you write an offer.
Inside the gates there are designated walking, biking, skating and cart lanes along Islamorada Boulevard, part of Cape Cole Boulevard, a pathway on the south end of Matecumbe Key Road and the path around Prosperity Point; golf-course cart paths are for golfers only (Summary of Section 22 Restrictions). A resident who measured the routes by GPS put the Islamorada gate to Cape Cole Boulevard at 0.82 mile and the Tarpon Pass loop at 0.76 mile (The Beacon, "Enjoying Your Walk"). The Bicycle Group, formed in 2007, rides Monday to Saturday at 7:30 a.m., usually 5 to 10 miles, often ending with coffee at The Trading Post (Clubs and Organizations).
Three protected landscapes sit along Burnt Store Road:
Burnt Store Road itself is slated to change. The state's approved concept for the last two-lane Lee County stretch adds 10-foot shared-use paths on both sides, though right-of-way and construction are not yet funded (FDOT, Burnt Store Road PD&E).
Burnt Store Marina residents eat inside the gates at Cass Cay on the marina, The Trading Post and Linkside Cafe, all open to the public, and shop at two Publix stores about 13 to 14 minutes away. Downtown Punta Gorda and Cape Coral are each roughly 25 to 29 minutes by car for everything else.
Data updated: September 2026 (Section 22 Dining Venues page; Safe Harbor Burnt Store; Publix store pages; Charlotte County Ordinance 2026-025; OSRM routing estimates computed September 26, 2026).
Cass Cay Restaurant and Bar sits on the marina waterfront at 3200 Matecumbe Key Road and describes a "Large covered outside deck," a "Nautical-themed sports bar," an "Intimate dining room" and a "Waterfront view from every table," with scheduled live entertainment and Sunday brunch (Cass Cay Restaurant and Bar). The association lists it with "a Deck with Bar Games, Music, Sports Bar, Karaoke as well as an indoor, Fine Dining Atmosphere" (Section 22, Dining Venues). Published hours differ between the restaurant, the marina and the association, so call the restaurant at 941-347-7148 before you go.
The Trading Post, next to the ship's store, is the community's corner store and cafe. The association lists "Expanded Breakfast & Lunch, New Pizza, Expanded Beer & Wine Selection, Gifts & Souvenirs, Ice Cream Treats, Bike & Kayak Rentals, Expanded Clothing Line, Provisions ATM, Fishing Supplies" (Section 22, Dining Venues), and Safe Harbor lists it open Sunday to Thursday 7:30 a.m. to 7:00 p.m. and Friday and Saturday to 8:00 p.m. (Safe Harbor Burnt Store). Linkside Cafe at the country club, covered above, is the third venue.
The association calls Burnt Store Marina "a gated community with publicly available services," naming the country club, Linkside Cafe, Cass Cay, The Trading Post, the yacht club and Safe Harbor as places the public comes to use; it counted "Approximately 500,000 vehicles" entering during 2025 (The Beacon, March 2026). Safe Harbor's plans include "upgrades to Cass Cay Restaurant, The Trading Post and add additional services," delayed by the storm repairs, with no published timeline. The Friday farmers market runs from 9 a.m. to 1 p.m. in the Platinum Point Yacht Club parking lot.
There is no supermarket inside the gates today; The Trading Post covers provisions. The nearest are Publix Burnt Store Marketplace, 3941 Tamiami Trail in Punta Gorda, about 9.3 miles and 13 minutes away, and Publix at Coral Shores, 3015 SW Pine Island Road in Cape Coral, about 8.8 miles and 14 minutes, each open 7 a.m. to 10 p.m. daily (Publix, Burnt Store Marketplace; Publix at Coral Shores).
That is changing. Charlotte County Ordinance 2026-025, adopted July 28, 2026, rezoned 41.314 acres at 17150 Burnt Store Road, about 0.7 mile north of the community, to Commercial General, and press coverage says the owners plan a Publix-anchored center with other services that could include urgent care (Charlotte County Ordinance 2026-025; WINK News, September 12, 2024). No opening date is on record. Directly across Burnt Store Road, Lee County approved the Burnt Store Mixed-Use Development in August 2024, 354 multifamily units with commercial and light industrial space on 35.49 acres (Resolution Z-24-016); we found no construction start on record (Lee County Zoning Case DCI2022-00039).
The community sits between two cities. Downtown Punta Gorda is about 14.5 miles and 25 minutes north by routing estimate, and Cape Coral's city hall about 15 miles and 27 to 29 minutes south (OSRM; Valhalla). Fishermen's Village, the harbor-front shopping and dining center at 1200 West Retta Esplanade in Punta Gorda, is about 13.1 miles and 21 minutes, and Gilchrist Park on the Punta Gorda Harborwalk has tennis and pickleball courts, a fishing pier and pavilions (Fishermen's Village; City of Punta Gorda, Gilchrist Park).
The community newspaper's calendar shows the weekly rhythm outside the gates: the Punta Gorda Farmers Market every Saturday from 8 a.m. to 1 p.m. downtown, the Punta Gorda Historical Society market on Sundays at History Park, 501 Shreve Street, and the Cape Coral Farmers Market on Saturdays at Clubhouse Square (The Beacon, October 2026). For the canal city to the south, see our Cape Coral guide.
Burnt Store Marina has been in the path of Hurricane Charley in 2004 and Hurricane Ian in 2022 and took surge from Helene and Milton in 2024. The whole community is Lee County Evacuation Zone A, its marina is still rebuilding from Ian, and Lee County applies the federal 50 percent rule to storm repairs.
Data updated: September 2026 (National Hurricane Center tropical cyclone reports; Lee County Evacuation Zones layer, queried at 10 points September 26, 2026; The Beacon, 2022 to 2026; Lee County DCD and Ordinance 22-30).
The pattern for a buyer: Ian's lesson here was wind and waves more than water. Buildings on the harbor edge and anything in the marina took the worst of it. A resident article reported that Grand Isles I and II "suffered numerous water incursion problems and other damage" and "faced months of remediation effort" (The Beacon, May 2023).
Safe Harbor has rebuilt in stages. By October 2023 its general manager reported docks C and D "replaced and fortified," Dock B "99% complete," and the north-basin wall from Diamond Point to Marina North Shore finished in August 2023, adding: "The south basin restoration project was completed until Hurricane Ian decided that we should start over" (The Beacon, October 2023). By July 2024 the Cass Cay seawall and boardwalk were done, and Dock P was planned as "a new timber frame floating dock system with 40-to-50-foot slips" (The Beacon, July 2024).
In July 2025 the general manager wrote: "Our new floating docks are in, and awaiting final approval from the Army Corp of Engineers, however, the construction will continue with the North Basin seawalls, and additional floating dock have been ordered. Demolition of S dock is underway, and will take approximately 23 weeks to complete" (The Beacon, July 2025). In early 2026 the association's board reported that "Safe Harbor Burnt Store has spent tens of millions of dollars repairing damage caused by Hurricane Ian and subsequent hurricanes. There is still much work to do in replacing bulkheads and new docks over the next few years," and another board letter described an investment "reported to be over $25 million" (The Beacon, March 2026; The Beacon, March 2026). Those dollar figures are the association's statements; Safe Harbor has not published them. No public source yet reports the rebuild complete, so a buyer who wants a specific dock should ask the marina where it stands.
The association repaired its own amenities from its Ian insurance claim: "new roofs were installed on Linkside Café, the restrooms on the golf course, the front gate station, the Fitness Center, and the Resorts Pool" (The Beacon, December 2023).
Every one of 10 points we checked across the community, from the harbor streets to the highest interior ground on King Tarpon Drive and Dolphin Cove Drive, returned Lee County Evacuation Zone A, storm surge zone 1 (Lee County Evacuation Zones layer). Lee County explains that zones "are no longer referenced by storm category" and that "we may order the evacuation of zone A before you see any effects of the tropical storm" (Lee County Public Safety, Evacuation). Zone A is an evacuation zone, not a flood zone; a Zone X house is still told to leave when Zone A is ordered out.
Burnt Store Road is the way out, and the association describes it as "the primary evacuation route for Cape Coral and Pine Island" (The Beacon, May 2023). Lee County opens a pet-friendly shelter for cats and dogs under mandatory evacuations (The Beacon, September 2023). The association's own emergency instruction is a reminder of jurisdiction: "IN CASE OF EMERGENCY, CALL 911, IDENTIFY YOURSELF AS LEE COUNTY" (Accessing Our Community).
Burnt Store Marina is governed by Lee County's floodplain rules, not the City of Punta Gorda's. Lee defines substantial improvement as work "the cost of which equals or exceeds 50% of the market value of the structure (before any improvements are performed)," and substantial damage the same way; the market value is the Property Appraiser's value of the structure, land excluded, and an owner who disagrees "may engage a State of Florida licensed property appraiser to submit a comparable property appraisal for the depreciated value of the structure." For storm repairs "pre-storm prices and rates will be utilized," and plans, permits, pools, screens, sheds and fences are left out of the cost (Lee County DCD, Substantial Improvement and Substantial Damage).
After Ian the county changed how it counts. Ordinance 22-30, adopted November 8, 2022, repealed local amendments to the substantial damage and improvement definitions "to restore the definitions the basic terms defined by the Florida Building Code and the National Flood Insurance Program" (Lee County Ordinance 22-30). A Fort Myers law firm's summary of that meeting describes the result as "permit-by-permit" valuation instead of a cumulative five-year count, except for repetitive-loss properties, whose lookback went "from 5 years to 1 year" (Henderson Franklin). For a buyer of an older AE-zone house with a low structure value, a large remodel can still cross the line and require bringing the building up to current flood elevation; get the permit history and ask the county before you plan the kitchen.
The association organized a Certified Emergency Response Team trained by the Cape Coral Fire Department (The Beacon, February 2024). By March 2026 the team had 25 members "distributed throughout the Marina," upgraded radios, a satellite antenna at Linkside Cafe, more than 100 residents CPR-certified in two years and 23 automated external defibrillators placed around the community (The Beacon, March 2026; Section 22, CERT). Generators were "beefed up" at Linkside Cafe and the main gatehouse, and Linkside is "the primary staging area" when power fails (The Beacon, November 2024). CERT zone maps and defibrillator locations sit in the association's resident portal.
Hardening a house goes through the association. Adding hurricane shutters requires an Architectural Review Committee application (The Beacon, July 2024), and a condominium owner also needs the building association's approval. The Platinum Point Yacht Club, which kept its dormer windows intact through Ian, afterward installed permanent clear polycarbonate shutters (The Beacon, July 2023).
Burnt Store Marina is split between two FEMA flood zones: the harbor-front and marina-basin streets sit in Zone AE with an 8-foot base flood elevation, and the golf-course and interior streets sit in Zone X. Lee County's map governs, panel 12071C0070G, effective November 17, 2022, and Lee's flood program earns a 25 percent discount.
Data updated: September 2026 (FEMA National Flood Hazard Layer, 30 street-level points queried September 26, 2026; FEMA CRS Eligible Communities, April 1, 2026).
Street (sample point) | FEMA zone | Base flood elevation |
|---|---|---|
Sunset Key Cir (3333 and 3440) | AE | 8 ft |
Matecumbe Key Rd (3100 and 3150) | AE | 8 ft |
Cape Cole Blvd (4000) | AE | 8 ft |
Key Largo Ln (4000) and Key Largo Cir | AE | 8 ft |
Cobia Estates Dr and Cobia Villas Ct | AE | 8 ft |
Courtside Landings Cir | AE | 8 ft |
Diamond Key Ct | AE | 8 ft |
Southshore Dr | AE | 8 ft |
Pirates Ln | AE | 8 ft |
Redfish Cove Dr | AE | 8 ft |
Sugarloaf Key Rd | AE | 8 ft |
Sable Key Cir and Marathon Way | AE | 8 ft |
Marianne Key Rd (3000) | X, shaded (0.2 percent annual chance) | none |
Islamorada Blvd | X, shaded | none |
Linkside Way and Linkside Dr | X, shaded | none |
Romano Key Cir | X, shaded | none |
Big Pine Ln, Big Pass Ln and Big Bend Cir | X, shaded | none |
Hibiscus Cove Ct and Charlee Rd | X, shaded | none |
King Tarpon Dr, Gaspar Key Ln and Dolphin Cove Dr | X, unshaded (minimal hazard) | none |
Zones from FEMA's National Flood Hazard Layer at points located with the U.S. Census geocoder or at the street's midpoint. Every point falls on Lee County's flood study, community "Lee County Unincorporated Areas," ID 125124, panel 12071C0070G, effective November 17, 2022, with no map revisions (LOMRs) inside the community. A street sample is not a parcel determination; look up a specific address at the FEMA Map Service Center.
The open-harbor edge runs higher. Points along the Charlotte Harbor shoreline and in the two basins return AE 9 and, in one strip west of Sunset Key, AE 10; a Limit of Moderate Wave Action line runs along that shoreline, and coastal high-hazard VE 10 and VE 11 zones lie over the harbor water just west. No sampled residential street fell in a VE zone (FEMA NFHL).
Zone AE is a Special Flood Hazard Area, so a federally backed mortgage requires flood insurance on a house or building there. The 8-foot base flood elevation is the level the one-percent-annual-chance flood is expected to reach. What sets the premium and the rebuilding rules is how high the lowest floor sits against that 8 feet, which is why the elevation certificate is the most useful flood document in a Burnt Store Marina sale. Lee County's 2018 LiDAR ground model reads about 4.8 to 7.4 feet at the AE sample points and 7.8 to 11.8 feet at the Zone X points (Lee County LiDAR DEM); the county's service does not state its vertical datum, so read those as a pattern, not a measurement of any house.
For condominium buyers the building's elevation, not the unit's floor, drives the association's flood policy. A seventh-floor unit in an AE building shares in the cost of insuring the ground floor. Ask the association for its elevation certificate and its flood policy declarations page.
Zone X shaded marks the 0.2 percent annual chance floodplain, the 500-year flood; Zone X unshaded is minimal hazard. Neither requires flood insurance for a mortgage, but both carry real risk in a community that sits in Evacuation Zone A. The association reported that the 2024 surges from Helene and Milton damaged "some houses" (The Beacon, December 2024). Citizens Property Insurance is phasing in a flood-coverage requirement for its wind policyholders outside the high-risk zones, reaching all remaining policies on January 1, 2027, so many Zone X owners will carry flood insurance soon regardless (Citizens, March 31, 2023).
The effective maps took effect on November 17, 2022, seven weeks after Ian, and no map revision inside the community has been issued since. They do not reflect Ian's or 2024's surge.
Unincorporated Lee County is a Class 5 community in FEMA's Community Rating System, which takes 25 percent off National Flood Insurance Program premiums; FEMA's April 1, 2026 list shows Lee County, community 125124, at Class 5, in the program since 1991 with a current effective date of October 1, 2007 (FEMA CRS Eligible Communities, April 1, 2026). The county says the discount saves residents about "$15 Million" a year (Lee County DCD, CRS Discounts). After Ian, FEMA reviewed Lee's compliance and approved its corrective plan; WGCU reported in November 2024 that unincorporated Lee kept its 25 percent discount while Fort Myers Beach was placed on probation (WGCU, November 21, 2024). The county's page does not break out how the discount applies inside versus outside the high-risk zones, so confirm the discount on your quote.
Ask the seller, in writing, about any flood-insurance claims, federal flood assistance and known flooding at the home. In Burnt Store Marina, after Ian, Helene and Milton, those answers deserve a careful read by both sides, and a condominium seller should pair them with what the association knows about its building's claims.
Selling or buying in Burnt Store Marina? Sellers can get a free Punta Gorda-area home valuation that accounts for your flood zone, elevation certificate and storm history, read how we sell homes in the Punta Gorda area, 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 Marina home is priced property by property: flood cost turns on the lowest floor against an 8-foot base flood elevation or a Zone X map, wind cost on roof, openings and documented mitigation, and condominium owners also pay a share of the building's master policy. We publish no average premium, because none is published.
Data updated: September 2026 (FEMA CRS list, April 1, 2026; Citizens Property Insurance, March 31, 2023; Florida Statutes 553.899 and 718.112; My Safe Florida Home, read September 26, 2026).
A flood premium here starts with three facts about the property: its FEMA zone, its lowest-floor elevation against the base flood elevation, and whether it is a house or a condominium building. Lee County's Class 5 rating takes 25 percent off National Flood Insurance Program premiums (Lee County DCD, CRS Discounts). A seller's existing flood policy and elevation certificate are the two documents a buyer should ask for first; the certificate shows the lowest floor, and the policy shows what the house actually costs to insure today. A sample quote from a neighbor tells you little, because two homes on the same street can sit at different elevations.
Condominium unit owners should also understand what the association's flood policy covers and what it leaves to the unit owner's own coverage. That split is in each association's declaration and insurance summary, which you receive with the resale documents.
Citizens, the state-created insurer, now ties wind coverage to flood coverage. New personal-lines policyholders in FEMA's Special Flood Hazard Areas have had to carry flood insurance since April 1, 2023, and existing ones since July 1, 2023. Outside those areas the rule phases in by dwelling replacement cost: $600,000 and up by January 1, 2024, $500,000 and up by January 1, 2025, $400,000 and up by January 1, 2026, and all remaining policies by January 1, 2027. "If you don't wish to purchase flood insurance, you will not be eligible for a Personal Lines residential policy with Citizens" (Citizens, "Flood Insurance Coverage Rules Kick In for Citizens").
In Burnt Store Marina terms, an AE 8 house on Citizens has needed flood coverage since 2023, and a golf-side Zone X house on Citizens will need it by January 1, 2027. How the rule applies to a condominium unit-owner policy is a question for your insurance agent before you close.
Most homes in Burnt Store Marina are condominium units, 1,212 on the Lee County roll, and each condominium association insures its own buildings and funds its own reserves through its dues, separate from the Section 22 assessment. None of the 47 sub-associations' dues are published in one place; they appear on each association's budget, its question-and-answer sheet and the estoppel certificate. The practical questions are the same in every building: what the master policy covers, what its wind and flood deductibles are, and whether a special assessment is pending.
Florida's post-Surfside laws now shape those budgets. A condominium building three habitable stories or more must have a milestone inspection by December 31 of the year it turns 30, based on its certificate of occupancy, and every 10 years after; a county may require it at 25 years near salt water (Florida Statutes 553.899). Those buildings also need a structural integrity reserve study every 10 years covering roof, structure, fireproofing, plumbing, electrical, waterproofing, windows and exterior doors, and for budgets adopted on or after December 31, 2024 owners may not waive or reduce reserves for those items (Florida Statutes 718.112). We did not find whether Lee County adopted the 25-year option.
By the unit floors recorded on the Lee roll, about 62 buildings in 14 associations reach three floors or more here, from the eight-story Harbor Towers (1998, turning 30 in 2028) to the 1979 and 1980 low-rise buildings of Commodore Club and Marina South Shore; the roll's floor counts are not a building-code story determination, so confirm each building's status (Lee County Property Appraiser cost cards). Sunset Pointe Towers, formerly Grande Isle Towers III and IV, states that it holds "fully funded" structural and non-structural reserve studies from October 2025, carries no debt and replaced its roofs in 2024 (Sunset Pointe Towers). We found no published milestone or reserve-study status for the other associations; the state's reporting database and each association's own postings are where to look (Florida DBPR, SIRS Reporting).
Wind cost falls when you can document what protects the house. A wind-mitigation inspection records roof covering, roof-to-wall connections, a secondary water barrier and opening protection, and those features are what move a Florida wind premium. The state's My Safe Florida Home program advertises "$10,000 Grants Available" for roof improvements, impact windows and doors, garage door reinforcement and a secondary water barrier, and a separate pilot program serves condominiums (My Safe Florida Home). Eligibility rules are set by the program, so check them before you count on a grant.
In Burnt Store Marina, plan hardening work around the association. Shutters need an Architectural Review Committee application (The Beacon, July 2024), and in a condominium the windows, doors and roof often belong to the association's side of the insurance ledger, not the owner's. Before you write an offer, ask the seller for the latest wind-mitigation report and ask the association what it has replaced since Ian.
Burnt Store Marina is served by the School District of Lee County, not Charlotte County, despite its Punta Gorda mailing address. Every address we checked falls in Elementary Proximity Zone A, Middle School Zone AA and High School West sub-zone 2, where families rank schools in Cape Coral and North Fort Myers during Open Enrollment.
Data updated: September 2026 (Florida Department of Education 2026 school grades, as of September 1, 2026; School District of Lee County 2026-27 Student Enrollment Plan and zone locator, checked September 26, 2026; OSRM and Valhalla routing estimates from 3160 Matecumbe Key Road).
The U.S. Census geocoder places Burnt Store Marina in Lee County and in the "Lee County School District" unified school district (U.S. Census Geocoder). We then ran the district's own school zone map, the one linked from the Lee schools School Zones page, at 53 points across the community: one address on Matecumbe Key Road plus one parcel in each of 52 condominiums and neighborhoods. Every point returned the same answer. There is no split zoning anywhere inside the gates.
School | Level and zone | 2026 grade | Address | Drive from the marina |
|---|---|---|---|---|
Hector A. Cafferata Jr. | K-8, Elementary Zone A and Middle Zone AA | B | 214 NW 20th Ave, Cape Coral | 10.8 to 10.9 miles, about 20 to 21 minutes |
Trafalgar Elementary | Elementary, Zone A | A | 1850 SW 20th Ave, Cape Coral | 12.8 to 14.1 miles, about 22 to 24 minutes |
Patriot Elementary | Elementary, Zone A | C | 711 SW 18th St, Cape Coral | 14.4 to 15.9 miles, about 25 to 27 minutes |
Skyline Elementary | Elementary, Zone A | C | 620 SW 19th St, Cape Coral | 14.6 to 15.8 miles, about 24 to 27 minutes |
Challenger Middle | Middle, Zone AA | A | 624 Trafalgar Pkwy, Cape Coral | 14.2 miles, about 24 to 26 minutes |
Mariner Middle | Middle, Zone AA | B | 425 Chiquita Blvd N, Cape Coral | 10.5 to 10.6 miles, about 19 to 21 minutes |
Mariner High | High, West sub-zone 2 | C | 701 Chiquita Blvd N, Cape Coral | 10.0 to 10.4 miles, about 20 to 21 minutes |
North Fort Myers High | High, West sub-zone 2 | A | 5000 Orange Grove Blvd, North Fort Myers | 16.6 to 16.8 miles, about 30 to 32 minutes |
Cape Coral High | High, West sub-zone 2 | B | 2300 Santa Barbara Blvd, Cape Coral | 15.3 to 16.8 miles, about 25 to 28 minutes |
Ida S. Baker High | High, West sub-zone 2 | B | 3500 Agualinda Blvd, Cape Coral | 14.9 miles, about 23 to 28 minutes |
Island Coast High | High, West sub-zone 2 | C | 2125 De Navarra Pkwy, Cape Coral | 16.4 to 16.7 miles, about 30 to 33 minutes |
Grades from the Florida Department of Education school grades file dated September 1, 2026. Addresses from the district's elementary, K-8, middle and high school directories. Drive times are free-flow routing estimates; school-hour traffic on Burnt Store Road will add to them. No zoned public school sits inside or near Burnt Store Marina.
Lee is a choice system, not a single-zoned-school system. Under the Board-approved Student Enrollment Plan 2026-2027, families "rank, in preference order all the available schools in their residential/choice zone" during Open Enrollment, which opens the first Monday in November for the following school year through the FOCUS parent portal. Placement is by lottery after the window closes, so applying on the first day gives no advantage. The lottery preferences run in this order: special programs, siblings, Proximity 1 (a home within two miles of the school), a sibling guarantee, Proximity 2 (the school nearest the home within the zone), then state hardship categories. Proximity 1 does not help a Burnt Store Marina family: the nearest zoned school, Mariner High, is about 7 miles away in a straight line.
The plan helps buyers on one point. Proof of address is required to enroll, and the district accepts "a mortgage acceptance letter with a closing date within 30 days of the student starting school." A driver's license is not accepted as proof of address. The Student Enrollment Office is at the Lee County Public Education Center, 2855 Colonial Boulevard, Fort Myers, by appointment.
For advanced programs, the plan lists International Baccalaureate at Cape Coral High, Cambridge at Ida S. Baker, Island Coast, Mariner and North Fort Myers, the FGCU Collegiate program at Island Coast, and an arts program at North Fort Myers, with applications in the open enrollment period that begins in mid-January. Any student may also request The Sanibel School, Pine Island Elementary or Fort Myers Beach Elementary, with no district transportation.
Buses follow the zones. For elementary school, "students will only receive transportation for elementary schools within the residential choice proximity zone in which they reside," and families who need a bus are "always guaranteed an available seat at a school with capacity in their proximity zone" (Student Enrollment Plan 2026-2027). For high school, busing is limited to each school's exclusive transportation zones, and sub-zone W-2, the Burnt Store Marina sub-zone, is covered for all five West Zone 2 high schools in both the plan and the district's Transportation Optimization page. A student who chooses a school outside those zones can attend "with the understanding they must provide their own transportation." Bus stop locations and ride times are tied to an enrolled student's record, so ask the district's transportation department once a child is enrolled.
If a listing shows Charlotte County schools, or a single assigned elementary, middle and high school, it is wrong for a Burnt Store Marina address. Confirm with the district's zone map before you rely on any school field in a listing.
The nearest emergency room to Burnt Store Marina is HCA Florida Cape Coral Emergency on Pine Island Road, about 13 miles and 22 to 24 minutes away, and the nearest full hospital is Lee Health's Cape Coral Hospital, about 30 minutes. Punta Gorda's own hospital closed for good after the 2024 hurricanes.
Data updated: September 2026 (hospital operators, Lee Health, AdventHealth, HCA Florida Healthcare, Charlotte Sun; OSRM and Valhalla routing estimates from 3160 Matecumbe Key Road, computed September 26, 2026).
Older guides still send Burnt Store Marina residents to ShorePoint Health Punta Gorda on Marion Avenue. That hospital is gone. In December 2024 ShorePoint said the "catastrophic damage to the ShorePoint Health Punta hospital has been found to be beyond repair and the hospital will not reopen," after storm surge and flooding from Hurricanes Helene and Milton (Charlotte Sun, December 19, 2024). AdventHealth closed on its purchase of ShorePoint's Charlotte County assets on March 1, 2025, including the Port Charlotte hospital, the Punta Gorda land and the emergency department in Cape Coral, and confirmed that "the hospital site in Punta Gorda was permanently closed" (AdventHealth).
Facility | Type | Distance | Drive time | What the operator says |
|---|---|---|---|---|
HCA Florida Cape Coral Emergency, 322 SW Pine Island Rd | Freestanding ER, a campus of HCA Florida Fawcett Hospital | 12.7 to 13.7 miles | about 22 to 24 minutes | Open 24 hours, seven fast-track rooms, a dedicated pediatric treatment room (HCA Florida) |
AdventHealth Cape Coral ER, 2521 Del Prado Blvd N | Freestanding ER, a department of AdventHealth Port Charlotte | 14.8 miles | about 26 to 27 minutes | 24/7, with X-ray, ultrasound, CT and an on-site lab (AdventHealth) |
Cape Coral Hospital (Lee Health), 636 Del Prado Blvd S | Full hospital with a 24/7 ER | 16.1 to 17.1 miles | about 29 to 30 minutes | Certified primary stroke center (Lee Health) |
AdventHealth Port Charlotte, 2500 Harbor Blvd | Full hospital with ER | 19.0 to 19.3 miles | about 31 to 34 minutes | The former ShorePoint Port Charlotte; Charlotte County's development office lists it as having "the only licensed obstetric and pediatric units in Charlotte County" (Charlotte County Economic Development) |
HCA Florida Fawcett Hospital, 21298 Olean Blvd | Full hospital with ER | 19.2 to 19.4 miles | about 32 to 35 minutes | Port Charlotte (AHCA FloridaHealthFinder) |
Lee Memorial Hospital (Lee Health), 2776 Cleveland Ave | Full hospital with a 24/7 ER | 21.0 to 22.2 miles | about 38 to 40 minutes | Accredited chest pain center and primary stroke center (Lee Health) |
Gulf Coast Medical Center (Lee Health), 13681 Doctors Way | Level II trauma center | 27.7 to 28.0 miles | about 44 to 47 minutes | 70 emergency beds including 4 trauma bays (Lee Health) |
HealthPark Medical Center and Golisano Children's Hospital (Lee Health), 9981 S HealthPark Dr | Adult and children's hospitals, both with ERs | 29.4 to 29.5 miles | about 46 to 50 minutes | Golisano is a 135-bed pediatric hospital (Lee Health) |
Distances and times are free-flow estimates from two open routing engines, OSRM and Valhalla, from a Matecumbe Key Road address near the marina. An ambulance run, or a season-traffic drive, will differ.
The county's Level II trauma center is Gulf Coast Medical Center in south Fort Myers, about 45 minutes away, and the region's children's hospital is Golisano at HealthPark, about 46 to 50 minutes (Lee Health, Fast Facts). For a child with a minor emergency, HCA Florida Cape Coral Emergency is the nearest ER and lists a dedicated pediatric treatment room. For walk-in care, Lee Health Convenient Care on Pine Island Road in Cape Coral is open 7 a.m. to 7 p.m. every day with X-ray and labs, about 26 to 27 minutes away. We found no urgent care clinic inside the gates or on Burnt Store Road between the community and U.S. 41.
Two projects would shorten the drive. HCA Florida plans a $300 million, three-story hospital on SW Pine Island Road connected to its existing Cape Coral emergency center, with "100 care beds in its first phase," construction starting in 2027 and the hospital "expected to be fully operational by 2029" (Gulf Coast News, August 14, 2026; Gulfshore Business). That site is about 13 road miles from the marina.
In Punta Gorda, AdventHealth is pursuing a campus on 17 acres at 26072 Glasgow Avenue at Jones Loop Road, planned in three phases: "a standalone 12-bed, 16,235 square-foot, emergency department," then "a four-story hospital with 80 beds," then a medical office building (Charlotte Sun, June 21, 2026; Gulfshore Business, September 2025). It was still in the variance stage in June 2026, and no groundbreaking or opening date has been announced. If it is built, it would be the closest ER to Burnt Store Marina by drive time, about 11 miles and 17 to 19 minutes.
Lee Health runs four of the hospitals in the table above. Its website carries this notice: "Beginning January 1, 2027, Lee Health hospitals and physicians will be out of network with UnitedHealthcare. This includes employer-based, individual and Medicare Advantage plans" (Lee Health). A buyer on a UnitedHealthcare Medicare Advantage plan should check which hospitals and doctors stay in network before choosing a Lee County address, and check again at open enrollment, since contracts can change.
Burnt Store Marina is about 24 to 25 minutes from downtown Punta Gorda, 24 to 26 minutes from Punta Gorda Airport, 27 to 29 minutes from Cape Coral City Hall, 37 to 38 minutes from downtown Fort Myers and 50 to 59 minutes from Southwest Florida International Airport, based on free-flow routing estimates from the marina.
Data updated: September 2026 (OSRM and Valhalla routing-engine estimates, free-flow, from 3160 Matecumbe Key Road and from the Islamorada Boulevard entrance, computed September 26, 2026).
Destination | Distance | Drive time | Main route |
|---|---|---|---|
Planned AdventHealth Punta Gorda campus, Jones Loop Road | 10.7 to 11.0 miles | about 17 to 19 minutes | Burnt Store Road north |
HCA Florida Cape Coral Emergency | 12.7 to 13.7 miles | about 22 to 24 minutes | Burnt Store Road south |
Punta Gorda Airport (PGD) | 14.0 to 14.4 miles | about 24 to 26 minutes | Burnt Store Road, Jones Loop Road, Piper Road |
Downtown Punta Gorda, Marion Avenue | 14.3 to 14.5 miles | about 24 to 25 minutes | Burnt Store Road, U.S. 41 |
Cape Coral City Hall | 15.1 to 16.1 miles | about 27 to 29 minutes | Burnt Store Road, Embers Parkway |
Downtown Fort Myers | 20.3 to 21.4 miles | about 37 to 38 minutes | Burnt Store Road, Diplomat Parkway, U.S. 41 |
Southwest Florida International Airport (RSW) | 43.2 to 43.5 miles | about 50 to 59 minutes | Burnt Store Road, I-75 |
Downtown Sarasota | 67.4 to 67.6 miles | about 75 to 86 minutes | Jones Loop Road, I-75 |
Sarasota Bradenton International Airport (SRQ) | 72.1 to 72.3 miles | about 80 to 92 minutes | Jones Loop Road, I-75 |
Downtown Tampa | 116.8 miles | about 1 hour 56 minutes to 2 hours 16 minutes | I-75, Selmon Expressway |
Tampa International Airport (TPA) | 120.9 miles | about 2 hours to 2 hours 26 minutes | I-75, I-275 |
Estimates from the open-source OSRM and Valhalla routing engines. They are no-traffic numbers: they do not include season traffic, school traffic or a crash on the two-lane stretch of Burnt Store Road, so treat them as best case. Every trip leaves the community on Burnt Store Road. Northbound trips to Punta Gorda Airport, Sarasota and Tampa turn east on Jones Loop Road to I-75; the RSW route runs south on Burnt Store Road and reaches I-75 by way of Notre Dame Boulevard. Punta Gorda Airport is about half the drive of RSW. Airport addresses and services are on the Punta Gorda Airport and Lee County Port Authority sites.
From the Islamorada Boulevard entrance, the same free-flow method gives these times to everyday stops (OSRM, computed September 26, 2026):
By boat, the association describes the community as "only 10 miles from the Gulf of Mexico through the Boca Grande Pass" (Burnt Store Marina, PGI Section 22).
The projects that will change daily life at Burnt Store Marina are on Burnt Store Road: an approved but unfunded four-lane widening, a $3 million shoulder and rumble-strip project, a 354-unit mixed-use plan across the road, a planned grocery-anchored center to the north and thousands of approved homes along the Charlotte corridor.
Data updated: September 2026 (FDOT District One; joint Lee and Charlotte County-Punta Gorda MPO packet, February 27, 2026; Lee County zoning records; Charlotte County ordinances; Cape Coral Breeze).
Inside the gates, the change is at the marina. Lee County rezoned about 9 acres of Safe Harbor's land to commercial planned development in September 2022, allowing up to 28,000 square feet of marine and dry boat storage building area and outdoor boat racks up to 50 feet, and a development order for a "Dry Slip Facility Redevelopment at Burnt Store Marina" was issued in 2025 (Lee County zoning and development order records). The Lee Plan caps the marina's commercial core at 55,000 square feet of retail, 525 wet slips, 800 dry storage spaces, 15,000 square feet of office, 145 hotel units and 160 homes, and any redevelopment has to go through a planned-development rezoning (The Lee Plan).
Burnt Store Road (County Road 765) from Van Buren Parkway in Cape Coral to the Charlotte County line, 5.7 miles, is the "last remaining unimproved segment of the roadway's 18-mile length from Pine Island Road to U.S. 41," and it runs along the whole east side of Burnt Store Marina. FDOT finished the environmental study and granted Location and Design Concept Acceptance on August 5, 2025 (FDOT, Burnt Store Road PD&E). The approved concept:
The preliminary total is $189,855,000 in December 2024 costs, $133,995,000 of it construction. Traffic between Islamorada Boulevard and Vincent Avenue was 11,000 vehicles a day in 2021 and is forecast at 32,500 by 2045 with the widening; without it, the forecast is 25,500 a day at level of service F (FDOT, Preliminary Engineering Report).
The money is the open question. Lee County has committed $15.5 million toward right-of-way, and 60 percent design was expected by mid-2026, after which Lee County takes over final design, right-of-way and construction (joint MPO packet, February 27, 2026). At the public hearing FDOT said right-of-way and construction were unfunded and that MPO documents showed the project cost-feasible in 2031 to 2035, subject to change (FDOT, hearing questions and answers). In January 2026 Cape Coral's mayor said the widening was "currently scheduled for 2036" and "needs to be moved up considerably" (Cape Coral Breeze, January 22, 2026). No firm construction year has been set. The Charlotte County side is already four lanes from the county line to U.S. 41, except about 1,000 feet north of the line that will be built with the Lee project.
One road question touches owners directly. Vincent Avenue is "technically in two counties," and FDOT noted "differing opinion on which entities are responsible for maintaining the road" (FDOT, hearing questions and answers). At the February 14, 2025 joint MPO meeting, a Charlotte commissioner recommended that the southern half of Burnt Store Marina be considered for a special benefit unit, the estimate for the Lee portion was $387,000, and a Lee commissioner suggested a Lee taxing unit for all Burnt Store Marina properties; the minutes record no decision (joint MPO packet). We have found no later action, but a buyer should ask about it.
While the widening waits, Lee County is improving the two-lane road. The commission approved about $5.7 million of interim measures on January 20, 2026, then dropped the planned passing lanes in March because they would need about two and a half more years of drainage design and permitting (Cape Coral Breeze, March 10, 2026). On May 19, 2026 the commission authorized a $3 million contract with Ajax Paving Industries of Florida for Burnt Store Road from Delilah Drive north about five miles to Vincent Avenue: 4-foot paved shoulders on both sides, turn lanes at Caloosa Parkway, rumble stripes on the edges and center line, guardrail, signs and markings, with work starting in June 2026 and taking about nine months (Cape Coral Breeze, May 19, 2026). We have not seen a completion report. The push followed a triple-fatal crash near Janis Road in October 2025, and Lee County has proposed sharing the cost of the full widening with Cape Coral (Cape Coral Breeze, October 23, 2025).
Directly east of the community's south half, across Burnt Store Road, Lee County approved the Burnt Store Mixed-Use Development in August 2024 (case DCI2022-00039, Resolution Z-24-016). It rezoned 35.49 acres from agricultural to mixed-use planned development for "354 multi-family dwelling units and 263,470 SF of commercial/light industrial uses," with conditions; the case description lists 222,900 square feet of commercial (Lee County, DCI2022-00039). A lot-reconfiguration order followed in April 2025, and the county's development map still labels the site as in planning. No construction start has been announced. Nearby, a Dollar General already sits at the community's southeast corner on Charlee Road, and Burnt Store Acres, about 0.3 mile southeast, is approved for up to 19 single-family homes around a stormwater lake.
About 0.7 mile north of the community's northeast corner, and about 1.3 miles from the main gate, Charlotte County rezoned 41.314 acres at 17150 Burnt Store Road from Residential Estate to Commercial General by Ordinance 2026-025, adopted July 28, 2026 (Charlotte County Ordinance 2026-025). Press coverage of the application said the owners plan a Publix-anchored retail center with other services, possibly including urgent care, and quoted residents who drive 8 to 10 miles for groceries today (WINK News, September 12, 2024; Fox 4). No Publix lease, site plan or opening date has been published. Until something opens, the nearest Publix stores are about 13 to 14 minutes away.
The Charlotte stretch of Burnt Store Road, from the county line north to Tuckers Grade, is covered by Charlotte County's Burnt Store Area Plan, and the approvals there add traffic to the road Burnt Store Marina residents take to Punta Gorda. The larger recent actions:
Project | Distance from the main gate | Approval |
|---|---|---|
Burnt Store Road RET-LLC planned development, 277.55 acres | about 4 miles | Ordinance 2026-024, July 28, 2026: up to 999 homes and 195,000 sq ft of commercial (Charlotte County) |
Zemel Land Partners, 334.38 acres | about 3.2 miles | Ordinance 2025-045: up to 715 homes |
Planned development at 15162 and 15170 Burnt Store Rd | about 3.4 miles | Ordinance 2024-033: up to 1,000 units, or 466 units plus 100,000 sq ft of commercial |
Zemel Land, 144.84 acres | about 3 miles | Ordinance 2024-034: up to 273 units |
Firelight East and Firelight North | about 3.0 to 3.2 miles | 344 and 337 homes approved in 2024 and 2025 |
Heritage Station Phase II | about 3.1 miles | 88 lots |
Starling, Turnleaf and Cassia Bay | about 4.7 to 6.7 miles | Plats and amenity centers approved 2025 and 2026 |
Charlotte County's own planning notes say portions of Burnt Store Road "may require widening to six lanes by 2045, depending on development," and a new east-west link, the Tuckers Grade Extension to U.S. 41, is planned for construction in 2036 to 2040 and is unfunded (joint MPO packet; Charlotte County, East-West Connector). To the south in Cape Coral, The Resort at Tranquility Lake, about 500 RV sites, sits about 1.3 miles from the community. For how these new neighborhoods compare, see our Punta Gorda guide.
A Burnt Store Marina buyer should confirm the Lee County tax bill and its district code, the Section 22 and sub-association assessments on an estoppel certificate, Charlotte County Utilities water and sewer, the flood zone, the rental rules in the condominium documents, and architectural approvals for past exterior work. None of it shows in a listing photo.
Data updated: September 2026 (Lee County Property Appraiser and Tax Collector; Charlotte County Utilities; Lee County GIS; PGI Section 22 Homeowners Association; FDOT utility inventory).
Water and sewer come from Charlotte County, not Lee County. Lee County's own water and wastewater franchise maps return "Charlotte County Utilities, 941-764-4300" at points inside the community, and Charlotte County's water-supply plan lists Burnt Store Marina, in Lee County, among the developments "served by Charlotte County's Burnt Store WTP" (Charlotte County, water supply data). That reverse-osmosis plant and the county's Burnt Store water reclamation facility sit at 17430 Burnt Store Road, about 0.75 mile north of the main gate; the plant adds no fluoride. The wastewater plant is being expanded, with a first packaged unit expected online in summer 2026 (Charlotte County, expansion project). The service area has had boil-water notices: one in July 2024 after a main break affecting 141 connections on community streets (WINK News) and a full service-area notice from December 10 to 12, 2024.
Charlotte County's residential schedule for bills from April 1, 2026 shows a water base charge of $26.77 for a standard meter plus $6.84 per 1,000 gallons for the first tier, and a sewer base charge of $47.26 plus $6.58 per 1,000 gallons, capped at 10,000 gallons; the county has posted new rates effective October 1, 2026 (Charlotte County Utilities, Rates). The schedule we read does not say whether out-of-county customers pay a different rate, so confirm on the seller's bill. Irrigation is separate: the association meters community irrigation monthly and bills residents for it.
Electric service is stated carefully here. FDOT's utility inventory shows Lee County Electric Cooperative (LCEC) overhead and buried lines on the community's side of Burnt Store Road, with Florida Power & Light running on the east side into Charlotte (FDOT, Preliminary Engineering Report), and LCEC's own board minutes discuss "power outages in the Burnt Store Marina area" and a new Kismet substation to "support the Burnt Store area" (LCEC, April 20, 2023). We have not confirmed the provider address by address, so read it off the seller's electric bill.
For internet, the same FDOT inventory shows Comcast cable and Lumen (formerly CenturyLink) fiber and telephone facilities along the road (FDOT, Utility Assessment Package). Availability at a specific unit is not something we could confirm, so check the address on the FCC National Broadband Map. Some condominiums bundle service: the Sunset Pointe Towers association says its quarterly dues include "Direct TV, High Speed Fiber Optic internet, water and sewer" (Sunset Pointe Towers). Trash pickup is Lee County Solid Waste Area 5, hauled by Waste Pro.
Fire protection comes from Lee County's Burnt Store Area Fire Service taxing unit, which the county created "to provide fire protection to the residents of Burnt Store Marina Resort and other unincorporated areas of the County," and which Lee serves by contract with the City of Cape Coral Fire Department; Cape Coral has served the unit since 1990 (Lee County interlocal agreement). The nearest station is Cape Coral Fire Station 7, 3942 Burnt Store Road North, about 2 miles south of the main gate in a straight line. Cape Coral's consultants reported in January 2026 that Station 7 had the city's weakest six-minute response performance, answering 826 of 2,646 calls within six minutes, and recommended three new stations by 2031 (Cape Coral Breeze, January 30, 2026).
Ambulance service is Lee County EMS, a countywide third-service provider; its nearest station is Medic 41 at 1038 Burnt Store Road North, about 6 miles south. Inside the gates, the community's volunteer emergency response team had 25 members in March 2026, more than 100 residents had been CPR certified in two years, and 23 AEDs are placed around the community (Burnt Store Marina, CERT).
Law enforcement is the Lee County Sheriff's Office, not Punta Gorda police. The association's instruction is plain: "IN CASE OF EMERGENCY, CALL 911, IDENTIFY YOURSELF AS LEE COUNTY & EXPLAIN YOUR EMERGENCY. TO FACILITATE ACCESS PLEASE CALL THE FRONT GATE" (Burnt Store Marina, Accessing Our Community). The gates are run by Platinum Group Security under contract with the association, with the Burnt Store Road gatehouse staffed 24 hours a day, a commercial gate at Vincent Avenue and Matecumbe Key Road for trucks and marina traffic, and a resident-only barcode gate at Cape Cole. The association's bylaws say its roving patrols are "not intended to provide security or police services," and crimes go to the sheriff (Section 22 Bylaws).
The mailing address is Punta Gorda, Florida 33955; the front gate is 5000 Burnt Store Road North and the association office is at 102 Islamorada Boulevard. The ZIP code is a postal label, not a jurisdiction. The U.S. Census places the community in Lee County, in the Burnt Store Marina census-designated place, and its county subdivision is the Cape Coral division (U.S. Census Geocoder). That is why the tax bill, the flood map, the permit office and the school district are Lee County's while the envelope says Punta Gorda. The nearest full post office in the USPS locator is Punta Gorda, 130 East Marion Avenue, about 12 miles north; we found no post office inside the gates.
Burnt Store Marina parcels carry Lee County millage code 034, "Burnt Store Area Fire MSTU." On a sampled homesteaded single-family parcel, the 2025 adopted total was 14.0825 mills, and the 2026 proposed total is 13.6738 mills, mainly because the fire unit is proposed down from 3.1700 to 2.8000 mills (Lee County Property Appraiser, 2026 TRIM notice). The same district and proposed rates appear on a Harbor Towers condominium unit (2026 TRIM notice). Two Area IV condominiums, Vista del Sol and The Resort, carry a different Lee district code, so a buyer there should read that unit's own tax bill.
Millage line, sampled parcel | 2025 adopted | 2026 proposed |
|---|---|---|
Lee County general revenue | 3.7623 | 3.7623 |
Public schools, local board and state law | 5.3190 | 5.2710 |
Burnt Store Area Fire Protection MSTU | 3.1700 | 2.8000 |
Lee County unincorporated MSTU | 0.8398 | 0.8398 |
Library, water management, mosquito and other districts | 0.9914 | 1.0007 |
Total | 14.0825 | 13.6738 |
The one non-ad valorem line on the sampled single-family bill was Lee County solid waste, $381.11 for 2025. There is no community development district and no road or lighting benefit unit on the bill; the association maintains the private roads and street lights (Lee County Tax Collector, 2025 bill). That sampled bill showed an assessed value of $513,166 and a combined total of $7,030.30 before the early-payment discount. It is illustrative only: the seller's bill reflects the seller's assessed value and exemptions, not yours, so budget from your own purchase price. Homestead and other exemptions are filed with the Lee County Property Appraiser, not Charlotte County's.
Renting is allowed at the master level. The Section 22 rules bar trade or business use but say "this shall not prevent an owner of a building from renting said property for residential use" (Summary of Section 22 Rules). The master documents set no minimum lease term; each condominium's declaration and rules do. As one example, Sunset Pointe Towers lists a 30-day minimum lease (Sunset Pointe Towers). Renters have to be entered with the gate on the Renters Gate Access Form; the association's 2020 barcode rules give renters staying under two months a window pass and let renters staying longer apply for a self-terminating barcode at $30 per season (Section 22 barcode rules).
Amenity access does not pass with the lease. "All Club memberships are for people, not properties," and renters "must purchase their own memberships or day-passes" at the Fitness, Racquet and Pool Club (Club Policies and Forms). The country club lets owners of rental units buy social and golf memberships for the unit (Burnt Store Marina Country Club, Membership). Read the specific condominium's declaration before buying to rent.
Permits are Lee County's. A remodel, a roof or storm repair goes through Lee County's Department of Community Development, and Lee applies the 50 percent rule: work costing 50 percent or more of "the market value of the structure (before any improvements are performed)" is a substantial improvement that must meet current flood rules, with market value taken from the Property Appraiser's structure value unless the owner submits a licensed appraisal (Lee County, Substantial Improvement). After Hurricane Ian, Lee County's Ordinance 22-30 restored the Florida Building Code and National Flood Insurance Program definitions of substantial damage and improvement to speed recovery.
On top of the county, the association has its own review. All exterior changes need Section 22 Architectural Review Committee approval, including homes in condominium associations; fences are limited to 3 feet in dark metal, and exterior colors to earth tones, grey, white or pale pastels (Section 22 ARC policies). Adding hurricane shutters also needs an ARC application (The Beacon, July 2024). The Area I rules require 1.5 paved parking spaces per unit, allow no carports, and bar trailers, trucks, motor homes and boats parked overnight unless fully enclosed. Section 22 documents take precedence over sub-association documents, and a sub-association can be stricter but not looser. Courtside Landings, The Resort and Vista del Sol sit outside the Section 22 geographic area and are not covered by its rules summary (Summary of Section 22 Rules).
Ask for these before the inspection period ends:
Our buyer team walks every Burnt Store Marina contract through this list; see how we represent buyers in Punta Gorda.
Burnt Store Marina's social life runs through Platinum Point Yacht Club, the Burnt Store Anglers, the Bicycle Group, the Cape Coral Dragon Boat Club, the Friday farmers market in the yacht club's parking lot, and The Beacon, the monthly community newspaper. Most clubs are separate from the association and have their own membership.
Data updated: September 2026 (Platinum Point Yacht Club; PGI Section 22 Clubs and Organizations page; The Beacon, September and October 2026 issues).
Platinum Point Yacht Club, at 3601 Cape Cole Boulevard, is a private, member-financed club where "almost all of the work done in and for the club is handled by volunteers," and it says it averages "83 events each month during the season." Its club history dates it to an organizational meeting on October 27, 1984, with 88 charter members; it is named for Platinum Point, the land between the two yacht basins later renamed Prosperity Point. The clubhouse opened on February 18, 1995, and the club hosted the U.S. Olympic Soling Class Pre-Trials and Trials in 1991 and 1992.
The weekly calendar includes Monday sailboat racing, bridge, mahjong, an art class and Friday happy hours; monthly events include cinema, game and education nights, golf scrambles, lunch cruises, overnight cruising, kayaking and a wildlife photography group (PPYC, Recurring Activities). Its signature events are the Welcome Back Party, the Golden Conch Regatta, the Commodore's Ball, Fleet Week and the Blessing of the Fleet boat parade, introduced in 2002. One is open to the whole community: each February the club "opens its doors to the Burnt Store Marina community for the Valentine's Day Pancake Breakfast," where "over 700 meals are cooked and served by the men in the club" (PPYC, Special Interest). This fall it has scheduled a free public Education Night, "Oysters to the Rescue!", with the Charlotte Harbor Environmental Center on Thursday, November 5, 2026, and a Coffee and Conversation open house for prospective members on Saturday, November 14 (The Beacon, October 2026).
Membership comes in Equity and Non-Equity forms, and the club publishes its fees only in its membership packet (PPYC, Prospective Member). Joining is separate from buying a home and separate from renting a slip at Safe Harbor.
The association's Clubs and Organizations page lists three groups a buyer usually asks about:
The same page lists Freedom Boat Club, a paid membership boat club with boats on B dock at the marina, for residents who want to boat without owning one. Inside the association's own amenities, tennis and pickleball teams, fitness classes and member socials run through the Fitness, Racquet and Pool Club, and the country club's social membership adds bocce, croquet, bingo, cornhole and trivia (Burnt Store Marina Country Club, Membership).
Every Friday from 9 a.m. to 1 p.m., a farmers market sets up in the Platinum Point Yacht Club parking lot inside the gates (The Beacon, Mark Your Calendar, October 2026). The same listing points residents to markets outside the gates: the Punta Gorda Farmers Market downtown on Saturdays from 8 a.m. to 1 p.m., the Punta Gorda Historical Society market at History Park on Sundays, the Punta Gorda Isles Civic Association market on Wednesdays at 2001 Shreve Street, and the Cape Coral Farmers Market at Clubhouse Square on Saturdays. At the country club, the Linkside Cafe holds Saturday Socials under the Tiki from 2 to 5 p.m. with live music and yard games, and a themed dinner on the last Wednesday of each month (The Beacon, Burnt Store Marina CC News, September 2026). OneBlood blood drives park in the Cass Cay and Trading Post lot on November 9, 2026, January 18, 2027 and March 22, 2027 (The Beacon, Blood Donation News).
The Beacon is the monthly community newspaper, produced by the association's Communications Group, which also publishes an annual Resident Access Directory and Information Guide (Standing Advisory Groups). It carries the Section 22 board's monthly column, the marina manager's "Marina Beat," club news, the Home for the Holidays calendar each fall and the month's board meeting dates; the October 2026 issue lists board working sessions on Tuesday mornings at the Linkside Cafe patio and the regular board meeting on October 27. The association's own event calendar sits behind a resident login, so for a buyer still deciding, the Beacon is the best public window into the community's rhythm, which the articles frame around a snowbird season that renews each fall.
Burnt Store Marina is the only community in this comparison in Lee County, and the only one built around a harbor marina. Its $360,000 county median sits beside Heritage Landing's and at about half the medians recorded in Punta Gorda Isles and Burnt Store Isles.
Data updated: September 2026 (Charlotte County Property Appraiser and Lee County Property Appraiser recorded-sale files, our analysis, latest 12 months of recorded sales).
Burnt Store Marina | Punta Gorda Isles | Burnt Store Isles | Heritage Landing | |
|---|---|---|---|---|
County | Lee | Charlotte | Charlotte | Charlotte |
Jurisdiction | Unincorporated Lee County | City of Punta Gorda | City of Punta Gorda | Unincorporated Charlotte County |
Gated | Yes, staffed 24 hours | No | No | See its guide |
Boating access | Harbor marina on Charlotte Harbor, unrestricted height at the slips | City canal grid, in the city's canal assessment district | Canals through a boat lock | No harbor access |
Golf | 27-hole course owned by the residents' association | See its guide | Twin Isles Country Club | Golf club community, Tern Bay community development district |
Product mix and what the count covers | All homes: 37 houses and 69 condominiums | In-city sections | Single-family sales only | All recorded sales |
Recorded sales, 12 months | 106 | 344 | 72 | 138 |
Median recorded sale | $360,000 | $693,000 | $662,500 | $352,500 |
Sources: Charlotte County Property Appraiser and Lee County Property Appraiser recorded-sale files, our analysis, latest 12 months of recorded sales. The Burnt Store Marina row splits into 37 single-family and land-condominium homes at a $460,000 median and 69 condominium units at $275,000.
Read the table by product, not by price alone. Punta Gorda Isles is the city's large canal-grid community, with more than three times Burnt Store Marina's recorded sales in the same year, and its city sections sit inside Punta Gorda's canal assessment district. Burnt Store Isles, the similarly named canal community to the north inside the city, reaches Charlotte Harbor through a boat lock, with Twin Isles Country Club at its center; its $662,500 median counts only single-family sales, so compare it with Burnt Store Marina's $460,000 single-family median, not the blended figure. Heritage Landing is the closest match on price, but it is an inland golf club community in unincorporated Charlotte County with the Tern Bay community development district and no harbor access.
Burnt Store Marina's median is lower than the two city canal communities largely because two of every three recorded sales here were condominiums, from walk-up units near the golf course to the harbor-front towers. Its houses and land-condominium homes trade at a higher median, and the harbor-front homes on Sunset Key recorded $950,000 and above. A buyer who wants Gulf access on a canal behind the house, and is open to a Cape Coral address, should also look at our Cape Coral guide, since Cape Coral begins at the community's southern edge. For what a specific home is worth against these numbers, start with our Punta Gorda home values guide.
Burnt Store Marina suits a buyer who wants a staffed gate, a condominium or villa price point, a marina slip with unrestricted height in the operator's specifications, and a golf course the residents own. Punta Gorda Isles suits a buyer who wants a house on a city canal, city services and a much deeper resale market.
Data updated: September 2026 (Lee County Property Appraiser and Charlotte County Property Appraiser recorded-sale files, our analysis, latest 12 months of recorded sales; PGI Section 22 Homeowners Association; Safe Harbor Marinas; School District of Lee County).
Both carry the Punta Gorda Isles name. Burnt Store Marina is legally Punta Gorda Isles, Section 22, a plat recorded in Lee County, while Punta Gorda Isles proper is the canal community inside the city. The shared developer is where the resemblance ends.
Decision factor | Burnt Store Marina | Punta Gorda Isles |
|---|---|---|
County and government | Unincorporated Lee County | City of Punta Gorda, Charlotte County |
Taxes | Lee millage code 034, 14.0825 mills in 2025 on a sampled parcel | City of Punta Gorda and Charlotte County, plus the city canal assessment |
Gate | Staffed 24 hours on Burnt Store Road, plus a commercial gate and a resident barcode gate | Not gated |
Where the boat lives | A Safe Harbor wet slip or dry rack, contracted separately from the home; wet slips take 30 to 100 feet and 7 feet of draft with unrestricted height | Canal grid behind the homes |
Association | Mandatory master association (Section 22) with 47 sub-associations | See its guide |
Golf | 27-hole executive course owned by the master association, managed by Troon, open to the public | See its guide |
Recorded sales, 12 months | 106, median $360,000 | 344 in the in-city sections, median $693,000 |
What sells | 69 condominiums at a $275,000 median, 37 houses at $460,000 | Canal-grid homes |
Schools | School District of Lee County choice zones in Cape Coral and North Fort Myers | Charlotte County Public Schools |
Sources: Lee County Property Appraiser, 2026 TRIM notice; Burnt Store Marina, Accessing Our Community; Safe Harbor Burnt Store; Burnt Store Marina Country Club, Course Details; Lee County Evacuation Zones; Charlotte County Property Appraiser and Lee County Property Appraiser recorded-sale files, our analysis, latest 12 months of recorded sales.
If you own in either community and want to know which buyer your home appeals to, our Punta Gorda home values guide is the starting point.
The pros of Burnt Store Marina are a staffed gate, a deep-water marina with unrestricted height at the slips, a 27-hole course the residents own, a wide price range and a 25 percent flood-insurance discount. The cons are Evacuation Zone A, a 30-minute drive to a full hospital, Cape Coral schools, a two-lane road and slow MLS sales.
Data updated: September 2026 (Lee County Property Appraiser public sales files, our analysis; Southwest Florida MLS Matrix, pulled September 26, 2026; FEMA; Lee County; PGI Section 22 Homeowners Association; Safe Harbor Marinas).
Selling a Burnt Store Marina home well means pricing it on Lee County's recorded sales, showing the harbor, basin, lake or fairway it sits on, and answering the Section 22, condominium and insurance questions before a buyer asks. McGreevy and Comisar, the #1 team in Southwest Florida since 2012, build every Burnt Store Marina listing around those three.
Data updated: September 2026 (Lee County Property Appraiser public sales files, our analysis, newest recorded sale August 7, 2026; Southwest Florida MLS Matrix, pulled September 26, 2026).
If you're searching for the best Burnt Store Marina listing agent, or thinking, "I need to sell my house in Burnt Store Marina," 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 Marina homes against the actual recorded sales in the same building or land-condominium neighborhood, on the same kind of water or golf frontage, and from the same era of construction, then market the parts a buyer from out of state cannot see for themselves.
In the last 12 months we tracked 106 recorded qualified sales in Burnt Store Marina at a median of $360,000 and $42,068,850 in total volume: 37 houses at a median of $460,000 and 69 condominium units at a median of $275,000 (Lee County Property Appraiser public sales files, our analysis, sales recorded from September 1, 2025 to August 7, 2026). The Southwest Florida MLS shows 30 closings labeled Burnt Store Marina in the 12 months to September 26, 2026, at a median of $323,750, a median 247 days on market and a 94.1 percent median sale-to-list ratio. The gap between those two lists is exactly why a Burnt Store Marina valuation has to start from the county record.
Start with our free home valuation and we will follow up with a Burnt Store Marina-specific number built on recorded sales in your building or neighborhood. 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 30 MLS-labeled Burnt Store Marina sales in the 12 months to September 26, 2026 took a median of 247 days on market, far longer than the 103-day median over 24 months and the 40-day median over five years. Pricing on recorded sales from the first day is the biggest lever a seller controls on that number.
Yes, because buyers and lenders ask for them. Florida requires a milestone inspection for condominium buildings of three or more habitable stories by the end of the year they turn 30, and a structural integrity reserve study every 10 years (Florida Statutes 553.899; 718.112). We put your association's reports in the listing file.
Not if it is ordered early. The Punta Gorda Isles Section 22 association does not publish its annual assessment; the amount is on its adopted budget and on the estoppel certificate your closing agent orders under Florida Statutes 720.30851. Condominium owners also need their own association's estoppel.
Recorded house sales in 2026 through August 7 ran at a median of $460,000 on 23 sales, below $510,000 for calendar 2025 and the 2022 peak of $574,900. Condominium units ran at $275,000 on 53 sales, below $300,000 in 2025. The right answer depends on your home and your plans; we will run the numbers with you.
Burnt Store Marina Country Club membership can be transferred to the buyer of the property with the club's Transfer Form (BSMCC membership). The Fitness, Racquet and Pool Club treats memberships as belonging to people, not properties, so a buyer buys their own (Section 22 club policies).
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, estoppel 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 Marina owners call when a 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 Burnt Store Marina's harbor and Lee County.
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 Marina home? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Burnt Store Marina? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Jesse McGreevy is a top-reviewed Burnt Store Marina realtor, and the reviews on the team's Google Business Profile describe what a waterfront 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 Marina buyers ask the same questions in roughly the same order: which county it is in, whether it is gated, what fees and memberships cost, who owns the marina and golf course, what the flood and evacuation zones are, and what homes sell for. Each answer draws on the sources listed at the end.
Data updated: September 2026 (Lee County Property Appraiser public sales files and GIS; Southwest Florida MLS Matrix, pulled September 26, 2026; FEMA National Flood Hazard Layer and Lee County GIS, queried September 26, 2026).
Burnt Store Marina is in unincorporated Lee County, even though its mailing address is Punta Gorda. The U.S. Census geocoder places a Matecumbe Key Road address in Lee County and in the Burnt Store Marina census designated place, and the association tells residents who dial 911 to "identify yourself as Lee County" (Section 22 access page).
No. Burnt Store Marina sits on the Lee side of the county line, which runs along Vincent Avenue at the community's north edge. Charlotte County begins across that line, and Burnt Store Lakes, directly north, is a separate Charlotte County plat. Charlotte County Utilities does supply Burnt Store Marina's water and sewer, which adds to the confusion.
Neither city. The mailing city is Punta Gorda and the ZIP is 33955, but the community is unincorporated Lee County, outside both city limits. The City of Cape Coral boundary adjoins it to the south, and the Census Bureau places it in the Cape Coral county subdivision. Our Cape Coral guide covers the city next door.
Burnt Store Marina uses ZIP code 33955 with a Punta Gorda mailing address; the main gatehouse is 5000 Burnt Store Road N, Punta Gorda, FL 33955. The nearest full post office in the USPS locator is Punta Gorda's, at 130 E Marion Avenue.
Yes. The main gate on Burnt Store Road is staffed 24 hours a day, seven days a week, by Platinum Group Security under contract to the Section 22 association. Service and marina traffic use the commercial gate at Vincent Avenue and Matecumbe Key Road, and the Cape Cole gate is residents only, cars only, by barcode (Section 22).
Partly. The association's board calls it "a gated community with publicly available services": the public may come in for Burnt Store Marina Country Club, Linkside Café, Cass Cay, The Trading Post, Platinum Point Yacht Club events and Safe Harbor's marina (The Beacon, March 2026). Residents pre-authorize private guests through the automated Gatekeeper line.
No single owner. Each home is privately owned; the residents' Punta Gorda Isles Section 22 Homeowners Association owns the common areas, roads, gates, golf course, Linkside Café, fitness center, pool and irrigation system; and the marina belongs to Safe Harbor Marinas, recorded as SHM Burnt Store LLC after a January 2017 purchase at $16,000,000 on the Lee record.
Blackstone Infrastructure. It completed its acquisition of Safe Harbor from Sun Communities on April 30, 2025, in a $5.65 billion transaction (Blackstone). Sun Communities had owned Safe Harbor since October 30, 2020. The marina is private and is not owned by the association.
There are two layers. The Section 22 master association charges an annual assessment, equal for each lot and dwelling unit and due January 1, that covers common areas, roads, the gates and infrastructure; it does not publish the amount, which is on its budget and the estoppel certificate. Most homes also belong to one of the 47 sub-associations, and each sets its own fee.
It is Burnt Store Marina's legal name. The community is recorded as Punta Gorda Isles, Section 22, Plat Book 28, Pages 118 through 138, in the Lee County public records, and Lee County staff describe it as 626 acres platted in 1973. Its master association, Punta Gorda Isles, Section 22 Homeowners Association, Inc., was chartered on October 8, 1979.
No. The Section 22 assessment covers the common areas, roads, gates and infrastructure; golf, the Fitness, Racquet and Pool Club, marina slips and the yacht club are each paid separately and are optional. Burnt Store Marina Country Club says "Membership is open to all," including people who live outside the gates (BSMCC).
The Fitness, Racquet and Pool Club's 2026 resident application prices a couple's full annual membership at $1,065 and a single at $533, tax included (2026 application). Burnt Store Marina Country Club does not publish its golf and social dues online; the application at its administration office has them. The dog park is $100 per household a year.
No, not at the master level. The Section 22 declarations, bylaws and rules contain no age restriction; the bylaws define a living unit as intended for "one family or household," and the fitness club sells child add-ons. Each condominium's own declaration governs its building, so read the declaration for the one you are buying into.
It suits buyers who want a gate, a full-service marina and golf inside one community. The trade-offs are real: it is in Lee County Evacuation Zone A, the harbor and basin streets sampled flood Zone AE, downtown Punta Gorda is about 25 minutes away, and the 30 MLS-labeled sales of the last year took a median of 247 days.
The name belonged to the developer. Punta Gorda Isles Construction, Inc., successor to the original developer, had renamed itself Burnt Store Marina, Inc. by 1982, and the recorded plat still reads Punta Gorda Isles, Section 22. The community sits on Burnt Store Road. No primary record we have read explains how "Burnt Store" itself got its name, so we do not repeat the stories.
Lee County staff date the plat to 1973. Punta Gorda Isles, Inc. recorded the first Section 22 Declaration of Restrictions on November 9, 1977, and a February 28, 1979 amendment created the homeowners association with a guardhouse. The oldest condominium on the Lee roll, Commodore Club, dates to 1979, and building continued through the 2000s.
The association says "approximately 1920 residences" on about 600 acres (Section 22). Our count of the Lee County roll finds 1,877 homes, 1,212 condominium units and 665 houses, plus 21 vacant residential lots. Florida's condominium roll lists 45 condominium filings inside the community with 1,777 units, counting detached-home land condominiums.
Yes, most homes are condominium units. They range from the 1979 and 1980 three-floor buildings of Commodore Club and Marina South Shore to Harbor Towers (120 units, 1998), the Grande Isle Towers (216 units, 2004 to 2005) and Vista del Sol (60 units, 2003). The Lee roll carries 1,212 condominium units in all.
In the 12 months of recorded sales to August 7, 2026, Burnt Store Marina houses sold at a median of $460,000 across 37 Lee County recorded sales, and condominium units at a median of $275,000 across 69. The 30 sales labeled Burnt Store Marina on the MLS in the 12 months to September 26, 2026 had a median of $323,750.
Very few. Burnt Store Marina is essentially built out: none of the 106 recorded sales in the latest 12 months was a builder's first sale, and the Lee roll carries only 21 vacant residential lots. Lee's Burnt Store Marina Village land-use category allows 160 homes and 145 hotel units on the marina core, but only through a planned development rezoning.
Partly. On Lee County's FEMA panel 12071C0070G, effective November 17, 2022, the harbor-front and marina-basin streets we sampled are Zone AE with an 8-foot base flood elevation, rising to 9 and 10 feet along the open-harbor edge. The interior golf streets sampled Zone X (FEMA NFHL). An elevation certificate settles any single home.
In Zone AE, a special flood hazard area, a federally backed mortgage requires it. Citizens Property Insurance has required flood coverage on its special-flood-hazard-area policies since 2023 and phases in the rest by value, with all personal residential policies by January 1, 2027 (Citizens). Unincorporated Lee County's Class 5 rating gives a 25 percent NFIP discount.
Every point we tested in Burnt Store Marina returned Lee County Evacuation Zone A, surge zone 1, including the highest ground on King Tarpon Drive and Dolphin Cove Drive (Lee County evacuation). Lee may order Zone A out before a storm's effects arrive, and Burnt Store Road is the evacuation route.
Ian's eye made landfall near Punta Gorda on September 28, 2022, and the association's president wrote that the community was "right in the middle of the eye." Surge was lower than forecast, 4.47 feet above mean higher high water at the nearest gauge in Pirate Harbor (NHC), but wind and waves destroyed marina docks, toppled rack-stored boats and damaged roofs, lanai cages and stairwells.
Safe Harbor does not publish its slip or dry storage rates; it prices on inquiry. Its wet slips take boats 30 to 100 feet long with a 30-foot beam and 7-foot draft, and it lists height as unrestricted (Safe Harbor Burnt Store). Ask for the current rate sheet before you buy for the boat.
Dry storage rates are not published either. Safe Harbor's dry stack takes boats 20 to 40 feet long, up to 16 feet high and 15 tons, with valet launch and haul. Lee County approved a 2022 rezoning for up to 28,000 square feet of marine and dry storage building area, and a dry slip redevelopment order is on file.
The marina is vested for 525 wet slips and 456 dry spaces under a 1987 agreement with the state, confirmed by a 2008 state order. Lee County's plan for the marina core caps dry storage at 800 spaces (Ordinance 09-16), and Safe Harbor's contractor lists a redevelopment adding more than 500 new outdoor dry-stack spaces.
The association says the marina "offers wet and dry storage in addition to a boat launch ramp," but neither it nor Safe Harbor publishes ramp fees or public-access terms. Do not confuse it with the City of Cape Coral's Burnt Store Boat Ramp at 230 Burnt Store Road, a separate public launch with $15 daily trailer parking (Cape Coral).
The association describes the community as "only 10 miles from the Gulf of Mexico through the Boca Grande Pass" (Section 22). It does not say whether those are statute or nautical miles, so plot the route on NOAA's Charlotte Harbor chart. Waterway Guide lists 8 feet of depth on the approach and at the docks.
Safe Harbor lists maximum height as "unrestricted" for its wet slips, transient slips and haul-out, which is why sailors keep boats here. The marina opens onto the east side of Charlotte Harbor. We found no government statement on bridges for the route, so a tall-masted owner should confirm clearances on the current chart.
Yes. Burnt Store Marina Country Club plays a 27-hole executive course by Ron Garl and Mark McCumber, in three nines: Osprey (par 30), Pelican (par 31) and Heron (par 30) (BSMCC course). Owners approved buying it in January 2017, and the association's later materials date its operation to 2020; the club is owned by the Section 22 association, managed by Troon, and semi-private.
Yes. The association's heated pool and heated spa sit at the entrance to The Resort, near the Cass Cay parking lot, as part of the Fitness, Racquet and Pool Club; there is no lifeguard, and access is by fob. Safe Harbor also lists a swimming pool among its marina amenities for marina customers.
Yes. The Fitness, Racquet and Pool Club at 3085 Matecumbe Key Road has eight cushioned acrylic pickleball courts and four tennis courts, booked through Court Reserve, plus a fitness center open 5 a.m. to 10 p.m. by fob (Section 22 club). It is a paid membership club owned by the association.
Yes at the master level: the Section 22 restrictions allow dogs, cats and other household pets not kept for commercial purposes, and dogs must be leashed outdoors. The association's fenced BSM Barking Lot dog park costs $100 per household a year (dog park). Condominium associations may set stricter limits on number or size.
Three sit inside the gates: Cass Cay Restaurant and Bar on the marina waterfront at 3200 Matecumbe Key Road, The Trading Post deli and store beside the ship's store, and Linkside Café at the country club clubhouse. The association's board says Safe Harbor plans upgrades to Cass Cay and The Trading Post, delayed by storm repairs.
Yes. Platinum Point Yacht Club, at 3601 Cape Cole Boulevard, is a private, member-financed, volunteer-run club founded in 1984 that says it averages 83 events a month in season (PPYC). Its parking lot hosts the Friday farmers market, and it holds a Valentine's Day pancake breakfast open to the public. It does not publish dues online.
The School District of Lee County, not Charlotte's. Every point we tested returned Elementary Zone A (Cafferata K-8, Patriot, Skyline, Trafalgar), Middle Zone AA (Challenger, Mariner, Cafferata) and High School West sub-zone 2 (Cape Coral, Ida S. Baker, Island Coast, Mariner, North Fort Myers). Families rank schools in Open Enrollment (enrollment plan).
The closest emergency room is HCA Florida Cape Coral Emergency on SW Pine Island Road, about 13 miles and 22 to 24 minutes away. The nearest full hospital is Lee Health's Cape Coral Hospital, about 16 to 17 miles. ShorePoint Health Punta Gorda closed after the 2024 hurricanes, and AdventHealth plans a freestanding ER at Jones Loop Road.
By car, Lynn Hall Memorial Park on Fort Myers Beach is about 30 miles and 50 minutes, Englewood Beach about 61 minutes, and Gasparilla Island State Park in Boca Grande about 78 minutes, based on free-flow routing estimates. By boat, the association puts the Gulf 10 miles away through Boca Grande Pass.
Punta Gorda Airport is about 14 miles and 24 to 26 minutes away, and Southwest Florida International Airport in Fort Myers is about 43 miles and 50 to 59 minutes, based on free-flow estimates from two routing engines. Both trips start on Burnt Store Road, so seasonal traffic adds time.
The community's core is in Lee County tax district 034, the Burnt Store Area Fire MSTU, with a 2025 adopted total of 14.0825 mills and a 2026 proposed total of 13.6738. Single-family bills add $381.11 for county solid waste. Vista del Sol and The Resort carry a different Lee district code, so read the individual tax bill.
At the master level, yes: the Section 22 restrictions say the no-business rule does not prevent "renting said property for residential use." Renters must be set up with the gate, and each condominium sets its own minimum lease; Sunset Pointe Towers, for example, states a 30-day minimum. Read the association documents before buying to rent.
Water and sewer come from Charlotte County Utilities' Burnt Store plant, not Lee County Utilities. Fire protection is Lee County's Burnt Store fire taxing unit, served by contract with the City of Cape Coral Fire Department since 1990; Lee County EMS answers medical calls; and the Lee County Sheriff's Office handles law enforcement.
No. Burnt Store Isles is a canal community inside the City of Punta Gorda in Charlotte County, and Burnt Store Lakes is the separate Punta Gorda Isles Section 21 plat just north in Charlotte County. Burnt Store Marina is Section 22, in Lee County. Our Punta Gorda Isles guide covers the original PGI canals.
The Lee County stretch past Burnt Store Marina is the road's last two-lane section. FDOT approved a four-lane divided design, expandable to six, on August 5, 2025, with a Continuous Green T signal at Vincent Avenue and a $189,855,000 preliminary cost (FDOT). Right-of-way and construction were unfunded in the latest official documents.
Across Burnt Store Road, Lee County approved the Burnt Store Mixed-Use Development in 2024 for 354 multifamily units plus commercial and light industrial space. About 0.7 mile north, Charlotte County rezoned 41 acres at 17150 Burnt Store Road to Commercial General on July 28, 2026; press reports describe a planned Publix-anchored center. A $3 million shoulder and rumble-strip project on Burnt Store Road was set to start in June 2026.
Buyers who want Punta Gorda Isles canals within the city can compare Punta Gorda Isles and Burnt Store Isles, and our Heritage Landing guide covers another Punta Gorda community. When you are ready, read how we help buyers in Punta Gorda or call Marc at (239) 287-5873.
Burnt Store Marina sellers ask who should list the home, what it is worth on the Lee County record, how the Section 22 estoppel, condominium inspections and club memberships affect a sale, and what to prepare before the first showing. These answers draw on Lee County's recorded sales, the Southwest Florida MLS and the association's own documents.
Data updated: September 2026 (Lee County Property Appraiser public sales files, our analysis, newest recorded sale August 7, 2026; Southwest Florida MLS Matrix, pulled September 26, 2026).
The best Burnt Store Marina listing agent prices from Lee County's recorded sales, not a portal, and can explain Section 22, the condominium inspection rules and the marina 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. See our best real estate agents in Punta Gorda page, or call Jesse at (239) 898-6072.
Your home's value is set by recent recorded sales in the same building or neighborhood, on the same kind of water or golf frontage, and of the same age and size. In the latest 12 months, Burnt Store Marina houses recorded a median of $460,000 and condominium units $275,000. Start with our free valuation and we will build a specific number.
Selling costs include a negotiable commission, Florida documentary stamp tax of 70 cents per $100 of price on the deed (Florida Statutes 201.02), title and closing fees, estoppel certificates from Section 22 and any condominium association, and prorated taxes. We give every Burnt Store Marina seller a written net sheet before the listing is signed.
We market the setting first: the harbor, basin, lake or golf view, the gate, and the walk to the marina and clubs. Then the building and the paperwork: year built, milestone and reserve study status, the full fee stack and the flood file. 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 Marina 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 247 days on market, exposure matters.
Plan for a long listing. The 30 MLS-labeled Burnt Store Marina sales in the 12 months to September 26, 2026 took a median of 247 days on market and sold at a median 94.1 percent of list price. Over 24 months the median was 103 days, and over five years 40 days, so the market has slowed sharply.
Lee County's record shows prices below their peaks. Houses sold at a $460,000 median on 23 sales in 2026 through August 7, against $510,000 in 2025 and $574,900 in 2022. Condominium units sold at $275,000 on 53 sales, against $300,000 in 2025 and $408,000 in 2023. The 247-day MLS median on market shows buyers are taking their time.
They have fallen from the peak. Recorded condominium sales ran at a median of $407,500 in 2022 and $408,000 in 2023, $359,500 in 2024, $300,000 in 2025 and $275,000 on 53 sales in 2026 through August 7. The 53 sales through August 7 already approach 2025's full-year 61, so units are still selling, at lower prices.
Buyers now read them before they offer. A building of three or more habitable stories needs a milestone inspection by December 31 of the year it turns 30 and every 10 years after, and existing associations had to finish a structural integrity reserve study by December 31, 2025, or by December 31, 2026 when paired with a milestone inspection (Florida Statutes 718.112). Harbor Towers, built in 1998 on the Lee roll, reaches 30 in 2028 if its certificate of occupancy dates from that year, and several three-floor buildings from 1979 to 1984 are already past 30 if they count as three habitable stories.
It changes the price conversation, not the sale. A Section 22 director has written that post-Surfside reserve rules are driving large special assessments at condominium associations generally. Disclose any adopted or proposed assessment early, get the association's estoppel, and we price the home with the assessment in view rather than letting a buyer discover it in inspection.
An estoppel certificate is the association's written statement of what the unit owes. In Burnt Store Marina a sale usually needs one from the Section 22 master association under Florida Statutes 720.30851 and one from the condominium association under 718.116. The closing agent orders them; we make sure they are requested early.
After closing, the buyer sets up gate access with Section 22: vehicle barcodes are issued at the front gate on Wednesdays from 8 a.m. to 2 p.m. to owners in good standing on their dues, and guests are loaded through the automated Gatekeeper system (Section 22 access). Exterior changes then go through the association's Architectural Review Committee.
Yes. The club says a membership can be transferred to the buyer of the property using its Transfer Form, and it publishes a transfer guideline and a resignation form (BSMCC). The membership year runs November 1 to October 31, so timing a closing around renewal matters. We write the transfer into the contract terms.
No. The association states that "All Club memberships are for people, not properties," so a buyer applies for their own membership (club policies). The 2026 resident application prices a couple's full year at $1,065 and a single at $533, tax included, which a buyer can budget for.
Most boat storage in Burnt Store Marina is rented from Safe Harbor under its own agreements, not conveyed with a home. Tell us what you hold, and ask Safe Harbor at 941.637.0083 how it handles the change; it does not publish slip or dry storage rates, so the buyer should get current terms before closing.
Only if your deed or association documents give you one. The 1979 Tract C declaration kept the seawall and a 24-foot strip for the developer "as a wet dockage rental area," and some Diamond Park lot descriptions carry an "assignment for dock access." Title counsel reads the legal description; we market exactly what it says.
Florida sellers must disclose flood-insurance claims, federal flood assistance and known flooding at or before the contract (Florida Statutes 689.302). In a community where the harbor and basin streets sampled Zone AE and the marina took Ian, Helene and Milton damage, complete the form carefully and attach the elevation certificate and insurance history.
Yes, if you do not have one. The harbor-front and basin streets of Burnt Store Marina sampled Zone AE with an 8-foot base flood elevation, and a buyer's flood premium turns on where the lowest floor sits against that figure. Interior golf streets sampled Zone X, where a certificate still helps price insurance.
Usually, yes, especially for a house. Most Burnt Store Marina homes date from 1979 to 2005, and Florida requires insurers to offer premium credits for documented wind-mitigation features (Florida Statutes 627.711). Having both reports lets a buyer price insurance during showings instead of during the inspection period.
Citizens has required flood coverage on its policies in special flood hazard areas since 2023, and outside them by replacement cost, reaching every personal residential policy on January 1, 2027. A buyer on Citizens in Burnt Store Marina will carry flood insurance either way, so documented elevation and openings protection help the sale.
Disclose known damage, repairs and any flood claims. The association reported that the 2024 Helene and Milton surges caused significant damage to many docks, boats, vehicles and some houses, and Ian damaged roofs, lanai cages and stairwells. Keep permits and repair invoices together; buyers ask for them first.
Yes. Many Burnt Store Marina owners are seasonal, and we manage showings, gate access for vendors, inspections and the closing remotely, with mail-away closing documents through the title company.
Keep projects modest. Lee County counts work against the Property Appraiser's structure value under its 50 percent substantial-improvement rule, restored to the Florida Building Code and NFIP definitions by Ordinance 22-30 in November 2022 (Lee County DCD). Paint, landscaping and repairs usually return more than a major remodel before a sale, and exterior work needs Section 22 approval.
Yes, though few exist. The Lee roll carries 21 vacant residential parcels, including lots in Little Pines Estates, the Section 22 golf blocks and Captains Quarters. Buyers ask about the Section 22 building rules, the flood zone and utility connections to Charlotte County Utilities, so we assemble those answers before listing.
The MLS counts sales listed under the Burnt Store Marina development label, 30 in the latest 12 months, while the county records every qualified sale on the community's parcels, 106 in a similar window. Many Burnt Store Marina condominiums list under their own building name. Where the two overlap, such as the $1,150,000 Sunset Key sale, they agree.
On the county record, Burnt Store Marina homes sold at a median of $230.92 per heated square foot of the Lee roll's area over the latest 12 months. The MLS median for its 30 labeled sales was $225 per living square foot. They use different records and different area measures, so we compare each only against its own comparables.
The highest recorded sale in the latest 12 months was $1,150,000 for 3213 Sunset Key Circle in July 2026, a 2000-built home in the Sunset Key land condominium; it was also the MLS high. The top condominium sale was $895,000 for a unit at 3333 Sunset Key Circle in Grande Isle Towers III and IV.
Well-priced, well-documented homes. The fastest MLS sale of the last year, an Emerald Isle condominium on Sunset Key Circle, closed in 26 days at $399,900. The MLS median of 247 days shows how long the rest can take. We read your competition before we set the price.
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 (Florida Statutes 193.155). File with the property appraiser in the new county; we coordinate the timing of both sales.
The deed records with Lee County, prorations use the Lee County Tax Collector's bill, and permits, flood records and the elevation certificate are Lee County's. The final water and sewer bill comes from Charlotte County Utilities. Documentary stamp tax is the same statewide rate, and the Section 22 and condominium estoppels apply either way.
Yes, under the association's rules. Section 22 allows open houses on Friday, Saturday and Sunday from 11:30 to 5:00 with small directional signs and no balloons, and each one must be listed with the gatehouse in advance or visitors are turned away (open house policy). We handle that notice.
One small sign. The Section 22 rules summary allows one For Sale sign no larger than 6 by 8 inches, and board policy permits a plain brochure tube (rules summary). Condominium associations may add their own limits, so we check yours before installing anything.
It removes a line from the fee stack. Owners paid a $380 a year amenity special assessment through 2025 to repay the loan that bought the golf course, clubhouse, fitness center and irrigation; the association reported the loan paid off in January 2026 and described 2026 as the final assessment year (The Beacon).
Expect requests for the Section 22 and condominium estoppels, the condominium documents and the association's Frequently Asked Questions and Answers sheet (Florida Statutes 718.504), milestone and reserve study summaries, the tax bill, the elevation certificate, wind-mitigation and four-point reports, insurance history and any marina agreement. We assemble them before listing.
Yes. We list tower and walk-up condominiums from Harbor Towers and the Grande Isle Towers to Commodore Club and Marina South Shore, and the detached land-condominium homes of neighborhoods such as Courtside Landings, Mariners Pass and Sunset Key. See how we sell homes in Punta Gorda.
Because a Burnt Store Marina sale turns on records and reach. We price from Lee County's recorded sales and the association's own documents, 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 Marina page traces to one of the primary sources below: Lee County and its Property Appraiser, the School District of Lee County, the Section 22 association, the marina and club operators, state and federal agencies, and newspapers of record. Market figures come from Lee County and the Southwest Florida MLS.
Lee County Property Appraiser and Tax Collector
Lee County government
School District of Lee County
Punta Gorda Isles, Section 22 Homeowners Association
Marina, club and condominium associations
State of Florida
Federal
Burnt Store Road and neighboring jurisdictions
Healthcare and news
Market data
These Burnt Store Marina documents are published by Lee County, the Punta Gorda Isles Section 22 Homeowners Association, the State of Florida 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 | Publisher | Link |
|---|---|---|
Ordinance No. 09-16, Burnt Store Marina Village land-use category | Lee County Board of County Commissioners | |
The Lee Plan, Goal 14 and Policy 14.1.1 (Burnt Store Marina Village caps) | Lee County Department of Community Development | |
Resolution ZAB-83-445, 1984 Section 22 rezoning | Lee County Board of County Commissioners | |
Resolution Z-02-001, Courtside Landings planned development | Lee County Board of County Commissioners | |
Interlocal Agreement, Burnt Store Area Fire Service MSTU | Lee County and City of Cape Coral | |
Declaration of Restrictions, Section 22, with amendments | Punta Gorda Isles Section 22 Homeowners Association | |
Amended and Restated Bylaws, 2016 | Punta Gorda Isles Section 22 Homeowners Association | |
Summary of Section 22 Rules and Regulations | Punta Gorda Isles Section 22 Homeowners Association | |
Real Estate Open House Policy | Punta Gorda Isles Section 22 Homeowners Association | |
The Beacon, December 2022 (Hurricane Ian report) | Punta Gorda Isles Section 22 Homeowners Association | |
2026 Fitness, Racquet and Pool Club resident membership application | Punta Gorda Isles Section 22 Homeowners Association | |
Florida Statutes 553.899, milestone inspections | Florida Legislature | |
Florida Statutes 718.112, structural integrity reserve study | Florida Legislature | |
FIRM panel 12071C0070G (National Flood Hazard Layer panel index) | Federal Emergency Management Agency | |
CRS Eligible Communities, April 1, 2026 | Federal Emergency Management Agency | |
Hurricane Ian Tropical Cyclone Report | National Hurricane Center | |
Lee County evacuation zones and Know Your Zone guidance | Lee County Public Safety | |
Burnt Store Road PD&E Preliminary Engineering Report, August 2025 | Florida Department of Transportation | |
Student Enrollment Plan 2026-2027 | School District of Lee County | |
Ordinance 2026-025, 17150 Burnt Store Road rezoning | Charlotte County |
Market data from Southwest Florida MLS, pulled September 2026. County sales from Lee County Property Appraiser public files, analyzed September 2026. Brokered by Domain Realty.
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.
