Burnt Store Village
Burnt Store Village is a deed-restricted 1970 plat in Charlotte County with a Punta Gorda address, where 77 homes recorded sales in 12 months at a $325,000 median. Sell or buy with McGreevy and Comisar.
Burnt Store Village is a deed-restricted 1970 plat in Charlotte County with a Punta Gorda address, where 77 homes recorded sales in 12 months at a $325,000 median. Sell or buy with McGreevy and Comisar.
Updated September 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
McGreevy and Comisar are the team Burnt Store Village sellers call first, and the team buyers call when they want the association's rules, the flood map for the exact lot and the county's recorded sales 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 community where nearly two of every three homes on the county roll were built since 2020 is simple: ask who prices a home on the county's recorded sales, and who has read the county's drainage study.
Burnt Store Village is a deed-restricted single-family community in unincorporated Charlotte County with a Punta Gorda, Florida 33955 mailing address. The county's subdivision record lists it as Punta Gorda Isles Section 16, platted in 1970 (Charlotte County, Major Subdivisions), and the Declaration of Restrictions that governs it is dated July 2, 1970 (Burnt Store Village Property Owner's Association, Single Family Deed Restrictions). Membership in the Burnt Store Village Property Owner's Association, Inc. is mandatory under that Declaration, and the association names Compass Rose Management as its manager (Burnt Store Village Property Owner's Association). The association describes about 1,450 lots on about 520 acres, with Burnt Store Road on the west and Zemel Road on the north; the county roll lists 1,387 parcels (Charlotte County Property Appraiser).
Three facts decide value here, and most listing pages get at least one of them wrong. First, this is a newly built community on a very old plat. Of the 886 parcels with a recorded year built, 558 were built from 2020 to 2025, which is 63 percent, and the earliest home on the county roll dates to 1977 (Charlotte County Property Appraiser public parcel files, our analysis). The county roll still codes 496 parcels as vacant, and because the roll lags new construction, the true vacant count is lower. Second, the government is Charlotte County and the association sets the rules: the county maintains the platted streets through a street and drainage assessment of $50 per equivalent residential unit on the tax bill (Charlotte County MSBU, Burnt Store Village Street and Drainage Unit), while the association enforces the deed restrictions and does not publish its annual dues on its public pages. Third, flood risk is a lot-by-lot question with a drainage story. FEMA maps most of the community as Zone D, an area of undetermined flood hazard, maps 44 lots as shaded Zone X, and places none of the parcels we analyzed inside a mapped special flood hazard area (FEMA National Flood Hazard Layer). Yet the county's own Burnt Store Drainage Study plots 56 public flood-report pins, largely within Burnt Store Village, and its planning-level projects are unfunded (Charlotte County, Burnt Store Drainage Study).
This guide is built from the Charlotte County Property Appraiser's public roll and sales files, the association's recorded Declaration and posted policies, the county's street and drainage assessment pages, FEMA's flood map service, the county's evacuation-zone layer and the Charlotte County Public Schools Boundary Locator. 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 Village homes on the records that move them: 77 Charlotte County recorded sales in the latest 12 months, the flood map for the lot, the association's posted rules and the new homes going up nearby. The team has been #1 in Southwest Florida since 2012 and Top 1% nationally since 2008.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis, sales recorded September 27, 2025 to September 26, 2026; SWFL MLS, closings September 29, 2025 to September 29, 2026).
If you're searching for the best realtor for Burnt Store Village, whether you're ready to sell your Burnt Store Village 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 Village valuation we write starts from Charlotte County's recorded sales, not a portal estimate.
Recent Burnt Store Village track record, from the county record. In the last 12 months we tracked 77 closings of improved properties in Burnt Store Village in the Charlotte County Property Appraiser's recorded-sale file (qualified, improved sales recorded between September 27, 2025 and September 26, 2026; the county file ends in late August for this window): a median of $325,000, a range of $185,000 to $625,000 and a mean of $341,117. Two of the 77 were duplex sales on Badalona Drive; without them the count is 75 and the median is still $325,000. Of the 44 sales of homes built 2020 or later, 22 were resales, so a resale of a recent build competes with new construction on neighboring lots.
The SWFL MLS view of the same year. SWFL MLS shows a median of 74 days on market and a median sale-to-list ratio of 98.0 percent for Burnt Store Village closings between September 29, 2025 and September 29, 2026 (28 closings, 27 with a days-on-market value). We lead with the county record for counts and prices because the MLS development label does not catch every sale the county records, and we use the MLS for the two measures only it carries.
For luxury Burnt Store Village 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 Village home that marketing starts with what the record shows: the year the home was built against the newer homes on the same street, the flood map for the lot, the association's posted rules and the county's drainage study, so a buyer comparing a resale with a new build sees exactly what the difference is worth.
Honors and recognition:
McGreevy and Comisar is a top-reviewed Burnt Store Village realtor on Google. We publish no aggregate score; these are five-star reviews in the clients' own words.
★★★★★ "He did a great job planning and made the most of the time we had together. I would highly recommend reaching out to Marc for any real estate needs." Verified Google review
★★★★★ "I can only say he is a refreshing and highly motivated professional. No tricks exaggerations nor falsehoods. His way of bringing quality clients is exceptional. He does not bring lookers. He brings buyers!" Verified Google review
★★★★★ "Jesse and Beth took the time to sit down and visit with me, answer my questions, and was just genuinely friendly and helpful." Verified Google review
Selling your Burnt Store Village 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 Village? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Burnt Store Village is a deed-restricted single-family community in unincorporated Charlotte County with a Punta Gorda mailing address, where most homes were built since 2020, a mandatory association sets the rules, flood risk varies by lot, and no club or pool sits onsite. These nine points carry the rest of the page.
Data updated: September 2026 (Charlotte County Property Appraiser public parcel and sales files, our analysis; Burnt Store Village Property Owner's Association public pages and Declaration; Charlotte County MSBU pages; FEMA National Flood Hazard Layer; SWFL MLS).
This Burnt Store Village guide is organized so a seller or a buyer can jump straight to the record that answers the question: recorded sales, how the village differs from Burnt Store Lakes, Marina and Isles, the 1970 plat and its association, the fee stack, building a new home, flood, drainage and insurance, schools and drive times, what is being built nearby, and the buyer and seller FAQs.
Living in Burnt Store Village means a platted grid of mostly newly built single-family homes on ordinary lots along Burnt Store Road in unincorporated Charlotte County, with a community park, a mandatory association and no club, pool or golf onsite. Downtown Punta Gorda is about 20 minutes away without traffic.
Data updated: September 2026 (Burnt Store Village Property Owner's Association public pages and posted policies; Charlotte County Property Appraiser public parcel files, our analysis; estimated drive times from the community's center, computed September 29, 2026).
Most of Burnt Store Village is detached single-family homes on platted lots. The county roll counts 1,387 parcels: 881 coded single-family, 496 coded vacant residential, and ten others, among them four duplexes, three greenbelt tracts and a county utilities lot (Charlotte County Property Appraiser public parcel files, our analysis). The roll lags new construction, so some of those vacant-coded parcels already carry a finished house: 14 of the 77 sales in the last 12 months were of homes whose parcels show no year built yet. Forty-two named streets carry the addresses, and the county's road layer tags the platted streets with the name of the county's Burnt Store Village street and drainage assessment.
Days here are organized around the street and the car rather than a clubhouse. The one shared amenity the association describes is a Community Park with a walking path around a lake, picnic tables and a playground (Burnt Store Village Property Owner's Association). The association's FAQ tells residents to "always assume" alligators are in the community lake, and it is direct about what is not here: "we do not have a pool, pickle ball courts or beach onsite," with dues that "reflect that fact" and activities that are "close-by in our area" (Burnt Store Village Property Owner's Association, FAQS). The association also posts a policy for its community center, which covers parties and events.
Nature is up the road. Charlotte Harbor Preserve State Park, at 12301 Burnt Store Road, covers 45,507 acres, is open sunrise to sunset without an entry fee and is the third-largest state park in Florida (Florida State Parks). The Charlotte Harbor Environmental Center at Alligator Creek, 10941 Burnt Store Road, keeps its trails open dawn to dusk, seven days a week (Charlotte Harbor Environmental Center).
For golf, boating and waterfront dining, residents drive to Burnt Store Marina, which is a different community in Lee County and is covered further down this page. The county's beaches are farther still, and we cover the drive times in the amenities and drive-time sections.
The typical home is recent and mid-sized. The median single-family parcel on the roll carries 1,834 square feet of heated area (n=881), and 558 of the 886 homes with a recorded year built date from 2020 to 2025 (Charlotte County Property Appraiser public parcel files, our analysis). Lots are uniform. The Declaration sets a deed minimum of 75 feet of frontage and 7,200 square feet, and the median measured lot is about 9,700 square feet (county GIS parcel geometry, our analysis).
We do not describe homes here as waterfront. The association describes a community lake beside its park, the county's flood and drainage records describe ditches and stormwater basins, and we found no canal or harbor frontage in the records we reviewed. A buyer who wants a water view checks the lot, not the listing.
Burnt Store Village is not marketed as an age-restricted community. The Declaration we read contains no age restriction, and the association does not describe the community as 55 plus. No federal survey breaks out owner age or year-round residency for this community alone, and we do not invent one.
What the records show is a community filling in. A 1977 home, a 2006 home and a 2024 home can stand on the same street because the lots were platted in 1970 and built on over five decades. No document we reviewed states why so many homes were built after 2019, so we report the counts and the years and leave out a cause. Renting is governed by a rental policy the association posts; an investor reads that policy and the Declaration before buying, and we do not print a lease term the documents do not state.
The deed restrictions and the association's posted policies are what keep a growing community consistent. The Declaration limits each lot to one single-family building and requires plan approval, and the association's policies, posted on its site, add specifics (Burnt Store Village Property Owner's Association, policy documents). Fences are capped at 4 feet and must be at least 75 percent open. Boats, campers, trailers and recreational vehicles may be parked for 8 hours a day and not overnight without a waiver. For Sale signs are limited to 6 inches by 8 inches. Sheds, barns, trellises, arbors, gazebos, pergolas and tents are not permitted, and above-ground pools and trampolines are not allowed.
Enforcement follows Florida's homeowners association statute. The association's enforcement policy provides for monthly inspections and for fines under Florida Statute 720.305, which the policy states as up to $100 per violation and $1,000 in the aggregate for a continuing violation, after a hearing before a fining committee on 14 days' notice. Verify the current text before you buy; policies change.
One short block of duplex-zoned lots on Badalona Drive sits outside the single-family Declaration. Block 296 has 16 parcels that the county zones RMF-12, against RSF-3.5 for the rest of the community, and four duplexes built in 2025 stand there (Charlotte County Property Appraiser). The Declaration covers Blocks 297 to 357, so Block 296 is not under it, and we do not summarize the association's separate multi-family document here. There were two duplex sales on Badalona Drive in the last 12 months, at $495,000 and $555,000. We keep them out of every single-family figure that follows where we can, and where they sit inside the 77 sales we say so.
Burnt Store Village is a drive to most things. Estimated drive times from the community's center, with no traffic, are 20 minutes to downtown Punta Gorda (11.4 miles), 20 minutes to Fishermen's Village, 20 minutes to Punta Gorda Airport, 30 minutes to Cape Coral City Hall and 32 minutes to downtown Fort Myers. Burnt Store Marina is 4.9 miles and about 12 minutes away.
The nearest full grocery we verified is the Publix at Burnt Store Marketplace, which despite its name sits on U.S. 41 at 3941 Tamiami Trail, not on Burnt Store Road, and lists hours of 7 a.m. to 10 p.m. daily (Publix, Burnt Store Marketplace). The full drive-time table, with hospitals and schools, is in the drive-time section below.
Method: OSRM open routing engine on OpenStreetMap road data, fastest route, free-flow with no traffic, from the community's center (the mean of Census-geocoded addresses on 14 streets of Section 16), with destinations geocoded by the U.S. Census Geocoder, computed September 29, 2026. These are estimates; add time for traffic and signals, especially from January to April.
We walk a Burnt Store Village buyer through four documents before the kitchen. First, the association's estoppel certificate, because dues are not on its public pages and the certificate is where the annual figure is stated for the lot; requests go through the association's manager, Compass Rose Management. Second, the flood file: the FEMA zone for that exact lot, which can differ from the zone at a neighbor's address point, and an elevation certificate where one exists. Third, the county tax bill, where the street and drainage assessment appears as its own line. Fourth, for a vacant lot or a new build, the county's Utilities Availability Form response and the association's architectural approval. Those four answers move price more than the finishes do.
Burnt Store Village recorded 77 qualified improved sales in Charlotte County's files in the latest 12 months at a $325,000 median, from $185,000 to $625,000, down from 90 sales at $331,000 in the 12 months before. SWFL MLS adds a 74-day median on market and a 98.0 percent sale-to-list ratio.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis, sales recorded September 27, 2025 to September 26, 2026, with the prior 12 months for comparison; SWFL MLS, closings September 29, 2025 to September 29, 2026).
Segment | Recorded sales | Median |
|---|---|---|
All improved sales, September 27, 2025 to September 26, 2026 | 77 | $325,000 |
Excluding two duplex sales | 75 | $325,000 |
Prior 12 months | 90 | $331,000 |
Source: Charlotte County Property Appraiser public sales files, our analysis. The file counts DOR-qualified improved sales over $1,000 recorded September 27, 2025 to September 26, 2026. The county file ends in late August for this window, so the most recent weeks are not yet in it.
The 77 sales ran from $185,000 to $625,000 with a mean of $341,117, and the middle half fell between $300,000 and $362,500. Against the 12 months before, we count about 14 percent fewer sales and a median about 2 percent lower. Those are our arithmetic on the two published windows, and a $6,000 gap in medians is well within the spread of a single year, so we read the market as steady in price and lighter in volume rather than as a decline.
Forty-four of the 77 sales were homes built 2020 or later, at a median of $331,000, and 22 of those 44 were resales. Fourteen more sales were on parcels with no year built on the roll yet, at a median of $327,000, parcels the roll has not yet updated for the finished house. That mix is what makes Burnt Store Village different from a built-out community: a resale seller of a recent build competes with new construction on neighboring lots, and the $331,000 median for homes built 2020 or later sits close to the community median. For how new construction is priced across the city, see our guide to new construction in Punta Gorda.
We do not publish a list of builders, prices from a builder's site or a builder's amenity claims. The county roll does not record the builder, and the builder of record is on each home's permit.
Price band | Recorded sales, 12 months | Share of 77 |
|---|---|---|
Under $250,000 | 3 | 4 percent |
$250,000 to $349,999 | 52 | 68 percent |
$350,000 to $449,999 | 16 | 21 percent |
$450,000 to $549,999 | 4 | 5 percent |
$550,000 and up | 2 | 3 percent |
Total | 77 | 100 percent |
Source: Charlotte County Property Appraiser public sales files, our analysis, qualified improved sales, 12 months to September 26, 2026. Shares are rounded and may not sum to 100.
The market has one thick band: 52 of 77 sales, about two in three, closed between $250,000 and $349,999. Six sales closed at $450,000 or more, and two of those six were the Badalona Drive duplexes.
Year built | Recorded sales, 12 months | Median |
|---|---|---|
2020 or later | 44 | $331,000 |
2000 to 2019 | 10 | $335,000 |
1990 to 1999 | 9 | Too few for a median |
No year built on the roll yet | 14 | $327,000 |
Total | 77 | Not applicable |
Year built | Parcels on the roll with a year built |
|---|---|
Before 1990 | 27 |
1990 to 1999 | 74 |
2000 to 2009 | 198 |
2010 to 2019 | 29 |
2020 to 2025 | 558 |
Total | 886 |
Source: Charlotte County Property Appraiser public parcel and sales files, our analysis. Cohorts under 10 sales are shown as counts, not medians.
Of the 886 parcels with a year built, 558 are 63 percent of the stock, and the earliest home on the roll dates to 1977. The sales follow the newer stock: 44 of 77 were built 2020 or later, and the median for that group, $331,000, sits within a few thousand dollars of the median for homes built 2000 to 2019. Age alone does not set the price here; the next sections show what else does.
The median recorded sale of a single-family home worked out to $173.64 per heated square foot (n=61), and $173.43 for homes built 2020 or later (n=42). The denominator is the heated area field on the Charlotte County Property Appraiser's roll, measured on the sales whose parcels carry a heated area; it is not the same measure as a listing's advertised square footage, so the two should never be compared directly. Across all 881 single-family parcels the roll's median heated area is 1,834 square feet, and for homes built 2020 or later it is 1,842 (n=554).
The four highest single-family sales in the 12-month window were $625,000 for a 2006 home with 2,222 heated square feet, $539,000 for a 2021 home with 1,868, $535,000 for a 2024 home with 1,878 and $450,000 for a 2021 home with 1,780. Three of the four were built in 2021 or later. The two duplex sales, $555,000 and $495,000, are 2025 buildings with 3,096 heated square feet each and are duplexes, not single-family homes. A well-kept 2006 home with more living area can still trade at the top of the file, which is why we price each home against its own comparable sales and not against a community median.
Measure | Burnt Store Village (SWFL MLS development label) |
|---|---|
Closings in the window | 28 |
Median days on market | 74 (n=27) |
Median sale-to-list ratio | 98.0 percent (n=28) |
Source: SWFL MLS, closings September 29, 2025 to September 29, 2026, pulled September 29, 2026. Sale-to-list is the sold price over the final list price. One closing has no days-on-market value.
The MLS carries two measures the county file does not: how long a listed home sat, and how close it sold to its asking price. A 74-day median means a correctly priced listing should expect about two and a half months from list to contract, and a 98.0 percent ratio means the typical home sold about 2 percent under its final list price. The spread is wide, from 6 days to 316, so the median is a midpoint and not a promise.
The county file recorded 77 qualified improved sales; the MLS development label caught 28. The gap is not a data error. Some sales never carried the development label, some were never listed, and the two windows differ by a few days. A valuation built only on MLS comparables in Burnt Store Village starts with well under half the evidence, which is why the county record leads on this page and the MLS stands beside it for days on market and sale-to-list.
The county roll still codes 496 parcels as vacant, and lot sales are a market of their own. In the 12 months to September 26, 2026 there were 12 qualified sales of vacant-coded lots under $100,000, at a median of $38,000, from $27,500 to $49,000.
Year | Qualified lot sales | Median |
|---|---|---|
2022 | 147 | $33,500 |
2023 | 85 | $40,000 |
2024 | 46 | $42,750 |
2025 | 24 | $50,000 |
2026, through September 26 | 12 | $38,000 |
Source: Charlotte County Property Appraiser public sales files, our analysis. The series counts qualified sales of parcels coded vacant, under $100,000. Sales of vacant-coded parcels at new-home prices are left out because the roll had not yet recorded the house.
A lot's value turns on its flood map, its utility availability and the association's requirements, so we price each lot on comparable lot sales and not on the series. What a lot owner pays while holding the land is a matter of record: the county's street and drainage assessment is $50 per equivalent residential unit, with a $195 maximum, for fiscal years 2026 and 2027 (Charlotte County MSBU). Before closing on a lot, settle three things: the flood zone of that exact lot, utility availability through the county's form (Charlotte County Utilities, Water and Sewer Availability), and the association's approval process for a new home.
Three things explain most of the spread we can measure. The first is product: a single-family home and a 2025 duplex are different markets, and we keep them apart. The second is size and age: the highest single-family sales were bigger or newer homes, while the 1990s cohort of 9 sales sits below the community median. The third is condition and finish, which no county field records, so we read them from the property and not from the roll.
Flood mapping is the fourth input, and it varies by lot. Most of the community is mapped Zone D and 44 lots are in shaded Zone X, which changes the insurance conversation lot by lot, and the county's drainage study is a separate reason a buyer asks about the street. We cover the flood map and the insurance structure in their own sections below.
Selling or buying in Burnt Store Village? Sellers can get a free home valuation that accounts for the age of the home, the new construction around it and the flood map of the lot, or call Jesse direct at (239) 898-6072. Buyers can call Marc at (239) 287-5873 or read how we represent buyers.
No. Burnt Store Village is its own community: Punta Gorda Isles Section 16, recorded in Charlotte County under the Burnt Store Village Property Owner's Association. Burnt Store Lakes, Burnt Store Marina and Burnt Store Isles are separate plats with separate associations, and each has its own guide.
Data updated: September 2026 (Charlotte County Property Appraiser public parcel and sales files, our analysis; Charlotte County subdivision record; association public pages).
The confusion is understandable. Several places share the Burnt Store name because they share Burnt Store Road, and Burnt Store Village, Burnt Store Lakes and Burnt Store Marina all carry Punta Gorda, Florida 33955 mailing addresses. The county's Major Subdivisions map even lists Sections 16 and 21 on one map label, but they are separate recorded plats (Charlotte County, Major Subdivisions). Burnt Store Marina is 4.9 miles and about 12 minutes from the center of Burnt Store Village by our routing, measured to 3150 Matecumbe Key Road as a landmark, not as a claim about access.
Name | What it is | Relation to Burnt Store Village |
|---|---|---|
Burnt Store Village | Deed-restricted single-family community, Punta Gorda Isles Section 16, unincorporated Charlotte County | The subject of this guide |
Punta Gorda Isles Section 21, Charlotte County, 1,848 parcels on the county roll | A separate plat with its own association; see our Burnt Store Lakes guide | |
Punta Gorda Isles Section 22, gated, on the Lee County side of the county line | A separate community in another county with its own master association | |
Punta Gorda Isles Section 15, carrying ZIP 33950 on the county roll | A separate plat and association with its own guide | |
Burnt Store Meadows | Punta Gorda Isles Section 18 on the county roll, 911 parcels | A different plat, not part of Burnt Store Village |
Burnt Store Colony | A mobile home park cooperative on the county's subdivision list | A different community that shares the name |
Sources: Charlotte County, Major Subdivisions; Burnt Store Marina Association; Charlotte County Property Appraiser public parcel files, our analysis.
Membership in one is not membership in another. A Burnt Store Village deed makes an owner a member of the Burnt Store Village Property Owner's Association and nothing else, and Burnt Store Marina's master association describes about 1,920 residences and 47 sub-associations of its own (Burnt Store Marina Association). Burnt Store Golf Villas, on San Rocco Drive, is one more separate subdivision on the county's list.
They are also different markets. On the county record, Burnt Store Village's $325,000 median on 77 sales compares with $432,000 for Burnt Store Lakes on 63 sales, $360,000 for Burnt Store Marina on 106 sales and $662,500 for Burnt Store Isles on 74 sales (Charlotte County Property Appraiser and Lee County recorded-sale files, our analysis; each page's window is stated on its own guide, and the Burnt Store Village window is September 27, 2025 to September 26, 2026). The full benchmark table is in the comparison section below, alongside Punta Gorda Isles.
Some builder pages use the Burnt Store Village name for homes in neighboring Coral Lakes and Heritage Station. The name is a search phrase for the whole corridor, and a buyer who searches it gets more than one community. The way to be sure is the legal description: a Burnt Store Village home's deed and county record read Punta Gorda Isles, Section 16, and anything else is a different community, whatever a listing or a builder's page calls it. We do not link builder sites or repeat their amenity claims for the same reason.
The county's future land use map carries a residential category named Burnt Store Village Residential (Charlotte County GIS, Future Land Use layer). It is a category in the county's comprehensive plan, not a place name and not a boundary, and it does not tell you which association or plat a parcel belongs to.
The county unit that maintains this community's streets is titled the Burnt Store Village Street and Drainage Unit, and the line reads "BURNT STORE VILLAGE S&D-MAINT" on the tax bill (Charlotte County, Burnt Store Village Street and Drainage Unit). A similar-sounding name on another bill does not put a parcel in this unit. The county's unit page and the parcel's own bill decide.
Burnt Store Village started as Punta Gorda Isles Section 16, a plat the county subdivision record dates to 1970 and that Punta Gorda Isles, Inc. restricted in a Declaration dated July 2, 1970. Homes arrived in waves, with the earliest on the county roll dated 1977 and most of today's homes built since 2020.
Data updated: September 2026 (Charlotte County Major Subdivisions map, updated November 19, 2025; Burnt Store Village Property Owner's Association Declaration and website; Florida Division of Corporations; Charlotte County Property Appraiser public roll and sales files dated September 27, 2026, our analysis).
The county files every parcel here under Punta Gorda Isles Section 16. The plat is recorded at Plat Book 8, Page 27, a citation that appears in the county roll's legal description of the community's greenbelts (Charlotte County Property Appraiser). The county's Major Subdivisions map lists the plat as label 32, "Punta Gorda Isles Sec. 16 & 21," and the county's subdivision record dates the plat to 1970 (Charlotte County, Major Subdivisions map, updated November 19, 2025). Burnt Store Village is the name the owners' association, the market and the county's own street and drainage unit use for it.
Two counts of the community's lots exist, and we print both, separately. The association describes about 1,450 lots on about 520 acres (Burnt Store Village Property Owner's Association). The county roll lists 1,387 parcels (Charlotte County Property Appraiser, our analysis). They come from different sources and we do not merge them.
The Punta Gorda Isles name runs through a family of numbered sections. Burnt Store Isles is Section 15, Burnt Store Lakes is Section 21, and Burnt Store Marina is Section 22. The county's map groups Sections 16 and 21 under one label, but each is its own plat with its own owners' association.
The Declaration names the developer as Punta Gorda Isles, Inc. The Punta Gorda Isles Civic Association, which serves the city-side neighborhood and not this one, dates the development to 1958 and describes what became Punta Gorda Isles as 9,000 acres and 125 canals (Punta Gorda Isles Civic Association, History). Its history does not mention Section 16, and we found no canal frontage in Section 16 (see the layout section below). We found no plat recording date, developer sales record or turnover date for Section 16 in any county or association document, so we do not print one.
The community's governing document is a Declaration of restrictions signed on July 2, 1970 by Punta Gorda Isles, Inc. It covers Blocks 297 to 357 of the plat and is recorded in Official Records Book 338 (Single Family Deed Restrictions, Burnt Store Village Property Owner's Association). A notice dated October 31, 2003, under Florida Statute 712.05, the state law on preserving recorded restrictions, preserved it (Florida Statute 712.05). The Declaration is dated July 2, 1970; the documents we read do not state a recording date.
One short block sits outside it. Block 296, on Badalona Drive, is zoned for duplexes and is not among the blocks the single-family Declaration covers. The layout section below covers it.
The earliest home on the county roll dates to 1977. Two homes carry 1977, six carry 1978 and two carry 1979, so the first wave was ten homes. Another 17 followed in the 1980s, for 27 homes built before 1990 (Charlotte County Property Appraiser public roll, our analysis of 886 parcels with a year built).
The documents we read do not explain why building slowed or sped up in any period, so we print counts and years only.
Of the 886 parcels on the county roll with a year built, the mix by decade looks like this.
Year built | Parcels with a year built |
|---|---|
Before 1990 | 27 |
1990 to 1999 | 74 |
2000 to 2009 | 198 |
2010 to 2019 | 29 |
2020 to 2025 | 558 |
Total | 886 |
Source: Charlotte County Property Appraiser public roll, our analysis. The base is the 886 parcels that carry a year built.
There were two building waves with a long gap between them. The first peaked in the mid-2000s: 172 homes were built from 2003 to 2007, including 85 in 2006. Then almost nothing, with 29 homes in all of 2010 to 2019 and never more than nine in a single year. The second wave is the current one, and it dwarfs the first: 10 homes in 2020, 18 in 2021, 60 in 2022, 228 in 2023, 182 in 2024 and 60 in 2025. That is 558 of 886, or 63 percent, of the homes with a recorded year built. The roll lags new construction, so recent years may be recoded upward.
Charlotte County created the Burnt Store Village Street and Drainage Unit under Ordinance 92-93. It is still a line on every owner's tax bill, and the fee stack below covers the amount (Charlotte County, Burnt Store Village Street and Drainage Unit).
Burnt Store Village is laid out as one recorded plat of 62 blocks, numbered 296 to 357, with 42 named streets and roughly a mile of frontage in each direction. Single-family lots are zoned RSF-3.5, most lots measure about 9,700 square feet, and the county roll lists 1,387 parcels in all.
Data updated: September 2026 (Charlotte County Property Appraiser public roll, files dated September 27, 2026, our analysis; Charlotte County GIS parcel, zoning and subdivision layers; Burnt Store Village Property Owner's Association website and policies).
The association places the community with Burnt Store Road to the west and Zemel Road to the north (Burnt Store Village Property Owner's Association). It is unincorporated Charlotte County with a Punta Gorda mailing address: the roll gives ZIP 33955 for nearly every parcel, and the county's parcel record shows the property is not in the City of Punta Gorda (Charlotte County Property Appraiser, sample record card). The county's plat boundary spans about a mile in each direction (Charlotte County GIS SubDivisions layer, our analysis). Burnt Store Marina sits 4.9 miles and about 12 minutes from the center of the community by free-flow routing (OSRM open routing engine on OpenStreetMap road data, no traffic, accessed September 29, 2026).
The plat is organized by block number, not by named villages or phases. The roll carries 62 blocks, 296 through 357 with none skipped, plus a handful of tract parcels. One association owns the greenbelts, one county unit covers the streets and drainage, and no block is a separate community in any legal sense. The community has 42 named streets, and the 12 largest carry about 58 percent of all parcels.
Street | Parcels | Single-family homes | Vacant parcels | Built 2020 or later |
|---|---|---|---|---|
Doredo Drive | 101 | 60 | 41 | 38 |
Estrada Circle | 93 | 56 | 37 | 39 |
Prada Drive | 93 | 67 | 26 | 27 |
Alcira Circle | 84 | 64 | 20 | 50 |
Juarez Circle | 72 | 45 | 27 | 26 |
Minorca Drive | 71 | 42 | 29 | 26 |
Alicante Drive | 63 | 40 | 23 | 31 |
Alcazar Drive | 59 | 39 | 20 | 27 |
Branco Drive | 45 | 26 | 19 | 22 |
Cadiz Drive | 44 | 21 | 23 | 12 |
Becasse Drive | 42 | 25 | 17 | 17 |
Islas Drive | 37 | 19 | 18 | 9 |
Source: Charlotte County Property Appraiser public roll, our analysis. Vacant means a parcel the roll still codes vacant; the count for Minorca Drive includes the plat's one other vacant parcel.
Blocks run from the northwest, where Blocks 296 to 301 sit on Badalona, Alicante and Quesa, to the southeast, where Blocks 355 to 357 end the plat. Most streets cross several block numbers, so a block number does not tell you where a lot is. The smallest streets are courts, such as Bandito Court with 7 parcels and Averio Court with 11.
The county roll accounts for all 1,387 parcels in this way.
Category on the roll | Parcels |
|---|---|
Single-family homes | 881 |
Vacant residential parcels | 496 |
Duplexes (four, all on Badalona Drive, all built 2025) | 4 |
Other vacant parcel | 1 |
County utilities lot | 1 |
Association common area with one small building | 1 |
Greenbelt tracts | 3 |
Total | 1,387 |
Source: Charlotte County Property Appraiser public roll, our analysis.
The vacant count needs a caution. The county roll still codes 496 parcels as vacant; the roll lags new construction, so the true vacant count is lower. In the last 12 months we tracked, 14 of the 77 improved sales closed on parcels with no year built on the roll (Charlotte County Property Appraiser public sales files, our analysis). Read 496 as an upper bound on the homesites still open, not an exact count.
The Declaration sets a deed minimum of 75 feet of width and 7,200 square feet for a lot. Measured from county parcel shapes, the median lot is about 9,700 square feet, and about 80 percent of residential lots fall between roughly 9,440 and 11,555 square feet (Charlotte County GIS parcel layer, our analysis). Lot sizes barely change from one end of the plat to the other, and about 5 percent of parcels are larger than 15,000 square feet, mostly double lots of about 18,800 to 19,600 square feet. The 16 lots of Block 296 are 18,750 square feet each.
Block 296 is the one part of the plat with a different zoning regime. It has 16 parcels on Badalona Drive, zoned RMF-12 (multi-family), where four duplexes stand, each built in 2025 with 3,096 heated square feet, next to 11 lots the roll codes as vacant multi-family and one county utilities lot (Charlotte County Property Appraiser, sample record card). The Declaration covers Blocks 297 to 357, so this block sits outside the single-family Declaration. Two duplex sales on Badalona Drive are inside the market figures later in this section, and a buyer should confirm which rules govern a lot on Block 296 before making an offer.
The residential body of the plat is zoned RSF-3.5, the county's single-family district, and the Badalona Drive block is RMF-12 (Charlotte County Property Appraiser, sample record card; Charlotte County GIS zoning layer). Polygons of other zoning districts touch the plat's edge. The county's comprehensive plan also has a future land use category named Burnt Store Village Residential, a plan category and not a place name or a boundary. We do not print the district's minimum lot or density standards because we did not read the county's Unified Development Code for this guide; the code and the county zoning office hold them.
The association describes the community's streets as county maintained (Burnt Store Village Property Owner's Association). The association's clean-site policy says there is no storm sewer and that drainage runs by swales and culverts (Burnt Store Village Property Owner's Association, policies). The county also has a separate planning-level Burnt Store drainage study, which the flood section of this guide covers. We make no claim that swales solve flooding on any lot.
We found no canal, lake or waterway frontage for homes in Burnt Store Village. County GIS has no water-frontage layer, and federal hydrography data shows only drainage ditches and small stormwater basins along the edges of the plat (U.S. Geological Survey National Hydrography Dataset, our analysis). The association describes a lake at its community park, covered in the amenities section. Homes here are interior lots on a platted grid, so do not expect a canal or a bay view, and check the parcel map for any lot you are considering.
Burnt Store Village sits in unincorporated Charlotte County, and its lots are governed by a mandatory property owner's association under a Declaration dated July 2, 1970, with Compass Rose Management as the association's manager. Charlotte County adds one benefit unit for streets and drainage, and no community development district appeared on the bills we reviewed.
Data updated: September 2026 (Burnt Store Village Property Owner's Association website, Declaration and policies; Florida Division of Corporations record N03228; Charlotte County Property Appraiser and Tax Collector records; Charlotte County MSBU public site; read September 29, 2026).
The county's parcel record for a sample home in the community answers "In City of Punta Gorda" with "NO" and places it in Taxing District 104 (Charlotte County Property Appraiser, sample record card). Burnt Store Village is unincorporated Charlotte County with a Punta Gorda mailing address, so county rules, county permits and the county sheriff apply, not the City's. The county tax bill is the bill: see the fee stack below.
The association's legal name is Burnt Store Village Property Owner's Association, Inc., a Florida not-for-profit corporation, document number N03228, filed May 22, 1984 and active on the state record. Its most recent annual report was filed January 27, 2026 and amended April 2, 2026 (Florida Division of Corporations, Sunbiz). From here on we call it the association.
The association's website says the community is managed by Compass Rose Management, and the state record lists Compass Rose as its registered agent (Burnt Store Village Property Owner's Association). Estoppel requests go through the management company. The site runs on a member platform, and it says some documents show only to members who log in (Burnt Store Village Property Owner's Association, FAQs). What is public includes the policy set and the deed restrictions we cite below.
Membership in the association is mandatory under the Declaration. Section 21 says "ownership of each lot shall represent one membership in said association" (Single Family Deed Restrictions). The association's rental policy repeats it: "All property owners are required to be members of the Burnt Store Village Property Owner's Association, Inc. and to abide by the Association's By-Laws and Deed Restrictions. Property owners are also required to pay Association assessments duly levied" (Burnt Store Village Property Owner's Association, Policy 10, Rental Policy). Some third-party pages call membership voluntary; the Declaration and the association's own policy say otherwise, and we follow them.
The single-family Declaration is short and specific. These are the rules a buyer asks about most (Single Family Deed Restrictions).
Topic | What the Declaration says | Section |
|---|---|---|
Use | Single-family use, one building per lot | 1 |
Commercial use | Not allowed, but renting for residential use is allowed | 2 |
Landscaping | Sod to the pavement line and sprinklers, with plan approval | 3 |
Plan approval | Required for construction; the association may require items such as a tile roof at a 3:1 pitch and cement driveways, a licensed contractor and a bond, and may refuse plans on aesthetic grounds | 4 |
Setbacks | 25 feet front, 15 feet back, 7.5 feet sides | 5 |
Lot size | At least 75 feet wide and 7,200 square feet | 7 |
Vehicles and boats | No overnight trailers, trucks, boats, campers or mobile homes without written consent | 8 |
Pets | Dogs, cats and household pets allowed, not for commercial purposes | 9 |
Signs | For Sale and For Rent signs allowed, one per property, no larger than 6 by 8 inches | 14 |
Easements | 6 feet on the sides and 10 feet at the rear | 15 |
Temporary or accessory structures | Not allowed | 17 |
Wells | Not allowed | 22 |
Fences and walls | Over 3 feet need approval | 23 |
Source: Single Family Deed Restrictions, Burnt Store Village Property Owner's Association, including the 2003 preservation notice.
We do not print a minimum living area, because the copy of the Declaration we read does not give a legible table. Confirm it on the recorded Declaration or with the association's architectural review committee before you design a home.
The association's enforcement policy provides for a compliance committee of at least three owners and a community association manager, who inspect every home at least monthly. Fines follow Florida Statute 720.305: up to $100 per violation, up to $1,000 in total for a continuing violation, after 14 days' notice and a hearing before a three-member fining committee (Policy 1, Enforcement; Florida Statute 720.305).
The architectural review committee has three to seven members. Its policy bars mirror-image homes on adjacent lots, calls for eggshell or semi-gloss exterior paint and requires underground electric service (Policy 3, Architectural Review). The next section, on building a new home, covers the new-construction policy.
Policy 12 limits fences to a height of 4 feet and requires them to be at least 75 percent open, and it requires trash cans to be shielded; the Declaration separately requires approval for any fence over 3 feet. Policy 9 lets boats, campers, trailers and RVs stay 8 hours a day; overnight parking needs a waiver, limited to two consecutive overnights and one a month, where overnight runs from 7 p.m. to 7 a.m. Pickups with no more than two rear wheels per side are allowed, and parking on grass is not. Policy 14 caps For Sale and For Rent signs at 6 by 8 inches on metal posts, allows one flyer tube on a house, requires removal within 30 days after closing, and addresses political signs in the 30 days before an election (Policy 9, Parking; Policy 12, Fences; Policy 14, Signs).
Policy 2 governs additions and pools. It sets a $2,500 clean-site deposit for a pool and $500 for concrete work, bars above-ground pools and allows hot tubs only inside an enclosed lanai. Policy 11 bars trampolines and above-ground pools, and Policy 17 does not permit sheds, barns, trellises, arbors, gazebos, pergolas or tents (Policy 2, Additions; Policy 17, Structures). If a shed, a gazebo or a pergola matters to you, ask before you buy.
The association has a rental policy, Policy 10, and the Declaration permits renting a home for residential use while barring commercial use. Read the current policy before you buy a home to rent (Policy 10, Rental Policy).
The association has a policy for its community center. Members are charged a $100 refundable cleaning deposit for parties, and non-members pay $65 per event plus the deposit; the policy lists hours of 9:00 a.m. to 9:00 p.m. (Policy 8, Community Center).
No age restriction appears in the Declaration we read, and no primary document we read describes the community as 55 and over. Searchers often confuse the area with age-restricted Burnt Store Marina, a separate community in Lee County. Confirm current rules with the association.
The association's policies are posted on its website and can be amended. Treat every amount and rule above as what was posted when we read it on September 29, 2026, and read the current set before you make an offer.
Owning in Burnt Store Village costs Charlotte County property tax, a $50 per ERU street and drainage assessment, fire, sanitation and stormwater lines on the county bill, and association dues billed separately. No community development district appeared on the bills we reviewed, and the association does not publish its dues outside its member portal.
Data updated: September 2026 (Charlotte County Tax Collector 2025 tax bills; Charlotte County MSBU public site, FY2026 adopted and FY2027 approved budget and May 2026 advisory board projection; Burnt Store Village Property Owner's Association policies; read September 29, 2026).
Layer | Amount | Period | Who bills it | What it covers | Source |
|---|---|---|---|---|---|
Charlotte County property tax | 15.0855 mills for millage code 104 on the 2025 bill, applied to each parcel's taxable value | Annual, on the county tax bill | Charlotte County Tax Collector | County, school board, sheriff and other taxing authorities | 2025 tax bills |
Burnt Store Village Street and Drainage MSBU | $50 per ERU, maximum $195 | Annual, fiscal years 2026 and 2027 | Charlotte County | Street and drainage maintenance and repaving reserve | County MSBU page |
Fire Rescue | $278.20 residential and $118.50 vacant accessible lot on the 2025 sample bills | Annual, on the tax bill | Charlotte County | Fire rescue service | 2025 tax bills |
Sanitation | $324.64 on the built-home sample bill; not billed on the vacant-lot sample | Annual, on the tax bill | Charlotte County | Sanitation service | 2025 tax bill |
South Charlotte stormwater | $5.89 built parcel; $5.35 vacant parcel on the samples | Annual, on the tax bill | Charlotte County | Stormwater management | 2025 tax bills |
Association annual dues | Information not available at time of publishing (checked 2026-09-29). | Annual | The association | Common areas and enforcement under the Declaration | Adopted budget and estoppel certificate |
Estoppel and resale certificate fees | Information not available at time of publishing (checked 2026-09-29). | Once, at a sale | The association or its manager | Statement of amounts owed | Estoppel request on a contract |
New home application | $250, nonrefundable | Once, per build | The association | Architectural review | Policy 4 |
New home clean-site deposit | $12,500, refundable | Once, per build | The association | Security for a clean site | Policy 4 |
Community development district | None appeared on the bills reviewed | n/a | n/a | n/a | 2025 tax bills |
Sources: Charlotte County MSBU public site, Burnt Store Village unit; Charlotte County Tax Collector; Burnt Store Village Property Owner's Association policies. Policy amounts are as posted on the association site; verify current amounts.
Selling or buying in Burnt Store Village? Sellers can get a free Punta Gorda home valuation that accounts for the county charges and association fees a buyer will ask about. Buyers can read how we help buyers in Punta Gorda before touring.
This is the county charge that belongs to the community itself. Charlotte County bills $50 per equivalent residential unit (ERU) a year, with a maximum rate of $195, and both were unchanged for fiscal years 2026 and 2027 (Charlotte County MSBU public site, Burnt Store Village unit). On the tax bill it reads "BURNT STORE VILLAGE S&D-MAINT $50.00." Ordinance 92-93 established the unit, and its purpose is the "construction, reconstruction, repair, paving, repaving, hard surfacing, rehard surfacing, widening, guttering and draining of the platted streets in the Unit" (Charlotte County, Burnt Store Village Street and Drainage Unit).
The county's budget shows the scale. The FY2026 adopted budget carries expenditures of $180,455 and an ending reserve of $284,836, and the FY2027 approved budget carries expenditures of $169,361 and an ending reserve of $212,837 (Charlotte County MSBU public site). The May 2026 ten-year projection shows the maintenance rate to be evaluated in FY28, the maintenance reserve running out around FY31 and planned paving in FY32 (Burnt Store Village MSBU advisory board minutes, May 13, 2026, linked from the county MSBU page). Projections change; confirm with the county MSBU office.
Two name checks. The county's Burnt Store Village unit page also lists a separate $350 sub-area charge for Harborside Woods; the bills we reviewed do not carry it, and a buyer should read the district lines on the specific parcel's bill. And the South Burnt Store Street and Drainage unit is a different county unit for Burnt Store Lakes, not this community.
The table shows the 2025 tax bills for two anonymous parcels, a vacant lot and one built-2021 homestead, in Taxing District 104. It is an illustration, not a forecast, and it is not a formula for a new buyer, whose bill depends on the buyer's own assessed value, exemptions and any changes in rates (Charlotte County Tax Collector).
Line | Vacant lot | Built 2021 homestead |
|---|---|---|
Assessed value | $34,000 | $365,181 |
Ad valorem tax, 15.0855 mills | $512.91 | $4,905.51 |
Burnt Store Village street and drainage | $50.00 | $50.00 |
Fire Rescue | $118.50 | $278.20 |
Sanitation | Not billed | $324.64 |
South Charlotte stormwater | $5.35 | $5.89 |
Non-ad valorem subtotal | $173.85 | $658.73 |
Total 2025 tax bill | $686.76 | $5,564.24 |
Source: Charlotte County Tax Collector, 2025 tax bills for two parcels, our analysis. The ad valorem line applies to taxable value after exemptions, which differs from assessed value.
The 15.0855 mills in millage code 104 break down as follows on the 2025 bill.
Taxing authority | Mills |
|---|---|
Charlotte County (board, sheriff and capital) | 6.0394 |
Greater Charlotte Lighting | 0.1907 |
Law Enforcement MSTU | 2.1449 |
West Coast Inland Navigation | 0.0394 |
Environmentally Sensitive Lands | 0.2000 |
School Board | 6.2880 |
Southwest Florida Water Management District | 0.1831 |
Total | 15.0855 |
Source: Charlotte County Tax Collector, 2025 tax bill, millage code 104. Older bills carry different rates.
The county's rate list shows higher non-ad valorem amounts ahead: Fire Rescue at $294.90 for a residential unit (maximum $372.30) and $125.61 for a vacant accessible lot, and sanitation at $335.51 (maximum $340) (Charlotte County Tax Collector). Budget from the county's current rates, not from the 2025 bill alone.
The association does not publish its annual dues outside its member portal; the amount is on the adopted budget and the estoppel certificate. Information not available at time of publishing (checked 2026-09-29). The same goes for special assessments and any transfer or capital contribution fee.
The association's FAQ says only that "we do not have a pool, pickle ball courts or beach onsite, but our very low and reasonable annual dues reflect that fact" (Burnt Store Village Property Owner's Association, FAQs). That is the association's description, not a figure, and we do not turn it into one. Association dues are billed by the association, not on the county bill, so a county tax bill will not show them. For a specific home, the number that counts is the one on the estoppel certificate issued at sale.
An estoppel certificate is the association's written statement of what a lot owes, and the buyer, lender and title company rely on it at closing. Florida law sets what it must state, including the assessment and any amounts owed (Florida Statute 720.30851). In Burnt Store Village, requests go through the association's management company. We do not print the certificate fee or any transfer fee: Information not available at time of publishing (checked 2026-09-29). Who pays for it is a contract term, so ask for it early.
Policy 4 sets a $250 nonrefundable application fee and a $12,500 refundable clean-site deposit for new construction, and Policy 2 sets clean-site deposits of $2,500 for a pool and $500 for concrete work (Policy 4, New Construction; Policy 2, Additions). County permit fees, impact fees and utility connection charges are set by Charlotte County, and we did not read a current schedule for this guide, so ask your builder for a written line-item estimate.
No community development district assessment appeared on the bills we reviewed. We checked two bills, one vacant and one built, and searched the state's corporation records for an entity by that description without finding one. We did not check the state's official special district list directly, so read the district lines on the parcel's bill before you close.
A county tax bill has two halves. The first is ad valorem tax, the tax on value: each taxing authority sets a millage rate, and the bill applies the total to the parcel's taxable value after exemptions such as homestead. That is why two similar homes on one street can have different bills. The second is non-ad valorem assessments, flat charges that do not depend on value. In Burnt Store Village those are the street and drainage charge, Fire Rescue, sanitation where billed and stormwater. Flat charges land on a vacant lot the same way they land on a house, which matters to anyone holding land here. The association's dues are not on the county bill.
Three practical checks:
Burnt Store Village has 881 single-family homes on the county roll with a median of 1,834 heated square feet, and 558 of the 886 parcels with a year built date to 2020 through 2025. In the last 12 months we tracked 77 recorded improved sales at a $325,000 median.
Data updated: September 2026 (Charlotte County Property Appraiser public roll and sales files, our analysis, 12 months September 27, 2025 to September 26, 2026; newest recorded sale in the file August 31, 2026).
In the 12 months from September 27, 2025 to September 26, 2026, the Charlotte County Property Appraiser's files record 77 qualified improved sales in Burnt Store Village, from $185,000 to $625,000. Source: Charlotte County Property Appraiser public sales files, our analysis.
Measure, last 12 months | Value |
|---|---|
Improved sales (qualified, over $1,000) | 77 |
Median sale price | $325,000 |
Range | $185,000 to $625,000 |
Mean | $341,117 |
Quartiles | $300,000, $325,000, $362,500 |
Median dollars per heated square foot (single-family, n=61) | $173.64 |
Sales excluding two duplexes | 75, median $325,000 |
Prior 12 months | 90 sales, median $331,000 |
Source: Charlotte County Property Appraiser public sales files, our analysis. The county file ends late August for recorded sales in this window.
Price band, last 12 months | Sales |
|---|---|
Under $250,000 | 3 |
$250,000 to $349,999 | 52 |
$350,000 to $449,999 | 16 |
$450,000 to $549,999 | 4 |
$550,000 and up | 2 |
Total | 77 |
Source: Charlotte County Property Appraiser public sales files, our analysis.
The stock falls into four eras, and each sells a little differently. The table sets the number of parcels with a year built beside the sales of the last 12 months.
Year built | Parcels on the roll | Sales, last 12 months | Median price |
|---|---|---|---|
2020 or later | 558 | 44 | $331,000 |
2000 to 2019 | 227 | 10 | $335,000 |
1990 to 1999 | 74 | 9 | Too few for a median |
Before 1990 | 27 | 0 | n/a |
No year built on the roll | n/a | 14 | $327,000 |
Total | 886 | 77 | $325,000 |
Source: Charlotte County Property Appraiser public roll and sales files, our analysis. The 14 sales with no year built are on parcels the roll has not yet recoded, which is the roll lagging new construction. Year built is per the county roll, not the permit date.
Twenty-seven homes carry a year built before 1990, the oldest from 1977. The two oldest have 1,242 and 1,414 heated square feet. They cluster on Jubal Street, Puerta Drive, Alcazar Drive, Alcira Circle, Minorca Drive, Becasse Drive, Mintra Court and Doredo Drive (Charlotte County Property Appraiser public roll, our analysis). None sold in the last 12 months.
The 1990s added 74 homes, four to 15 a year, with the peak of 15 in 1996. The 2000s added 198: 13 from 2000 to 2002, 172 from 2003 to 2007, and 13 in 2008 and 2009. Nine homes built in the 1990s sold in the last 12 months, which is too few for a median we would print.
Only 29 homes date to the 2010s, one or two a year through 2016, then 9 in 2017, 5 in 2018 and 4 in 2019. Two of them sold in the last 12 months, and with the 2000s homes they make the 2000 to 2019 group of 10 sales at a $335,000 median.
New homes are the market. Of the 558 homes built from 2020 to 2025, 554 are single-family and four are duplexes. The 44 sales of homes built 2020 or later in the last 12 months had a $331,000 median, and of those 44 sales, 22 were resales. The average heated area of a single-family home built in these years runs from about 1,860 to 1,930 square feet depending on the year, with a range of 1,542 to 3,077 (Charlotte County Property Appraiser public roll, our analysis).
The median single-family home has 1,834 heated square feet (n=881), with quartiles of 1,786, 1,834 and 2,005, a smallest of 988 and a largest of 3,230. Homes built in 2020 or later have a median of 1,842 (n=554). A handful of exact sizes repeat across dozens of homes: 1,786 square feet on 48 homes, 1,846 on 41, 1,806 on 39 and 1,804 on 33. That usually means repeated floor plans. The county roll does not record who built each home.
Two of the 77 sales were duplexes on Badalona Drive, at $495,000 and $555,000. They are counted in the totals, and the median is $325,000 with or without them (75 sales without). They are not single-family sales and we do not treat them as the top of the single-family market. Six of the 77 sales, 8 percent, were at $450,000 or more, scattered across specific streets.
The county roll codes 496 parcels vacant; the roll lags new construction, so the true count is lower. Streets with the most vacant parcels are Doredo Drive at 41, Estrada Circle at 37, Juarez Circle at 27 and Prada Drive at 26 (Charlotte County Property Appraiser public roll, our analysis).
In the last 12 months, 12 qualified lot sales closed at a median of $38,000, from $27,500 to $49,000. Here is the qualified series by year: sales of parcels coded vacant, under $100,000.
Year | Qualified lot sales | Median |
|---|---|---|
2022 | 147 | $33,500 |
2023 | 85 | $40,000 |
2024 | 46 | $42,750 |
2025 | 24 | $50,000 |
2026, through September 26 | 12 | $38,000 |
Source: Charlotte County Property Appraiser public sales files, our analysis. Vacant-coded sales at or above $100,000 are left out because the roll lags new construction.
Lot counts are small in recent years, so a median moves with a few sales. Lots here are interior, ordinary lots of about 9,700 square feet, and every one already carries the $50 street and drainage line and the association's membership.
Yes. Burnt Store Village still has 496 parcels the county roll codes vacant, and new homes are its most active product. A new house must pass the association's review under its Declaration and Policy 4, meet the Declaration's setbacks and materials rules, and receive a Charlotte County permit.
Data updated: September 2026 (Charlotte County Property Appraiser public roll and sales files, our analysis; Burnt Store Village Property Owner's Association Declaration and policies; Charlotte County Utilities; FEMA flood map; read September 29, 2026).
The county roll codes 496 of the 1,387 parcels vacant, against 886 with a year built (Charlotte County Property Appraiser public roll, our analysis). The roll lags new construction, so the true count is lower; 14 of the 77 sales in the last 12 months closed on parcels with no year built on the roll. Vacant parcels sit on most blocks, between existing homes. A few blocks are still largely land, among them Blocks 343, 347 and 349, each with 19 vacant parcels, and Block 296 on Badalona Drive, with 11 of its 16 parcels vacant and zoned multi-family.
Two practical points follow. First, every vacant lot already pays its share: on the 2025 sample bill a vacant lot carried the $50 street and drainage line, Fire Rescue and stormwater, and its owner is a member of the association. Second, lot position varies more than the plat suggests. The flood zone, the drainage ditch nearest the lot and the distance to the nearest built home all change from lot to lot, so check the parcel map for each lot you consider.
Policy 4, the association's new construction policy, sets the rules a builder works under (Burnt Store Village Property Owner's Association, Policy 4). As posted on the association site, and subject to change, it calls for:
Verify the current amounts with the association before you budget.
The Declaration adds rules that apply to every new home (Single Family Deed Restrictions):
Policy 3 adds underground electric service, no mirror-image homes on adjacent lots and eggshell or semi-gloss exterior paint (Policy 3, Architectural Review). We do not print a minimum living area; confirm it with the architectural review committee before you design.
The Declaration sets setbacks of 25 feet at the front, 15 feet at the back and 7.5 feet at the sides. Confirm with the association's architectural review committee and the county before design, because county zoning applies as well. The residential body of the plat is zoned RSF-3.5, and the duplex block on Badalona Drive is zoned RMF-12 (see the layout section above).
The association's documents set the review in pieces, and here is how they fit for a new home. The association's own instructions control.
Any change to approved plans should go back to the committee.
Burnt Store Village lies inside the Charlotte County Utilities service area for public water and public sewer, according to the county's Utilities Mapbook layers (Charlotte County GIS, Utilities Mapbook 2024, sewer service areas; water service areas). A service area is not proof that a given vacant lot has a tap in the ground, and we did not verify per-lot connection status. Confirm connection for each parcel before you buy a lot: the county's process is the Utilities Availability Form, with one lot per form, the street address and the short legal description from the Property Appraiser's record (Charlotte County, Water and Sewer Availability).
Plan the house around the flood map, and check every address. Most of the community is mapped Zone D, FEMA's designation for areas of possible but undetermined flood hazard, 44 lots are in shaded Zone X, and none of the parcels analyzed lie in a mapped special flood hazard area (FEMA National Flood Hazard Layer, our analysis of county parcel shapes; panels 12015C0416G and 12015C0417G, effective December 15, 2022). FEMA's own definition of Zone D reads "Areas with possible but undetermined flood hazards. No flood hazard analysis has been conducted" (FEMA, Zone D). No base flood elevation is published for these lots, and we did not find a published minimum finished-floor elevation for Zone D lots. Ask Charlotte County Community Development for the requirement on your lot, and ask your builder for a survey and an elevation plan, because a lender flood determination or an elevation certificate governs any individual property (Charlotte County, Flood Information). The flood section of this guide covers the map in full.
Some builder pages use the Burnt Store Village name for homes in neighboring Coral Lakes and Heritage Station. Their addresses, amenities and prices belong to those communities, not this plat, so match any builder's address to the plat before you rely on it.
We do not publish a builder list or builder prices, because the county roll does not record who built each home and no public county or association record we read lists them all. To check a builder, ask the association which homes the builder has completed, walk those homes, and look up the builder's permits and license with the county and the state.
We do not quote a build time for Burnt Store Village, because no public record we read measures one, and the answer depends on the builder, the plans, the permit queue and the season. Ask your builder for a written schedule that starts from the association's approval date.
Buying a lot and building is a different transaction from buying a finished home. Our guide to new construction in Punta Gorda walks through lot contracts, builder contracts and what to inspect, and we represent buyers on both.
Burnt Store Village keeps its amenities simple. The association describes one Community Park with a walking path around a lake, picnic tables and a playground, and it states plainly that the community has no pool, pickleball courts or beach onsite. There is no club, golf course or marina inside Burnt Store Village.
Data updated: September 2026 (Burnt Store Village Property Owner's Association home page and FAQ; the association's Single Family Deed Restrictions; Charlotte County Property Appraiser roll, all read September 29, 2026).
A buyer comparing Burnt Store Village with the club communities nearby should start with the association's own sentence on the subject. Its FAQ answers the pool question directly: "we do not have a pool, pickle ball courts or beach onsite," and it calls the association's dues "very low and reasonable" because of that (Burnt Store Village Property Owner's Association, FAQ). The association does not publish its annual assessment outside its member portal, so we print no dues figure; the amount is on the adopted budget and on the estoppel certificate that a title company requests during a sale. What the community does offer is ordinary open space on a 1970 plat grid, one park, and a short drive to everything else in this section.
The association's home page describes the community's gathering place as a park with a lake, a walking path, picnic tables and a playground (Burnt Store Village Property Owner's Association). That is the full list of park features the association publishes. We found no park hours, reservation rules or fee schedule on the pages that are open to the public; those may sit in the member area. Ask the association for the park rules before you plan a party or promise a child a playground.
A walking loop around water is the amenity most residents will use every day, and it asks nothing of you beyond the assessment every owner already pays.
The association's FAQ carries a warning that any buyer with a dog or a small child should read. It notes that the park has alligator signs and tells residents to assume alligators live in any Florida pond or lake (Burnt Store Village Property Owner's Association, FAQ). That is standard Florida advice, and it applies to the community lake. Keep pets on a leash near the water, keep children back from the bank and never feed wildlife.
The association does not state whether fishing is allowed in the park lake. Information not available at time of publishing (checked 2026-09-29). If fishing matters to you, ask before you buy, and read the boat launch section below for the public ramps.
The association has a written policy for its community center, and it is one of the numbered policies posted on the association's site (Burnt Store Village Property Owner's Association). The public pages we read do not give a location, hours or a booking process, so we do not describe a building. If a community room matters to you, ask the association whether it is open to residents and how to reserve it.
The county roll carries one greenbelt tract for the plat, and it measures 55.07 acres (Charlotte County Property Appraiser roll). A greenbelt is a platted open-space tract. The roll does not describe it as a public park or a preserve, and this guide does not either.
The county roll also still codes 496 parcels as vacant, and the roll lags new construction, so the true vacant count is lower (Charlotte County Property Appraiser roll). The practical result is space: fewer houses per block than a finished infill neighborhood, with open lots between the newer homes.
Be clear about the list before you tour. The association's public descriptions mention no clubhouse, golf course, marina or tennis courts, and the FAQ confirms directly that there is no pool, pickleball or beach onsite. There is no shopping or dining inside the community either.
For many buyers that is the trade. There is no club to join and no amenity membership to carry. For a buyer who wants golf and a pool inside their own gates, it is a reason to look at a different kind of community, and the next section explains what the neighboring marina community offers to paying members of the public.
No. The Declaration we read contains no age restriction, so the community is not described as age-restricted in its recorded document (Burnt Store Village Property Owner's Association, Single Family Deed Restrictions). Searchers sometimes confuse this area with the age-restricted communities nearby, which is one reason to confirm the rules for any specific address in writing before you close.
Some builder pages use the Burnt Store Village name for homes in neighboring Coral Lakes and Heritage Station. Their amenity descriptions belong to those communities, not to the plat this guide covers. When an amenity list does not match the association's own pages, believe the association. We do not reprint builder amenity text on this page for that reason.
Burnt Store Village is a location purchase and a house purchase, not an amenity purchase. You buy a newer home on an ordinary lot, a park with a lake, and a base for driving to golf, marinas, restaurants and state preserves that other communities and public agencies operate. The sections below give the addresses, the measured drive times and the terms for each of them, so you can decide whether the trade suits your household.
Buying or selling in Burnt Store Village? Sellers can get a free Punta Gorda-area home valuation that reflects your street and your home's age. Buyers can read how we represent buyers.
Burnt Store Village residents can use Burnt Store Marina's golf, restaurants and marina the way any member of the public can, as paying customers. A Burnt Store Village deed carries no membership, slip or tee-time privilege there, and the country club says its membership is open to everyone, wherever they live.
Data updated: September 2026 (Burnt Store Marina Country Club home, course, tee time and membership pages; Safe Harbor Burnt Store location page; Cass Cay Restaurant and Bar; Burnt Store Marina Association; Burnt Store Village Property Owner's Association; OSRM routing estimate computed September 29, 2026).
Burnt Store Marina is a separate, gated marina and golf community on the Lee and Charlotte county line, governed by its own master association (Burnt Store Marina Association). Burnt Store Village is Punta Gorda Isles Section 16, in unincorporated Charlotte County, under the Burnt Store Village Property Owner's Association. The two share a road corridor and a ZIP code, and we found no shared amenity, reciprocal privilege or joint membership in either association's public pages (Burnt Store Village Property Owner's Association; Burnt Store Marina Association).
A Burnt Store Village owner walks into the marina's businesses as a paying customer, on the terms each business sets, exactly as a visitor from anywhere else would. The nearby Burnt Store Lakes community stands in the same relationship to the marina, and the same rule applies there.
By our routing estimate, Burnt Store Marina (3150 Matecumbe Key Road) is 4.9 miles and 12 minutes from the center of Burnt Store Village. Marketing copy often says "minutes away"; the measured figure is 12 minutes.
Method: estimated drive times from the community's center with no traffic. We used the OSRM open routing engine on OpenStreetMap road data (OSRM), fastest route, free-flow with no traffic or signal delay, from a center point computed as the mean of U.S. Census Geocoder coordinates for one home on each of 14 streets in the community (U.S. Census Geocoder), computed September 29, 2026. Those 14 points span about 0.9 mile east to west and 0.95 mile north to south, so an address anywhere in the community should land within about a minute of these times. Add time for traffic and signals, especially from January to April.
The country club is at 24315 Vincent Avenue and calls itself a semi-private club. Its home page says "the public is welcome for golf, dining, and shopping" (Burnt Store Marina Country Club). The course is a 27-hole executive layout by Ron Garl and Mark McCumber, played as combinations of three nines named Heron, Osprey and Pelican (Burnt Store Marina Country Club, Course Details). The course page lists the course open daily from 7 a.m. to 5 p.m.
Nine | Par | Blue tee yards |
|---|---|---|
Osprey | 30 | 1,787 |
Pelican | 31 | 1,999 |
Heron | 30 | 1,864 |
Source: Burnt Store Marina Country Club, Course Details.
Public tee times are booked through the club's booking page, and the club says day visitors can book three days in advance (Burnt Store Marina Country Club, Book a Tee Time). Green fees and cart fees are on a rate page that the club publishes as an image, and we do not estimate them. Information not available at time of publishing (checked 2026-09-29).
The club states, "Membership is open to everyone wherever you live," and describes Social membership as the base, with golf privileges added on top (Burnt Store Marina Country Club, Membership). The membership year runs November 1 to October 31. Seasonal golf runs November 1 to April 30 on the membership page, and members receive a discount at the pro shop and at Linkside Cafe. The page adds that a 6.5 percent sales tax is added to all membership fees.
The club does not publish initiation fees or annual dues, so we print none. Information not available at time of publishing (checked 2026-09-29). A Burnt Store Village golfer can play and can join. Whether a membership fits your budget is a question for the club's administration office, in writing, before you factor it into a purchase.
Safe Harbor Burnt Store, at 3192 Matecumbe Key Road, is a commercial marina run by Safe Harbor Marinas, and its location page sells to any boater (Safe Harbor Burnt Store). The page lists wet slips for boats from 30 to 100 feet with a maximum beam of 30 feet and a maximum draft of 7 feet, transient slips booked through Dockwa, and dry storage for boats from 20 to 40 feet, including valet launch and haul. It lists a fuel dock selling marine diesel and gas from 7:30 a.m. to 5:00 p.m. daily, a ship's store, boat rentals through Leisure Time Boat Rentals, charters through Bluewater Escapes and vessel service.
Slip and storage rates are not published, and neither is any resident preference. Information not available at time of publishing (checked 2026-09-29). A slip at Safe Harbor is a commercial contract with a private company. It does not come with a Burnt Store Village home, and the Burnt Store Village assessment does not pay for it. The marina's own association calls Burnt Store Marina "the largest deep-water marina on the west coast of Florida"; that is the association's description, not a figure from the operator (Burnt Store Marina Association).
Cass Cay Restaurant and Bar, at 3200 Matecumbe Key Road on the marina waterfront, says on its own site that it is "open to the public" and describes a full bar, a covered outdoor deck and a sports bar (Cass Cay Restaurant and Bar). Published hours differ between the restaurant's site and Safe Harbor's page, so confirm hours with the restaurant before you drive over.
Linkside Cafe is the golf club's restaurant at the clubhouse on Vincent Avenue, and the club says it serves the public daily (Burnt Store Marina Country Club). Confirm the current dining days with the club before you go. For many Burnt Store Village households these two rooms are the nearest sit-down restaurants inside the Burnt Store corridor that state they welcome the public.
Everything beyond a meal, a tee time and a fuel stop sits behind a contract, a membership or a policy set by someone other than the Burnt Store Village association.
At Burnt Store Marina | Can a Burnt Store Village resident use it? | On what terms |
|---|---|---|
Cass Cay Restaurant and Bar | Yes | "Open to the public" (restaurant's own site) |
Linkside Cafe | Yes | Open to the public (club's home page) |
Golf, public tee time | Yes | Booked through the club's booking page; fees not published |
Golf club membership | Yes, by joining | "Open to everyone wherever you live"; dues not published |
Wet slip, dry storage, transient dockage, fuel, service | Yes, as a paying customer | Safe Harbor contract; rates not published |
Fitness, racquet and pool club | Ask the club | Information not available at time of publishing (checked 2026-09-29) |
Gate access for non-residents | Set by the marina's association | Information not available at time of publishing (checked 2026-09-29) |
Anything included in Burnt Store Village dues | Nothing | No reciprocal privilege appears in either association's public pages |
Sources: Cass Cay Restaurant and Bar; Burnt Store Marina Country Club; Membership; Safe Harbor Burnt Store; Burnt Store Marina Association; Burnt Store Village Property Owner's Association.
Any of those terms can change without a vote in Burnt Store Village. Confirm each one with the business or association that sets it.
For a buyer, the honest framing is "near" rather than "includes." A Burnt Store Village home comes with a park and a lake; the marina, the course and the restaurants are a 12-minute drive away and priced separately. For a seller, the same framing protects the sale. A listing that implies marina privileges invites a problem at the inspection or estoppel stage. Our listings say exactly what a Burnt Store Village deed carries and what it does not, and then sell the location, because being a short drive from a full-service marina and a course open to the public is a real advantage for a home with no club dues attached.
Burnt Store Village has no boat ramp, marina or deep-water access of its own, so trailer boaters launch elsewhere. The public ramp on the Burnt Store corridor is Cape Coral's Burnt Store Boat Ramp in Lee County, and Charlotte County lists four ramps in the Punta Gorda area for Burnt Store Village boaters.
Data updated: September 2026 (City of Cape Coral Burnt Store Boat Ramp page; FWC Boating and Angling Guide to Charlotte Harbor, boat ramp lists; Charlotte County Parks, Fishing, Boat Ramps and Kayak Launches and Riverside Park pages; Safe Harbor Burnt Store; OSRM routing estimate computed September 29, 2026).
The community lies east of Burnt Store Road and is not on Charlotte Harbor's shoreline, by the county's parcel and road layers (Charlotte County GIS, Charlotte County Layers). The association's public descriptions list no dock, canal or boat access, and the one water feature it describes is the park lake. The drainage ditch that rings the community's east and south sides in the county's drainage study is a stormwater feature, not a boat route. A buyer who wants a boat at the back door should weigh that before choosing this plat.
The nearest public ramp on the Burnt Store corridor belongs to the City of Cape Coral, at 230 Burnt Store Road, Cape Coral 33991. The city's page describes a 4.5-acre site with reservable picnic pavilions, restrooms, benches and a playground, with access to the northwest spreader canal and lake system, Matlacha Pass and the Gulf (City of Cape Coral, Burnt Store Boat Ramp). FWC's boat ramp survey lists two lanes (FWC, Burnt Store boat ramp). That survey dates from August 2011, so treat it as a description of the ramp, not of current conditions.
The city says trailer parking "requires an annual permit or daily fee of $15," payable through its parking app. Whether a non-Cape Coral resident pays a different rate is not stated on the city page. Information not available at time of publishing (checked 2026-09-29). Do not confuse this ramp with the launch service at Burnt Store Marina; the two are unrelated facilities.
Charlotte County's fishing and boating page lists four ramps in the Punta Gorda area: Darst Park, Harbour Heights Park, Hathaway Park and Riverside Park (Charlotte County, Fishing, Boat Ramps and Kayak Launches). Riverside Park, at 8120 Riverside Drive, lists its ramp as closed, with the county page reading that it "remains closed at this time" (Charlotte County, Riverside Park).
By our routing estimate, the Harbour Heights Park boat ramp at 27420 Voyageur Drive is 17.3 miles and 27 minutes from the center of Burnt Store Village. We did not measure the drive to the other three ramps, and the county page does not give their lane counts or current status, so confirm each one before you hitch a trailer. Information not available at time of publishing (checked 2026-09-29).
The county's fishing page also lists five kayak and canoe launches in the Punta Gorda area: Allapatchee Shores Park, Darst Park, Hathaway Park, Prairie Creek Preserve and Riverside Park (Charlotte County, Fishing, Boat Ramps and Kayak Launches). Neither the association nor the county describes a launch inside Burnt Store Village.
Safe Harbor's dry storage includes valet launch and haul for boats from 20 to 40 feet, and its hurricane haul-out takes boats from 20 to 35 feet (Safe Harbor Burnt Store). That is a service sold to Safe Harbor customers. It is not a public ramp and it is not a Burnt Store Village amenity. The Burnt Store Marina section above gives the terms.
FWC's Charlotte Harbor guide also lists two City of Punta Gorda launches, Laishley Park Marina and Ponce de Leon Park (FWC, Boat Ramps, Charlotte Harbor guide). We did not measure the drive to either.
Saltwater fishing rules depend on the FWC management region and on the species, and the limits change. FWC's snook page notes that snook fishing requires a snook permit and a saltwater license (FWC, Snook). We print no bag limits or slot sizes here because they change and vary by region. Read the current rules at FWC, Do I need a saltwater license and on FWC's species pages before you fish.
A boat owner in Burnt Store Village keeps the boat in one of three places: on a trailer at home if the association's rules allow it (read the vehicle and parking policy first), at a commercial marina such as Safe Harbor, or at another marina in the harbor. The community has no shortcut to the water. What it has is a location a 12-minute drive from a full-service marina and next to a 45,507-acre state park, at a median price below the Punta Gorda Isles and Burnt Store Isles medians, as the benchmark table later in this guide shows.
Burnt Store Village is inland from the Gulf, and the two Gulf beach destinations we measured are long drives. By our routing estimate Englewood Beach is 61 minutes and Boca Grande is 71 minutes from the community's center, so a beach day here is a planned outing rather than a quick after-work stop.
Data updated: September 2026 (OSRM routing estimate computed September 29, 2026; Charlotte County Parks, Beaches and Fishing pages; Florida State Parks, Stump Pass Beach State Park).
Destination | Address used | Miles | Minutes, no traffic |
|---|---|---|---|
Englewood Beach | 2100 N Beach Road, Englewood | 37.1 | 61 |
Boca Grande | 500 Palm Avenue, Boca Grande | 41.3 | 71 |
Method: estimated drive times from the community's center, no traffic. OSRM open routing engine on OpenStreetMap road data (OSRM), fastest route, free-flow, origin computed from U.S. Census Geocoder coordinates (U.S. Census Geocoder), computed September 29, 2026. Add time for traffic, especially from January to April.
Burnt Store Village sits east of Burnt Store Road and is not on the Gulf or on Charlotte Harbor's shoreline. No beach is onsite; the association's FAQ says so directly (Burnt Store Village Property Owner's Association, FAQ). The two measured beach destinations are the two we can put a routing number on. We did not verify that either is the closest beach by road, and we do not claim it.
Charlotte County's beaches page lists Englewood Beach at Chadwick Park, 2100 N Beach Road, open 6 a.m. to 9 p.m., with a 900-foot boardwalk and three covered lookouts, restrooms, showers, volleyball, basketball, horseshoes, a playground and pavilions (Charlotte County, Beaches). It is one of the two beaches on the county's beach list, and 61 minutes is the number to plan around.
The county's parking pages give conflicting signals on beach parking fees, so we print no fee. Check the county's parking page before you go.
Boca Grande is the longest measured trip, 41.3 miles and 71 minutes by our estimate. We measured the drive to a central address in the village and do not describe the beach itself. If Boca Grande is your target, plan the day around the drive.
Stump Pass Beach State Park, at 900 Gulf Boulevard on the south end of Manasota Key in Englewood, is open 8 a.m. to sunset every day, charges $3 per vehicle and has about a mile of beach, according to the state's park page. The page noted that its pavilion was unavailable after storm damage as of a September 12, 2025 notice (Florida State Parks, Stump Pass Beach State Park). We did not measure the drive to Stump Pass.
Port Charlotte Beach Park, at 4500 Harbor Boulevard, is a Charlotte Harbor park rather than a Gulf beach. The county lists a boardwalk, a boat ramp, a canoe and kayak launch, tennis, basketball, bocce, sand volleyball, a playground, a heated pool and a recreation center, open 6 a.m. to 9 p.m. (Charlotte County, Beaches). We did not measure the drive to it.
Charlotte County's fishing page says most of its fishing piers were significantly damaged by Helene and Milton and lists the Centennial Fishing Pier as the open county pier (Charlotte County, Fishing, Boat Ramps and Kayak Launches). Other pages of the county site still list a pier at some parks, so confirm a pier is open before you plan a fishing trip.
Beach access is not a reason to choose Burnt Store Village, and we say so plainly. A household that wants a beach close by should look at Gulf-side communities, and one that wants a newer home with a park at a lower price and accepts an hour to the beach will find the trade reasonable. Nothing in the community's recorded documents promises beach access.
Groceries near Burnt Store Village are on US 41: the Publix at Burnt Store Marketplace, 3941 Tamiami Trail, is the closest full-service grocery we verified, and downtown Punta Gorda's dining and shopping is a 20-minute drive by our routing estimate. Nature preserves and parks fill out the rest of the week.
Data updated: September 2026 (Publix store page; Walmart store page; Fishermen's Village; Sunseeker Resort Charlotte Harbor FAQ and dining pages; Florida State Parks; Charlotte Harbor Environmental Center; Charlotte County Parks and Libraries; OSRM routing estimate computed September 29, 2026).
Publix at Burnt Store Marketplace is at 3941 Tamiami Trail, Unit 3145, Punta Gorda 33950. Despite the name, it is on US 41, not on Burnt Store Road. The store page lists the store open 7 a.m. to 10 p.m. daily, with a pharmacy, bakery, deli, seafood counter, in-store pickup, curbside pickup and Instacart delivery (Publix, Burnt Store Marketplace). The pharmacy keeps shorter hours than the store, so check the store page for the pharmacy's current hours.
We did not measure the drive to this store, and we do not estimate it.
Walmart Supercenter #778 is at 5001 Taylor Road, Punta Gorda 33950, open 6 a.m. to 11 p.m. daily, with a pharmacy, auto care and a vision center on the store page (Walmart, Store 778). We did not measure the drive.
Downtown Punta Gorda, at 100 W Retta Esplanade, is 11.4 miles and 20 minutes from the center of Burnt Store Village, and Fishermen's Village at 1200 W Retta Esplanade is 11.3 miles and 20 minutes, by our routing estimate. Fishermen's Village lists retail hours Monday through Saturday from 10 a.m. to 8 p.m. and Sunday from noon to 6 p.m., with dining, overnight suites, shopping and a marina (Fishermen's Village).
Punta Gorda also holds a farmers market on Saturdays at the corner of Taylor and Olympia in the downtown. Check the Punta Gorda Chamber's listing for current hours before you go (Punta Gorda Chamber of Commerce, farmers market listing).
For larger shopping and services, Port Charlotte Town Center at 1441 Tamiami Trail is 19.5 miles and 34 minutes, and Cape Coral City Hall at 1015 Cultural Park Boulevard, our marker for Cape Coral, is 17.3 miles and 30 minutes, both by our routing estimate. Cape Coral's shopping and dining corridors are in Lee County, and we did not verify individual businesses there.
The nearest restaurants that state in their own words that they welcome the public are inside Burnt Store Marina: Cass Cay Restaurant and Bar and Linkside Cafe, covered in the marina and golf section above. Burnt Store Marina is 12 minutes away by our routing estimate.
Sunseeker Resort at 5500 Sunseeker Way, Charlotte Harbor 33980, says in its FAQ that non-guests can use its dining outlets and spa and that its restaurants and shops are open to the public. The same FAQ says the pool experiences are for resort guests only, with no day passes, and that the waterfront promenade is publicly accessible (Sunseeker Resort, FAQs). The resort's dining page lists 15 outlets, and it notes that at least one of them is limited to resort guests, members and Hilton Honors members (Sunseeker Resort, Eat and Drink). Hours for each outlet are on the resort's site. We did not measure the drive to Sunseeker.
Charlotte Harbor Preserve State Park is at 12301 Burnt Store Road, Punta Gorda 33955. The state describes it as 45,507 acres, open from sunrise to sunset with no fee, with hiking, kayaking, canoeing, fishing and birding. The park page warns that trails can close because of seasonal flooding and that there is no drinking water or restrooms in the backcountry (Florida State Parks, Charlotte Harbor Preserve State Park). For a buyer who likes the outdoors, it is the closest thing to an amenity that the area offers.
The Charlotte Harbor Environmental Center's Alligator Creek site is at 10941 Burnt Store Road. Its own site lists trails open dawn to dusk, seven days a week, with guided hikes, kayak programs, lectures and a butterfly garden, run by a nonprofit founded in 1987 (Charlotte Harbor Environmental Center). The state park page separately says the center offers six miles of marked trails.
Babcock Ranch Preserve, at 8000 U.S. Highway 31, Punta Gorda 33982, is a Florida Forest Service property of 67,619 acres, with day and annual passes sold through the state's reservation system; the agency page describes it as about 18 miles east of Punta Gorda (Florida Forest Service, Babcock Ranch Preserve). Check the agency page for current fees and rules.
Charlotte County lists pickleball at 14 parks and tennis at 12 (Charlotte County, Pickleball Courts; Charlotte County, Tennis Courts). Harbour Heights Park, at 27420 Voyageur Drive, has pickleball, tennis, a boat ramp and a playground, and lists itself as dog friendly (Charlotte County, Harbour Heights Park). It is 17.3 miles and 27 minutes away by our routing estimate. The county's two fenced off-leash dog parks are the Katherine Ariens Dog Park on Glass Lane in Charlotte Harbor and the Ann and Chuck Dever Regional Paw Park in Englewood, and county rules bar dogs from county beaches and fishing piers (Charlotte County, Dogs in Parks).
The county's Punta Gorda library branch is at 401 Shreve Street (Charlotte County Libraries). We found no branch on Burnt Store Road. Information not available at time of publishing (checked 2026-09-29).
A typical week in Burnt Store Village means a grocery run on US 41, a walk around the community park, a weekend in one of the preserves and an occasional dinner in Punta Gorda or at the marina. It is a car-based life. That suits the buyers who choose a newer home on a quiet plat over a resort-style community, and we tell buyers to drive the routes at the hours they would actually make them before they commit.
Thinking about a move to Burnt Store Village? Sellers can see what their home is worth, and buyers can browse our guide to new construction in Punta Gorda.
Burnt Store Village sits in the county that took Hurricane Charley's eyewall in 2004 and Hurricane Ian's mainland landfall in 2022, and Punta Gorda's waterfront flooded in Helene and Milton in 2024. No public record we found describes storm damage inside Burnt Store Village itself, either way, so buyers should read each home's own history.
Data updated: September 2026 (National Hurricane Center tropical cyclone reports for Charley, Ian and Milton; National Weather Service Tampa Bay impact narratives for Helene; WGCU; Charlotte County Emergency Management hurricanes and evacuation zone pages; Charlotte County GIS evacuation zone layer, queried September 29, 2026; Charlotte County disaster recovery pages; Charlotte County Property Appraiser roll).
The federal and county records speak of Punta Gorda and Charlotte County, not of individual subdivisions. Here is what they say.
None of those reports names Burnt Store Village. The Milton and Helene water levels describe the harbor edge and the Peace River, which is the Punta Gorda waterfront and not this community. We found no county damage assessment, federal assistance record or association notice that describes wind, surge or flood damage inside the community from Charley, Ian, Helene or Milton. Information not available at time of publishing (checked 2026-09-29).
That gap is why we read the house, not the headline. For any Burnt Store Village home, ask the seller in writing about storm claims and repairs, pull the county permit history for roof and structural work, and read the insurance history. A home built since 2020 has a much shorter storm story to check than one built in the 1990s.
The county's disaster recovery pages track work on the Burnt Store Road corridor, which runs along the community's west side. Ian knocked down light poles along Burnt Store Road from US 41 to the county line, and the county page reports a project cost of $37,844.25, with LED conversion started from US 41 southward as of June 6, 2026 (Charlotte County, Disaster Recovery, Burnt Store Road Signage and Lighting). That is a road record, not a record about homes.
Evacuation zones and flood zones are different products. Charlotte County says it is "divided into 5 evacuation zones" and that "Depending on your evacuation zone and the type of structure you live in, you may be asked to evacuate" (Charlotte County, Hurricanes). The zone letters are county evacuation zones, not FEMA zones.
We checked every parcel outline in the community against the county's evacuation zone layer, which the county dated to its updated map of November 17, 2025 (Charlotte County, Evacuation Zones map). The result:
Evacuation zone | Parcels |
|---|---|
Zone C | 1,346 |
Zone B | 28 |
The 28 Zone B parcels sit on the northern edge of the community, on Badalona Drive (16), Alicante Drive (11) and one parcel on Zemel Road. The county text and map we could read do not state which storm category triggers an order for zone B or zone C. Information not available at time of publishing (checked 2026-09-29). The authority for any address is the county's own lookup, Charlotte County Know Your Zone, and every household should look up its letter before June, not during a watch.
The county's coastal high hazard area layer, built on state storm surge data received in 2018, returned no hit at the twelve sampled lots we describe in the flood section below (Charlotte County GIS, Charlotte County Layers). That is a sample, not a determination for your lot.
We do not print a design wind speed or a wind-borne debris status for the community. The records we could read do not state either one for Burnt Store Village, and the county's public wind layer carries a last-edit date of April 2012 that predates the current Florida Building Code. The design wind speed that applies to a specific lot is fixed at permitting. For a new build, your engineer and builder work from that determination, and for a resale, the permit file for the original construction and any re-roof shows what the house was built to. Information not available at time of publishing (checked 2026-09-29).
By county roll year built, 27 parcels carry a year built before 1990 and 84 carry a year built from 1990 to 2001. Any parcel with a year built before 2002 existed when Charley came ashore in 2004, so any 2004 storm history belongs to those homes. The 558 parcels built from 2020 to 2025 all post-date Charley, and a home from that group can have been through Ian only if it was finished by September 2022, which year built alone does not show (Charlotte County Property Appraiser roll, 886 parcels with a recorded year built). Year built does not tell you what a house went through, only which storms it was old enough to see.
Ask three things in writing. Ask whether the home has ever had a storm or water claim. Ask for the roof permit and the age of the roof covering. Ask for the wind mitigation report and any flood determination.
Most of Burnt Store Village is mapped FEMA Zone D, which means an undetermined flood hazard, and 44 lots are in shaded Zone X. None of the parcels we analyzed lie in a mapped special flood hazard area. That is not a promise of dry ground, so check every address.
Data updated: September 2026 (FEMA National Flood Hazard Layer, flood zone and FIRM panel layers, whole-lot test of the county's parcel outlines, queried September 29, 2026; Charlotte County GIS flood, evacuation and coastal high hazard layers; FEMA glossary; Charlotte County 50% FEMA Rule and Flood Protection pages; Charlotte County Burnt Store Drainage Study; WINK News, September 2025).
A flood map is a set of polygons, and a lot is a polygon too, so the right test is the whole lot against the whole map, not one point on the lot. We ran that whole-lot test on the county's parcel outlines for Punta Gorda Isles Section 16 against FEMA's National Flood Hazard Layer (FEMA National Flood Hazard Layer; Charlotte County GIS, Charlotte County Layers). The county roll lists 1,387 parcels; the county's parcel layer returned 1,374 outlines for the section, and the other 13 roll parcels have no outline in that layer. The results below cover the 1,374 outlines. These are map overlays, not flood determinations. A lender's flood determination or an elevation certificate governs any individual property.
Measure | Result |
|---|---|
Parcels whose center falls in Zone D (undetermined flood hazard) | 1,330 |
Parcels whose center falls in Zone X, shaded (0.2 percent annual chance, coastal) | 44 |
Parcels whose center falls in a special flood hazard area (A, AE or V) | 0 |
Single-family parcels, Zone D and Zone X by center | 858 and 12 |
Vacant residential parcels, Zone D and Zone X by center | 468 and 15 |
Parcels with more than one FEMA zone inside the lot | 98 |
Source: FEMA National Flood Hazard Layer and Charlotte County GIS parcel outlines, whole-lot test, our analysis, September 29, 2026.
Read plainly: most of the community is mapped Zone D (undetermined flood hazard), 44 lots are in shaded Zone X, and none of the parcels analyzed lie in a mapped special flood hazard area. Check every address.
Ninety-eight of the outlines have more than 0.1 percent of their area in a second zone. Ninety-six of those are Zone D with a slice of Zone X, and two are greenbelt tracts that also touch a mapped AE strip. A single address point cannot show that split, and a point can land in one zone while a slice of the lot sits in another. Other lots on Estrada Circle, Quesa Drive and Alcazar Drive are among the mixed ones.
The clearest example in our sample is a parcel on Alicante Drive, which tests as 97.2 percent Zone D and 3.0 percent Zone X across the whole lot. A test at one point on that lot returns Zone D and misses the Zone X slice. That is why we describe lots, not points, and why a buyer should ask for the determination on the actual lot.
We also queried twelve parcels spread across the community, one per street, to show the pattern in detail.
Street (sampled parcel) | FEMA zone across the whole lot | FIRM panel | Evacuation zone |
|---|---|---|---|
Doredo Dr (25021) | D, 100 percent | 12015C0416G | C |
Juarez Cir (16023) | D, 100 percent | 12015C0417G | C |
Prada Dr (25709) | D, 100 percent | 12015C0417G | C |
Alicante Dr (25146) | D, 97.2 percent; X, 3.0 percent | 12015C0416G | B |
Jubal St (25318) | D, 100 percent | 12015C0417G | C |
Maya Cir (16314) | D, 100 percent | 12015C0417G | C |
Quiche Ct (16115) | D, 100 percent | 12015C0417G | C |
Alcazar Dr (25031) | X, shaded, 100 percent | 12015C0416G | C |
Durango Ct (25297) | D, 100 percent | 12015C0417G | C |
Estrada Cir (25329) | D, 100 percent | 12015C0416G | C |
Becasse Dr (16419) | D, 100 percent | 12015C0417G | C |
Alcira Cir (16185) | D, 100 percent | 12015C0416G | C |
Source: FEMA National Flood Hazard Layer and Charlotte County GIS, whole-lot test, queried September 29, 2026. Street numbers identify the sampled parcels, and a sampled parcel is a lot, not a statement about any home on it. A street sample is not a parcel determination; look up a specific address at the FEMA Map Service Center.
None of the twelve sampled lots returned a letter of map revision or a letter of map amendment, and none has a published base flood elevation. We did not check those records for the other parcels. Information not available at time of publishing (checked 2026-09-29).
FEMA defines Zone D as "areas with possible but undetermined flood hazards. No flood hazard analysis has been conducted. Flood insurance rates are commensurate with the uncertainty of the flood risk" (FEMA, Zone D glossary). Zone D is not a special flood hazard area, and FEMA publishes no base flood elevation for it. It also is not a finding that the land is safe. It is a finding that no study has been done.
Two Charlotte County flood insurance rate map panels cover the community. Panel 12015C0416G covers the western half and panel 12015C0417G the eastern half, both effective December 15, 2022, in community 120061, unincorporated Charlotte County (FEMA National Flood Hazard Layer). Because the community sits near the Lee County line, FEMA's panel index also returns a Lee County panel at some points; the Charlotte County panel is the one that governs a Charlotte County parcel.
Two greenbelt tracts touch a mapped AE strip. Both are common-area tracts. We say this only so nobody is surprised by an AE label on a county map of the community.
Charlotte County's flood protection page says flood insurance is mandatory for federally backed mortgages in high-risk zones and optional outside them, that policies typically have a 30-day waiting period, and that Florida Citizens is phasing in flood insurance requirements (Charlotte County, Flood Protection). The community sits outside a special flood hazard area, so the FEMA zone alone does not trigger a lender's flood requirement, but a lender's own rules may still require it. Ask your lender early.
Charlotte County holds Class 5 in FEMA's Community Rating System, a 25 percent discount for policies in high-risk zones, according to the county's presentation and a WINK News report of September 9, 2025 (Charlotte County, flood insurance and coastal risk map update; WINK News). Whether or how that discount applies to a Zone D or Zone X policy is not stated in the records we read. Information not available at time of publishing (checked 2026-09-29).
The county's 50% FEMA Rule page says the rule "does NOT apply to structures located in an X or D" zone. Where it applies, work costing more than 50 percent of the structure's value must bring the building up to current elevation requirements (Charlotte County, 50% FEMA Rule). A lot split between D and X is still outside a special flood hazard area, so the rule does not apply to those lots either, on the county's wording. Confirm with the county for your parcel before you plan a major renovation.
Charlotte County explains its flood zone lookup and elevation certificates on its flood information page (Charlotte County, Flood Information). The minimum finished floor elevation for new construction in a Zone D or Zone X lot in Burnt Store Village is set by the county's floodplain ordinance and building permit rules, and the ordinance we could reach is a scanned document with no readable text. Information not available at time of publishing (checked 2026-09-29). Ask the county's Community Development office for the elevation requirement on your lot before you design a house.
The flooding that residents report is a drainage story, not a FEMA story. Charlotte County's Burnt Store Drainage Study, prepared by Kimley-Horn, covers seven developments from the Lee County line north to about Notre Dame Boulevard, and it names Burnt Store Village as a main concern (Charlotte County, Burnt Store Drainage Study; Burnt Store Drainage Study, final report).
The study does not change any flood zone or any insurance rating. It tells a buyer where the county's own engineers see water, and it is why we recommend that a buyer walk a prospective lot after a heavy rain.
Look up the exact parcel on FEMA's map service center, ask the seller for any elevation certificate and for a written account of any water on the lot, read the county's drainage study page, and ask your insurance agent to quote flood coverage at the address, not the neighborhood. Then compare the quote with a lender's requirement.
Selling in Burnt Store Village? A clear flood and drainage story sells homes faster than a vague one. Get a free home valuation and we will walk you through what buyers will ask.
Insurance in Burnt Store Village works the way it does across Southwest Florida: a homeowners policy for wind, a separate flood policy if you want one or a lender requires it, and state wind mitigation credits that depend on how each home was built. We print no premiums, because none are public for this community.
Data updated: September 2026 (Florida Office of Insurance Regulation Uniform Mitigation Verification Inspection Form; Florida Office of the Insurance Consumer Advocate; My Safe Florida Home program page; Citizens Property Insurance Corporation news release of March 4, 2026; Charlotte County flood protection page; Charlotte County Property Appraiser roll, read September 29, 2026).
We do not know what any Burnt Store Village home costs to insure, and nobody can tell you from a neighborhood name. Premiums depend on the specific home, the carrier and the year. Actual premiums for this community are not published in any public record we found. Information not available at time of publishing (checked 2026-09-29). What the public record does show is the structure of the decision: which policies exist, which features earn credits, and which of your home's facts a carrier will ask about.
The features a carrier asks about are listed on the state's mitigation form: whether the home was built in compliance with the Florida Building Code, the roof covering, the roof deck attachment, the roof to wall attachment, the roof shape, secondary water resistance and the opening protection (Florida Office of Insurance Regulation, Uniform Mitigation Verification Inspection Form OIR-B1-1802).
The form's first question is whether the home was "built in compliance with the FBC," meaning the Florida Building Code, with 2002 or later as the qualifying year. The county roll's year built is not a permit date, so it cannot settle that question for a given home, but it shows how the community's stock sorts.
Year built per the county roll | Parcels |
|---|---|
Before 1990 | 27 |
1990 to 2001 | 84 |
2002 to 2009 | 188 |
2010 to 2019 | 29 |
2020 to 2025 | 558 |
Source: Charlotte County Property Appraiser roll, our analysis, 886 parcels with a recorded year built, September 29, 2026. Year built per the county roll, not permit date.
By that count 775 of the 886 parcels date to 2002 or later, 558 of them (63 percent) to 2020 through 2025, and 111 date to before 2002. The Florida Building Code took effect in 2002, so a home in the 2002 group needs its permit date to know which side of the line it is on. For a buyer, the older homes deserve the closer look at the roof and the openings.
A licensed contractor, engineer, architect or certified building code inspector documents a home's features on the mitigation form, and Florida's Office of the Insurance Consumer Advocate says insurers are required by law to offer mitigation discounts or credits for documented features (Florida Office of the Insurance Consumer Advocate, Mitigation). The office describes a hip roof as the most wind-resistant roof shape. The dollar value of those credits for a Burnt Store Village home depends on the carrier's filed credit table and on a quote. Information not available at time of publishing (checked 2026-09-29).
A buyer should ask the seller for the most recent wind mitigation report. A newer home may carry features that older homes do not, but the report shows the actual answers, and the answers are what a carrier prices.
My Safe Florida Home is a state program that offers hardening grants for eligible homes. Its 2025-26 program page describes eligibility rules, including that the home is a single-family detached home or townhouse, owner-occupied with a homestead exemption, and had a building permit issued before January 1, 2008 (My Safe Florida Home, 2025-26 program). Under those rules, a Burnt Store Village home permitted after that date will not meet that test, and the 558 parcels built in 2020 or later fall outside it on year built. The page describes 2025-26, and the status for the next program year is not stated there. Check the program page for current terms and amounts.
Citizens Property Insurance Corporation is Florida's insurer of last resort. Its March 4, 2026 news release announced statewide multiperil rate decreases for 2026, effective July 1, 2026 for new customers, with renewals after that (Citizens Property Insurance Corporation, March 4, 2026). That release is a statewide announcement, and county-level and community-level premiums are not in it. Ask an independent agent for quotes.
Flood insurance is a separate policy from homeowners insurance. FEMA says Zone D flood insurance rates are "commensurate with the uncertainty of the flood risk" (FEMA, Zone D glossary). Charlotte County says flood insurance is required for federally backed mortgages only in high-risk zones and that policies typically have a 30-day waiting period (Charlotte County, Flood Protection). Actual flood premiums for Burnt Store Village are not published. Information not available at time of publishing (checked 2026-09-29). Get a quote at the address; do not assume one from a neighbor's bill.
Which private carriers are writing new policies on Burnt Store Village homes today is not stated in any public record we found. Information not available at time of publishing (checked 2026-09-29). That changes quarter to quarter, and an independent agent who represents several carriers will know it better than any guide.
Before you close, ask for the following, in writing:
With those five documents in hand, an insurance question becomes a number, and a number can be weighed against the price. Read the fee stack in the ownership cost section of this guide alongside them.
Buying in Burnt Store Village? Read how we represent buyers, or see our guide to new construction in Punta Gorda.
Burnt Store Village is zoned to East Elementary, Punta Gorda Middle and Charlotte High School, all in Charlotte County Public Schools. We ran 14 addresses on 14 different streets through the district's own Boundary Locator, and every one returned that same trio. The district lists kindergarten and first grade at East Elementary as closed for 2026-27.
Data updated: September 2026 (Charlotte County Public Schools Boundary Locator, 14 addresses queried September 29, 2026; Charlotte County Public Schools capacity page for East Elementary, 2026-27; Charlotte County Public Schools news release, July 1, 2026; OSRM routing estimates, September 29, 2026).
We did not rely on a listing field or a map graphic. From the Charlotte County Property Appraiser roll we took one home built in 2020 or later on each of 14 streets in Punta Gorda Isles Section 16, choosing the middle address on each street's alphabetical list, and ran each one through the lookup service behind the district's public Boundary Locator (Charlotte County Public Schools, Boundary Locator service). The district says the tool "is designed to help you determine the school your child(ren) will attend." Every address returned the identical assignment.
Address queried (ZIP 33955) | Elementary | Middle | High |
|---|---|---|---|
25613 Prada Dr | East Elementary | Punta Gorda Middle | Charlotte High School |
16174 Alcira Cir | East Elementary | Punta Gorda Middle | Charlotte High School |
25272 Doredo Dr | East Elementary | Punta Gorda Middle | Charlotte High School |
25308 Estrada Cir | East Elementary | Punta Gorda Middle | Charlotte High School |
16232 Juarez Cir | East Elementary | Punta Gorda Middle | Charlotte High School |
16224 Minorca Dr | East Elementary | Punta Gorda Middle | Charlotte High School |
25339 Alicante Dr | East Elementary | Punta Gorda Middle | Charlotte High School |
25298 Puerta Dr | East Elementary | Punta Gorda Middle | Charlotte High School |
16451 Becasse Dr | East Elementary | Punta Gorda Middle | Charlotte High School |
25361 Islas Dr | East Elementary | Punta Gorda Middle | Charlotte High School |
16100 Badalona Dr | East Elementary | Punta Gorda Middle | Charlotte High School |
16313 Branco Dr | East Elementary | Punta Gorda Middle | Charlotte High School |
16109 Galiano Ct | East Elementary | Punta Gorda Middle | Charlotte High School |
25212 Alcazar Dr | East Elementary | Punta Gorda Middle | Charlotte High School |
Source: Charlotte County Public Schools, Boundary Locator, live query for each address, September 29, 2026.
A lookup that returns the same answer for every address proves nothing unless it can also return a different answer. We ran four controls the same day. An address on Murdock Circle in Port Charlotte (ZIP 33948) returned Liberty Elementary, Murdock Middle and Port Charlotte High School. A made-up street address returned nothing. A Lee County address on Matecumbe Key Road with a 33955 ZIP returned nothing. A real Burnt Store Village street with the wrong ZIP returned nothing. So the tool separates addresses, and it wants the right ZIP.
The locator returns each school's address, phone number and a start date for the 2026-27 year. We added the drive from the community's center (OSRM, free-flow, no traffic, September 29, 2026).
School | Address | Phone | Drive from the community's center |
|---|---|---|---|
East Elementary (district school code 0081) | 27050 Fairway Drive, Punta Gorda 33982 | 941-575-5475 | 13.8 miles, about 23 minutes |
Punta Gorda Middle (0121) | 1001 Education Avenue, Punta Gorda 33950 | 941-575-5485 | 11.2 miles, about 19 minutes |
Charlotte High School (0031) | 1250 Cooper Street, Punta Gorda 33950 | 941-575-5450 | 10.7 miles, about 18 minutes |
Source: Charlotte County Public Schools, Boundary Locator, September 29, 2026; drive times by OSRM on OpenStreetMap data.
The locator lists East Elementary's start date as July 16, 2026, and the middle and high school start date as August 10, 2026. A family moving in over the summer should confirm the calendar with the school rather than assume an August start.
The district publishes a capacity page for each school. For East Elementary, the page titled "East Elementary Capacities 26-27" lists kindergarten and grade 1 as closed and shows open seats in grades 2 through 5 (Charlotte County Public Schools, East Elementary Capacities 26-27).
Grade | Programmatic capacity | Actual enrollment | Available capacity |
|---|---|---|---|
Kindergarten | 111 | 113 | Closed |
Grade 1 | 111 | 115 | Closed |
Grade 2 | 150 | 136 | 14 |
Grade 3 | 130 | 113 | 17 |
Grade 4 | 145 | 130 | 15 |
Grade 5 | 145 | 127 | 18 |
The school's capacity total on the page is 792. The page carries no last-updated date beyond its 2026-27 title, so treat the table as a snapshot we read on September 29, 2026.
Two limits matter. First, the page does not say what happens to a student whose assigned school has a closed grade, and we did not find the district's overflow rule, so we make no claim about attendance rights. Second, the county roll shows 558 of the 886 Burnt Store Village parcels with a recorded year built were built from 2020 to 2025 (Charlotte County Property Appraiser public files, our analysis). We draw no conclusion about cause, but a family buying a newly built home with a kindergartner or first grader should ask the district about that grade before the inspection period ends.
On July 1, 2026 the district announced that it had earned an A district rating from the Florida Department of Education, its first A in 15 years, ranked No. 21 of Florida's 67 school districts, with 10 schools rated A and no district-operated school rated D or F (Charlotte County Public Schools, news release, July 1, 2026). Punta Gorda Middle is one of the 10 A-rated schools in that release.
East Elementary and Charlotte High School do not appear on that A list. Their letter grades: Information not available at time of publishing (checked 2026-09-29). We do not use third-party rating sites for schools, and we do not print test scores we did not read from a primary source.
We ran 14 addresses, not all 1,387 parcels on the county roll. The 14 streets span the plat from side to side, and every one returned the same answer, but attendance zones can be redrawn and the locator shows 2026-27 start dates. Before you write an offer that depends on a school, run the exact street address through the district's Boundary Locator yourself. If a listing shows different schools, treat the district's locator as the answer.
Buying in Burnt Store Village with school-age children? Call Marc at (239) 287-5873 and we will run your target addresses through the locator with you before you tour, or read how we help buyers in Punta Gorda.
The nearest hospital to Burnt Store Village is AdventHealth Port Charlotte, 16.2 miles and about 28 minutes away in free-flow traffic. HCA Florida Fawcett Hospital is 16.4 miles and 29 minutes away. The nearest emergency room we measured is in Cape Coral, 14.9 miles and 25 minutes. No hospital sits inside or beside the community.
Data updated: September 2026 (AdventHealth; HCA Florida Healthcare; Charlotte County Fire and EMS; OSRM routing estimates from the community's center, computed September 29, 2026).
Facility | Type | Address | Distance | Free-flow drive |
|---|---|---|---|---|
AdventHealth Port Charlotte | Hospital with a 24/7 emergency room | 2500 Harbor Blvd, Port Charlotte | 16.2 miles | about 28 minutes |
HCA Florida Fawcett Hospital | Hospital with an emergency department; HCA lists Joint Commission Primary Stroke Center and state Comprehensive Stroke Center certification | 21298 Olean Blvd, Port Charlotte | 16.4 miles | about 29 minutes |
Sources: AdventHealth Port Charlotte; HCA Florida Fawcett Hospital, Emergency Services.
How we measured: estimated drive times from the community's center, no traffic. The OSRM open routing engine on OpenStreetMap road data gave the fastest route, free-flow, and each address was geocoded with the US Census Geocoder, accessed September 29, 2026. Add time for traffic and signals, especially in season.
HCA Florida Cape Coral Emergency, at 322 SW Pine Island Road in Cape Coral, is a freestanding emergency room and the closest one we measured, at 14.9 miles and about 25 minutes. It is in Lee County, on the site where HCA has announced plans for a Cape Coral hospital (HCA Florida Healthcare, plans to build Cape Coral Hospital). A freestanding emergency room is not a full hospital, so ask which facility your own doctors use before you decide that a shorter drive is the better one.
On September 5, 2025, AdventHealth announced a new emergency department at the southeast corner of Jones Loop Road and Mac Ever Street in Punta Gorda, offering 24/7 emergency care (AdventHealth, AdventHealth to expand emergency care access in Punta Gorda).
That is an announcement, not an open facility. We found no opening date, and we found no verified coordinates for the site, so we do not print a drive time to it. Announced, no opening date.
Urgent care within about 20 minutes: Information not available at time of publishing (checked 2026-09-29). We did not find a first-party source for a clinic near the community, and we do not print one we could not verify.
Fire and emergency medical service come from Charlotte County Fire and EMS. Station 5 is at 15200 Burnt Store Road, Punta Gorda, Florida 33955 (Charlotte County Fire and EMS, Station 5). The county publishes its station list, not response times by neighborhood, so we do not quote one.
If anyone in the household sees specialists often, map the actual doctors before you choose a street. From Burnt Store Village, the full hospitals are trips of about 28 to 29 free-flow minutes, and the drive to a specialist in Cape Coral or Fort Myers runs the other way. Free-flow is the best case, not the season case. Then measure your own route at the hour you would actually drive it.
Burnt Store Village is about 20 free-flow minutes from downtown Punta Gorda and from Punta Gorda Airport, 12 minutes from Burnt Store Marina, 30 minutes from Cape Coral City Hall and 32 minutes from downtown Fort Myers. Southwest Florida International Airport is about 53 minutes away, and Englewood Beach is about 61.
Data updated: September 2026 (OSRM routing engine on OpenStreetMap data, free-flow, from the community's center, destinations geocoded with the US Census Geocoder, computed September 29, 2026).
Destination | Miles | Minutes (free-flow) |
|---|---|---|
Downtown Punta Gorda (100 W Retta Esplanade) | 11.4 | 20 |
Fishermen's Village (1200 W Retta Esplanade) | 11.3 | 20 |
Punta Gorda Airport, PGD (28000 Airport Rd) | 11.3 | 20 |
Port Charlotte Town Center (1441 Tamiami Trl) | 19.5 | 34 |
Harbour Heights Park boat ramp (27420 Voyageur Dr) | 17.3 | 27 |
Burnt Store Marina (3150 Matecumbe Key Rd) | 4.9 | 12 |
Cape Coral City Hall (1015 Cultural Park Blvd) | 17.3 | 30 |
Downtown Fort Myers (2200 Second St) | 17.7 | 32 |
Southwest Florida International Airport, RSW | 40.4 | 53 |
Englewood Beach (2100 N Beach Rd) | 37.1 | 61 |
Boca Grande (500 Palm Ave) | 41.3 | 71 |
Downtown Sarasota (1565 1st St) | 64.6 | 80 |
Downtown Tampa (315 E Kennedy Blvd) | 113.7 | 130 |
Method: estimated drive times from the community's center, no traffic. We used the OSRM open routing engine on OpenStreetMap road data, fastest route, free-flow, with every destination geocoded by the US Census Geocoder, accessed September 29, 2026. The origin is the center of the community, the average of the Census-geocoded coordinates of one newly built home on each of 14 streets. Those 14 points span about 0.9 mile east to west and 0.95 mile north to south, so any address in Burnt Store Village is within roughly half a mile of the origin and the times hold to within about a minute for any lot.
Free-flow means an empty road: no season traffic, no school traffic, no red lights and no crash. Treat every figure as the best case, and add time for Burnt Store Road, U.S. 41 and I-75 congestion and for signals, especially in season, January through April. The Sarasota and Tampa times assume I-75 north.
Punta Gorda and Port Charlotte errands run north. Downtown Punta Gorda at the Retta Esplanade waterfront is 11.4 miles and about 20 minutes, and Fishermen's Village, the waterfront shopping and dining center at 1200 West Retta Esplanade, is 11.3 miles and about 20. Punta Gorda Airport is 11.3 miles and about 20 minutes, well under half the drive to the region's international airport. Port Charlotte Town Center is 19.5 miles and about 34 minutes. Harbour Heights Park, at 27420 Voyageur Drive, is the county ramp we measured for trailer boaters, at 17.3 miles and about 27 minutes.
Despite its name, Publix at Burnt Store Marketplace is on U.S. 41 at 3941 Tamiami Trail, not on Burnt Store Road (Publix, Burnt Store Marketplace). We did not route it separately.
South of the community the road crosses into Lee County. Burnt Store Marina is 4.9 miles and about 12 minutes by road to the Matecumbe Key Road core. We use it as a landmark, not as a claim about access rights. Cape Coral City Hall is 17.3 miles and about 30 minutes, downtown Fort Myers is 17.7 miles and about 32, and Southwest Florida International Airport is the long trip, 40.4 miles and about 53 free-flow minutes. For the city to the south, see our Cape Coral guide.
We measured two beach destinations. Englewood Beach is 37.1 miles and about 61 minutes, and Boca Grande is 41.3 miles and about 71 minutes. We did not verify a nearer Gulf access point, so we do not call either one the closest beach. Downtown Sarasota is 64.6 miles and about 80 minutes, and downtown Tampa is 113.7 miles and a little over two hours.
Selling a Burnt Store Village home? Distance sells when it is stated precisely. We market the real drive, about 20 free-flow minutes to downtown Punta Gorda and to the airport, not a round number. Get a free home valuation or call Jesse direct at (239) 898-6072.
Near Burnt Store Village, the Charlotte County phases of Burnt Store Road are listed as construction completed, Lee County's widening is in design, and several large residential projects sit within a mile of the plat, one of them adjoining it. Below is each project with its distance, its unit count and what remains undecided.
Data updated: September 2026 (Charlotte County-Punta Gorda MPO and Lee MPO joint packet, February 2026; FDOT project 436928-1; Charlotte County project pages, petition decision letters and Planning and Zoning Board minutes; Charlotte County GIS petitions layer, our analysis of distances).
The joint Charlotte County-Punta Gorda and Lee MPO packet for the February 27, 2026 meeting lists three Charlotte County construction phases as "CST Completed": Phase I from Scham Road to U.S. 41, Phase II from north of Zemel Road to south of Notre Dame Boulevard, and Phase III from north of the Lee County line to north of Zemel Road. The packet notes that all phases are complete except roughly 1,000 feet north of the Lee County line (Charlotte County-Punta Gorda MPO and Lee MPO, joint meeting packet, 2026). The packet's wording does not make clear which piece of that short segment is unfinished, so we do not say more than the packet does.
The packet's background describes the Charlotte County work as widening Burnt Store Road from two lanes to four, with bicycle lanes and six-foot sidewalks, from the Lee County line to U.S. 41. The association describes Burnt Store Road as the community's western boundary, so the road's condition matters to every owner.
The active widening is south of the county line. FDOT project 436928-1 covers 5.7 miles from Van Buren Parkway to the Charlotte County line, taking the road from two undivided lanes to four divided lanes with two 11-foot lanes each way, a 40-foot grassed median and 10-foot shared-use paths on both sides. It replaces the southbound bridge over Gator Slough Canal and plans a Continuous Green T intersection at Vincent Avenue (FDOT, Burnt Store Road PD&E, 436928-1).
The Project Development and Environment study is finished. FDOT held workshops in August and September 2022 and a public hearing on January 28, 2025, and it granted Location and Design Concept Acceptance on August 5, 2025. The MPO packet lists design at 60 percent in mid 2026, right-of-way acquisition underway and a $15.5 million Lee County commitment to right-of-way (MPO joint packet). We found no construction letting date in the sources we read, so we do not print one.
The joint MPO minutes of February 27, 2026 describe Burnt Store Road as the primary evacuation route for Charlotte and Lee County residents in the Pine Island Road to Jones Loop Road stretch, and note that the Burnt Store Corridor Coalition urged more safety improvements, surveillance and enforcement (Joint MPO Board meeting minutes, February 27, 2026).
Charlotte County is also repairing the lighting. A county disaster-recovery project replaces Hurricane Ian-damaged light poles and converts streetlights to LED on Burnt Store Road from U.S. 41 to the county line, on a budget of $37,844.25. Wire replacement was completed June 6, 2026, LED conversion has started from U.S. 41 southward, and federal authorization is pending, with milestone dates to be determined (Charlotte County, Disaster Recovery Site Burnt Store Road Signage/Lighting).
Charlotte County is also planning a new road. The Burnt Store Road Area East/West Connector, which the county also calls the Tuckers Grade Extension, would link Burnt Store Road to U.S. 41 as a two-lane road with pedestrian and bicycle facilities, designed for future expansion. On September 24, 2024 the Board of County Commissioners adopted Alternative #1 as the alignment, and the county's project page says final design, right-of-way and construction are not currently funded (Charlotte County, Burnt Store Road East-West Connector).
The county's project sheet puts the cost at $46,176,000 for design, right-of-way and construction, with an annual operating cost of $13,200, and states that the whole amount depends on voter approval of the 1 percent local option sales tax extension (Charlotte County, 2026 Infrastructure Project: Burnt Store Road Area East/West Connector). The sheet gives no schedule. The MPO packet phases a first two-lane segment with design and right-of-way in 2031 to 2035 and construction in 2036 to 2040, and the MPO minutes note the connector was added to the Joint TRIP priority list. We did not find a certified referendum result in the sources we read, so this guide states the funding as unfunded and dependent on the extension.
The county's Burnt Store Area Plan covers the corridor from the Charlotte and Lee County line north to Tuckers Grade, with U.S. 41 as its eastern edge. The county says the plan was initiated to address "significant development pressure on large undeveloped properties in the Burnt Store Corridor" by property owners who formed the Burnt Store Improvement Initiative, and its page lists Board workshops and agenda items from September 2023 through June 2024 (Charlotte County, Burnt Store Area Plan). The page gives no adoption date and does not mention Burnt Store Village by name.
To see what is entitled or proposed next door, we pulled every record in the county's petition layer, which covers zoning, plan amendment, site plan, plat, variance and special exception cases, within one mile of the plat outline, then measured the straight-line distance from the plat's edge to each petition's edge (Charlotte County GIS, Petitions layer). One hundred eighty-seven records fell inside that mile. A distance of 0.00 means the petition touches or overlaps the plat boundary. Distances are edge to edge, for orientation, and they are our analysis of the county layer, not a county statement.
Project | County petition | Distance from the plat | What the county records show |
|---|---|---|---|
Firelight North (formerly Eagle Creek) | DRC-26-011 and related petitions | Adjoins (0.00 to 0.01 mile) | 349.10 acres on Zemel Road; 337 base units, plus a requested 250 additional units |
Firelight East (Residences at Burnt Store East) | PP-23-03-03 | About 0.50 mile | 338.02 acres; plat for 344 single-family lots and 20 tracts |
Heritage Station | PP-21-09-18 | About 0.23 mile | 85.47 acres; 130 lots |
Sage Pointe | DRC-25-177 | About 0.81 mile | 278 acres; up to 999 residential units |
Heritage Landing | Multiple petitions | 0.44 to 0.99 mile | Neighboring community with its own guide |
Sources: Charlotte County decision letters and Planning and Zoning Board minutes cited in the sections below; Charlotte County Petitions layer, our analysis.
Firelight North adjoins the Burnt Store Village plat, and the association names Zemel Road as the community's northern boundary. The project covers 349.10 acres along Zemel Road. A 2026 county decision letter (petition DRC-26-011) covers a modification to the first phase entry and a later phase. It states a base density of 337 units, notes that the applicant requested 250 additional units, and records a recommendation to the Board of County Commissioners on April 2, 2026. It names Charlotte County Utilities as the utility provider (Charlotte County, decision letter DRC-26-011). We did not find the Board's decision on the extra 250 units, so we print the 337 base units and the request, and no larger figure.
Firelight East, also called Residences at Burnt Store East, sits about half a mile from the plat at 26901 and 27001 Zemel Road on 338.02 acres. The Planning and Zoning Board recommended the 344-lot plat unanimously on July 10, 2023 (Charlotte County Planning and Zoning Board, minutes, July 10, 2023). The county's decision letter shows the planned development final detail on the Board's consent agenda on September 10, 2024, and notes that Charlotte County Utilities approves the onsite design only, not utilities along Zemel Road (Charlotte County, decision letter DRC-24-030). The county's records show further modification requests since, so read the current status on the county's petition pages before relying on any unit count.
Heritage Station is an 85.47-acre, 130-lot project north of Yacht Clube Road, south of Heritage Landing Boulevard, east of Jolly Rodger Road and west of Burnt Store Road, and the Planning and Zoning Board recommended it unanimously on December 13, 2021 (Charlotte County Planning and Zoning Board, minutes, December 13, 2021). It is a separate project from Burnt Store Village, although some builder pages use the Burnt Store Village name for Heritage Station homes.
Heritage Landing is a neighboring community with its own guide, and its petitions appear in the county layer 0.44 to 0.99 mile from the plat. We did not find a current build-out count for it, so we print none. Its market numbers appear in the comparison table below.
Sage Pointe, at 14300 Burnt Store Road, carries the highest unit cap of the projects in the mile. The county's decision letter for petition DRC-25-177, dated January 27, 2026, describes a planned development concept of 278 acres and a maximum of 999 residential units, with central water and sewer proposed, recreational vehicle areas proposed and multiple Burnt Store Road access points. It makes approval conditional on 29 requirements before final detail (Charlotte County, decision letter DRC-25-177). County GIS lists the petition, PD-25-13, as "In Review." We did not find the Board's final vote.
Charlotte County has a future land use category named Burnt Store Village Residential (Charlotte County GIS, Future Land Use layer). It is a land-use label, not a place name and not a boundary. News coverage of neighboring projects sometimes repeats it, which can make a project outside the plat sound as if it were inside the community. When a listing or article says "Burnt Store Village," check the parcel's legal description on the Charlotte County Property Appraiser site: the homes we count carry the county's Punta Gorda Isles Section 16 plat legal.
The county petition layer includes community development district petitions for the neighboring Eagle Creek and Firelight East tracts. Punta Gorda Isles Section 16 does not appear in any district petition in that layer, and no community development district assessment appeared on the tax bills we reviewed (Charlotte County GIS, Petitions layer). A buyer comparing a Burnt Store Village home with a home inside one of those neighboring projects should compare the tax bills line by line.
The county's Burnt Store Drainage Study, by Kimley-Horn, covers the area from the Lee County line north to about Notre Dame Boulevard. It reports that public comment pins were dropped at 56 locations, largely within Burnt Store Village, for a July 2025 storm, and it names the community's rim ditch as the main concern. The consultant describes the study as planning level, and we found no funding or schedule for any project (Charlotte County, Burnt Store Drainage Study). We cover flooding in the flood zone section of this guide.
Burnt Store Village lies inside Charlotte County Utilities' certificated water and sewer service areas, so a home there is expected to connect to county water and sewer rather than a well and septic tank. Confirm each parcel with the county. Fire, sheriff, internet and mail follow Charlotte County arrangements, and some answers are not published.
Data updated: September 2026 (Charlotte County GIS utilities map service and Charlotte County Utilities pages; Charlotte County Utilities 2024 annual report; Charlotte County Fire and EMS; Charlotte County Sheriff's Office; Charlotte County MSBU pages; Burnt Store Village Property Owner's Association, read September 29, 2026).
We queried Charlotte County's GIS utilities map service against the Section 16 plat outline. Both the certificated sewer service area and the certificated water service area covering the plat belong to Charlotte County Utilities, each labeled "Public System" (Charlotte County GIS, Utilities Mapbook 2024, certificated sewer areas; certificated water areas). Inside the plat outline the same map service shows 195 gravity sewer main segments, all 8 inch, 163 manholes, 785 sewer laterals, 314 water main segments, 916 water meters and 68 hydrants (Charlotte County GIS utilities layers, our count).
That is a presence count from the county's map, not a lot-by-lot list of who is connected, and it is not proof that a particular vacant lot has a tap in the ground. The community lies inside the Charlotte County Utilities service area; confirm connection for each parcel.
No source we read describes Section 16 as a septic community, and the county's map shows gravity sewer and laterals throughout the plat, so a septic tank would be the exception. We did not find the county's mandatory-connection rule or the connection and capacity fees for Section 16 lots, so we print none.
For a lot purchase, the county's process is the Utilities Availability Form: one lot per form, with the exact street address and the short legal description from the Property Appraiser's record search, answered by Engineering Services (Charlotte County Utilities, Water and Sewer Availability). Make the answer a contingency in a lot contract. The county's utilities FAQ says a $45 one-time charge sets up a water account (Charlotte County Utilities, FAQ).
The county's wastewater plant for the area, the Burnt Store Water Reclamation Facility, is at 17430 Burnt Store Road, about 0.76 mile from the plat by our measurement of the county's petition layer. It is permitted at 0.5 million gallons a day, and the county's 2024 annual report shows it ran at 0.31 million gallons a day in fiscal year 2024, 62 percent of permitted capacity (Charlotte County Utilities, 2024 Annual Report; Charlotte County Utilities, Burnt Store Water Reclamation Facility).
The county is expanding it. Its project page says design development began November 3, 2025, a first packaged unit is expected in summer 2026, and the permanent expansion targets 1.25 million gallons a day with advanced wastewater treatment (Charlotte County, Burnt Store Water Reclamation Facility Expansion). The county's January 2026 utilities update says the construction manager was buying the first temporary unit (Charlotte County Utilities projects update, January 13, 2026). Expected summer 2026, status not confirmed: we did not find a record that the first unit is running, so we do not call the expansion operational.
Charlotte County Fire and EMS Station 5 is at 15200 Burnt Store Road, Punta Gorda, Florida 33955 (Charlotte County Fire and EMS, Station 5). The county publishes the station list, not response times by neighborhood.
Law enforcement is the Charlotte County Sheriff's Office. Its District 4 covers "all the areas south of the Baron Collier Bridge to the Lee County line" (Charlotte County Sheriff's Office, patrol districts). The page does not name Burnt Store Road or ZIP 33955, so ask the sheriff's office to confirm the assignment for a specific address. Burnt Store Village is unincorporated Charlotte County with a Punta Gorda mailing address, not part of the City of Punta Gorda.
Internet providers by address: Information not available at time of publishing (checked 2026-09-29). The authority is the FCC National Broadband Map, which lists the providers that report service at each address. Check the exact address there, then check each provider's own availability tool before you rely on working from home.
The mailing city is Punta Gorda and the ZIP is 33955. Mail delivery type by street, curbside or cluster box: Information not available at time of publishing (checked 2026-09-29). Ask the seller how mail reaches the house.
The streets are county-maintained through the Burnt Store Village Street and Drainage Unit, a county municipal service benefit unit. The county street and drainage assessment is $50 per equivalent residential unit on the tax bill, with a maximum rate of $195, for fiscal years 2026 and 2027 (Charlotte County, MSBU detail, Burnt Store Village Street and Drainage). The May 2026 ten-year projection shows repaving in fiscal year 2032, and projections change, so confirm the current schedule with the county's MSBU program. No community development district assessment appeared on the bills we reviewed.
Ask for these before the inspection period ends:
Our buyer team walks every Burnt Store Village contract through this list; see how we represent buyers, or call Marc at (239) 287-5873.
Burnt Store Village recorded 77 improved sales at a $325,000 median in the 12 months to September 26, 2026, the lowest median among the seven Punta Gorda area communities we track. Heritage Landing sits $7,500 higher, Deep Creek and Burnt Store Marina $35,000 higher, Burnt Store Lakes $107,000 higher, and the canal communities more than double.
Data updated: September 2026 (Charlotte County Property Appraiser and Lee County Property Appraiser public recorded-sale files, our analysis; windows as stated in the table).
Community | Recorded sales | Median recorded sale | 12-month window ends |
|---|---|---|---|
Burnt Store Village (the subject of this guide) | 77 | $325,000 | September 26, 2026 |
112 | $332,500 | September 24, 2026 | |
297 | $360,000 | September 26, 2026 | |
Burnt Store Marina (Lee County) | 106 | $360,000 | August 7, 2026 |
63 | $432,000 | September 26, 2026 | |
74 | $662,500 | September 24, 2026 | |
344 | $693,000 | September 24, 2026 |
Source: Charlotte County Property Appraiser public sales files, our analysis, for the Charlotte County communities; Lee County Property Appraiser public sales files, our analysis, for Burnt Store Marina. Burnt Store Village covers 2025-09-27 to 2026-09-26; the other windows are those stated in our sibling guides. Deep Creek's 297 sales are platted-lot sales, and it records 351 sales at $341,000 once its condominiums are included.
Compare like with like. Burnt Store Village's $325,000 is a median of 77 improved sales on Punta Gorda Isles Section 16, a plat of mostly detached homes: the county roll codes 881 parcels as single-family, and the median single-family sale was $173.64 per heated square foot on 61 sales (Charlotte County Property Appraiser public sales files, our analysis). The median heated area on the roll is 1,834 square feet across those 881 parcels.
Punta Gorda Isles recorded 344 sales in its in-city sections at $693,000, about 2.1 times the Village median, and Burnt Store Isles, Punta Gorda Isles Section 15, recorded 74 sales at $662,500, about 2.0 times. Those are the city's canal and golf communities, covered in their own guides. Burnt Store Marina is in Lee County, and its 106 sales include condominiums, so its $360,000 is not a house-to-house comparison. Heritage Landing counts all product types, so its $332,500 mixes homes and condominiums.
Deep Creek is measured the same way as Burnt Store Village, from county recorded sales on platted lots: 297 sales at $360,000, $35,000 or about 11 percent above the Village. Burnt Store Lakes recorded 63 sales at $432,000, $107,000 or about 33 percent above. The next section sets those two plats side by side.
For a seller, the table is a positioning tool. Of the 77 sales, 3 closed under $250,000, 52 between $250,000 and $349,999, 16 between $350,000 and $449,999, 4 between $450,000 and $549,999 and 2 at $550,000 or more, with a range of $185,000 to $625,000 and quartiles of $300,000, $325,000 and $362,500 (Charlotte County Property Appraiser public sales files, our analysis). The 12 months before that window recorded 90 sales at a $331,000 median, so the latest window shows 13 fewer sales and a $6,000 lower median.
The top of the range is priced home by home against the wider Punta Gorda market rather than against the Village median. For the days-on-market and sale-to-list picture, the SWFL MLS shows 28 closings between 09/29/2025 and 09/29/2026 with a median of 74 days on market (27 closings with a recorded figure) and a median sale-to-list ratio of 98.0 percent (SWFL MLS, our analysis). The county file is the count of record here, and the MLS is used only for those two measures.
Selling or buying in Burnt Store Village? Sellers can start with our Punta Gorda home values guide 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.
Burnt Store Village suits a buyer who wants the lowest entry price of the Burnt Store neighborhoods, a platted grid of detached homes and buildable lots, and few onsite amenities. Burnt Store Lakes suits a buyer who wants freshwater lakes, a resident paddle route to Charlotte Harbor and a higher price point.
Data updated: September 2026 (Charlotte County Property Appraiser public recorded-sale files, our analysis; SWFL MLS; Charlotte County GIS and Charlotte County MSBU pages; FEMA National Flood Hazard Layer; Burnt Store Village Property Owner's Association; Burnt Store Lakes Property Owners' Association, read September 2026).
The two share a road corridor, a ZIP code and a county, and both are inside the county's Burnt Store Drainage Study area. Burnt Store Village is Punta Gorda Isles Section 16 in unincorporated Charlotte County, and Burnt Store Lakes is Punta Gorda Isles Section 21, also in unincorporated Charlotte County. They are separate plats with separate associations, separate county tax lines and different products.
Decision factor | Burnt Store Village | Burnt Store Lakes |
|---|---|---|
Recorded plat | Punta Gorda Isles Section 16, platted in 1970 per the county subdivision record; 1,387 parcels on the county roll, and the association describes about 1,450 lots | Punta Gorda Isles Section 21 |
County and government | Unincorporated Charlotte County; Punta Gorda 33955 mailing address | Unincorporated Charlotte County; Punta Gorda 33955 mailing address |
Association | Mandatory Burnt Store Village Property Owner's Association, Inc., managed by Compass Rose Management | Mandatory, self-managed Burnt Store Lakes Property Owners' Association; seven small condominium regimes with their own associations |
Association fees | Annual assessment not published outside the member portal; it is on the adopted budget and the estoppel certificate. Estoppel and transfer fees: Information not available at time of publishing (checked 2026-09-29) | Annual assessment not published outside the member portal; a fee schedule effective February 1, 2026 lists a $750 buyer-paid Capital Resale Assessment |
Recorded sales, 12 months | 77 improved sales, median $325,000 (to September 26, 2026) | 63 sales on the platted lots, median $432,000 (to September 26, 2026) |
Product mix | 881 parcels coded single-family and 485 coded vacant on the county roll, which lags new construction | Detached homes on platted lots (57 single-family sales at $430,000) and 94 condominium units in seven regimes |
New construction | 558 of 886 parcels with a year built were built 2020 to 2025; of 44 sales of homes built 2020 or later, 22 were resales | 189 homes built 2020 to 2026; 16 of 63 sales were first sales of new homes, our builder-direct estimate |
Water and boating | No marina and no boat access of its own; a community park with a lake, a walking path, picnic tables and a playground | Eleven lakes per the association and a resident canoe and kayak launch on Bear Branch Creek to Charlotte Harbor; no boat ramp |
Amenities | The association states it has no pool, pickleball courts or beach onsite; no golf course or marina | No clubhouse, pool, golf course or marina; a community park |
Golf | None onsite; the semi-private 27-hole Burnt Store Marina Country Club welcomes the public | None; not a golf-cart designated community |
Flood | Of 1,374 parcel polygons tested, 1,330 mostly Zone D, 44 in shaded Zone X, none in a mapped special flood hazard area; panels effective December 15, 2022 | 10 of 12 sampled points Zone AE, base flood elevation 8 to 9 feet; 2 in shaded Zone X; panels effective December 15, 2022 |
Evacuation zone | County layer dated November 17, 2025: 1,346 parcels Zone C, 28 Zone B | 8 of 12 sampled points Zone A and 4 Zone B on the state layer |
County street and drainage charge | $50 per equivalent residential unit, maximum $195, fiscal years 2026 and 2027 | $297.83 per equivalent residential unit |
SWFL MLS | 28 closings, median 74 days on market, median sale-to-list 98.0 percent | Median 91 days on market, median sale-to-list 95.9 percent |
Growth next door | Firelight North adjoins the plat; Sage Pointe is about 0.81 mile away | The nearest large planned-development petition our guide measured is about 1.8 miles away |
Public schools | East Elementary, Punta Gorda Middle, Charlotte High | East Elementary, Punta Gorda Middle, Charlotte High |
Drive to downtown Punta Gorda | About 20 minutes | About 18 minutes |
Rentals and age | A rental policy exists; the Declaration we read contains no age restriction | Short-term rentals such as Airbnb and VRBO prohibited; described as cross-generational |
Sources: Charlotte County Property Appraiser public sales files, our analysis; SWFL MLS, our analysis (Burnt Store Village 09/29/2025 to 09/29/2026, Burnt Store Lakes pulled September 26, 2026); FEMA National Flood Hazard Layer; Charlotte County, Evacuation Zones map; Charlotte County, MSBU detail for Burnt Store Village; Burnt Store Village Property Owner's Association; Burnt Store Lakes Property Owners' Association; Charlotte County, South Burnt Store MSBU; Burnt Store Marina Country Club; OSRM drive times from each community's center or reference address, September 2026.
Read the table with care in three places. The flood rows use different methods: we tested every Burnt Store Village parcel polygon, and our Burnt Store Lakes guide sampled 12 points. The evacuation rows read different layers, so do not compare the zone letters; look up your own address on the county's Know Your Zone lookup. And the MLS windows differ by a few days.
The Village is the lower-priced plat: $325,000 against $432,000, a gap of $107,000. Part of the difference is product. Burnt Store Lakes' figure covers 63 sales on its platted lots, nearly all detached homes, while the Village's 77 sales are on a uniform grid with a median heated area of 1,834 square feet. A buyer who wants to compare houses should ask us for both plats' single-family medians side by side, because a median moves when the mix moves.
The single biggest lifestyle difference is water. Burnt Store Lakes counts eleven lakes and runs a resident canoe and kayak launch to Charlotte Harbor. Burnt Store Village has a community park with a lake and a walking path, and the association's own FAQ tells residents to assume alligators in the community lake. Neither plat gives an owner a boat ramp or a slip, and Burnt Store Village has no marina or boat access of its own. For a trailer boater, the nearest county ramp we measured from the Village is Harbour Heights Park, 17.3 miles and about 27 free-flow minutes away, and Burnt Store Marina's Safe Harbor is a commercial marina open to paying boaters, not a community amenity of either plat.
The flood story is less obvious than it looks. Most of Burnt Store Village is mapped Zone D, which FEMA describes as an area of "possible but undetermined flood hazards" where no flood hazard analysis has been conducted (FEMA, glossary, Zone D). That is not the same as low risk. Burnt Store Lakes, by contrast, sampled mostly Zone AE, a mapped special flood hazard area where flood insurance is mandatory for a federally backed mortgage (Charlotte County, Flood Protection). Both communities sit inside the county's drainage study area, and the study's public comment pins clustered in Burnt Store Village. Check the exact address for a flood zone, an elevation certificate and drainage history, whichever plat you choose.
Burnt Store Village has a large project on its edge. Firelight North adjoins the plat, Firelight East is about half a mile away and Sage Pointe, with a cap of 999 residential units, is about 0.81 mile away. Our Burnt Store Lakes guide measured its nearest large planned-development petition at about 1.8 miles, straight-line, by a different method. For a buyer, the practical point is construction traffic and new neighbors on Burnt Store Road for years; for an owner, it is more demand for the same road and more competing new homes.
From the Village's center the free-flow drive is about 20 minutes to downtown Punta Gorda, 20 to Punta Gorda Airport, 12 to Burnt Store Marina, 30 to Cape Coral City Hall and 53 to Southwest Florida International Airport. Our Burnt Store Lakes guide, measured from a different origin, shows 18, 19, 10, 27 and 51 minutes. The origins differ, so treat the gap as a rough one to three minutes, not a precise number.
If price and a plain, buildable grid drive your decision, start with Burnt Store Village. If water and a lake setting drive it, start with Burnt Store Lakes. If you cannot decide, tour one street in each on the same day and ask for the estoppel certificate and the tax bill on a specific home in each, because those two documents settle most of what the table cannot. If you own in either community and want to know which buyer your home appeals to, get a free home valuation or call Jesse direct at (239) 898-6072. We sell on both plats.
The pros of Burnt Store Village are the lowest median price among the Burnt Store neighborhoods, newer homes, buildable lots, county utilities and nearby golf and preserves. The cons are drainage along the rim ditch, few onsite amenities, growth next door, longer drives to hospitals and closed grades at East Elementary.
Data updated: September 2026 (Charlotte County Property Appraiser public files, our analysis; SWFL MLS; FEMA; Charlotte County; Burnt Store Village Property Owner's Association; Charlotte County Public Schools).
For a seller, the pros are what you market and the cons are what a buyer's agent will raise. Lead with the price advantage over the neighboring plats, the newer homes, the county utilities and the Zone D and Zone X map picture, and be ready with the drainage study, the evacuation zone and the East Elementary capacity page before a buyer asks. We price against the plat's own sales, not the Burnt Store Lakes number, and we bring the estoppel certificate to the table early so the unpublished assessment is not a surprise. To see where your home falls, get a free home valuation or read our new construction guide for Punta Gorda if you are weighing a new build against a resale.
Selling a Burnt Store Village home well means pricing it on Charlotte County's recorded sales, competing honestly with the newer homes on the same grid of streets, and answering the association, flood and drainage questions before a buyer asks. McGreevy and Comisar, the #1 team in Southwest Florida since 2012, build every Burnt Store Village listing around those three.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis, sales recorded September 27, 2025 to September 26, 2026; SWFL MLS, closings September 29, 2025 to September 29, 2026).
If you're searching for the best Burnt Store Village listing agent, or thinking, "I need to sell my house in Burnt Store Village," 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 Village homes against the recorded sales of comparable homes on the same plat, from the same era of construction and the same size band, and against the newer homes going up around them, then market the parts a buyer from out of state cannot see for themselves.
In the last 12 months we tracked 77 recorded improved sales in Burnt Store Village at a median of $325,000, from $185,000 to $625,000, and 75 sales at the same $325,000 median once two duplex sales on Badalona Drive are set aside (Charlotte County Property Appraiser public sales files, our analysis, sales recorded September 27, 2025 to September 26, 2026; the county file ends in late August for recorded sales in this window). The prior 12 months held 90 sales at a median of $331,000. Of the 77 sales, 3 were under $250,000, 52 were from $250,000 to $349,999, 16 were from $350,000 to $449,999, 4 were from $450,000 to $549,999 and 2 were $550,000 or more. Of 44 sales of homes built 2020 or later, 22 were resales, and the single-family median was $173.64 per heated square foot on 61 sales. SWFL MLS shows 28 closings labeled Burnt Store Village from September 29, 2025 to September 29, 2026, at a median of $320,000, a median 74 days on market and a 98.0 percent median sale-to-list ratio. The MLS count is far smaller than the county count because it does not capture every recorded sale, which is why a Burnt Store Village valuation has to start from the county record.
Start with our free home valuation and we will follow up with a Burnt Store Village-specific number built on recorded sales of comparable homes on comparable lots inside Punta Gorda Isles Section 16. 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 ones on your own plat, matched by year built and heated area. Burnt Store Village is one recorded plat of 42 named streets on ordinary interior lots, so homes compare closely. In the 12 months to September 26, 2026, 44 of the 77 recorded sales were homes built 2020 or later at a $331,000 median, 10 were built 2000 to 2019 at $335,000 and 9 were 1990s homes (Charlotte County Property Appraiser public sales files, our analysis). We choose your comparables from your own cohort, not from the whole plat.
By pricing against them honestly and selling what they cannot. Of the 886 parcels with a year built, 558 were built from 2020 to 2025, so a listing often sits beside a home that is new or nearly new, and 22 of the 44 sales of homes built 2020 or later in the latest 12 months were resales (Charlotte County Property Appraiser public sales files and roll, our analysis). A resale offers a finished yard, a known roof, an insurance history and no construction timeline, and we set those beside the newer home's base price in the listing materials.
The association's estoppel request, the Declaration, the latest tax bill, any exterior approval letters, the survey, the permit history and, where you have one, a wind mitigation form. The association's management company, Compass Rose Management, receives estoppel requests (Burnt Store Village POA), and the recorded restrictions are posted as a Single Family Deed Restrictions PDF. Florida's wind mitigation form is the OIR-B1-1802. We collect these before the first showing.
Not by itself. Most of the community is mapped FEMA Zone D, 44 lots are in shaded Zone X, and none of the parcels we analyzed lie in a mapped special flood hazard area (FEMA National Flood Hazard Layer, queried September 29, 2026). The county states that flood insurance is mandatory for federally backed mortgages in high-risk zones and optional outside them (Charlotte County, Flood Protection), although a lender's own rule can still require it. A lender's flood determination governs each address.
Expect both questions. The county's Burnt Store Drainage Study, a planning-level and unfunded study, recorded 56 resident pins largely within Burnt Store Village from a July 2025 storm and centers on the rim ditch that circles the east and south sides (Charlotte County, Burnt Store Drainage Study). The street and drainage line is $50 per equivalent residential unit for fiscal years 2026 and 2027. We bring both documents to the listing so the answers are ready.
Yes. We manage showings, vendor access, inspections, association paperwork and the closing remotely, with mail-away closing documents through the title company. Because the association's documents describe county-maintained streets and a manager handles its estoppel requests, most steps run by email, and we arrange a local contact for the house while it is listed. The association's monthly inspection process means lawn and exterior upkeep still matter while you are away.
McGreevy and Comisar are the Southwest Florida team Burnt Store Village 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 Road and Charlotte 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 Village home or homesite? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Burnt Store Village? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Jesse McGreevy is a top-reviewed Burnt Store Village realtor, and the reviews on the team's Google Business Profile describe what a Burnt Store Village seller or buyer needs most: honest pricing, clear communication, and a team that keeps following through after the contract.
★★★★★ "I can only say he is a refreshing and highly motivated professional. No tricks exaggerations nor falsehoods. His way of bringing quality clients is exceptional. He does not bring lookers. He brings buyers!" Verified Google review
★★★★★ "Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through." Verified Google review
★★★★★ "He did a great job planning and made the most of the time we had together. I would highly recommend reaching out to Marc for any real estate needs." Verified Google review
★★★★★ "Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn't have been happier! If we ever move again we'll always call Jesse and Marc!" Verified Google review
★★★★★ "Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed." Verified Google review
★★★★★ "Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!" 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 Village buyers ask whether it is part of Burnt Store Lakes or Burnt Store Marina, what the association and the county charge, how flood, drainage and insurance work, how building a new home goes, and what homes sell for. Each answer draws on the sources listed at the end.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files and parcel roll, our analysis, sales recorded September 27, 2025 to September 26, 2026; SWFL MLS, closings September 29, 2025 to September 29, 2026; FEMA National Flood Hazard Layer and Charlotte County evacuation zone layer, queried September 29, 2026; Charlotte County Public Schools Boundary Locator, September 29, 2026).
It suits buyers who want a newer single-family home on an ordinary interior lot at a lower price than the neighboring Burnt Store communities, and who accept that the community has no club, pool or golf course of its own. In the 12 months to September 26, 2026, 77 recorded improved sales had a $325,000 median, and 558 of the 886 parcels with a year built were built from 2020 to 2025 (Charlotte County Property Appraiser public sales files and roll, our analysis). Membership in the association is mandatory, most of the community is mapped FEMA Zone D, and the county's drainage study centers on its rim ditch, so weigh those before you offer.
No. Burnt Store Village is Punta Gorda Isles Section 16, one recorded plat (Plat Book 8, Page 27) in unincorporated Charlotte County, governed by the Burnt Store Village Property Owner's Association (Charlotte County subdivision map). Burnt Store Lakes is Section 21 and Burnt Store Marina is Section 22, each with its own association. Some builder pages use the Burnt Store Village name for homes in neighboring Coral Lakes and Heritage Station, which adds to the confusion.
The median was $325,000 on 77 recorded improved sales from September 27, 2025 to September 26, 2026, with a range of $185,000 to $625,000 and quartiles of $300,000, $325,000 and $362,500 (Charlotte County Property Appraiser public sales files, our analysis). Setting aside two duplex sales on Badalona Drive leaves 75 sales at the same $325,000 median. The prior 12 months held 90 sales at a median of $331,000. SWFL MLS, which captures fewer sales, shows a $320,000 median on 28 closings from September 29, 2025 to September 29, 2026.
The county recorded 77 qualified improved sales from September 27, 2025 to September 26, 2026, against 90 in the 12 months before (Charlotte County Property Appraiser public sales files, our analysis). The county file ends in late August for recorded sales in this window. SWFL MLS lists 28 closings for September 29, 2025 to September 29, 2026, but the MLS does not capture every recorded sale, so the county count is the one to read as the size of the market and 28 is not.
Most of the built stock is recent. Of the 886 parcels with a year built, 27 were built before 1990, 74 in the 1990s, 172 in 2003 to 2007, 29 in 2010 to 2019 and 558 in 2020 to 2025, which is 63 percent (Charlotte County Property Appraiser roll, our analysis). Sales are more mixed: of 44 sales of homes built 2020 or later in the 12 months to September 26, 2026, 22 were resales. The roll lags new construction, and 14 sales in the window are on parcels with no year built recorded yet.
Yes, and it is mandatory. The Burnt Store Village Property Owner's Association, Inc. is an active Florida not-for-profit filed in 1984 (Florida Division of Corporations), and the recorded Declaration says ownership of each lot represents one membership. The association's own rental policy also states that property owners are required to be members and to pay assessments duly levied (Burnt Store Village POA). Compass Rose Management is the association's manager of record.
Information not available at time of publishing (checked 2026-09-29). The association does not publish its annual dues outside its member area; the amount is on the adopted association budget and on the estoppel certificate ordered at contract. In its own FAQ the association calls its annual dues "very low and reasonable" and ties that to having no pool, pickleball courts or beach onsite (Burnt Store Village POA, FAQs), but that is a description, not a figure.
The county's Burnt Store Village Street and Drainage Unit assesses $50 per equivalent residential unit, with a maximum rate of $195, for fiscal years 2026 and 2027, and it appears on the tax bill as a non-ad valorem line (Charlotte County MSBU). The county's May 2026 projection shows paving in fiscal year 2032, but projections change, so confirm with the county MSBU office. This county line is separate from anything the association bills.
As an illustration, not a forecast, the 2025 tax bill on one built-2021 homestead parcel with an assessed value of $365,181 totaled $5,564.24: $4,905.51 in ad valorem tax at a 15.0855 total millage (tax district code 104) and $658.73 in non-ad valorem lines that include the $50 street and drainage assessment, fire rescue and sanitation (Charlotte County Tax Collector; Charlotte County Property Appraiser). No community development district assessment appeared on the bills we reviewed. Your own bill depends on your assessed value.
Mostly Zone D. FEMA's map service shows most of the community in Zone D, meaning possible but undetermined flood hazard, and 44 lots in shaded Zone X, and none of the parcels analyzed lie in a mapped special flood hazard area (FEMA National Flood Hazard Layer; FEMA, Zone D). The governing panels are 12015C0416G and 12015C0417G, effective December 15, 2022. These are map overlays, not a determination, so check every address with a lender's flood determination.
We found no public record of home flooding specific to Burnt Store Village, and the record we do have concerns drainage. The county's Burnt Store Drainage Study, a planning-level and unfunded study, recorded 56 resident pins largely within Burnt Store Village from a July 2025 storm and describes ongoing flooding concerns along the rim ditch on the community's east and south sides (Charlotte County, Burnt Store Drainage Study). The study says it does not evaluate storm surge and is not suitable for FEMA map revisions.
Information not available at time of publishing (checked 2026-09-29) for Burnt Store Village specifically. The document class that would hold it is the county's damage assessment reports by subdivision or FEMA assistance data by ZIP code. Countywide, Ian made landfall near Punta Gorda on September 28, 2022 and destroyed at least 200 homes in Charlotte County (National Hurricane Center report). We do not attribute any of that damage to this plat.
Information not available at time of publishing (checked 2026-09-29). Premiums are set by each insurer, and the record that holds them is a quote for a specific home with its wind mitigation form. What the record shows is structure: Florida's mitigation form asks first whether a home was built in compliance with the Florida Building Code, 2002 or later (OIR-B1-1802), and 558 of the community's 886 parcels with a year built were built from 2020 to 2025, by the year built on the county roll rather than the permit date.
The community lies inside the Charlotte County Utilities certificated sewer service area. The connection status of an individual parcel is not published, so confirm it for the lot you are buying with the county's Utilities Availability Form (Charlotte County Utilities, Water and Sewer Availability). We do not assume any lot is connected.
The community lies inside the Charlotte County Utilities certificated water service area, which is county water, not the City of Punta Gorda's. As with sewer, the connection status of one parcel is not published, so confirm it with the county's Utilities Availability Form before you rely on it (Charlotte County Utilities). A new home on a vacant lot should have that answer in writing before you close.
Yes. The Declaration of Restrictions is dated July 2, 1970, covers Blocks 297 to 357, is recorded in Official Records Book 338 and was preserved by a notice dated October 31, 2003 (Single Family Deed Restrictions PDF). It limits lots to single-family use and sets setbacks of 25 feet in front, 15 feet in the back and 7.5 feet on the sides. One short block of duplex-zoned lots on Badalona Drive sits outside the single-family declaration.
The association has a rental policy, Policy 10, that applies to owners who rent (Burnt Store Village POA). Information not available at time of publishing (checked 2026-09-29) for a minimum lease term or a cap on rentals. The document that holds them is the association's current rental policy and any amendments to the Declaration, which you should read before you buy a home for renting.
As posted on the association site, fences are limited to 4 feet and at least 75 percent open, sheds and similar structures are not permitted, and boats, campers, trailers and RVs may be parked only 8 hours a day without a waiver, with no parking on grass. The recorded Declaration also requires approval for fences over 3 feet and bars overnight boats and trailers without written consent. Verify the current policy text before you plan a purchase around any of these.
Not that we can find. The Declaration we read contains no age restriction, and no association document we read describes the community as 55 plus (Single Family Deed Restrictions PDF). Searchers sometimes confuse the area with age-restricted communities elsewhere along Burnt Store Road. Because policies and amendments can change, confirm with the association and the recorded documents rather than relying on a listing description.
No. The association's own FAQ says the community has no pool, pickleball courts or beach onsite (Burnt Store Village POA, FAQs). What it does have is a Community Park with a walking path around a lake, picnic tables and a playground, and a posted policy for its community center. Golf and dining are next door at Burnt Store Marina Country Club, where the club says the public is welcome (Burnt Store Marina Country Club), which does not give residents membership rights.
Not on the records we read. County GIS and the USGS hydrography layer show no canal, lake or waterway frontage for the residential lots, only drainage ditches and small stormwater basins on the edges, and the median measured lot is about 9,700 square feet (county GIS, our analysis). The association's Community Park has a lake, and the association warns to assume alligators in it. Do not assume a water view; check the specific lot on an aerial.
Yes, on a vacant lot, subject to the association's architectural review and county permits. As posted on the association site, Policy 4 lists a $250 application fee, a $12,500 refundable clean-site deposit, a bonded and insured builder, reinforced poured concrete or ICF block construction, and no manufactured, mobile or modular homes; verify current amounts. Zoning is RSF-3.5 on the residential body, and you should confirm utility availability first. See our Punta Gorda new construction guide.
Twelve qualified vacant-lot sales under $100,000 in the 12 months to September 26, 2026 had a median of $38,000, from $27,500 to $49,000 (Charlotte County Property Appraiser public sales files, our analysis). The qualified series by year is $33,500 in 2022 on 147 sales, $40,000 in 2023 on 85, $42,750 in 2024 on 46, $50,000 in 2025 on 24 and $38,000 in 2026 to date on 12. The deed minimum is 75 feet wide and 7,200 square feet, and the median measured lot is about 9,700 square feet.
The county roll does not record the builder of a home, so we do not print a builder list. Information not available at time of publishing (checked 2026-09-29) for builder home counts. The document class that holds them is the county building permit reports. Several builders market homes near Burnt Store Village, and some builder pages use the Burnt Store Village name for homes in neighboring Coral Lakes and Heritage Station, so check the plat and the association for any address.
The Charlotte County Public Schools Boundary Locator returned East Elementary, Punta Gorda Middle and Charlotte High for 14 addresses on 14 different streets of the community on September 29, 2026 (Charlotte County Public Schools, Boundary Locator). Punta Gorda Middle is one of the schools the district lists as A-rated in its July 1, 2026 release. Verify your own address on the locator, because attendance zones can be redrawn.
For 2026-27 the district lists kindergarten and first grade at East Elementary as closed to new students (Charlotte County Public Schools, East Elementary capacities). Information not available at time of publishing (checked 2026-09-29) for what a closed grade means for a zoned address. The document that holds it is the school board's attendance zone and enrollment policy, and the district's enrollment office can answer for your child's grade.
There is no beach onsite. Estimated drive times from the community's center, without traffic, are 61 minutes to Englewood Beach and 71 minutes to Boca Grande (OSRM routing on OpenStreetMap data, accessed September 29, 2026). Charlotte County's own beach list names Port Charlotte Beach Park and Englewood Beach (Charlotte County, Beaches). Add time on Burnt Store Road, US 41 and I-75, especially from January to April.
No hospital is inside or beside the community. Estimated drive times from the community's center, without traffic, are 28 minutes (16.2 miles) to AdventHealth Port Charlotte, 29 minutes (16.4 miles) to HCA Florida Fawcett Hospital and 25 minutes (14.9 miles) to the HCA Florida Cape Coral Emergency room (OSRM routing, accessed September 29, 2026). AdventHealth has announced an emergency department at Jones Loop Road and Mac Ever Street with no opening date (AdventHealth).
Southwest Florida International Airport is 40.4 miles and about 53 minutes away, and Punta Gorda Airport is 11.3 miles and about 20 minutes away, by estimated drive time from the community's center without traffic (OSRM routing on OpenStreetMap data, accessed September 29, 2026). Downtown Fort Myers is 32 minutes and Cape Coral City Hall is 30 minutes. These are free-flow estimates, so allow more time in season.
Firelight North adjoins the community with 337 base units and a requested 250 more (Charlotte County decision letter DRC-26-011). Firelight East, about half a mile away, has a 344-lot plat (DRC-24-030), and Heritage Station, about 0.23 mile away, has 130 lots (Planning and Zoning Board minutes). The county's decision letter for Sage Pointe describes about 278 acres and a maximum of 999 residential units (DRC-25-177). Distances are edge to edge, our analysis.
The county MPO packet of February 2026 lists the Charlotte County phases as construction completed, with a short segment of about 1,000 feet excepted (Charlotte County-Punta Gorda MPO packet). The active widening is on the Lee County side, from Van Buren Parkway to the county line, where the state's PD&E study was completed on August 5, 2025 (FDOT project 436928-1). The Tuckers Grade Extension to US 41 is unfunded and depends on the sales tax extension.
No. Burnt Store Village is in unincorporated Charlotte County with a Punta Gorda mailing address and ZIP code 33955, and the county's parcel record for a sampled home shows it outside the city. County government runs the roads, permits and taxes here, not the city. For the city itself, see our Punta Gorda guide.
Burnt Store Village had 77 recorded sales at a $325,000 median, and Burnt Store Lakes had 63 at $432,000 (county recorded sales, our analysis, windows as stated in each guide). They are separate plats with separate associations and separate county street and drainage units. Burnt Store Lakes is the lake community with boating and lake features, described on its own page, while Burnt Store Village is an interior-lot plat with a Community Park and no frontage we could find.
It is the association's written statement of what its records show is owed on a lot, and the buyer, lender and title company rely on it at closing. Estoppel requests go to the association's manager, Compass Rose Management (Burnt Store Village POA). Information not available at time of publishing (checked 2026-09-29) for the cost. The document that holds it is an estoppel request placed on a contract, so ask your closing agent to order it early.
Information not available at time of publishing (checked 2026-09-29). Closing costs depend on your price, loan and title company, and the document that holds them is the lender's Loan Estimate and the Closing Disclosure. Two items we can point to in this community are the association's estoppel, whose cost is not published, and the county tax bill lines, including the $50 street and drainage assessment, which are shared between buyer and seller under the contract.
McGreevy and Comisar. In the last 12 months we tracked 77 recorded sales in this plat and price every offer against that record, and we know the association, flood and drainage questions a Burnt Store Village buyer needs answered. Jesse McGreevy and Marc Comisar lead the #1 team in Southwest Florida since 2012, and our personal sales exceed $900 million. See our best realtors in Punta Gorda page and how we represent buyers, or call Marc at (239) 287-5873.
Burnt Store Village sellers ask about price, speed, association paperwork, flood and drainage, the newer homes nearby and what a sale costs. Each answer uses the county record, SWFL MLS or a posted document, and where a figure is not published we say so and name the document that holds it.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files and parcel roll, our analysis, sales recorded September 27, 2025 to September 26, 2026; SWFL MLS, closings September 29, 2025 to September 29, 2026; FEMA National Flood Hazard Layer, queried September 29, 2026; Burnt Store Village Property Owner's Association posted policies, read September 29, 2026).
Recorded sales set the range, and your home's cohort sets the number. The 77 improved sales from September 27, 2025 to September 26, 2026 had a $325,000 median and a $185,000 to $625,000 range, the single-family median was $173.64 per heated square foot on 61 sales, and the community's median heated area is 1,834 square feet (Charlotte County Property Appraiser public sales files and roll, our analysis). Homes built 2020 or later had a $331,000 median on 44 sales, and homes built 2000 to 2019 had $335,000 on 10. Start with our free home valuation.
The median was 74 days on market on 27 SWFL MLS closings labeled Burnt Store Village from September 29, 2025 to September 29, 2026, with a wide spread from 6 days to 316 days. Five of the 27 sold in 20 days or fewer, and five took 169 days or more. The MLS covers only part of the recorded sales, and the county record has no days-on-market field, so treat the median as a guide to pace rather than a promise for one listing.
We report the median rather than an average because a few slow sales pull an average up: SWFL MLS shows a median of 74 days on market on 27 closings, from September 29, 2025 to September 29, 2026, and one closing did not carry a days-on-market figure. Closing dates in that pull run from October 8, 2025 to September 28, 2026. The county's recorded sales do not include days on market, so this is the only source for it.
The median sale-to-list ratio was 98.0 percent on 28 SWFL MLS closings from September 29, 2025 to September 29, 2026, measured as sold price over the final list price. That means the typical Burnt Store Village home closed about 2 percent under its last asking price, and the MLS median sold price of $320,000 sits close to the county's $325,000. The ratio comes from MLS closings only, so it leaves out sales that never listed.
The record shows a steady market with more supply coming. The county recorded 77 sales in the latest 12 months against 90 in the prior 12 months, and the median moved from $331,000 to $325,000 (Charlotte County Property Appraiser public sales files, our analysis). Nearby proposals, including Firelight North, Firelight East and Heritage Station, add homes over time. Whether now is right depends on your plans and your home, and we will run both scenarios on your numbers.
Yes. Of the 886 parcels with a year built, 558 were built from 2020 to 2025, and 44 of the 77 recorded sales in the latest 12 months were homes built 2020 or later, at a $331,000 median, of which 22 were resales (Charlotte County Property Appraiser public sales files and roll, our analysis). Vacant lots also remain available to build on. A resale competes on what a new home lacks: a finished yard, an insurance history and no construction timeline.
Information not available at time of publishing (checked 2026-09-29) for a month-by-month pattern in Burnt Store Village. The record that would hold it is several years of monthly recorded sales, and the county file for this window ends in late August. What we can say is that the SWFL MLS median was 74 days on market, so count back from the date you need to close and list early enough to cover that, plus the estoppel and any approvals.
Fix the items a buyer's inspection will raise, and keep exterior changes within the association's rules. The recorded Declaration requires plan approval for structural work, and the association's posted policies cover fences, structures and exterior changes, so get approval before you paint, fence or add anything (Single Family Deed Restrictions PDF). We walk the house with you and tell you which repairs are worth doing before a sale and which to leave alone.
You need the association's estoppel certificate, its written statement of what is owed on your lot, and your closing agent normally orders it. Estoppel requests go to the association's manager, Compass Rose Management (Burnt Store Village POA). Information not available at time of publishing (checked 2026-09-29) for a separate resale certificate form. The document that holds it is the association's current fee schedule or governing documents, which we ask for at listing.
Information not available at time of publishing (checked 2026-09-29). We found no published estoppel fee, and the association does not publish its annual assessment outside its member area. The document that holds it is the estoppel certificate request itself, so we order it early and put the amount on your net sheet before you accept an offer.
Information not available at time of publishing (checked 2026-09-29) for any approval, transfer fee or capital contribution charged on a sale. The documents that hold them are the association's adopted budget, its governing documents and the estoppel certificate. One posted rule does apply: For Sale signs are limited to 6 inches by 8 inches on a metal post and must be removed within 30 days after closing (Burnt Store Village POA).
Yes, disclose what you know: any flooding, insurance or flood claims, and repairs. If you do not know whether the home ever took water, say so plainly rather than guessing. Most of the community is mapped FEMA Zone D, and none of the parcels we analyzed lie in a mapped special flood hazard area, but a map zone is not a flood history, and the county's drainage study records 56 resident pins from a July 2025 storm (Charlotte County, Burnt Store Drainage Study). We walk the disclosure with you.
Not necessarily. No base flood elevation is published for the residential lots in Zone D, so an elevation certificate has no published flood elevation to compare against, and the county's elevation certificate records for the community are sparse and mixed in age. Whether a buyer or title company wants a new survey is set by the contract. The association's new construction policy calls for foundation and as-built surveys only for new homes.
The county's street and drainage line is a non-ad valorem charge on the tax bill for the parcel, $50 per equivalent residential unit for fiscal years 2026 and 2027, so it stays with the property (Charlotte County MSBU). How the current year's bill is shared between you and the buyer is set by the contract and shown on the closing statement. We show it on your net sheet before you list.
Through the contract and the closing statement. Charlotte County's tax bill carries the ad valorem tax and the non-ad valorem lines together, and on the 2025 illustration bill for one built-2021 homestead parcel those were $4,905.51 and $658.73, for a $5,564.24 total (Charlotte County Tax Collector). The non-ad valorem lines include the $50 street and drainage assessment, fire rescue and sanitation. Your closing agent prepares the split, and we check it against your net sheet.
Information not available at time of publishing (checked 2026-09-29). Seller costs depend on your price, your contract and your title company, and the document that holds them is the closing statement your title company prepares. We give every seller a written net sheet before listing, showing commission, title charges, the association estoppel, prorated taxes and county assessments, and any repairs you have agreed to.
Information not available at time of publishing (checked 2026-09-29). Whether tax is owed depends on your purchase price, your dates of ownership, your improvements and your personal tax situation, which sit in your purchase closing statement and your tax records. We do not give tax advice, and a certified public accountant can apply those facts to your sale. We can supply the recorded sale history and the closing statement to speed that conversation.
Yes, and lots do sell. The county recorded 12 qualified vacant-lot sales under $100,000 in the 12 months to September 26, 2026, and the county roll still codes 496 parcels as vacant, though the roll lags new construction so the true vacant count is lower (Charlotte County Property Appraiser public sales files and roll, our analysis). Buyers ask about utility availability, the association's building rules and the $50 street and drainage line that a vacant lot pays too. We assemble those answers before listing.
The qualified vacant-lot median was $38,000 on 12 sales from September 27, 2025 to September 26, 2026, from $27,500 to $49,000. By year the medians were $33,500 in 2022 on 147 sales, $40,000 in 2023 on 85, $42,750 in 2024 on 46, $50,000 in 2025 on 24 and $38,000 in 2026 to date on 12 (Charlotte County Property Appraiser public sales files, our analysis). Lots must be at least 75 feet wide and 7,200 square feet under the Declaration, and the median measured lot is about 9,700 square feet.
Yes, nothing in the county record or the deed restrictions we read bars a sale to a builder or an investor. Builders are active here, since 558 of the 886 parcels with a year built date to 2020 to 2025, and the association has a rental policy that investors must follow. We compare any builder or cash offer against the recorded sales value of your lot or home so you can see what you are giving up for speed.
Compare it with what buyers paid for similar homes. In the latest 12 months, sales of homes built 2020 or later had a $331,000 median on 44 sales, and sales of homes built 2000 to 2019 had a $335,000 median on 10, so the recorded medians for the two newer groups sit within $4,000 of each other (Charlotte County Property Appraiser public sales files, our analysis). That suggests no clear premium for the newest homes as a group. We price your specific home, then show you the net.
The association has a rental policy, Policy 10, that applies to owners who rent, and owners are members who must follow the deed restrictions (Burnt Store Village POA). Information not available at time of publishing (checked 2026-09-29) for a minimum lease term or a cap on rentals. The document that holds them is the association's current rental policy and any amendments, and we give investor buyers that policy at the start.
Resolve them before you list. Information not available at time of publishing (checked 2026-09-29) for the permit status of any address, because permit dates and open permits sit in the county permit portal and not in the public roll files we analyzed. We pull the permit history for your address at the start, because an open or expired permit can stall an inspection or a buyer's insurance and title work.
Through the buyer's quote. A buyer's insurer will ask the year built and the wind mitigation features, and Florida's mitigation form starts by asking whether the home was built in compliance with the Florida Building Code, 2002 or later (OIR-B1-1802). A documented form and your insurance history let a buyer price coverage during showings, not during the inspection period. Premiums are not published for this community, and My Safe Florida Home lists its own eligibility rules (My Safe Florida Home).
Yes, expect it. The county's Burnt Store Drainage Study recorded 56 resident pins largely within Burnt Store Village from a July 2025 storm and centers on the rim ditch, and it is a planning-level study with no funded projects (Charlotte County, Burnt Store Drainage Study report). We give buyers the study's own limits: it does not evaluate storm surge and is not a FEMA map revision. Tell us what you know about your own yard so we can answer honestly.
Ask for the details before you renegotiate. A wind mitigation inspection on the OIR-B1-1802 form can document roof, opening and connection features that insurers must offer credits for, and the state's My Safe Florida Home program and Citizens Property Insurance Corporation each set their own rules (Citizens). Information not available at time of publishing (checked 2026-09-29) for premiums in this community. We help the buyer's agent get several quotes early.
Price on Burnt Store Village's own sales, and use the neighbors only to explain buyer choices. Burnt Store Village had 77 recorded sales at a $325,000 median, Burnt Store Lakes 63 at $432,000 and Burnt Store Isles 74 at $662,500 (county recorded sales, our analysis, windows as stated in each guide). They are different plats, associations and flood settings, so a Burnt Store Lakes or Burnt Store Isles price is not a comparable for your home.
The marketing that answers a buyer's first questions. We market to the qualified-buyer database of the #1 team in Southwest Florida since 2012, and each Burnt Store Village listing carries the recorded facts buyers ask about: the association, the street and drainage line, the FEMA zone, the drive times to Punta Gorda, the airports and the hospitals, and the Community Park. Our Punta Gorda seller guide explains the wider plan.
Usually, at least lightly. The SWFL MLS record shows a wide spread in days on market, from 6 to 316 days on 27 closings, and the record cannot tell us why, so we do not claim staging caused any of it. Presentation is the part a seller controls: a clean lawn, clear rooms and good photographs. We tell you which items are worth the money for your home and which are not.
Information not available at time of publishing (checked 2026-09-29). The closing date is set in the purchase contract, and the record that holds it is the executed contract, not a public source. The items that most often set the pace are the association estoppel and the buyer's financing and insurance, so we order the estoppel early and confirm the buyer's insurance quote before the inspection period ends.
Yes, you can offer the home as is, but a buyer's inspection, lender and insurer still apply. Clear anything the association would flag: its enforcement policy follows Florida's homeowners' association fine rules of up to $100 per violation and $1,000 in aggregate for a continuing violation, with a hearing before a fining committee (Burnt Store Village POA). We tell you whether an as-is price makes sense against a modest repair.
Yes, if your home supports it. Of the 77 recorded sales in the latest 12 months, 22 sold at $350,000 or more, 6 at $450,000 or more and 2 at $550,000 or more, and the quartiles were $300,000, $325,000 and $362,500 (Charlotte County Property Appraiser public sales files, our analysis). Two of the six at $450,000 or more were duplex sales on Badalona Drive. A listing above the median needs a reason in size, condition or year built.
Information not available at time of publishing (checked 2026-09-29). Commission is negotiable and is set in the listing agreement, which is the document that holds it. We give every seller a written net sheet before listing, so you see the commission, title charges, the association estoppel and prorated taxes together. For a confidential conversation, request a free home valuation or call Jesse at (239) 898-6072.
Because a Burnt Store Village sale turns on records and reach. In the last 12 months we tracked all 77 recorded sales here and price your home against them, we know the association, flood and drainage questions buyers raise, and we market to the qualified-buyer database of the #1 team in Southwest Florida since 2012, with personal sales over $900 million, and Jesse and Marc are ranked among the Top 1% Real Estate Agents Nationally Since 2008. See our Punta Gorda new construction guide and Punta Gorda seller page.
Every figure on this Burnt Store Village page traces to one of the primary sources below: Charlotte County and its Property Appraiser, the Burnt Store Village Property Owners Association, Charlotte County Public Schools, state and federal agencies, the Burnt Store Road agencies and newspapers of record. Market figures come from Charlotte County recorded sales and the Southwest Florida MLS.
Charlotte County Property Appraiser, Tax Collector and Clerk
Charlotte County government
Burnt Store Village Property Owners Association and Punta Gorda Isles
Charlotte County Public Schools
State of Florida
Federal (FEMA, NOAA, National Weather Service, Census Bureau, USPS)
Roads, transportation and neighboring jurisdictions
Club, marina, associations and local businesses
Healthcare
News of record
Routing and market data
These Burnt Store Village documents are published by the Burnt Store Village Property Owners Association, Charlotte County, Charlotte County Public Schools, 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 |
|---|---|---|
Single Family Deed Restrictions, with the 2003 preservation notice | Burnt Store Village Property Owners Association | |
Single Family Deed Restrictions and forms page | Burnt Store Village Property Owners Association | |
Burnt Store Village Street and Drainage Unit (MSBU) | Charlotte County | |
Municipal Service Benefit Unit detail, Burnt Store Village | Charlotte County | |
South Charlotte Stormwater Utility Unit (MSBU) | Charlotte County | |
Burnt Store Area Plan | Charlotte County Community Development | |
Burnt Store Area Plan maps | Charlotte County Community Development | |
Major Subdivisions over 100 lots, updated November 19, 2025 | Charlotte County Community Development and Property Appraiser | |
FIRM panel index (National Flood Hazard Layer FIRM Panels layer) | Federal Emergency Management Agency | |
Flood Map Service Center, search by address | Federal Emergency Management Agency | |
Evacuation Zones map, updated November 17, 2025 | Charlotte County | |
Know Your Zone, evacuation zones | Charlotte County Emergency Management | |
Wind-borne Debris Regions and Wind Speed Zones | Charlotte County GIS | |
Floodplain Management Ordinance, 2021 | Charlotte County | |
Flood Insurance and Coastal Risk Map Update presentation, 2022 | Charlotte County | |
Burnt Store Drainage Study, final report | Charlotte County | |
Burnt Store Drainage Study, Engineer's Opinion of Probable Cost | Charlotte County | |
Utilities Department 2024 Annual Report | Charlotte County Utilities | |
Utilities Mapbook 2024 (certificated water and sewer service areas) | Charlotte County GIS | |
School Boundary Locator | Charlotte County Public Schools | |
2026 Infrastructure Project: Burnt Store Road Area East/West Connector | Charlotte County | |
Burnt Store Road PD&E Preliminary Engineering Report, August 2025 | Florida Department of Transportation | |
Uniform Mitigation Verification Inspection Form OIR-B1-1802 | Florida Office of Insurance Regulation | |
Hurricane Ian Tropical Cyclone Report | National Hurricane Center | |
Hurricane Milton Tropical Cyclone Report | National Hurricane Center | |
Florida Statutes 720.30851, homeowners association estoppel certificates | Florida Senate | |
Florida Statutes 553.899, milestone inspections | Florida Senate | |
Florida Statutes 718.112, structural integrity reserve study | Florida Senate |
Market data from Southwest Florida MLS, pulled September 2026. County sales from Charlotte County Property Appraiser public files, analyzed September 2026. Brokered by Domain Realty.
714 people live in Burnt Store Village, where the median age is 63 and the average individual income is $43,940. Data provided by the U.S. Census Bureau.
Total Population
Median Age
Population Density Population Density This is the number of people per square mile in a neighborhood.
Average individual Income
There's plenty to do around Burnt Store Village, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including Atlantis Marine Punta Gorda.
Burnt Store Village has 283 households, with an average household size of 2. Data provided by the U.S. Census Bureau. Here’s what the people living in Burnt Store Village do for work — and how long it takes them to get there. Data provided by the U.S. Census Bureau. 714 people call Burnt Store Village home. The population density is 201 and the largest age group is Data provided by the U.S. Census Bureau.
Total Population
Population Density Population Density This is the number of people per square mile in a neighborhood.
Median Age
Men vs Women
Population by Age Group
0-9 Years
10-17 Years
18-24 Years
25-64 Years
65-74 Years
75+ Years
Education Level
Total Households
Average Household Size
Average individual Income
Households with Children
With Children:
Without Children:
Marital Status
Blue vs White Collar Workers
Blue Collar:
White Collar:
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
