Burnt Store Marina - Commodore Club

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

McGreevy and Comisar wrote this guide first for Commodore Club owners who are thinking about selling, and second for buyers who want the association's real record before they tour. Commodore Club is a 96-home, three-story condominium inside the master-planned community of Burnt Store Marina in Punta Gorda, Florida. This guide covers what each floor has sold for, what the state's structural integrity reserve study database says about the eight buildings, when Florida's milestone inspection deadline fell for a 1979 condominium, where the flood map line crosses the property, and which costs are published and which are not. Commodore Club is the oldest condominium on the county roll inside the gates and its most affordable way into the harbor community: the lowest twelve-month median of the six Burnt Store Marina neighborhoods we cover with their own guides, beside the marina, the Fitness, Racquet and Pool Club and the Section 22 amenities. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and Top 1% of agents nationally since 2008.

One address fact comes first, because it changes the tax bill, the flood map and the school district. The envelope says Punta Gorda, ZIP 33955, but Commodore Club sits in unincorporated Lee County, not in the City of Punta Gorda and not in Charlotte County. The Lee County Property Appraiser values each unit, the Lee County Tax Collector bills it, Lee County's flood map and building department govern the buildings, and the School District of Lee County serves the children who live there. Only water and sewer cross the county line, from Charlotte County Utilities. Our Burnt Store Marina guide explains that split for the whole community; this page applies it to one association.

Commodore Club is eight buildings of 12 homes each, every one a two-bedroom, two-bath condominium of about 1,436 square feet on the county record. Five buildings stand on Pirates Lane and three on Islamorada Boulevard, near the corner of Cape Cole Boulevard and Matecumbe Key Road in the marina core. One not-for-profit corporation, Commodore Club Condominium Association of Burnt Store Marina, Inc. (Florida document 742924, filed May 19, 1978), runs the condominium, and above it sits the Punta Gorda Isles, Section 22 Homeowners Association that owns the golf course and the fitness club and runs the gates.

This guide is built from the Lee County Property Appraiser's roll, cost cards and recorded-sale files for all 96 homes, the Florida Department of Business and Professional Regulation's structural integrity reserve study database, condominium register and elevator registry, the Florida Division of Corporations, FEMA's National Flood Hazard Layer, Lee County's LiDAR, evacuation and school zone layers, the Florida Statutes, the Section 22 association's documents and newsletter, and the Southwest Florida MLS, pulled September 26, 2026. If you own at Commodore Club and are weighing a sale, read the market snapshot, the reserve study and milestone sections and the seller section, then see what your Burnt Store Marina home is worth or read our Burnt Store Marina seller guide. If you are buying, the floor-by-floor record below and our Burnt Store Marina buyer guide tell you which of the 96 homes fits before your first showing.

Why McGreevy and Comisar Are the Best Realtor for Commodore Club at Burnt Store Marina

McGreevy and Comisar are the best realtor for Commodore Club at Burnt Store Marina because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% nationally since 2008, over $900 million in personal sales, and a Commodore Club market read built from every county-recorded sale since 2009 and the state's own condominium safety filings.

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

That matters at Commodore Club for a reason particular to this association. Commodore Club is a 1979 building group, and Florida's post-Surfside laws reach it with full force: a structural integrity reserve study for all eight buildings, a milestone inspection whose statutory deadline for a building of its age was December 31, 2024, and a resale disclosure package that now has to carry both. A listing that hands the buyer those documents on the first showing sells into a calmer negotiation than one that leaves the buyer to guess. Commodore Club is also one floor plan on three floors, and the floor has moved price more than anything else in the recent record: in the 24 months since September 2024 the county recorded third-floor sales at a median of $277,500 and first-floor sales at a median of $210,000. A listing agent who prices a Commodore Club home off the community's all-homes median of $360,000, or off the last sale regardless of floor, leaves the home on the market or money on the table.

Recent Commodore Club track record (all brokerages, county recorded deeds): In the last 12 months Commodore Club has seen 6 recorded resales (Lee County Property Appraiser, qualified improved sales recorded from September 2025 through August 4, 2026), from $70,000 to $297,500, at a median of $254,375 (six sales, an even count, so the midpoint of $243,750 and $265,000). Six sales is below the ten-sale threshold we use before leaning on a median, so the lead figure on this page is the first window with ten or more sales: 12 resales, county recorded and qualified, in the 24 months since September 2024, at a median of $261,000 (an even count, so the midpoint of $257,000 and $265,000), from $70,000 to $297,500, none a first sale from a builder. The highest-priced Commodore Club sale in that window was $297,500, a first-floor home on Pirates Lane in November 2025, a hair above a third-floor sale at $297,300 in March 2025. On the Southwest Florida MLS, split to Commodore Club by address, 6 Commodore Club condominiums closed in the 24 months to September 26, 2026 at a $275,000 median, a median 92.6% of final list price after a median 275 days on market; across every Burnt Store Marina listing carrying the community's development label, blended, the MLS shows 30 closings in the latest 12 months at a $323,750 median, 247 median days and 94.1% of list. The county record does not name the listing office on each sale, so we state no represented-sale count for Commodore Club here; ask us and we will walk you through all twelve.

For Commodore Club sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and off-market discretion. At Commodore Club it has to reach the right audience in the right month: on the Lee roll only 26 of the 96 homes (27.1%) carry a Florida homestead exemption, and 60 owners (62.5%) receive their tax bill outside Florida, led by Illinois, Wisconsin, Minnesota and Ohio. Your next buyer is as likely to be in Chicago or Minneapolis in October as in Punta Gorda in February. We also build the paperwork file before the first showing: the association's structural integrity reserve study or its summary, the milestone inspection summary, the resale disclosure package under section 718.503 of the Florida Statutes, both estoppel certificates, and the flood zone for your building.

For Commodore Club buyers: the first question is the building's paperwork, because at a 1979 condominium the study, the reserves and the milestone report are the facts that separate one listing's carrying cost from another's. The second is the floor, which sets the price band. The third is the condominium fee and what it covers, which is not published anywhere public and has to come from the association in writing. Sellers and buyers comparing the best real estate agents in Punta Gorda should ask each one to answer those three questions for a specific Pirates Lane address; we answer them below.

Honors and recognition:

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

Selling your Commodore Club home? Get a free Burnt Store Marina home valuation or call Jesse direct at (239) 898-6072.

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

Living in Commodore Club at Burnt Store Marina as a Homebuyer

Living in Commodore Club at Burnt Store Marina means a two-bedroom, two-bath condominium in a three-story building of 12 homes, an elevator in at least three of the eight buildings, the association's own pool, a short walk to the marina and the Fitness, Racquet and Pool Club, and the Section 22 gates and roads, while the association handles the building.

Commodore Club is among the most affordable condominiums in Burnt Store Marina by recent recorded sales and the fourth largest by count, behind the 216 homes of the Grande Isle Towers, the 123 of Marina South Shore and the 120 of Harbor Towers. It is also the oldest. What follows is what daily life looks like, drawn from the county's cost cards, the state's records and the Section 22 documents.

What Is Commodore Club at Burnt Store Marina?

Commodore Club is a residential condominium governed by Chapter 718 of the Florida Statutes and, above it, by the recorded Section 22 Declaration of Restrictions of the Punta Gorda Isles, Section 22 Homeowners Association. The state's condominium register lists it as Commodore Club Condominium of Burnt Store Marina, project PR1P002956, 96 units, recorded February 28, 1979, managed by Commodore Club Condo Assn of Burnt Store Marina Inc, managing entity MA00011794 (Florida DBPR condominium extract). Ninety-six is the Lee County roll's count exactly.

Two quirks in the state's files are worth knowing so they do not confuse a lender or an insurer. The DBPR register and the DBPR elevator registry both list the condominium in Charlotte County, but every parcel is on the Lee County roll, in Lee tax district 034. And the state's elevator records spell the name "Commadore Club" on two licenses. Neither is a legal problem; both are the kind of mismatch that slows down a title search when nobody explains it.

Every Commodore Club owner answers to two bodies: the Commodore Club association, which maintains the buildings, insures them and bills the condominium fee, and the Section 22 association, which owns the golf course and the fitness club, maintains the private roads and gates, and bills the master assessment. Area I of the Section 22 rules applies here, so the master restrictions on parking, vehicles, signs and exterior changes apply on top of the condominium's own rules (Summary of Section 22 Rules and Regulations).

Eight Buildings, Five on Pirates Lane and Three on Islamorada Boulevard

The Lee County Property Appraiser's roll places the 96 homes in eight buildings of 12. The unit numbers carry the building number, so the county's building sequence is easy to read:

Sources: Lee County Property Appraiser, parcel layer and unit cost cards, read September 29, 2026; zones from FEMA's National Flood Hazard Layer at the county's point for each building, queried the same day. The flood line runs through the property, so read the flood section below before you treat any building's zone as settled.

Why it matters to you: a buyer, lender or insurer who searches "Pirates Lane" for Commodore Club records will miss the 36 homes on Islamorada Boulevard, and a seller at 1590, 1600 or 1610 Islamorada Boulevard should make sure the listing says Commodore Club in its first line.

How the Unit Numbers Work

Commodore Club's unit numbers are a map. The first digit is the building, one to eight. The second digit is the stack, one to four, the vertical column of homes the unit sits in. The letter is the floor: on every one of the county's 96 cost cards, "A" units are on the first floor, "B" units on the second and "C" units on the third. So a 4-2-C home is in the building at 4 Pirates Lane, in the second stack, on the top floor.

That is useful for three reasons. It lets you read the floor of every sale in the county file without a floor plan. It tells an insurer which homes sit at ground level. And it tells a buyer at a glance which listings share a wall, a ceiling or a floor with which. The county's unit-type codes add one more layer: stacks one and four carry one layout code and stacks two and three another, which by our reading marks the end units and the interior units of each floor.

One Plan, Four Stacks: Two Bedrooms, Two Baths, 1,436 Square Feet

Commodore Club is, for practical purposes, one floor plan. On the Lee County cost cards all 96 homes are two bedrooms and two bathrooms. Ninety-one are recorded at 1,436 square feet of living area, four at 1,416 and one at 1,452. With the lanai and porch areas the county adds on the card, the gross area is 1,660 square feet on 95 of them. Every card records an actual year built of 1979 and an effective year built of 1979, a "low rise, 1 to 3 floors" improvement type, and a "landscape" view (Lee County Property Appraiser cost card, sample).

The listing record uses a different number. The Southwest Florida MLS shows most Commodore Club homes at 1,516 square feet of living area, and one at 1,664. The county and the MLS measure differently, so we never divide an MLS price by a county area or the reverse; every price-per-foot figure on this page uses the county's 1,436.

What one plan means for you: at Commodore Club, the differences between two homes are the floor, the stack, the balcony, the condition and the building, not the layout. That makes pricing cleaner than at a multi-plan condominium and makes condition and floor count for more.

Glass or Screen: The Balcony Split

The county's cost cards split the 96 homes into two groups by what the outdoor space has become over 47 years. Sixty-two homes carry a "glass" balcony on the card, recorded as a 144 square foot lanai plus a porch of about 80 square feet, which by our reading means the lanai has been enclosed with glass. Thirty-four carry a "screened" balcony, recorded as a single porch of 224 or 244 square feet.

Enclosure matters twice. A glass-enclosed lanai adds usable, conditioned-feeling space that buyers value, and it is also an exterior change that, under the Section 22 rules, needs architectural approval and, under the condominium's own documents, the association's approval. When you buy a home with an enclosed lanai, ask for the approval and the permit; when you sell one, have them in the listing file.

Elevators, Stairs and the Third Floor

Commodore Club is often described as a walk-up. The state's elevator registry says otherwise for at least three buildings. The Florida Department of Business and Professional Regulation lists a hydraulic passenger elevator at 2 Pirates Lane (license 26832) and another at 5 Pirates Lane (license 26835), each with a current certificate of operation expiring August 1, 2027 and fire-key and alternate-power compliance verified in January 2026, and a third certificate of operation for "Bldg #7," the building at 1600 Islamorada Boulevard (license 28337) (DBPR elevator license 26832; DBPR elevator license 26835; DBPR elevator company relationship list).

The inspection history for the 2 Pirates Lane car is public too: routine state inspections in February 2024 and January 2025 were marked failed, each followed by a passed callback inspection, and the January 2026 routine inspection passed (DBPR elevator inspection history). A failed routine inspection usually means a correctable item, but it is exactly the kind of line item an association's reserve and maintenance budget carries.

We could not confirm from the state's public search whether the other five buildings each have an elevator. If a third-floor home without a lift is a deal-breaker for you, ask the association or the listing agent which buildings have one before you tour, and ask when each car was last modernized.

The Pool and the Landscaped Corner

The association has its own pool. The county's common-element parcel for the condominium is described in its legal description as "CE: Pool," owned by the association (Lee County Property Appraiser, common element card). Its hours, guest rules and heating are set by the association and are not published; ask for the rules.

The association's grounds reach beyond the buildings. In May 2026 the community newsletter reminded dog owners that "The open lot at the corner of Cape Cole and Matecumbe is not a dog park. The Commodore residents own the whole part that is landscaped" (The Beacon, May 2026). Landscaping that the owners own is landscaping the owners pay for, which is one more reason to read the association's budget line by line.

Who Owns at Commodore Club?

The Lee County roll answers the question better than a brochure. Of Commodore Club's 96 homes, 26 (27.1%) carry a Florida homestead exemption, which means about seven in ten are second homes, seasonal residences or rentals. Only 36 owners (37.5%) have a Florida mailing address. The leading out-of-state owner addresses are Illinois (8), Wisconsin (6), Minnesota (6), Ohio (5), Massachusetts, New York and Michigan (4 each) and Colorado (3), with one owner in Ontario, one in Canada and one in the United Kingdom on the roll (our counts from the county's parcel file, September 2026).

That makes Commodore Club a Midwestern-leaning seasonal community with a full-time minority. For a buyer, expect quiet buildings from May to October and a full pool in February. For a seller, expect your likeliest buyer to be a seasonal owner from the upper Midwest, and time the launch for the months they are searching.

A Day at Commodore Club

A February morning at Commodore Club starts a few minutes' walk from the water. By our straight-line measurement from U.S. Census address points, the Fitness, Racquet and Pool Club at 3085 Matecumbe Key Road is about 0.13 mile away and the Safe Harbor Burnt Store marina office at 3192 Matecumbe Key Road about 0.3 mile (U.S. Census geocoder). That puts the fitness center, four tennis courts, eight pickleball courts, the heated pool and spa, Cass Cay's waterfront restaurant and The Trading Post deli within walking or cart distance (Section 22, Fitness, Racquet and Pool Club; Section 22, Dining Venues).

Afternoons might go to the 27-hole executive course at Burnt Store Marina Country Club, played as three nines named Osprey, Pelican and Heron (Burnt Store Marina Country Club, Course Details), or to a lunch cruise with the Platinum Point Yacht Club, which "averages 83 events each month" in season (Platinum Point Yacht Club). Friday mornings, the farmers market sets up in the yacht club's parking lot from 9 a.m. to 1 p.m. Errands start at the staffed Burnt Store Road gatehouse, about 0.8 mile from the complex, and the nearest Publix stores are about 9 miles away in Cape Coral and Punta Gorda, per the measurements in our Burnt Store Marina guide.

What you do not do at Commodore Club is roof, paint or structural work. Those belong to the association under Chapter 718, funded through the condominium fee and its reserves, which is why the reserve study matters so much at a 1979 building.

What Commodore Club Does Not Have

Six things buyers sometimes assume. No garages: the county records no garage or carport for any unit, and the Area I rules allow no carports. No water view on the card: the county classes every Commodore Club home's view as "landscape" and the land type as dry, not bay, canal or lake. No boat slip: slips and dry storage are Safe Harbor contracts, not part of any condominium deed here. No bundled club memberships: golf, fitness and the yacht club are optional and priced separately, because "All Club memberships are for people, not properties" (Section 22, Club Policies and Forms). No age restriction that we found at the master level. No exemption from Florida's condominium safety laws: at three floors, Commodore Club is inside both the structural integrity reserve study and the milestone inspection regimes, which the next sections cover.

Buying at Commodore Club, Step by Step

Buying here runs through one condominium association and one master association, in this order.

1. Choose the floor, then the building. In the 24 months since September 2024, first-floor sales ran from $70,000 to $297,500 at a $210,000 median, and third-floor sales from $205,000 to $297,300 at a $277,500 median.
2. Read the condominium file before you offer. Under section 718.503 of the Florida Statutes you are entitled, at the seller's expense, to the declaration, articles, bylaws and rules, the annual financial statement and budget, the association's most recent structural integrity reserve study or a statement that none was completed, the inspector's milestone summary if one exists, and the question-and-answer sheet. A contract signed before you receive them is voidable for seven days after you do, excluding weekends and legal holidays (Florida Statutes, section 718.503).
3. Order both estoppel certificates on day one, one from Commodore Club and one from Section 22, because the Section 22 master assessment is published only there.
4. Price against the same floor and condition, not the Burnt Store Marina median, and put any special assessment into the numbers.
5. Insure before the deadline. Get an HO-6 quote on the actual unit, the association's master policy declarations and its flood policy, and the building's elevation certificate.
6. Close and register at the gate. Section 22 membership comes with ownership; club memberships are separate applications. Whether the Commodore Club declaration adds a buyer-approval step is not posted publicly; ask the association in writing.

Commodore Club at Burnt Store Marina Market Snapshot: What the Condominiums Actually Sell For

Commodore Club at Burnt Store Marina recorded 12 resales in the 24 months since September 2024 (Lee County recorded, qualified) at a $261,000 median, from $70,000 to $297,500; the latest 12 months recorded six sales at a $254,375 median, and the Southwest Florida MLS shows a 275-day median on market over 24 months.

Data updated: September 2026 (Lee County Property Appraiser parcel and sales files, index built September 29, 2026, newest Commodore Club sale August 4, 2026; Southwest Florida MLS, pulled September 26, 2026)

We tracked every one of the 12 Commodore Club sales the county recorded in the 24 months since September 2024, sale by sale, and matched each to its building, floor and county living area from the county's unit record; every table in this section is built from those rows, not from an automated estimate.

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we read markets this way on every listing. Six recorded sales in the latest 12 months is below the ten-sale threshold at which we let a median lead, so the leading figure is the first window with ten or more sales, 24 months of county recorded sales. This section lists all twelve (by building and floor, without unit numbers), splits them by floor and building, adds the MLS view, and then widens to 36 and 60 months and to every calendar year back to 2009, stating the window beside every figure. Burnt Store Marina is in Lee County, so the county record leads here; the MLS is used for the two measures only it carries, days on market and sale-to-list.

The Leading Window: 24 Months of County Recorded Sales

Source: Lee County Property Appraiser public parcel and sales files, qualified improved sales, our analysis. "Qualified" means the state's arm's-length sale codes with Lee's override code controlling, a sale over $1,000 of an improved home. Every Commodore Club home but five is 1,436 square feet on the county roll, and all twelve sales in this window were 1,436 square foot homes, so the per-foot figures here are, in effect, price divided by a constant; they are never compared with an MLS living-area figure on this page.

All Twelve Sales, One by One

Source: Lee County Property Appraiser public sales files, 24 months since September 2024; floor from the county's unit record. We list the building and floor, not the unit number.

Ready to Sell or Buy at Commodore Club? Talk to the Team That Read the State's Reserve Study Record

Commodore Club, the 96-home 1979 condominium of Burnt Store Marina, recorded 12 sales in 24 months at a $261,000 median, and its association reported a completed structural integrity reserve study to the state in 2024. A seller who hands buyers that record in writing, priced to the floor, is the seller who closes; the same facts tell a buyer which listings are fairly priced before a first tour.

Selling a Commodore Club condominium? Get a free Burnt Store Marina home valuation, or call Jesse direct at (239) 898-6072.

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

By Floor

The direction has held for five years: the higher the floor, the higher the median. That is the opposite of the county's own valuation, which assigns the same $200,140 just value to most units regardless of floor. Our reading is that at Commodore Club the third floor, with no neighbor overhead, the longer view and, in the buildings that have one, an elevator, earns a premium over the ground floor, and that the first floor is where the widest spread of condition shows up in price. The first-floor figures include the lowest sale in the file, so read that row with the next paragraph in mind.

The Low Sales Recorded as Qualified

Three Commodore Club sales since 2023 were recorded at prices far below the rest and still carry qualified sale codes: $100,000 for a first-floor home on Pirates Lane in October 2023, $82,600 for a second-floor home on Pirates Lane in May 2024, and $70,000 for a first-floor home at 1600 Islamorada Boulevard in February 2026. Only the last falls inside the 24-month window. The county's instrument number for the February 2026 deed is higher than the one for a sale dated March 2026, which suggests it was recorded weeks after its sale date.

We do not price anything from these three. A qualified code means the county did not reject the sale as a family transfer or foreclosure, not that the home was in average condition or marketed openly. Setting the $70,000 sale aside moves the 24-month median from $261,000 to $265,000, which is why we show both. Our Burnt Store Marina guide's twelve-month table for the whole community names the same $70,000 sale as the county low, and the treatment there is the same: recorded as qualified, not a market rate.

By Building

Source: Lee County Property Appraiser public sales files, our counts. The building at 4 Pirates Lane has recorded the most sales in both windows, and 2 Pirates Lane and 1590 Islamorada Boulevard the fewest. With counts this small, no building carries a price premium we can measure; building matters through condition, the elevator and the flood zone of its footprint rather than through a separate market.

What the Southwest Florida MLS Shows for Commodore Club

We placed every Burnt Store Marina row in the Southwest Florida MLS five-year closed file into its association by address, pulled September 26, 2026. Sixteen closed rows over five years sit at Commodore Club addresses, filed under the MLS condominium names "Commodore Club" and, once, "Commodore Condo."

Source: Southwest Florida MLS Matrix, closed listings carrying the Burnt Store Marina development label, split to Commodore Club by address, our analysis; sale-to-list is the median of the per-sale ratios of sold price to final list price. Three closings in the latest 12 months is below the five we require before quoting days on market or sale-to-list for one association, so for that window we use the community-wide blended figures: 30 Burnt Store Marina closings, a $323,750 median, a median 247 days on market and a median 94.1% sale-to-list, 12 months to September 26, 2026.

Read the MLS columns as a trend. Five years ago a well-priced Commodore Club home sold in about six weeks at close to full price. Over the last two years the typical sale took about nine months and closed at about 92.6% of its final list price. That is the single most important number for a Commodore Club seller: the market will pay, but it will not chase a price.

Two cautions. The MLS development label catches only part of Burnt Store Marina's sales, so the MLS count is smaller than the county's in every window; the county record is the lead count on this page. And we did not pull a current active-listing report for this page, so we publish no count of homes for sale today; ask us for the live list, which changes weekly.

Widening the Window: 36 and 60 Months

Source: Lee County Property Appraiser public sales files, qualified improved sales, our analysis. The 12-month figure matches the community guide's table exactly: six sales and a $254,375 median, in the window that starts September 1, 2025. The highest recorded Commodore Club sale in five years was $326,000, a second-floor home at 1590 Islamorada Boulevard in January 2024.

Each wider window is a little higher than the one inside it, the arithmetic of a market that peaked in 2022 and has eased since. The easing is gentler at Commodore Club than across Burnt Store Marina's condominiums as a whole: the community's condominium median fell from $408,000 in 2023 to $275,000 in 2026 so far, while Commodore Club's five-year and two-year medians sit within about $13,000 of each other.

Seventeen Years of Recorded Medians

Source: Lee County Property Appraiser sales data files, 2009 to 2025 final plus the current parcel file, qualified improved sales, our analysis. Years with fewer than five sales are too thin to read alone, and the 2023 figure includes the $100,000 sale.

Read the table the way a seller should. From about $90,000 in 2012, the Commodore Club median roughly tripled to $300,000 in 2022. It has since settled in the mid-$200,000s: $277,000 in 2024 and $265,000 in 2025 on seven and eight sales. The 2026 figure so far, $234,375, rests on four sales, one of them the $70,000 sale, and is too thin to call a new level. A Commodore Club home in good condition on an upper floor has been trading between about $255,000 and $300,000 for three years.

What the County Says a Commodore Club Home Is Worth

The Lee County Property Appraiser's 2026 notice of proposed taxes values a typical Commodore Club unit at a market value of $200,140 for 2026, down from $227,554 for 2025, a 12.0% reduction (our arithmetic on a third-floor unit's notice, Lee County Property Appraiser, 2026 TRIM notice). On the county's current file the 96 just values run from $198,596 to $220,861, with a median of $200,140, and total $19.3 million.

The county's value is a mass-appraisal figure set as of January 1, 2026 from 2025 sales, not a price. It sits about 23% below the 24-month recorded median, which is normal for Florida, where the appraiser's market value typically runs below sale prices. What a seller should take from it is the direction, not the number: the county marked Commodore Club down for 2026, and so will buyers who read it.

What Property Tax Looks Like at Commodore Club

Every Commodore Club unit sits in Lee County tax district 034, the Burnt Store Area Fire district. On the non-homestead third-floor unit whose 2026 notice we read, the 2025 property tax was $3,204.54 at 14.0825 mills, and the 2026 proposed tax is $2,736.66 at 13.6738 mills, the drop coming from both the lower county value and a proposed cut in the fire unit from 3.1700 to 2.8000 mills (Lee County Property Appraiser, 2026 TRIM notice).

Two things change that number for a buyer. First, a sale resets the assessed value toward the purchase price, so a buyer who pays $265,000 should budget from that figure, not from the seller's bill. Second, a buyer who makes the home a permanent residence can file for the Florida homestead exemption with the Lee County Property Appraiser, which lowers taxable value and caps later increases; only 26 of the 96 units carry one today. The TRIM notice does not show non-ad valorem charges; the county bills trash for each Commodore Club unit on its multi-family schedule, so read the seller's actual tax bill for that line (Lee County Solid Waste rates).

Has Commodore Club at Burnt Store Marina Completed Its Structural Integrity Reserve Study?

Yes. Commodore Club at Burnt Store Marina reported to the Florida Department of Business and Professional Regulation a structural integrity reserve study completed by an engineering firm on April 25, 2024 and delivered to owners on November 25, 2024, covering all eight buildings, with no special assessment tied to the study reported on the form.

Data updated: September 2026 (Florida DBPR structural integrity reserve study databases, read September 29, 2026; Florida Statutes, 2025 text)

Why a 1979 Low-Rise Is Inside Florida's Condominium Safety Laws

After the Champlain Towers South collapse in Surfside in June 2021, the Legislature passed Senate Bill 4-D in May 2022, and followed it with Senate Bill 154 in 2023 and House Bill 913 in 2025 (Florida Senate, SB 4-D (2022); SB 154 (2023); HB 913 (2025)). Those laws draw one line that decides everything for an older condominium: three habitable stories. A condominium building of three habitable stories or more must have a structural integrity reserve study at least every 10 years and a milestone inspection at 30 years and every 10 years after.

Commodore Club's buildings have homes on three floors on every county cost card. Whether each building counts as three "habitable stories" is a Florida Building Code determination made by the engineer, not a roll figure, but the association's own filing with the state treats all eight buildings as covered (DBPR, SIRS submitted prior to July 2025), and we treat them that way on this page. That puts Commodore Club in the same regime as the Harbor Towers high-rises and the Grande Isle Towers, despite being a fraction of their height.

What the Structural Integrity Reserve Study Law Requires

Section 718.112(2)(g) of the Florida Statutes requires the study to cover at least the roof, the structure including load-bearing walls and primary structural members, fireproofing and fire protection systems, plumbing, electrical systems, waterproofing and exterior painting, windows and exterior doors, and any other item with a deferred maintenance or replacement cost over $10,000 that affects the others. It must be performed or verified by a licensed engineer or architect or a credentialed reserve specialist, it must include a baseline funding plan that keeps reserve cash above zero, and the association must deliver it to owners and report it to the state (Florida Statutes, section 718.112).

The budget consequences are what buyers feel. For budgets adopted on or after December 31, 2024, the owners of an association that must have a study may not vote to waive or reduce reserves for the study's items. Reserves for those items may be funded by regular assessments, a special assessment, a line of credit or a loan, and a special assessment, line of credit or loan for that purpose needs approval by a majority of the total voting interests. The 2025 amendments let a board pause reserve contributions for up to two budget years to fund repairs recommended by a milestone inspection, again with majority owner approval.

What the State's Database Shows for Commodore Club

The Florida Department of Business and Professional Regulation publishes the reports associations filed in two public databases, one for reports submitted before July 2025 and one for reports after (DBPR, SIRS reporting and database). Commodore Club is in the first (DBPR, SIRS submitted prior to July 2025):

We searched the post-July 2025 database for Commodore Club under every name and number on record and found no later report, which is consistent with a study completed in 2024; the next is due within 10 years (DBPR, SIRS submitted after July 2025). The state's databases also list several unrelated associations named Commodore, in Brevard, Bay, Walton, Collier and Miami-Dade counties; none of them is this Commodore Club, so a buyer who searches by name should match the project number, PR1P002956.

What the form tells you, under the reporting rule of section 718.112: the study exists, it covered all eight buildings, it cost the association $17,000, and at the time the association reported it, no special assessment was tied to it. What the form does not tell you is the part a buyer needs most: the component list, the remaining useful lives, the replacement costs, the funding plan and how much is in reserve.

What Is Not Published, and How to Get It

The Commodore Club study itself is not published on any public site we reached, and the association did not upload a copy to the state. It is not secret. A buyer receives it at the seller's expense in the section 718.503 resale package. An owner can inspect it under the official records rules of section 718.111(12). And because Commodore Club has 25 or more units, the statute requires the association to post its most recent structural integrity reserve study, its budget and its milestone inspection reports on a website or app, in a protected section for owners (Florida Statutes, section 718.111). We found no public-facing Commodore Club website; the owner section of whatever portal the association uses is where the documents should be.

Ask for four things in writing: the full study and its funding plan, the current year's budget showing the reserve line for the study's items, the reserve balance at the latest month-end, and the board minutes that discuss the study.

What a Special Assessment or Loan Would Require

A special assessment, line of credit or loan to fund the study's items needs a majority of the total voting interests, which at Commodore Club means 49 of the 96 homes. A buyer should ask whether any such vote has been noticed, held or proposed, and whether the estoppel certificate shows any assessment. Under section 718.116(1)(a) a buyer is jointly and severally liable with the seller for assessments that came due up to the transfer of title, so an unpaid assessment is the buyer's problem at closing if nobody catches it (Florida Statutes, section 718.116).

Selling a Commodore Club home? Get a free Burnt Store Marina home valuation, or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers.

When Was the Commodore Club at Burnt Store Marina Milestone Inspection Due?

By the statute's own schedule, the Commodore Club at Burnt Store Marina milestone inspection was due before December 31, 2024, because the 1979 buildings passed 30 years of age before July 1, 2022. Whether it was completed, and whether it found anything, is not published by Lee County or the state; the inspector's summary goes to owners.

The Deadline That Already Passed: December 31, 2024

Section 553.899 of the Florida Statutes requires a milestone inspection for a condominium building "three habitable stories or more in height" by December 31 of the year the building reaches 30 years of age, and every 10 years after. For older buildings it set a catch-up date in plain words: "If a building reached 30 years of age before July 1, 2022, the building's initial milestone inspection must be performed before December 31, 2024" (Florida Statutes, section 553.899).

By its county year built, Commodore Club reached 30 in 2009. The statute runs the clock from the certificate of occupancy rather than the roll's year, but either way the buildings were well past 30 before July 1, 2022. The local enforcement agency may extend the date on a showing of good cause, and may require the inspection at 25 years for buildings near salt water; neither changes the fact that an inspection for Commodore Club was due, at the latest, by the end of 2024 unless an extension was granted. The next one is due 10 years after the first.

Phase One, Phase Two and the 45-Day Summary

A milestone inspection has up to two parts. Phase one is a visual examination of the habitable and non-habitable areas by a licensed architect or engineer. If phase one finds "substantial structural deterioration," a phase two follows, with testing and a repair plan, and the engineer must file a progress report within 180 days. Within 45 days of receiving the report, the association must mail or deliver the inspector's summary to every owner, post it in a conspicuous place on the property and, where it must keep a website, publish the full report and summary there.

That last rule is the buyer's route. The milestone summary is also one of the documents section 718.503 requires in the resale package, so a Commodore Club buyer should receive it before the contract's voidability period ends.

What Lee County Publishes

Unlike some Florida counties, Lee County does not publish a public list or map of buildings subject to milestone inspection and their status; we searched the county's development services pages and found none on September 29, 2026 (Lee County Community Development). The state does not publish individual milestone reports either; it publishes guidance (DBPR, milestone inspection resources).

For context, the state's legislative research office reported in July 2026 that building officials statewide reported 8,736 completed phase one and 1,575 completed phase two milestone inspections for 2024 and 2025, and that most required phase two inspections were in the large southeast Florida counties, with Lee County among the counties reporting fewer than 10 required phase two inspections in each year (OPPAGA Report 26-04, July 2026). That is a statewide picture, not a statement about Commodore Club.

What the Milestone Schedule Means for Owners and Buyers

For an owner, the milestone question is a sale question. A buyer's lender, insurer and attorney will all ask for the summary, and a listing that has it ready answers the question before it becomes a contingency. If a phase two inspection was required, the repairs and how they are being funded belong in the listing file too.

For a buyer, three questions settle it. Was the phase one inspection completed, and when? Did it require a phase two? And are any repairs recommended, underway or being funded by an assessment or loan? The estoppel certificate, the budget and the board minutes answer the money side; the inspector's summary answers the rest.

What Should a Buyer Request From the Commodore Club at Burnt Store Marina Association?

A Commodore Club at Burnt Store Marina buyer should request the section 718.503 resale package, including the declaration, bylaws, rules, budget, financial statement, structural integrity reserve study and milestone summary, plus estoppel certificates from both Commodore Club and Section 22, the master insurance declarations and the flood policy.

The Statutory Resale Package

Under section 718.503(2)(a) a unit owner who sells must give the buyer, at the seller's expense, the declaration, articles of incorporation, bylaws and rules, the most recent year-end financial statement and annual budget, the association's most recent structural integrity reserve study or a statement that none has been completed, a copy of the inspector-prepared milestone summary if applicable, and the frequently asked questions and answers document. A contract executed before the buyer receives them is voidable by the buyer for seven days after receipt, excluding Saturdays, Sundays and legal holidays, and contracts now have to carry a conspicuous statement when a required study or milestone inspection has not been completed (Florida Statutes, section 718.503). The question-and-answer sheet, required under section 718.504, is where the association states the fee and what it pays for (Florida Statutes, section 718.504).

The Association Website Rule

Commodore Club has 96 units, well above the 25-unit threshold at which Florida requires a condominium association to post its declaration and amendments, bylaws, articles, rules, the approved minutes of board meetings for the preceding 12 months, the annual budget, the annual financial report, milestone inspection reports and its most recent structural integrity reserve study on a website or app, in a section accessible to owners (Florida Statutes, section 718.111). The practical point for a buyer: the seller can usually download most of the resale package from the owner portal the day the listing goes live.

The Estoppel Certificates

A Commodore Club sale needs two estoppel certificates: one from the Commodore Club association under section 718.116 and one from the Section 22 master association under section 720.30851. The condominium's certificate must be issued within 10 business days of a request, is effective for 30 days if delivered electronically or by hand (35 by mail), and its fee is capped by statute at $250, plus $150 if the account is delinquent and $100 more for delivery within three business days, adjusted every five years for inflation and published by the state (Florida Statutes, section 718.116; Florida Statutes, section 720.30851). If the sale does not close, the fee is refundable on request within 30 days.

The Section 22 certificate is the only public place the master assessment is stated in writing, because the master association does not post the dollar amount online. The Commodore Club certificate states the condominium fee, any special assessment and anything owed.

The Questions to Put in Writing

• What is the current monthly or quarterly condominium fee, and what does it include (insurance, water, sewer, trash, cable or internet, pest control, grounds, the pool, the elevators)?
• What does the structural integrity reserve study recommend for reserves this year, what does the budget fund, and what is the reserve balance?
• Was the milestone phase one inspection completed, did it require phase two, and are any repairs planned or being funded?
• Has any special assessment, loan or line of credit been proposed, noticed or approved in the last three years?
• What are the master policy's wind and flood deductibles, and what does an owner's HO-6 policy have to cover?
• Which buildings have an elevator, and when was each last modernized?
• What are the rules on leasing (minimum term, number per year, approval), pets, and approval of buyers?
• Who is the manager, and where is the owners' document portal?

Selling a Commodore Club home? Get a free Burnt Store Marina home valuation, or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers.

How Did Commodore Club at Burnt Store Marina Come to Be?

Commodore Club at Burnt Store Marina is the oldest condominium on the county roll inside Punta Gorda Isles Section 22: its association was incorporated on May 19, 1978, permits for its first 60 units were reported that month, and its declaration was recorded on February 28, 1979, the day the Section 22 homeowners association was created.

Punta Gorda Isles and the First Permits, 1978

Burnt Store Marina began as Punta Gorda Isles, Section 22, platted in 1973 and approved by Lee County as a planned community on the east shore of Charlotte Harbor (Lee County, CPA2007-00054 staff report). Punta Gorda Isles, Inc. recorded the first Section 22 Declaration of Restrictions on November 9, 1977, for multi-family use in Blocks 990 to 1011 with a 1,200 square foot minimum unit size, a floor every Commodore Club home clears (Declaration of Restrictions, Section 22, with amendments).

A resident historian's timeline, compiled from local newspaper reports, records that on May 7, 1978 "permits have been issued for the first 60 condominium units of what will become the 96 unit Commodore Club," and that a 1978 aerial photograph "showed the foundations of the Commodore Club buildings and two empty docks (A&C)" (Graham Segger, Early Timeline of Burnt Store Marina). The Florida Division of Corporations dates the association's incorporation to May 19, 1978 (Florida Division of Corporations, document 742924). Commodore Club came out of the ground as the marina basins were being dug; the marina's first slips opened around the same time.

The Declaration of February 28, 1979

The state's condominium register records the Commodore Club declaration on February 28, 1979. That is the date of the recorded amendment to the Section 22 declaration that created the homeowners association to maintain common areas, entrance landscaping and "a guardhouse," at Official Records Book 1333, Page 115. The Commodore Club declaration's own reference on the county's legal descriptions is Official Records Book 1333, Page 121, six pages later in the same book, and its condominium plat is at Condominium Plat Book 5, Pages 303 and 379. The two instruments went on record together, which is a neat way to understand Commodore Club's place in the community: it is as old as the master association itself.

The county's legal descriptions also cite two later recorded instruments, Official Records Book 2366, Page 3235 on the units and Book 2381, Page 1560 on the common elements. We did not read their text for this page. The association filed Amended and Restated Articles of Incorporation with the state on March 8, 1993, and a buyer should read the declaration as amended through its latest recorded amendment, which the association's owner portal and the resale package must include. The recorded documents are searchable on the Lee County Clerk's official records index.

Forty-Seven Years of One Building Group

All 96 Commodore Club homes carry a 1979 year built on the county roll, and all 96 still carry a 1979 effective year built, which is the appraiser's way of saying the county has not recorded a renovation that changes its view of the buildings' age. Compare Marina South Shore, the 1980 harbor-front condominium, whose cost cards carry an effective year of 2006. That is not a verdict on Commodore Club's condition; roofs, elevators and interiors have been replaced over the decades, as the elevator alteration records from 2008 show. It is a reason to read the reserve study and the association's capital history closely.

The Association Today

Commodore Club Condominium Association of Burnt Store Marina, Inc. is an active Florida not-for-profit corporation, document 742924, with annual reports on file every year from 1995 to 2026. Its 2026 annual report, filed April 28, 2026, moved its principal and mailing address and its registered agent to the St. Petersburg office of Precedent Hospitality and Management and lists a board of six (Florida Division of Corporations, document 742924). The structural integrity reserve study filing of 2024 was signed through the association's previous manager, Gateway Management, so management changed hands between late 2024 and April 2026.

What Amenities Come With a Commodore Club at Burnt Store Marina Condominium?

Under its recorded Declaration and the Section 22 documents, a Commodore Club at Burnt Store Marina condominium comes with the association's own pool and grounds, the private roads, gates and common areas of Burnt Store Marina through Section 22, and walking-distance access to the marina and the Fitness, Racquet and Pool Club, which, like golf and the yacht club, is an optional paid membership.

Inside Commodore Club

The condominium's own common elements are the eight buildings and their stairwells, elevators and walkways, the grounds including the landscaped corner at Cape Cole Boulevard and Matecumbe Key Road, parking areas and the pool recorded on the county's common-element parcel. What the condominium fee maintains is set by the Commodore Club declaration and budget, not published publicly; the question-and-answer sheet states it.

Through Section 22: What Ownership Includes

Every Commodore Club owner is a member of the Punta Gorda Isles, Section 22 Homeowners Association, whose assessment, charged equally on each dwelling unit, covers "the maintenance of the common areas, roads, access systems and infrastructure," including the staffed gatehouse on Burnt Store Road, the barcode gate at Cape Cole Boulevard, the private roads, street lights and entrance landscaping (PGI Section 22 home page; Section 22, Accessing Our Community). The association also owns the 27-hole golf course, the golf clubhouse, Linkside Café and the Fitness, Racquet and Pool Club, which it bought in 2017 with a ten-year note the association reported paid off in January 2026 (The Beacon, March 2026).

What Is Charged Separately

"All Club memberships are for people, not properties," the association says, so nothing in this table conveys with a Commodore Club deed (Section 22, Club Policies and Forms).

The Marina Next Door

Commodore Club sits about 0.3 mile in a straight line from the Safe Harbor Burnt Store office. Safe Harbor offers wet slips for boats from 30 to 100 feet with a 7-foot maximum draft and no fixed bridges to Charlotte Harbor, and dry storage for boats from 20 to 40 feet (Safe Harbor Burnt Store). A slip is a contract with the marina, not part of the condominium, and a buyer who wants one should ask the marina about availability and price before closing.

What Are the HOA Fees at Commodore Club at Burnt Store Marina in 2026?

The Commodore Club at Burnt Store Marina condominium fee for 2026 is not published on any public site, state record or association page we could reach; it is set in the association's adopted budget and stated on its question-and-answer sheet and estoppel certificate. The Section 22 master assessment is likewise unpublished and appears on the Section 22 estoppel.

What Is Published and What Is Not

We will not print a fee we cannot source. Here is exactly what the public record holds for a Commodore Club owner's recurring costs as of September 2026, and where to get the rest.

How to Read the Fee When You Get It

A condominium fee is only comparable to another after you know what it pays for. In a Florida condominium the association insures the buildings under its master policy and maintains the common elements, so at Commodore Club the fee should fund the master property and liability insurance, the reserves the study requires, the elevators, the pool, grounds and landscaping, common-area electricity and management. Whether it also includes water and sewer (billed by Charlotte County Utilities), trash, cable or internet and pest control is set by the declaration and budget, and it varies building group to building group in Burnt Store Marina; the Sunset Pointe Towers association, for example, says its quarterly dues include "Direct TV, High Speed Fiber Optic internet, water and sewer" (Sunset Pointe Towers). Ask the Commodore Club association for the budget and read the reserve line against the study.

Selling a Commodore Club home? Get a free Burnt Store Marina home valuation, or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers.

Commodore Club at Burnt Store Marina Layered Costs: Condominium, Section 22, Taxes and Optional Clubs

A Commodore Club at Burnt Store Marina owner pays in layers: the condominium fee, the Section 22 master assessment, Lee County property tax at 13.6738 proposed mills for 2026, Lee County solid waste on the tax bill, utilities from Charlotte County, and, only by choice, the fitness club, golf, the dog park and the marina.

The Layers, One by One

A Worked First Year for a Commodore Club Buyer

Here is what we can put in writing today for a buyer who pays $265,000 for a non-homestead Commodore Club home. Property tax: at the proposed 2026 rate of 13.6738 mills, a taxable value equal to the price would produce about $3,624 a year (our arithmetic; the county's value, not the price, is what is taxed, and the 2026 value on most units is $200,140, which produced a proposed $2,736.66). A homestead exemption would lower it. Solid waste: on the tax bill, per Lee County's multi-family schedule. Fitness club: $1,065 for a couple, if you want it. Condominium fee and Section 22 assessment: from the two estoppel certificates, which you will have within about 10 business days of asking.

What we will not do is fill the two biggest lines with a guess. At a 1979 condominium those two lines, and the reserve funding behind the first, are the difference between a good buy and an expensive one, and they are exactly what the documents in the previous sections produce.

What Is Not Published

The Commodore Club fee, its reserve balance, its master insurance premium and deductibles, the Section 22 master assessment amount, any master-level transfer or capital contribution, and the country club's dues are all unpublished. Each has a named document that states it, listed above. If any listing, website or estimate quotes a Commodore Club fee without one of those documents behind it, ask where it came from.

Who Governs Commodore Club at Burnt Store Marina? The Association, Its Records and Its Documents

Commodore Club at Burnt Store Marina is governed by Commodore Club Condominium Association of Burnt Store Marina, Inc., an active Florida not-for-profit corporation managed since April 2026 through Precedent Hospitality and Management, under its recorded 1979 declaration as amended, Chapter 718 of the Florida Statutes and, above it, the Section 22 master association.

The Association on the State's Records

Who Manages Commodore Club?

The association's 2026 annual report lists its principal address, mailing address and registered agent in care of Precedent Hospitality and Management, 570 Carillon Parkway, Suite 210, St. Petersburg. The 2024 state reserve study filing was made through Gateway Management. The Section 22 master association is managed separately, by Alliant Property Management, from the community office at 102 Islamorada Boulevard (Section 22, Association Management Company). A buyer deals with both offices: Commodore Club's manager for the condominium's estoppel and documents, Alliant for the Section 22 estoppel and gate registration.

The Documents That Govern a Commodore Club Home

In order of authority: the Florida Statutes, chiefly Chapter 718; the Section 22 Declaration of Restrictions and its amendments, which "can be more restrictive but not less restrictive" at the sub-association level; the Commodore Club declaration of condominium recorded February 28, 1979 and its amendments; the association's articles, as amended and restated in 1993; its bylaws; and its rules. The Section 22 documents are posted publicly on the master association's documents page. The Commodore Club documents are not public online and come with the resale package or through the owner portal.

Architecture and Exterior Changes

Exterior changes need two approvals at Commodore Club: the condominium association's, because the exterior is a common element, and the Section 22 Architectural Review Committee's, which applies to homes inside condominium associations too. Section 22 limits exterior colors to earth tones, grey, white or pale pastels, and requires an application for hurricane shutters (Section 22 ARC policies; The Beacon, July 2024). A glass lanai enclosure, a window replacement or a shutter on a Commodore Club home should have both approvals in the file.

Is Commodore Club at Burnt Store Marina a 55+ Community?

Commodore Club at Burnt Store Marina is not age-restricted at the master level, and we found no public record of a 55-and-older designation for the condominium itself. The Section 22 documents contain no age restriction or Housing for Older Persons Act language, and the fitness club sells child memberships for children 16 and under.

The Section 22 bylaws define a living unit as a residence "intended for occupancy by one family or household," with no age qualifier (Section 22 bylaws), and the community code of conduct asks for a responsible adult with minors under 17 at the amenities, which supervises children rather than excluding them (Burnt Store Marina Code of Conduct). A condominium can adopt its own age rules under federal law, and the Commodore Club declaration is not public, so a buyer who needs an answer either way should ask the association in writing. In practice the owner base skews toward retirees and seasonal owners, which is a description of who buys, not a rule about who may.

Can You Rent Out a Commodore Club at Burnt Store Marina Condo?

Renting a Commodore Club at Burnt Store Marina condominium is allowed at the master level, where Section 22 permits residential rentals, but the minimum lease term and any approval step are set by the Commodore Club declaration and rules, which are not public. Short stays also bring Lee County's 5 percent tourist tax.

The Rental Rules in One Table

What a Commodore Club Landlord Should Plan For

Commodore Club's seasonal owner base makes it a natural winter-rental building: 70 of the 96 homes carry no homestead exemption. A landlord's numbers turn on four things the public record cannot supply: the condominium's minimum lease term, the condominium fee, the insurance cost of an HO-6 landlord policy, and whether renters can use the association pool. The fitness club, golf and the yacht club do not come with the lease, so a tenant who wants them pays separately, which is worth saying in a rental listing.

Pet Rules at Commodore Club at Burnt Store Marina

Pets at Commodore Club at Burnt Store Marina are governed first by the condominium's own rules, which are not public, and then by Section 22, which allows household pets not kept for commercial purposes and requires dogs on a leash outside residences under Lee County law and community rule.

The Section 22 restrictions allow "dogs, cats, and other household pets" provided they are not kept for commercial purposes or as a nuisance, and each sub-association may be stricter (Summary of Section 22 Rules). The community newsletter adds a Commodore-specific note: the landscaped part of the lot at Cape Cole Boulevard and Matecumbe Key Road belongs to the Commodore residents and "is not a dog park," so dogs are to be kept off it (The Beacon, May 2026). The fenced BSM Barking Lot dog park is $100 a year per household (Section 22, Dog Park). Number, size and breed limits for Commodore Club, and whether tenants may keep pets, are in the condominium's rules; ask before you write an offer if you have a large dog.

Hurricanes, Flood Zone and Insurance at Commodore Club at Burnt Store Marina

Commodore Club at Burnt Store Marina straddles two FEMA flood zones: the AE line, with an 8-foot base flood elevation, runs through the property, so most buildings read shaded Zone X at the county's building point while 1610 Islamorada Boulevard reads AE 8. The whole complex is in Lee County Evacuation Zone A.

The Flood Map, Building by Building

We queried FEMA's National Flood Hazard Layer at the Lee County Property Appraiser's point for each of the eight buildings, and across the outline of each building's unit parcels, on September 29, 2026 (FEMA National Flood Hazard Layer). The map is Lee County's, panel 12071C0070G, effective November 17, 2022.

A point and an outline are not a flood determination. What the table shows is that the line between the high-risk AE zone and the moderate-risk shaded X zone runs through Commodore Club, so the zone that governs a building's flood insurance and a lender's requirement is a building-by-building question. Our community guide's street sample lists Pirates Lane as AE 8; at the buildings themselves, the county's points on Pirates Lane read shaded X. The document that settles it is an elevation certificate for the building, or a Letter of Map Amendment if one has been issued, which you can search at the FEMA Map Service Center.

Ground Height and the 8-Foot Line

Lee County's 2018 LiDAR ground model reads between 7.86 and 7.96 feet at the county's point for every Commodore Club building (Lee County LiDAR DEM 2018). The county's service does not state its vertical datum, so read that as a pattern rather than a measurement against the base flood elevation, but the pattern explains the map: Commodore Club sits almost exactly at the height where FEMA draws its 8-foot line. A few inches of grade decide which side of the line a corner of a building falls on.

For a condominium, the building's lowest floor, not your unit's floor, drives the association's flood insurance, and a third-floor owner shares the cost of insuring the ground floor. Zone X is not zero risk: in 2024 the association reported that storm surge from Helene and Milton damaged "some houses" in the community (The Beacon, December 2024).

Evacuation Zone A

Lee County's evacuation layer places Commodore Club in Evacuation Zone A, storm surge zone 1 (Lee County Evacuation Zones). Zone A is ordered out first. Lee County says "we may order the evacuation of zone A before you see any effects of the tropical storm" (Lee County Public Safety, Evacuation). Burnt Store Road is the only way out. The association's instruction for emergencies is to call 911 and "identify yourself as Lee County" (Section 22, Accessing Our Community).

The Storm Record

Commodore Club has stood through every storm Burnt Store Marina has seen since 1979, including Charley in 2004, Irma in 2017, Ian in 2022, and Helene and Milton in 2024. After Ian, whose eye made landfall near Punta Gorda at an estimated 125 knots, the Section 22 president wrote that the community "did not receive the water surge that was predicted" but had "lanai cages and stairwells down, water damage to some units" (National Hurricane Center, Ian report; The Beacon, December 2022). The storm history of a specific Commodore Club building, including any insurance claims and repairs, is in the association's records, not a public file, and a seller must disclose known flood damage and flood insurance claims to the buyer under Florida's residential flood disclosure law (Florida Statutes, section 689.302).

The Master Policy and the HO-6

The association insures the buildings under its master policy; the owner insures the unit's interior finishes, contents, liability and loss assessment under an HO-6. The practical questions for a Commodore Club buyer are the master policy's windstorm deductible and its flood coverage for each building, because a large deductible after a storm becomes an assessment on every owner. Citizens Property Insurance now ties wind coverage to flood coverage on personal-lines policies, phased in by value, with all remaining policies covered by January 1, 2027 (Citizens, flood coverage rules). Unincorporated Lee County's Class 5 rating in FEMA's Community Rating System takes 25 percent off National Flood Insurance Program premiums (FEMA, CRS eligible communities, April 2026).

Built Before the Florida Building Code

Commodore Club was built in 1979, more than two decades before the statewide Florida Building Code took effect in 2002, so its original windows, doors and roof connections were not built to today's wind standards; what has been replaced since is in the association's records. Two county rules matter for any big repair. Lee County applies the 50 percent rule: work costing 50 percent or more of the structure's market value is a substantial improvement that must meet current flood rules (Lee County DCD, Substantial Improvement). And the state's My Safe Florida Home program runs a pilot for condominium hardening, with eligibility set by the program (My Safe Florida Home). Ask the association for its wind mitigation report and the date of its last roof replacement.

Selling a Commodore Club home? Get a free Burnt Store Marina home valuation that accounts for your building's flood zone, or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers.

Which Schools Serve Commodore Club at Burnt Store Marina?

Commodore Club at Burnt Store Marina is served by the School District of Lee County, not Charlotte County: elementary proximity Zone A, middle school Zone AA and High School West sub-zone 2, where families rank schools in Cape Coral and North Fort Myers during Open Enrollment rather than receiving one assigned school.

Lee County's 2026 to 2027 proximity-zone layer returns zone A at Commodore Club (Lee County School Proximity Zones 2026-27), and the district's own locator, checked at a Commodore Club parcel for our community guide, returned Elementary Zone A, Middle Zone AA and High School West sub-zone 2 (School District of Lee County, school zones). The zoned choices include Hector A. Cafferata Jr. K-8 (2026 grade B), Trafalgar Elementary (A), Challenger Middle (A), Mariner Middle (B), and among high schools North Fort Myers (A), Cape Coral and Ida S. Baker (B), and Mariner and Island Coast (C), all about 10 to 17 miles away by road (Florida Department of Education, school grades). Families rank schools in Open Enrollment each November, and the district accepts a mortgage acceptance letter with a closing date within 30 days as proof of address (Student Enrollment Plan 2026-2027). If a listing shows Charlotte County schools for a Commodore Club address, it is wrong.

County Permits and Recorded Work at Commodore Club at Burnt Store Marina

Commodore Club at Burnt Store Marina work is permitted by Lee County's Department of Community Development, not by Punta Gorda or Charlotte County, and the association's public paper trail runs through the state's elevator records, the recorded declaration chain and the Section 22 architectural approvals.

What the public records show: elevator alterations recorded in December 2008 on the cars at 2 and 5 Pirates Lane, current state certificates of operation through August 1, 2027, and fire-key and alternate-power compliance verified in January 2026 (DBPR elevator license 26832; DBPR elevator license 26835). The county's cost cards carry no renovation that changes the buildings' effective age, and the roll shows no recorded addition to any unit. Roof, structural and window permits for the buildings are searchable by address in Lee County's permit system; ask the association for its roof and window replacement history, and ask the seller for permits and Section 22 approvals for any lanai enclosure, window or shutter on the unit (Lee County Community Development).

What Is Being Built Near Commodore Club at Burnt Store Marina?

Near Commodore Club at Burnt Store Marina, the changes are at the marina and on Burnt Store Road: Safe Harbor's post-Ian dock and dry-storage rebuild a few hundred yards away, a $3 million shoulder and rumble-strip project on the road, an approved but unfunded four-lane widening, and new retail and homes planned along the corridor.

Inside the gates, Lee County rezoned about 9 acres of Safe Harbor's land in 2022 for up to 28,000 square feet of marine and dry storage building area and outdoor racks, and a development order for a "Dry Slip Facility Redevelopment at Burnt Store Marina" was issued in 2025, as our community guide details. Safe Harbor's managers reported floating docks installed and north-basin seawalls continuing in 2025 (The Beacon, July 2025). For a Commodore Club owner a few minutes' walk away, that means construction noise for a season and a better marina after it.

On Burnt Store Road, FDOT approved the concept for four divided lanes with 10-foot shared-use paths from Van Buren Parkway to the Charlotte County line in August 2025, but right-of-way and construction are unfunded (FDOT, Burnt Store Road PD&E). In the meantime Lee County dropped planned passing lanes from its interim safety plan in March 2026 (Cape Coral Breeze, March 10, 2026) and in May 2026 approved a $3 million contract for paved shoulders, turn lanes, rumble stripes and guardrail from Delilah Drive to Vincent Avenue, as our community guide details. Across the road, Lee County approved the Burnt Store Mixed-Use Development for 354 multi-family homes and commercial space in 2024 (Lee County, DCI2022-00039), and north of the county line Charlotte County rezoned 41 acres at 17150 Burnt Store Road for commercial use in July 2026, where a grocery-anchored center has been proposed (Charlotte County Ordinance 2026-025).

Daily Logistics at Commodore Club at Burnt Store Marina

Daily life at Commodore Club at Burnt Store Marina runs through Lee County services with a Punta Gorda address: the staffed Burnt Store Road gate about 0.8 mile away, Charlotte County Utilities water and sewer, Lee County trash, Cape Coral Fire under contract, the Lee County Sheriff and a Punta Gorda 33955 mailing address.

• Gates: the main gatehouse on Burnt Store Road is staffed 24 hours a day by Platinum Group Security under contract to Section 22; the barcode gate at Cape Cole Boulevard, a short walk from Commodore Club, admits residents' cars only; trucks and marina traffic use the Vincent Avenue gate (Section 22, Accessing Our Community).
• Parking: the Area I rules require 1.5 paved spaces per unit, allow no carports, and bar trailers, trucks, motor homes and boats parked overnight unless fully enclosed (Summary of Section 22 Rules). Assigned and guest spaces are set by the Commodore Club rules.
• Water and sewer: Charlotte County Utilities, from its Burnt Store plant on Burnt Store Road (Charlotte County Utilities, rates).
• Trash: Lee County Solid Waste, Area 5, billed on the Lee tax bill, each Commodore Club unit on the multi-family schedule (Lee County Solid Waste, Area 5).
• Fire and EMS: Lee County's Burnt Store Area Fire MSTU, served by contract with the City of Cape Coral Fire Department; ambulance by Lee County EMS (Lee County and Cape Coral interlocal agreement).
• Law enforcement: Lee County Sheriff's Office.
• Mail: Punta Gorda, Florida 33955; the full post office is in downtown Punta Gorda (USPS Post Office Locator).
• Internet: check the exact address on the FCC National Broadband Map, and ask whether the association's budget includes a bulk service.
• Drive times, free-flow: downtown Punta Gorda and Punta Gorda Airport about 24 to 26 minutes, Cape Coral City Hall about 27 to 29, Southwest Florida International Airport about 50 to 59, per the routing estimates in our Burnt Store Marina guide.

How Does Commodore Club at Burnt Store Marina Compare to the Other Burnt Store Marina Neighborhoods?

Commodore Club at Burnt Store Marina is the oldest, lowest-priced and only non-waterfront condominium of the six Burnt Store Marina neighborhoods we cover with their own guides: 96 homes in 1979 three-story buildings, a dry land class, and a $254,375 twelve-month county median against $350,000 to $1,100,000 for the other five.

The Benchmark Table

Data updated: September 2026. Source: Lee County Property Appraiser public parcel and sales files, qualified improved sales recorded from September 1, 2025 through August 7, 2026 for every neighborhood, the same window as our community guide, our analysis; water classes from the county's land type layer. Rows marked thin have too few sales to read as a market rate.

Three things stand out. Commodore Club and Marina South Shore are the two first-era low-rise condominiums, built a year apart, and they sit about $95,000 apart at the twelve-month median; most of that gap is the water and the size, as the next section shows. The towers and the detached homes are different markets entirely, each more than $100,000 higher. And Commodore Club recorded as many sales as any neighborhood in the table, which makes it the most liquid entry point into Burnt Store Marina by count, if not by speed.

What the Comparison Means for Buyers and Sellers

For a buyer, Commodore Club is the lowest-cost way into the same gates and roads under the Section 22 Declaration, and the same fitness club and marina access, as the towers, in exchange for no water view, an older building and a single floor plan. For a seller, the comparison sets the ceiling: a Commodore Club home competes with other Commodore Club homes and with Marina South Shore's smaller units, not with the towers, and pricing it off a Burnt Store Marina condominium median that includes the towers is the fastest way to add months on market.

Commodore Club vs Marina South Shore at Burnt Store Marina: Which Should You Choose?

Commodore Club vs Marina South Shore is the choice between Burnt Store Marina's two first-era three-story condominiums: Commodore Club is smaller, drier and cheaper, at a $261,000 two-year median for 1,436 square feet; Marina South Shore sits on the harbor, with larger 1,547 and 2,069 square foot homes at a $307,500 two-year median.

The Decision Table

Sources: Lee County Property Appraiser parcel file, cost cards and public sales files, our analysis; FEMA National Flood Hazard Layer; Florida DBPR databases; Declaration of Restrictions, Section 22, with amendments. County per-foot figures use each association's county living area; they are comparable with each other and never with an MLS figure.

The number most buyers miss is the per-foot row. Over the last two years, Commodore Club buyers paid more per county square foot than Marina South Shore buyers, $181.75 against $173.46, even though Marina South Shore has the harbor. Marina South Shore's lower per-foot price reflects its larger homes, whose price rises more slowly than their size, and the harder repricing its sales have gone through since 2022: its five-year median is $449,500, against $307,500 for the last two years. Commodore Club's five-year and two-year medians are within about $13,000.

Who Should Choose Which

Choose Commodore Club if the budget is the first filter, if two bedrooms and 1,436 square feet are enough, if you want to walk to the fitness club and the marina, and if a price history that has held steady since 2022 matters more to you than a harbor view. It is the natural first Burnt Store Marina purchase and a common seasonal and rental choice.

Choose Marina South Shore if you want the harbor, a larger home and the Area II setting on South Shore Drive, and you are comfortable with a market that has moved more in both directions. Either way, read the same four documents first: the reserve study, the milestone summary, the budget and the flood determination for the building.

Honest Pros and Cons of Owning at Commodore Club at Burnt Store Marina

The honest case for Commodore Club at Burnt Store Marina is price, location inside the marina core and a completed 2024 reserve study; the honest case against is a 1979 building group under Florida's condominium safety laws, a fee that is not published, no water view, and a market that now takes months, not weeks.

The Pros

• The price of entry. A $254,375 twelve-month median, the lowest of the six neighborhoods we cover in Burnt Store Marina, and a $261,000 two-year median, for the same gates, roads, fitness club access and marina proximity as the towers.
• Location. About 0.13 mile from the Fitness, Racquet and Pool Club and 0.3 mile from the marina office, by straight-line measurement.
• A completed reserve study on the state's record. Completed April 25, 2024 for all eight buildings, delivered to owners November 25, 2024, with no study-linked special assessment reported on the form.
• Elevators. At least three buildings have state-certified passenger elevators.
• A steady price history. Two-year and five-year medians within about $13,000 of each other while the wider Burnt Store Marina condominium median fell by a third from its 2023 peak.
• One plan. Easy to compare, easy to price and easy to rent.
• Its own pool on the association's common-element parcel.

The Cons

• Age. Every building is from 1979, with an effective year built of 1979 on the county cards.
• The milestone question. The statutory deadline was December 31, 2024, and its outcome is not public; a buyer needs the summary.
• An unpublished fee. Neither the condominium fee nor the Section 22 assessment is public; both come from estoppel certificates.
• The flood line. The AE 8 line runs through the complex, so flood insurance and lender requirements can differ building to building.
• Time on market. A median 275 days on the MLS over the last two years, at a median 92.6% of list.
• No water view and no garage. The county classes every home's view as landscape, and no unit has a garage or carport.
• A seasonal building. Only 27.1% of homes carry a homestead exemption.

Thinking of Selling Your Commodore Club at Burnt Store Marina Home? List With the #1 Team in Southwest Florida Since 2012

If you're searching for a Commodore Club at Burnt Store Marina listing agent, or thinking, 'I need someone to sell my Commodore Club at Burnt Store Marina home...' you are selling into a six-sale year and a buyer pool that reads the reserve study first. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price every listing from this record.

Honors and recognition:

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

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

Commodore Club Sold Stats, Window by Window

Data updated: September 2026 (Lee County Property Appraiser parcel and sales files, index built September 29, 2026; Southwest Florida MLS, pulled September 26, 2026)

• Leading window, county recorded and qualified, 24 months since September 2024: 12 resales, none builder-direct, dollar volume $2,895,550, median $261,000 (n = 12, even), low $70,000, high $297,500.
• County recorded, 12 months from September 2025: In the last 12 months Commodore Club has seen 6 resales, dollar volume $1,386,250, median $254,375 (even; $243,750 and $265,000), range $70,000 to $297,500.
• MLS, Commodore Club only, 24 months to September 26, 2026: 6 closings, median $275,000, a median 92.6% of final list price after a median 275 days on market. Across Burnt Store Marina, blended, the MLS shows 30 closings in 12 months at 94.1% of list and 247 days.
• In the last 12 months we tracked every Commodore Club deed the county recorded; the county record does not name the listing office on each sale, so we state no represented count.

Selling a Commodore Club Home Is Different in Six Ways

• The reserve study file: under section 718.503 your buyer receives the association's most recent structural integrity reserve study at your expense. The state's database says it was completed April 25, 2024; we obtain the study, its funding plan and the current budget before listing so the answer is in the first showing, not the second week of the contract.
• The milestone summary: the statutory deadline for a building of Commodore Club's age was December 31, 2024. We put the inspector's summary, and any phase two finding and funding plan, in the listing file.
• Price by floor: third-floor homes have out-sold first-floor homes by a wide margin in every window we measured; pricing a ground-floor home off top-floor sales, or the reverse, is the most common way to misprice a Commodore Club listing.
• Two estoppels: the Commodore Club certificate and the Section 22 certificate, ordered the day the contract is signed, each within 10 business days under the statutes.
• The flood line: the building's flood zone and elevation certificate go into the listing, because the AE 8 line crosses the complex and buyers will ask.
• Season and audience: 62.5% of owners get their tax bill outside Florida, led by Illinois, Wisconsin and Minnesota. We time the launch for the fall search season and market to the upper Midwest before buyers arrive.

Showings, Signs and the Gate

Showing agents enter through the staffed Burnt Store Road gatehouse, and the gate needs the visitor's name in advance. Section 22 allows one For Sale sign no larger than 6 by 8 inches, and open houses on Friday, Saturday and Sunday from 11:30 to 5:00, registered with the gatehouse in advance (Real Estate Open House Policy). The Commodore Club association's own sign and lockbox rules may be stricter; we confirm them before the listing goes live. With most owners mailing outside Florida, we are set up to sell for an owner who is not here.

What Is Your Commodore Club at Burnt Store Marina Home Worth? Get a Free Valuation in 60 Seconds.

Start with a free Commodore Club home valuation. It takes about a minute, and Jesse follows up with the Commodore Club sales that fit your home: same floor, adjusted for the balcony, updates, building and any lease. An automated estimate cannot tell a renovated third-floor home with a glass lanai from an original first-floor home with a screened porch, and at Commodore Club the gap between the third-floor and first-floor medians has been about $67,500 over the last two years.

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

For the community-wide selling picture, read our Burnt Store Marina seller guide.

Is now a good time to sell a Commodore Club condominium?

For a home priced to its floor and condition, with the reserve study and milestone summary in hand, yes: the fall and winter search season is ahead, and Commodore Club's two-year median has held within about $13,000 of its five-year median.

How do I price a third-floor Commodore Club home?

Against third-floor sales: six in the last 24 months, from $205,000 to $297,300 at a $277,500 median, adjusted for the balcony, renovation and the building's elevator.

Will the reserve study hurt my sale?

A completed study helps; uncertainty hurts. Commodore Club's study is on the state's record as completed in 2024, so the task is to have the study, the funding plan and the budget ready for the buyer.

Does a Commodore Club sale need association approval?

The Section 22 master association has no published purchase-approval process. Any Commodore Club approval step would be in its declaration and rules; we confirm it before listing.

What paperwork should I gather before listing?

The section 718.503 package including the reserve study and milestone summary, the current budget and financial statement, the master insurance declarations, your building's elevation certificate if the association has one, and both estoppel requests ready to order.

How long will my Commodore Club home take to sell?

Over the last 24 months, a median 275 days on the MLS. A well-priced, well-documented home can beat that; an overpriced one will not.

Your Local Real Estate Experts

Commodore Club owners and buyers work directly with Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008, not a call center. Before writing this guide they read Commodore Club's state filings, the reserve study database, the elevator registry, the county's cost cards and roll, FEMA's map and every recorded sale since 2009.

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

McGreevy and Comisar are the Domain Realty team behind this Commodore Club at Burnt Store Marina guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse runs the valuation and pricing conversation for Commodore Club sellers; Marc leads buyer representation, which at Commodore Club means reading the reserve study, the milestone summary, the fee stack and the flood determination before you write an offer.

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

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

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

What Our Clients Say

McGreevy and Comisar is a top-reviewed Commodore Club at Burnt Store Marina realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer's own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.

★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Sandra Decker, verified Google review

★★★★★ “We have used his services for 5 transactions and every one has gone smoothly. He is a fantastic communicator, offers great representation, and is extremely honest.” Michael Kaprove, verified Google review

★★★★★ “We highly recommend Marc Comisar for your real estate needs. He was very knowledgeable. If he didn't know an answer, he would do research until he did. Marc is pleasant, timely, and listened to our wants and needs. He went above and beyond to make sure we found our forever home. Thank you, Marc!” Sherry Warga, verified Google review

Contact McGreevy and Comisar

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

Selling a Commodore Club at Burnt Store Marina home? Get a free Burnt Store Marina home valuation, or call Jesse direct at (239) 898-6072.

Buying at Commodore Club? Call Marc at (239) 287-5873, read how we represent buyers in Southwest Florida, or start with our Burnt Store Marina buyer guide.

Licensure, and the Office of Record

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

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

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

Where Else to Find the Team

Find the team on McGreevy and Comisar on YouTube and McGreevy and Comisar on LinkedIn. Our guides to Marina South Shore, Harbor Towers, the Grande Isle Towers, Courtside Landings and Sunset Key cover the other Burnt Store Marina neighborhoods with their own pages.

Frequently Asked Questions, Buyer Edition

These Commodore Club at Burnt Store Marina buyer questions are answered from the Lee County Property Appraiser's roll, cost cards and sales files, the state's condominium, reserve study and elevator records, FEMA's map, the Section 22 documents and the Southwest Florida MLS. Where the public record stops, we say so and name the document that holds the answer.

What is Commodore Club at Burnt Store Marina?

A 96-home condominium inside Burnt Store Marina, ZIP 33955: eight three-story buildings of 12 homes, five on Pirates Lane and three on Islamorada Boulevard, all built in 1979, run by Commodore Club Condominium Association of Burnt Store Marina, Inc. (Lee County roll; Florida DBPR; Florida Division of Corporations).

Is Commodore Club in Punta Gorda or Lee County?

Both, in different senses. The mailing address is Punta Gorda, but the property is in unincorporated Lee County, which taxes it, maps its floods and permits its work.

How many bedrooms do Commodore Club condos have?

All 96 are two bedrooms and two bathrooms on the county's cost cards.

How big are Commodore Club condos?

Ninety-one are 1,436 square feet of living area on the county record, four are 1,416 and one is 1,452. The MLS usually shows 1,516, a different measurement.

How do I tell the floor from the unit number?

The letter is the floor: A is the first floor, B the second and C the third, on every county cost card. The first digit is the building and the second the stack.

Do Commodore Club buildings have elevators?

At least three do. The state lists certified hydraulic passenger elevators at 2 Pirates Lane and 5 Pirates Lane and a certificate for Building 7, 1600 Islamorada Boulevard. Ask the association about the other five buildings.

How much do Commodore Club condos sell for?

The county recorded 12 sales in the 24 months since September 2024 at a $261,000 median, from $70,000 to $297,500. Third-floor homes led at a $277,500 median.

What is the highest recent Commodore Club sale?

$297,500 for a first-floor home on Pirates Lane in November 2025, in the county record. The five-year high was $326,000 in January 2024.

What are the HOA fees at Commodore Club?

The condominium fee is not published publicly. It is on the association's budget, its question-and-answer sheet and the estoppel certificate. The Section 22 master assessment is also unpublished and appears on the Section 22 estoppel.

Is there a special assessment at Commodore Club?

No public record shows one. The association's 2024 reserve study filing with the state reported no special assessment tied to the study. Confirm on the estoppel certificate and in the board minutes.

Has Commodore Club done its structural integrity reserve study?

Yes. The state's database shows an engineer-completed study dated April 25, 2024, covering eight buildings, delivered to owners November 25, 2024.

When was the Commodore Club milestone inspection due?

By statute, before December 31, 2024, because the buildings passed 30 years of age before July 1, 2022. The inspector's summary is not public; ask for it.

Does Commodore Club have a pool?

Yes. The county's common-element parcel is described as the association's pool. The Fitness, Racquet and Pool Club about 0.13 mile away has a heated pool and spa by paid membership.

Is Commodore Club on the water?

No. The county classes Commodore Club's land as dry and every home's view as landscape. The marina is about 0.3 mile away.

Do Commodore Club condos come with a boat slip?

No. Slips and dry storage are separate contracts with Safe Harbor Burnt Store.

Is Commodore Club a 55+ community?

Not at the master level, and we found no public record of an age restriction for the condominium. Ask the association in writing.

Can I rent out my Commodore Club condo?

Section 22 allows residential rentals. The minimum lease term and any approval are in the Commodore Club declaration and rules. Stays of six months or less owe Lee County's 5 percent tourist tax.

Are pets allowed at Commodore Club?

Section 22 allows household pets and requires dogs on a leash outdoors. Size, number and breed limits are in the condominium's own rules.

What flood zone is Commodore Club in?

The AE 8 line runs through the complex. At the county's building points, seven buildings read shaded Zone X and 1610 Islamorada Boulevard reads AE with an 8-foot base flood elevation.

What hurricane evacuation zone is Commodore Club in?

Lee County Evacuation Zone A, storm surge zone 1.

What are property taxes at Commodore Club?

On a non-homestead unit valued at $200,140, the 2026 proposed tax is $2,736.66 at 13.6738 mills; the 2025 tax was $3,204.54. Your bill will follow your purchase price and exemptions.

Is there a CDD at Commodore Club?

No. There is no community development district on the Lee County district layers or tax bill.

What schools serve Commodore Club?

The School District of Lee County, elementary Zone A, middle Zone AA and High School West sub-zone 2, with schools in Cape Coral and North Fort Myers chosen through Open Enrollment.

Who manages the Commodore Club association?

The association's 2026 state filing lists its address and registered agent in care of Precedent Hospitality and Management in St. Petersburg. Section 22 is managed separately by Alliant Property Management.

Are golf and the fitness club included?

No. The Fitness, Racquet and Pool Club is $1,065 a year for a couple or $533 for a single in 2026, and golf and the yacht club are separate memberships (2026 Resident Membership Application).

How does Commodore Club compare with Marina South Shore?

Commodore Club is smaller, dry and cheaper, with a $261,000 two-year median for 1,436 square feet; Marina South Shore is on the harbor with larger homes and a $307,500 two-year median. Commodore Club buyers paid more per square foot.

Frequently Asked Questions, Seller Edition

These Commodore Club at Burnt Store Marina seller questions are the ones owners ask us most, answered from the same county, state and MLS records. For a price on your own home, get a free Burnt Store Marina home valuation or call Jesse direct at (239) 898-6072.

What is my Commodore Club condominium worth?

Start with the sales on your floor. In the 24 months since September 2024, first-floor homes recorded a $210,000 median, second-floor sales $257,000 and $265,000, and third-floor homes a $277,500 median. Condition, the balcony and the building move it from there.

How many Commodore Club homes sold last year?

Six recorded resales in the latest 12 months at a $254,375 median, and 12 in the latest 24 months at $261,000.

Are Commodore Club prices dropping?

Gently, if at all. The two-year median is $261,000 against a five-year median of $273,950, while the wider Burnt Store Marina condominium median has fallen by about a third from its 2023 peak.

How long does it take to sell a Commodore Club condo?

A median of 275 days on the MLS over the last 24 months. Five years ago the median was about 41 days.

What share of asking price do Commodore Club homes get?

A median 92.6% of final list price on the MLS over the last 24 months; 94.1% across Burnt Store Marina in the latest 12 months, blended.

Is it a buyer's or seller's market at Commodore Club?

A buyer's market. Nine-month marketing times and sale prices a few percent under list mean buyers have time and choice; sellers win by pricing to the floor and documenting the building.

When is the best time to list a Commodore Club condo?

Early in the fall, so the home is live, photographed and documented before seasonal buyers from the Midwest start searching and touring from November through March.

Does the structural integrity reserve study law apply to my Commodore Club condo?

Yes. Commodore Club's buildings have homes on three floors, and the association filed a completed study for all eight buildings with the state in 2024.

Do I have to give my buyer the reserve study?

Yes. Section 718.503 requires a selling owner to give the buyer the association's most recent structural integrity reserve study, or a statement that none was completed, at the seller's expense.

Will the Commodore Club milestone inspection affect my sale?

It will if it is missing. Buyers, lenders and insurers ask for the inspector's summary, and the statute requires it in the resale package where applicable. Have it, and any phase two repair plan, ready before listing.

What if there is a special assessment when I sell?

It must be disclosed, and it appears on the estoppel certificate. Who pays installments that come due after closing is a contract term; we negotiate it up front rather than at the closing table.

Who pays the estoppel fees?

Customarily the seller orders and pays for the estoppel certificates, but the contract controls. The condominium's fee is capped by statute at $250, plus $150 if the account is delinquent and $100 for expedited delivery.

How many estoppel certificates does a Commodore Club sale need?

Two: one from the Commodore Club association and one from the Section 22 master association.

Does the association have to approve my buyer?

The Section 22 master association has no published purchase-approval process. Whether the Commodore Club declaration requires approval of buyers or tenants is in its recorded documents; we confirm it before listing.

What must I disclose when I sell?

Known material defects, the section 718.503 condominium documents, and, under Florida's flood disclosure law, any flood damage during your ownership, flood insurance claims and federal flood assistance you received.

Does my club membership transfer to my buyer?

Club memberships belong to people, not properties, so nothing conveys automatically with a Commodore Club deed (Section 22, Club Policies and Forms). Burnt Store Marina Country Club has a transfer process for a membership held by a seller (BSMCC transfer guideline).

Should I sell furnished?

Often, at Commodore Club. With about seven in ten homes owned as second homes or rentals, many buyers want a turnkey seasonal home. We list the furniture on a separate inventory so it does not complicate the appraisal.

What updates pay off before selling?

Paint, flooring, lighting and a clean, bright kitchen and baths. At a one-plan building, condition is what separates two homes on the same floor. Large projects, including a lanai enclosure, need association and Section 22 approval and rarely pay back in full.

Does my floor change my price?

Yes, more than anything else at Commodore Club. Third-floor homes led first-floor homes by $67,500 at the median over the last 24 months.

Does a glass-enclosed lanai add value?

It adds usable space buyers value, and 62 of the 96 homes have one on the county card. It helps most when the approvals and permits are in the file.

Can I sell my Commodore Club condo by owner?

Yes, Florida allows it, but the documents, the two estoppels, the disclosures and the gate access still have to be handled, and the marketing has to reach out-of-state buyers.

Can I put up a For Sale sign?

Section 22 allows one sign no larger than 6 by 8 inches, and the Commodore Club rules may be stricter. Most of the marketing happens online.

How are showings handled inside the gate?

Visitors are authorized at the staffed Burnt Store Road gatehouse. Open houses are allowed Friday to Sunday, 11:30 to 5:00, registered in advance with the gate.

Can I sell while the home is leased?

Yes, subject to the lease. A buyer takes the property subject to the tenant's rights, so we time showings with the tenant and disclose the lease terms.

Will my buyer's taxes be higher than mine?

Possibly, if you have a homestead cap or a lower assessed value. A sale resets the assessed value toward the price, and the buyer applies for their own exemptions.

What happens to my homestead exemption when I sell?

It ends with the sale. If you buy another Florida home, you may be able to transfer part of your accumulated Save Our Homes benefit; ask the property appraiser in the county where you buy.

Should I rent instead of selling?

Only if the numbers work after the condominium fee, insurance, tourist tax and vacancy, and only within the association's leasing rules, which we read with you first.

What if my building is on Islamorada Boulevard rather than Pirates Lane?

Say Commodore Club in the first line of the listing. Buyers searching "Pirates Lane" miss the three Islamorada Boulevard buildings, and the flood zone at 1610 Islamorada Boulevard differs from its neighbors on the county's point.

What if my home is on the first floor?

Price it against first-floor sales, show the ground-level convenience, and address the flood question with the building's elevation certificate. First-floor homes have the widest price spread, so condition shows up most.

What does it cost to sell a Commodore Club condo?

Commission, title and closing costs, the documentary stamp tax on the deed, the estoppel fees, and prorated taxes and fees. We give every seller a net sheet before listing.

Do the low recorded sales hurt my value?

They should not. The $70,000 sale in February 2026 carries a qualified code but is far outside the range of every other recent sale; we show buyers and appraisers why it does not set the market.

Why do the MLS and county numbers for Commodore Club differ?

The MLS catches only listings carrying the Burnt Store Marina label, and it measures living area differently. The county records every qualified deed, so it leads the count, and the MLS supplies days on market and sale-to-list.

Why hire McGreevy and Comisar to sell my Commodore Club home?

Because we price from the county record by floor, build the reserve study, milestone, estoppel and flood file before the first showing, and market to the out-of-state buyers who own most of the building. We are Top 1% Real Estate Agents Nationally Since 2008; call Jesse direct at (239) 898-6072.

Sources and Authoritative References

Every Commodore Club at Burnt Store Marina fact on this page traces to a primary record, grouped below by issuer and numbered continuously: the State of Florida, Lee County, the Section 22 master association and its newsletter, federal agencies, other public bodies and news reports, plus the county files and MLS pull cited in plain text.

Florida Department of Business and Professional Regulation

1. SIRS reporting and database page
2. SIRS submitted prior to July 2025, public database (Commodore Club record, read 2026-09-29)
3. SIRS submitted after July 2025, public database
4. Condominium register extract, Central West region
5. Milestone inspection resources
6. Elevator license 26832, 2 Pirates Lane
7. Elevator inspection history, license 26832
8. Elevator license 26835, 5 Pirates Lane
9. Elevator company relationship list including Building 7, license 28337

Florida Division of Corporations

10. Entity search, Commodore Club Condominium Association of Burnt Store Marina, Inc., document 742924

Florida Statutes and the Florida Legislature

11. Section 553.899, milestone inspections
12. Section 718.112, bylaws, budgets, reserves and the structural integrity reserve study
13. Section 718.111, official records and the association website requirement
14. Section 718.116, assessments and estoppel certificates
15. Section 718.503, resale disclosure
16. Section 718.504, prospectus and the question-and-answer sheet
17. Section 720.30851, homeowners association estoppel certificates
18. Section 689.302, residential flood disclosure
19. Section 509.242, public lodging classifications including vacation rentals
20. Senate Bill 4-D (2022 Special Session A)
21. Senate Bill 154 (2023)
22. House Bill 913 (2025)
23. OPPAGA Report 26-04, Milestone Inspection Reporting Data 2024 and 2025, July 2026

Lee County Property Appraiser

24. Parcel layer (ParcelsWFS), Commodore Club units and common element
25. Cost card, a third-floor unit at 1610 Islamorada Boulevard
26. Cost card, Commodore Club common element (CE: Pool)
27. 2026 notice of proposed property taxes, a Commodore Club unit
28. Land type layer
29. Districts map service
30. Lee County Property Appraiser home page, exemptions

Lee County Government

31. Lee County LiDAR 2018 ground model
32. Lee County Evacuation Zones layer
33. Lee County Public Safety, evacuation
34. Lee County School Proximity Zones 2026-27 layer
35. Lee County Community Development
36. Lee County DCD, substantial improvement and substantial damage
37. Lee County Solid Waste, adopted rates
38. Lee County Solid Waste, Area 5 collection
39. Lee County and City of Cape Coral, Burnt Store Fire MSTU interlocal agreement
40. Lee County, CPA2007-00054 staff report
41. Lee County zoning case DCI2022-00039, Burnt Store Mixed-Use
42. Lee County Clerk, Tourist Development Tax
43. Lee County Clerk, official records search

School District of Lee County and the State Department of Education

44. School zones
45. Student Enrollment Plan 2026-2027
46. Florida Department of Education, school grades

Punta Gorda Isles, Section 22 Homeowners Association

47. PGI Section 22 home page
48. Documents and forms
49. Declaration of Restrictions, Section 22, with amendments
50. Summary of Section 22 Rules and Regulations for Owners and Residents
51. Amended and Restated Bylaws, 2016
52. Rules for issuing bar codes, 2020
53. Renter Gate Access Form
54. Real Estate Open House Policy
55. Architectural Review Committee general policies
56. Burnt Store Marina Code of Conduct
57. Accessing Our Community
58. Association management company
59. Fitness, Racquet and Pool Club
60. 2026 Resident Membership Application
61. Club Policies and Forms
62. Dog Park
63. Dining Venues

The Beacon, the Burnt Store Marina Community Newsletter

64. Lee County Leash Laws and Doggie Etiquette, May 2026
65. From the Section 22 HOA Board, March 2026
66. From the Section 22 Board, July 2025
67. Resource Hub, sub-association roster, March 2025
68. Marina Beat, July 2025
69. The Beacon, December 2022 (Hurricane Ian)
70. The Beacon, July 2024 (shutters and ARC)
71. The Beacon, December 2024 (Helene and Milton)

Clubs, the Marina and Neighboring Associations

72. Burnt Store Marina Country Club, Course Details
73. Burnt Store Marina Country Club, Membership
74. Burnt Store Marina Country Club, membership transfer guideline
75. Platinum Point Yacht Club
76. Safe Harbor Burnt Store
77. Sunset Pointe Towers association

FEMA, NOAA, the Census Bureau and Federal Records

78. FEMA National Flood Hazard Layer
79. FEMA Map Service Center
80. FEMA, Community Rating System eligible communities, April 2026
81. National Hurricane Center, Hurricane Ian tropical cyclone report
82. U.S. Census Bureau geocoder
83. USPS Post Office Locator
84. FCC National Broadband Map

Florida Insurance and Hardening Programs

85. Citizens Property Insurance, flood coverage rules
86. My Safe Florida Home

Other Public Bodies, Roads and News

87. Charlotte County Utilities, rates
88. Charlotte County Ordinance 2026-025
89. FDOT, Burnt Store Road PD&E study
90. Cape Coral Breeze, Burnt Store expansion plan modified, March 10, 2026
91. Graham Segger, Early Timeline of Burnt Store Marina (resident history citing local newspapers)

Records Cited in Plain Text

92. Lee County Property Appraiser, parcel data file (August 2026 extract, downloaded September 27, 2026) and sales data files 2009 to 2025 final: parcel, living area, just value, homestead, owner mailing state and qualified recorded-sale fields for all 96 Commodore Club homes, and for Marina South Shore in the comparison section.
93. Lee County Property Appraiser cost cards for all 96 Commodore Club units and the common element, generated September 29, 2026: floor, unit type, living area, balcony, lanai and porch, actual and effective year built, view.
94. Southwest Florida MLS Matrix, closed listings carrying the Burnt Store Marina development label, five years to September 26, 2026, pulled September 26, 2026, split to Commodore Club by address.
95. Lee County Official Records: Commodore Club declaration of condominium, OR Book 1333, Page 121 (recorded February 28, 1979); later instruments OR Book 2366, Page 3235 and OR Book 2381, Page 1560 as cited on the county's legal descriptions; Condominium Plat Book 5, Pages 303 and 379.

Downloadable Documents

The official Commodore Club at Burnt Store Marina documents below are published by the State of Florida, the Section 22 master association or FEMA, and each link opens the issuer's own copy. The Commodore Club declaration, budget, rules, reserve study and milestone summary are not posted publicly; buyers receive them under section 718.503.

Market data from Southwest Florida MLS, pulled September 2026.

McGreevy and Comisar, Best Realtor for Commodore Club at Burnt Store Marina. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.