Burnt Store Marina - Courtside Landings

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

McGreevy and Comisar wrote this guide first for owners of a Courtside Landings home who are weighing a sale, and second for buyers who want the record rather than a listing sheet: which of the 70 homes sold, for what, on which side of the flood line, and why a Courtside owner pays the master association without ever voting in it. Courtside Landings is a neighborhood of 70 one-story detached land-condominium homes inside the master-planned community of Burnt Store Marina in Punta Gorda, Florida. It is the only planned development inside the gates, built by WCI Communities from 1999 to 2002 as "Harbor Villas at Burnt Store," and it sits in the association's Area IV, outside the Section 22 rules that bind almost every other home in the community. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, and have been Top 1% Real Estate Agents Nationally Since 2008.

The Punta Gorda address needs one sentence of explanation, because it changes the tax bill. Burnt Store Marina, and Courtside Landings with it, lies in unincorporated Lee County: the envelope says Punta Gorda 33955, but Lee County values and taxes the home, draws its flood map, issues its permits and assigns its schools, while Charlotte County supplies only the water and sewer. Every Courtside home carries Lee County tax district 034, the Burnt Store Area Fire district, on the Lee County Property Appraiser's parcel record.

This guide is built from the Lee County Property Appraiser's recorded sales, parcel layers and all 70 Courtside cost cards, read on September 29, 2026; the 1999 Declaration of Covenants and Restrictions recorded at Official Records Book 3177, Page 2077; Lee County zoning Resolutions Z-98-005 and Z-02-001; the association's articles and filings with the Florida Division of Corporations and the Florida Department of Business and Professional Regulation; FEMA's flood map tested at the center of every one of the 70 home parcels; and the Southwest Florida MLS closings split to Courtside by address. If you own at Courtside and are thinking about selling, start with the market snapshot and the seller section, then call Jesse. If you are buying, the lot-by-lot flood detail and the fee layers below tell you which of the 70 homes fits before you tour.

Why McGreevy and Comisar Are the Best Realtor for Courtside Landings at Burnt Store Marina

McGreevy and Comisar are the best realtor for Courtside Landings at Burnt Store Marina because the case is documented: the #1 team in Southwest Florida since 2012, Top 1% nationally since 2008, over $900 million in personal sales, and a Courtside price read built from every recorded sale, every cost card and a flood test of all 70 homes.

If you're searching for the best realtor for Courtside Landings in Burnt Store Marina, Punta Gorda, whether you're ready to sell your Courtside Landings 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 Courtside for three reasons particular to this neighborhood. First, Courtside is small and trades slowly: 70 homes, six qualified sales recorded in the last 12 months, and 22 in five years. In a market that thin, one mispriced listing becomes the comparable every appraiser leans on for a year. Second, the portals blend it. The county's land-type layer classes every Courtside home as "Dry," the MLS files Courtside closings under three different subdivision labels, and a search for "Burnt Store Marina" returns towers, walk-up condominiums and harbor-front houses together. A $1,100,000 Sunset Key sale and a $254,375 Commodore Club flat are both "Burnt Store Marina" to an automated estimate, and neither is a Courtside comparable. Third, the flood line runs through the middle of the circle. By our parcel-by-parcel test of FEMA's map, 28 Courtside homes sit in Zone AE with an 8-foot base flood elevation and 42 sit in Zone X, and that single fact changes the buyer's insurance quote, the lender's requirements and, on the record of the last three years, the price.

Recent Courtside Landings track record: In the last 12 months Courtside Landings has seen 6 resales in the Lee County Property Appraiser's recorded, qualified sales (September 2025 through the newest Courtside sale in the file, June 30, 2026), at a median of $457,500 (six sales, an even count, so the median is the mean of $455,000 and $460,000), from $400,000 to $545,000, with the highest-priced Courtside sale of the year at $545,000 on Courtside Landings Circle in December 2025. Six sales is below the ten-sale threshold we use before leaning on a median alone, so the page also leads with the first window that holds ten or more: 13 qualified resales in the 36 months from September 2023, at a $525,000 median (odd count, an actual sale), from $365,000 to $629,000. None was a builder sale; Courtside has been fully built since 2002. On the Southwest Florida MLS, only one Courtside closing carried the Burnt Store Marina development label in the last 12 months, too few to quote, so days on market and sale-to-list are shown two ways below: Courtside alone over five years (six closings, a 45-day median and a 98.8% median sale-to-list ratio) and the community-wide 12-month figures, labelled as blended (30 closings, a 247-day median and a 94.1% median sale-to-list ratio). The county record and the MLS pull do not record the listing office on each sale, so we state no represented-sale count for Courtside; ask us and we will walk you through every one of the 22 sales.

For Courtside sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database and off-market discretion when you want it. At Courtside it has to answer the three questions every serious buyer asks here: which flood zone your lot is in, what the Courtside association and the Section 22 General Charge cost together, and how old the roof, pool equipment and pool cage are. We build that paperwork before the first showing: the Courtside and Section 22 estoppel figures, the statutory resale package, the flood determination and elevation certificate for your lot, a wind mitigation report and the roof permit.

For Courtside buyers: the first question is the lot, the second is the plan and the third is the roof. Every one of the 70 homes was built from 1999 to 2002 as a one-story concrete block house with an attached garage, and 63 have a private pool on the county record, so the roof, the cage and the flood zone decide the carrying cost more than the kitchen does. Sellers and buyers comparing the best real estate agents in Punta Gorda should ask each one to answer those three questions for a specific Courtside 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 Courtside Landings home? Get a free Burnt Store Marina home valuation or call Jesse direct at (239) 898-6072.

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

Living in Courtside Landings as a Homebuyer

Living in Courtside Landings means a one-story concrete block house with an attached two-car garage, almost always with a private screened pool, on a private loop road off Matecumbe Key Road, inside the Burnt Store Marina gates but outside the Section 22 rulebook, with the tennis and fitness pavilion on the neighborhood's own recreation lot.

Courtside is the one place inside Burnt Store Marina where a buyer gets a detached pool home in a small, single-product enclave without joining the master association's rule set. What follows is daily life drawn from the county record, the 1998 and 2002 zoning resolutions and the recorded covenants.

What Is Courtside Landings?

Courtside Landings is a land condominium, which is the form most of Burnt Store Marina's detached houses take. The owner holds a condominium "unit" that is the house and the ground under it, and the association owns and runs the common elements around it: the private road, the landscaped common areas and the stormwater lakes. The Florida Department of Business and Professional Regulation lists it as Courtside Landings Condo, project PR1P024838, 70 units, recorded March 24, 1999, managed by Courtside Landings Condo Assn Inc (DBPR condominium roll, Central West region). The Lee County Property Appraiser carries all 70 homes as "Land Condo" parcels in its neighborhood "Courtside Landings Land Condo," each described as a lot in the condominium recorded at Official Records Book 3093, Page 3733 (Lee County Property Appraiser cost card, 17713 Courtside Landings Circle).

Lee County approved it in 1998 as a residential planned development called "Harbor Villas at Burnt Store": "70 single-family detached condominium dwelling units, developed in two phases," on about 32 acres (Lee County Resolution Z-98-005). The name changed before the first deeds; the county's 2002 amendment calls it "Harbour Villas at Burnt Store (a/k/a Courtside Landings)" (Lee County Resolution Z-02-001). It is the only planned development zoning inside the Burnt Store Marina gates, as our Burnt Store Marina guide explains.

One Circle, 70 Homes

Every Courtside home sits on Courtside Landings Circle, numbered from 17701 to 17977. The county's parcel record numbers the homes as Lots 1 to 70; a 71st lot holds the tennis pavilion and courts, and a separate parcel holds the common elements. The homes were finished in a tight window: 28 carry a 1999 year built on the county roll, 30 carry 2000, 11 carry 2001 and one carries 2002 (Lee County Property Appraiser, parcel layer).

The zoning sets the rhythm of the street. The county allowed a building coverage of 40 percent, a height of 35 feet or two stories, 10 feet between houses at the sides and 30 feet between them at the rear, and it approved three deviations that tell you what the neighborhood looks like: no street stubs to neighboring land, a paver brick road surface in place of standard asphalt, and driveways that back out onto the private road "because the multiple-family condominium units are comprised of single-family detached units with garages" (Lee County Resolution Z-98-005). Every one of the 70 houses was built at one story; no home has an upper floor on its cost card.

Source: Lee County Property Appraiser parcel layers and all 70 current cost cards, read September 29, 2026. Counts are ours from the cards.

Who Owns at Courtside?

The county record answers this better than a brochure can. Of the 70 homes, 36 (51.4%) have a Florida tax-bill mailing address, and the rest are spread across 17 other states and provinces, led by Minnesota with six and Ontario, New Jersey, Pennsylvania and Illinois with three each (Lee County Property Appraiser, parcel layer). On the 2026 values, 32 homes show an exemption of $25,000 or more off the assessed value, which is what a Florida homestead exemption produces (Lee County Property Appraiser, value layer); the percentages and the homestead reading are our arithmetic.

So Courtside is about half year-round and half seasonal, a more year-round mix than the harbor towers. For a buyer, expect a real neighborhood in August as well as February. For a seller, expect two buyer pools: households moving to Florida to live, and northern and Canadian owners buying a winter pool home, and time the launch for the second group's arrival.

A Day at Courtside

A February morning might start with coffee in the screened lanai over your own pool, then a short walk to the courts. The Burnt Store Marina Fitness, Racquet and Pool Club, owned by the Section 22 association, runs four tennis courts, eight pickleball courts, a fitness center "open with a key fob daily from 5:00 a.m. to 10:00 p.m." and a heated pool and spa (Section 22, Fitness, Racquet and Pool Club). The tennis center is "open from dawn to dusk daily" and welcomes "Marina Residents, Renters and Guests" (Section 22, Tennis Center). The tennis pavilion and courts stand on Courtside's own Lot 71, which the county's 2002 resolution opened to paying users from Courtside, Section 22, The Resort, Vista del Sol and 173 Burnt Store Lakes lots (Lee County Resolution Z-02-001).

The rest of the day is Burnt Store Marina's. The 27-hole association-owned golf course, Linkside Cafe, Cass Cay on the marina waterfront, the Trading Post and the Safe Harbor marina are all a short cart or bicycle ride away. Downtown Punta Gorda is about 24 to 25 minutes by car without traffic, Punta Gorda Airport about 24 to 26 minutes, and the nearest Publix stores about 13 to 14 minutes, by the routing estimates in our Burnt Store Marina guide.

What you do not do at Courtside is maintain a street or a lake. The association's articles make it "the entity responsible for maintenance of the stormwater management system," including "all lakes, retention areas, culverts, and related appurtenances," under the South Florida Water Management District permit (Courtside Landings Condominium Association, Articles of Incorporation). Which parts of the house and yard the association maintains, and which the owner does, is set in the Declaration of Condominium, which is not posted online; we cover how to get it below.

What Courtside Landings Does Not Have

Five things buyers sometimes assume. No vote in Section 22: the 1999 covenants say Courtside owners "shall not be members of and shall have no voting rights in" the master association, even though they pay its General Charges. No neighborhood clubhouse or pool: the county's common-elements card shows no building, and the only building on Courtside land is the Section 22 tennis and fitness pavilion on Lot 71; that is one reason 63 of the 70 homes have a private pool. No dock or boat slip: the county classes every Courtside parcel as "Dry," and a slip at Burnt Store Marina is a separate Safe Harbor contract. No second stories: the zoning allowed two, and none was built. No condominium safety inspections: Florida's milestone inspection and structural integrity reserve study laws reach condominium buildings of three habitable stories or more, not one-story detached houses (Florida Statutes 553.899).

Buying at Courtside, Step by Step

Buying here runs through two associations, the Courtside condominium association and the Section 22 association, in this order.

1. Choose the lot, then the plan. Test the address against FEMA's map first; 28 homes test Zone AE and 42 test Zone X, and the list is below.
2. Price against Courtside sales only. The last 13 recorded Courtside resales ran $365,000 to $629,000; a Burnt Store Marina condominium or a Sunset Key house is a different product.
3. Ask for both estoppel figures. Courtside's own dues and any special assessment come from the Courtside association under Florida Statutes 718.116; the Section 22 General Charge comes from Section 22's certificate under the 1999 covenants.
4. Read the resale package inside seven days. A Florida condominium resale buyer who is not given the declaration, articles, bylaws, rules, budget, financial statement and the question-and-answer sheet can cancel within 7 days, excluding weekends and holidays, of receiving them (Florida Statutes 718.503).
5. Inspect the roof, the cage and the pool, and quote insurance early. Get the roof permit history, a four-point and a wind mitigation report and a flood quote for the specific lot before the inspection period ends.
6. Close and register with the gate. Section 22 runs the three gates; ask the Section 22 office, before closing, how it issues resident barcodes and guest access to Area IV owners, since Courtside owners pay its General Charges without being members.

Courtside Landings Market Snapshot: What the Homes Actually Sell For

Courtside Landings recorded 6 qualified resales in the 12 months to its newest recorded sale on June 30, 2026, at a $457,500 median and $400,000 to $545,000, per the Lee County Property Appraiser. The 36-month record holds 13 resales at a $525,000 median, and the five-year record 22 at $492,500.

Data updated: September 2026 (Lee County Property Appraiser recorded qualified sales, index built September 29, 2026, newest Courtside sale June 30, 2026; Southwest Florida MLS, closings to September 26, 2026)

We tracked every one of the 22 qualified Courtside Landings sales the county recorded in the last five years, deed by deed, matched each to its lot, its county heated area and its FEMA flood zone, and built every table in this section from those rows, not from an automated estimate or a community-wide median.

Two rules run through the section. First, the county record leads, because it is complete: the Lee County Property Appraiser records every qualified sale, while the Southwest Florida MLS development label captured only 6 of the same 22 Courtside sales over five years. Second, price per square foot uses the county's heated area for the house only, not the MLS living area, which differs on some homes, and it is never compared with an MLS figure.

The Leading Window: 36 Months of Recorded Courtside Sales

Source: Lee County Property Appraiser recorded qualified improved sales, our analysis; "qualified" is the appraiser's flag for an arm's-length market sale. The same figure, 13 sales at a $525,000 median, came out of an independent county-index query run for this build on September 29, 2026.

Thirty-six months is the first window with ten or more Courtside sales, so it leads. The 12-month window holds six sales and the 24-month window nine, both shown below. Thirteen resales in three years across 70 homes is about 6.2 percent of the neighborhood a year, by our arithmetic.

Every Courtside Landings Sale in the Last Five Years

Twenty-two qualified sales in the 60 months from September 2021 to June 30, 2026, listed in full. The street is the same for every home, so the table shows the house number, which is a property address and not an owner.

Source: Lee County Property Appraiser recorded qualified improved sales; FEMA National Flood Hazard Layer tested at each parcel's center point on September 29, 2026. Price per square foot is our division of the recorded price by the county's heated area.

The five years in summary. Median $492,500 (n = 22, even, the mean of $460,000 and $525,000), range $365,000 to $629,000, recorded volume $10,946,300, median $298.72 per heated square foot (even). Two homes sold twice inside the window, and they tell the whole market story in two lines: 17809 recorded $425,000 in January 2022 and $629,000 in January 2025, the Courtside high; 17929 recorded $549,800 in April 2022 and $460,000 in June 2026.

The 24-Month and 12-Month Windows

The 12-month figures are the same six sales our Burnt Store Marina guide reports for Courtside in its price table, six sales at a $457,500 median, and they reconcile sale for sale. Read the six as the six they are: $400,000 and $410,000 for two 1,690 square foot homes in September 2025, $455,000 for a three-bedroom 1,690 in November, $545,000 for a 1,791 square foot home in December, and $460,000 twice in 2026, for a 1,695 in February and a 1,759 in June.

Calendar-Year Medians Since 2014

Source: Lee County Property Appraiser recorded qualified improved sales, our analysis. Years with fewer than five sales are thin: read them as a handful of houses, not a market rate.

Ready to Sell or Buy at Courtside Landings? Talk to the Team That Flood-Tested All 70 Lots

Courtside Landings, the 70-home Area IV enclave of one-story pool homes inside Burnt Store Marina, recorded 13 resales in 36 months at a $525,000 median, and on FEMA's map its homes split 28 in Zone AE and 42 in Zone X. A Courtside listing priced and documented for its own side of that line has an advantage over one priced from a community average.

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

Buying at Courtside? Call Marc at (239) 287-5873, or read our Burnt Store Marina buyer guide before you tour.

The 2021 to 2024 Repricing, and the 2025 Reset

The county record shows Courtside's values running up and then giving part of it back. From 2014 to 2021 the annual median climbed steadily from $251,000 to $367,000. Then every one of the 10 sales recorded from February 2023 to January 2025 closed at $411,000 or more, eight of them at $535,000 or more, peaking at $629,000 in January 2025. Since March 2025 no Courtside home has recorded above $545,000, and the 2025 median settled at $455,000, about 16 percent below 2023's $540,000 by our arithmetic.

That arc matches the community's. Our Burnt Store Marina guide shows the community's detached-home median at $574,900 in 2022 and $460,000 in 2026 to date, and the MLS median days on market for the whole community lengthening from 40 days over five years to 247 days over the last one. On six sales a year, which homes sold moves the median more than the market does, so this guide does not claim a precise percentage decline; it says Courtside has traded in a $400,000 to $545,000 band for the last 12 months, after two years mostly above $535,000.

For context, the builder's first recorded sales of the 59 Courtside homes whose first deed is in the county file, from April 1999 to May 2002, ran from $149,500 to $262,400 with a median of $212,800, by our reading of each parcel's first recorded improved sale. Many of those builder deeds carry the appraiser's unqualified flag, so they are history, not comparables.

By Plan Size

Source: Lee County Property Appraiser, our grouping by the county's heated area; six homes between 1,367 and 1,505 square feet recorded no qualified sale in the window.

The size ladder is real but loose. A 1,338 square foot home recorded both the lowest price in five years, $365,000 in August 2025, and $562,000 in December 2023, which is what condition, pool, roof and timing do to a small sample. Size shows most at the top: the four 36-month sales of homes of 1,758 square feet and up ran $460,000 to $620,000, with a $535,000 median.

By Flood Zone

Source: Lee County Property Appraiser recorded qualified sales; FEMA National Flood Hazard Layer tested at each parcel's center, September 29, 2026; our grouping.

This is the table most sellers do not expect. On the recent record, Courtside's AE-zone homes did not sell for less than its Zone X homes; they sold for more, because the AE lots happen to hold more of the larger plans (the median AE home is 1,690 square feet against 1,454 in Zone X) and because two of the three highest sales of the last three years were AE homes. The flood zone moves the buyer's carrying cost, not the county's record of price, and a buyer who is shown the elevation certificate and a flood quote early is a buyer who stays in the contract.

What the Southwest Florida MLS Shows for Courtside

We split the Southwest Florida MLS development file for Burnt Store Marina to Courtside by street address. It holds six Courtside closings in the five years to September 26, 2026, filed under three different subdivision labels: "Courtside Landings" four times, "Burnt Store Marina" once and "Courtyard Landings," a different neighborhood on Islamorada Boulevard, once.

Source: Southwest Florida MLS (Matrix), residential closings with development "Burnt Store Marina," September 27, 2021 to September 26, 2026, pulled September 26, 2026; Courtside rows identified by address on Courtside Landings Circle. One row labelled "Courtside Landings" at an Islamorada Boulevard address was excluded as a mislabel.

Six closings in five years is a handful, not a market rate, and the MLS figures stand beside the county record only for the two measures the county does not carry. Across the whole community, all product types blended, the same MLS pull shows 30 closings in the 12 months to September 26, 2026, a $323,750 median, a 247-day median on market and a 94.1% median sale-to-list ratio. That blend is mostly condominiums, so its median is not the price of a Courtside home; its 247 days is the better read of how long the current market is taking.

The MLS captured only 6 of the 22 county-recorded Courtside sales over five years, because Courtside homes listed under another development value, or sold without the MLS, do not appear in a development search. That is why this page leads with the county.

What Is for Sale Right Now

We did not have a current Southwest Florida MLS active-listing pull for Courtside Landings when this guide was written, so we publish no active count, list price or months of supply for it here. With six recorded sales in the last year across 70 homes, a single new listing is a meaningful share of supply; ask us for the live picture on the day you call.

What the County Says a Courtside Home Is Worth

The median 2026 just value of the 70 Courtside homes is $383,845.50 (n = 70, even, the mean of $383,722 and $383,969), from $310,967 to $425,719, a combined $27,043,752 (Lee County Property Appraiser, value layer). That is about 16 percent below the 12-month recorded median of $457,500, by our arithmetic. The just value is a mass-appraisal figure for tax purposes, set as of January 1 from the prior year's sales, not a sale price. A seller who prices from it is pricing from the wrong number, and a buyer who expects to pay it will lose every multiple-offer situation.

How Did Courtside Landings Come to Be?

Courtside Landings began as "Harbor Villas at Burnt Store," a 70-home residential planned development that Lee County approved on March 30, 1998 for Florida Design Communities, the developer that became WCI Communities. WCI recorded the condominium in March 1999, built the homes from 1999 to 2002, and added the tennis pavilion use in 2002.

The wider story of Burnt Store Marina, from the 1973 Punta Gorda Isles Section 22 plat to the 2017 amenity purchase, is told in our Burnt Store Marina guide. This section keeps to what is specific to Courtside.

The Land Before the Homes

Courtside sits on land that was never part of the 1973 Section 22 plat's residential blocks. Before 1998 its three parcels, identified by the county as STRAP numbers 06-43-23-00-00004.0020, .0030 and .0050 on Matecumbe Key Road, were zoned Community Commercial and Agricultural (Lee County Resolution Z-98-005). The tennis courts came first: the county's cost card for the recreation lot dates one set of tennis court surfaces to 1984 and a second to 1999 (Lee County Property Appraiser cost card, Lot 71). That history explains the name. Courtside Landings was built beside the community's tennis courts, and the 1998 approval included a condition that "all changes or additions to the recreational area (tennis courts) lighting system" shine only on the site.

The county's sales file records one more piece of the chain: on March 18, 1992, a single multi-parcel vacant-land deed at Official Records Book 2285, Page 3101 covered much of what became the Courtside lots, the same month our hub guide dates the transfer of the developer rights to BSM Marina, Inc. and Sun City Center Corp., the Florida Design Communities group (Lee County Property Appraiser, sales file; Burnt Store Marina guide).

The 1998 Approval: Harbor Villas at Burnt Store

The Lee County Hearing Examiner heard the case on January 15, 1998, and the Board of County Commissioners approved it 5 to 0 on March 30, 1998. The resolution rezoned about 32 acres "from Community Commercial (CC) and Agricultural (AG-2) to Residential Planned Development (RPD)" and set the conditions that still shape the neighborhood (Lee County Resolution Z-98-005):

• Density: "The maximum residential development is limited to 70 dwelling units, in two phases," with Phase I "restricted to a maximum of 52 dwelling units" and Phase II to 18.
• Product: "Multiple-Family (Single-Family Detached Condominium Dwelling Units)," and "Any change in the dwelling unit types ... would require an amendment to the RPD and a public hearing."
• Height and coverage: 35 feet or two stories, 40 percent maximum building coverage.
• Neighbors: "Adjacent to the Commodore Club within the ten foot (10') buffer along north property line of the subject property, the developer must plant a seven foot (7') hedge with 75% opacity." Courtside's northern neighbor is the 1979 Commodore Club condominium.
• Construction traffic: "Charlee Road must not be used as a temporary construction access."
• Storm education: the developer had to start "a homeowners' or residents' association to provide an educational program" on hurricane awareness, with Lee County Emergency Management.
• Wildlife: a protected species management plan titled "Protected Species Management Plan Harbor Villas at Burnt Store Marina."

Lee County's planned-development record still carries the project under its original name, "Harbour Villas at Burnt Store," case DCI957891 (Lee County DCD, planned development record).

Two Phases, 52 and 18

The condominium was recorded at Official Records Book 3093, Page 3733, with its plat at Condominium Plat Book 26, Pages 57 and 58, and the state's register dates the filing to March 24, 1999 (DBPR condominium roll). That first declaration submitted Phase I, "52 residential Condominium units," and WCI then held the adjoining Phase II land, on which it "presently intends to create additional residential Units" (Courtside Landings Declaration of Covenants and Restrictions, 1999). Phase II came in as the remaining 18 homes, completing the 70 the zoning allowed; the state roll now counts 70 units.

The association itself predates the first deed. Its articles were executed on February 23, 1998 and filed with the Florida Division of Corporations on February 24, 1999, for a client file labelled "Florida Design Communities," with WCI executives from the company's Sun City Center office as the first three directors (Courtside Landings Condominium Association, Articles of Incorporation).

The Build Years and the Builder's Prices

Source: Lee County Property Appraiser, parcel roll, read September 29, 2026.

The county's sales file records the first improved sale on 59 of the 70 lots between April 1999 and May 2002, from $149,500 to $262,400, a median of $212,800. Twenty-six of those first deeds are dated 1999, 22 are dated 2000, nine 2001 and two 2002. The last Courtside home the builder finished, the single 2002 house, recorded its first sale in January 2002 at $245,300 by our reading of the file.

The 2002 Amendment: the Tennis Pavilion

On March 18, 2002, the county commissioners, voting 4 to 0 with one absent, amended the planned development at WCI's request to add "Recreational Facilities, Commercial," limited to "the existing tennis courts and their continued use as tennis courts and the existing 3,240±-square-foot tennis pavilion," which "may be used for passive and active recreational and educational activities including but not limited to a health spa, aerobics, and weight training. A fee may be charged for the use of the facilities" (Lee County Resolution Z-02-001). The resolution limits use to residents and guests of the Section 22 association, 173 named Burnt Store Lakes lots, The Resort at Burnt Store Marina, "Courtside Landings Condominium Association, Inc.," Vista del Sol and future WCI sites.

The county's cost card for that recreation parcel, Courtside's Lot 71 at 3105 Matecumbe Key Road, shows a 3,240 square foot concrete block building from 1999 with a metal roof, tennis courts and a 10-foot chain link fence, owned today by Punta Gorda Isles, Section 22 Homeowners Association (Lee County Property Appraiser cost card, Lot 71). The building size matches the resolution to the square foot, so by our reading the Section 22 Fitness, Racquet and Pool Club's pavilion and courts stand on Courtside's recreation lot, even though the club publishes its address as 3085 Matecumbe Key Road. The county's sales file records a $4,000,000 deed on that lot dated February 1, 2017, days after the Section 22 owners voted on January 26, 2017 to buy the golf course, tennis courts, fitness center and pool for $4,000,000, as our hub guide explains (Burnt Store Marina guide).

The Courtside Landings Homes: Sizes, Pools, Garages and Roofs

Courtside Landings homes are one-story concrete block houses of 1,338 to 1,813 heated square feet, two or three bedrooms and two baths, each with an attached garage of about 460 to 500 square feet; 63 of the 70 have a private pool on the county record, 30 a spa, and 64 a concrete tile roof.

WCI's original floor plan names and brochures are not posted by any public source we could find, so this section describes the homes from the county's cost cards, which record every house's measured areas and features. We read all 70 on September 29, 2026.

The Sizes

Source: Lee County Property Appraiser cost cards and parcel roll, read September 29, 2026. The county records 65 two-bedroom and five three-bedroom homes; every one has two baths.

The clustering, 27 homes at exactly 1,338 square feet and 14 at exactly 1,690, is what a production builder's plan book looks like on a tax roll: a small number of repeated plans, with a few homes enlarged or reconfigured. The MLS sometimes reports a different living area for the same house (one 1,338 square foot home on the county card was listed at 1,539), which is why every price per square foot on this page uses the county figure.

A Sample House, Measured

The cost card for 17713 Courtside Landings Circle, a 1999 home, is a good picture of the product: a 1,690 square foot base, a 485 square foot finished garage, an 880 square foot screen enclosure, a 299 square foot open porch and a 166 square foot screen porch, concrete block and stucco walls, a hip and gable roof in concrete tile, central air, a residential pool with a spa and a pool heater, a concrete patio and a four-foot aluminum fence added in 2002 (Lee County Property Appraiser cost card, 17713 Courtside Landings Circle).

Private Pools: 63 of 70

The county's extra-feature lines record a residential pool at 63 Courtside homes, a spa or jacuzzi at 30 and a pool heater at 59, and 65 homes carry a one-story screen enclosure. There is no neighborhood pool on the common-elements card, and the nearest shared pool is the Section 22 club's heated pool, sold as a membership. For a buyer, the seven homes without a pool are the ones to ask about: whether the lot and the zoning's coverage limit leave room for one, and what the Courtside association requires before a pool permit.

Garages, Driveways and Parking

All 70 homes have an attached finished garage on the county card, 458 to 500 square feet, the size of a standard two-car garage. The county approved Courtside's driveways to back directly onto the private road, a deviation it justified because the units "function the same as a single-family dwelling unit" (Lee County Resolution Z-98-005). Guest parking, boat and trailer storage, commercial vehicles and golf cart rules are set by the Courtside documents, which are not online; Area IV is outside the Section 22 parking rules that bar overnight trailers and boats elsewhere in the community.

Roofs

The county records a concrete tile roof on 64 homes and a modular metal roof on six. Tile was the original finish; a metal roof on a 1999 to 2002 house is almost always a replacement. The cards do not record roof replacement dates, and Lee County's public permit layers did not return Courtside roof permits when we searched, so the roof's age is a question for the seller's permit history and a roof inspection. With every house now 24 to 27 years old, it is the single most important insurance fact in a Courtside sale.

What the Owner Holds

In a land condominium the owner's "unit" is the house and the ground it stands on, surrounded by association common elements. The county's mapped unit parcels at Courtside run about 3,300 to 4,400 square feet each, a footprint that is mostly house, garage and pool cage (Lee County Property Appraiser, parcel layer). Everything between the houses, including lawns, the road and the lakes, is common ground run by the association. Who maintains the roof, walls, cage and yard, who insures the structure, and how a hurricane rebuild is paid for are all written in the Declaration of Condominium; that is the document to read before you write an offer.

Why Is Courtside Landings Outside the Section 22 Rules? Area IV Explained

Courtside Landings is outside the Section 22 rules because the master association places it in Area IV, "outside of the Section 22 geographic area." A separate 1999 covenant, signed by WCI and Section 22 together, makes Courtside owners pay Section 22 "General Charges" for roads, gates and landscaping without making them members or giving them a vote.

This is the single most misunderstood fact about Courtside, and it cuts both ways for an owner. Here is what the recorded documents say, clause by clause.

Area IV in the Association's Own Words

The master association describes Burnt Store Marina in four areas. Area IV contains "Courtside Landings, The Resort and Vista Del Sol," which "are all outside of the Section 22 geographic area and are not covered by the Rules and Restrictions of Section 22" (Summary of Section 22 Rules and Regulations). Everywhere else in the community, the summary says, "Section 22 documents take precedence over individual association documents," and a neighborhood's rules can be stricter but not looser. At Courtside, the neighborhood's own condominium documents are the rulebook.

A Section 22 director wrote in the association's newsletter that "three communities" inside Burnt Store Marina "are actually part of PGI Section 23 and therefore are not part of the PGI Section 22 HOA" (The Beacon, March 2025). He did not name them, and no recorded document we read calls Courtside "Section 23," so this guide uses the association's documented Area IV label.

The 1999 Declaration of Covenants and Restrictions

The instrument that ties Courtside to the master association is a short Declaration of Covenants and Restrictions, executed October 7, 1999 and recorded October 12, 1999 at Official Records Book 3177, Page 2077, Instrument 4734015. Its declarant is "WCI COMMUNITIES, INC., a Delaware corporation formerly known as Florida Design Communities, Inc.," and its co-declarant is "PUNTA GORDA ISLES SECTION 22 HOMEOWNERS ASSOCIATION, INC." The association posts the full recorded copy (Courtside Landings Declaration of Covenants and Restrictions). Its logic runs in four steps:

1. Section 22 is "the entity charged with the maintenance and operation of the common properties" of the development, "including, but not limited to, all roadways not contained within individual condominium or subdivision developments, all landscaping and other improvements on the common properties, and general security services," including "an entrance guardhouse," but "specifically excluding any security matters for an individual condominium."
2. "Access to the Property is over, across and through the roadways of the Burnt Store Development."
3. So Courtside owners "should be required to pay an allocated share of the costs of the maintenance of the Common Properties."
4. But "the owners of the Units shall not be members of and shall have no voting rights in Co-Declarant, notwithstanding the obligation to pay monies."

What a Courtside Owner Pays Section 22, and the Cap

The covenant creates three kinds of charge, together called the "Charges":

The protection an owner should know about is the cap: "in no event shall the Charges levied against a Unit in a given fiscal year exceed the assessments levied by Co-Declarant against a constituent member of Co-Declarant for the same fiscal year." A Courtside owner can never be billed more than a Section 22 member pays. The covenant also requires the General and Additional Charges to "be uniform for each owner and each Unit."

The enforcement side is just as plain. Unpaid Charges are "a valid and continuing charge on the land secured by a continuing lien," and the personal obligation of the owner when due; they bear interest "at the rate of 18% per annum" after 30 days; and Section 22 may sue or foreclose. The lien is "subordinate to the lien of any such First Mortgage" unless a notice of lien was recorded first. And on demand, "for a reasonable charge," Section 22 "will furnish to any interested person a certificate ... setting forth whether the General Charges and any Additional Charges have been paid." That certificate is the document a Courtside buyer and title company ask for at every sale.

The Eight Early Homes

One clause matters to a handful of owners and to their buyers. When the covenant was recorded, WCI still owned 44 of the 52 Phase I homes; eight had already been sold. Those eight "Conveyed Units," listed in the covenant's Exhibit B, became subject to the Charges only if their owners and lenders signed a recorded joinder, either at once or effective at the next transfer (Section 4 of the 1999 covenant). Whether every joinder was recorded is not something the posted copy shows. In practice, the Section 22 certificate at closing settles it; if you own or are buying one of the earliest Phase I homes, ask your title agent to check.

The Commercial Unit, the Term and the 2029 Renewal

Three more clauses round out the covenant. "The commercial unit which is a part of the Condominium shall in no manner be considered subject to the provisions of this Declaration," which by our reading is the tennis pavilion lot, Lot 71, now owned by Section 22. The covenant can be amended only by "an instrument executed by Co-Declarant and 100% of the owners of the Units." And it runs "for a term of 30 years" from recording, which takes it to October 2029 by our arithmetic, then "shall be automatically renewed for successive periods of 10 years thereafter unless Co-Declarant and 100% of the owners of the Units" record a decision not to renew within six months of a renewal date. Because unanimity is required, the practical expectation is renewal, and a buyer should price the Charges as permanent.

What Area IV Means for an Owner

Sources: Summary of Section 22 Rules and Regulations; 1999 Courtside covenant; Section 22 ARC General Policies.

The trade is simple to state. A Courtside owner gives up a vote on how Burnt Store Marina's roads and gates are run, and in return lives under one association's rules instead of two, with a hard cap on what Section 22 can charge.

Who Governs Courtside Landings? The Association, Its Records and Its Documents

Courtside Landings is governed by Courtside Landings Condominium Association, Inc., a Florida not-for-profit corporation filed February 24, 1999 (document N99000001178), active, managed by Compass Rose Management of Cape Coral, operating the 70-unit condominium under Chapter 718, with one vote per home and responsibility for the neighborhood's stormwater lakes.

The Association on the State's Records

Sources: Florida Division of Corporations search; DBPR condominium roll; Lee County Property Appraiser, parcel layer.

The corporate history is uneventful, which is what a buyer wants to see. The record shows a reinstatement filing in October 2001, during the builder years, and one amendment, filed June 28, 2019, which changed the principal address to Compass Rose's office, named a new registered agent and updated the directors; the owners, not the board, adopted it (2019 Articles of Amendment).

What the Articles Say

The original articles set out what the association does (Articles of Incorporation):

• Purpose: "to provide an entity for the operation and governance of Courtside Landings Condominium."
• Money: "To make and collect Assessments against members as Unit Owners," to make "Special Assessments ... as the Declaration of Condominium shall provide," and to enforce them "through a lien and the foreclosure thereof."
• Insurance and storms: "To purchase insurance" and "To reconstruct improvements after casualty."
• Rules: "To make and amend reasonable rules and regulations."
• Water: "To act as the entity responsible for maintenance of the stormwater management system ... including, but not limited to, all lakes, retention areas, culverts, and related appurtenances, in accordance with the South Florida Water Management District Permit." The articles add that if the corporation ever dissolves, that duty must pass to a similar not-for-profit.
• Votes: membership is automatic for every record owner, and "the Owner(s) of each Unit shall only be entitled to one vote."

Who Manages Courtside?

Both state records name Compass Rose Management, 1010 NE 9th Street, Suite A, Cape Coral, as the association's address and agent. We found no public Courtside website. Florida law requires an association managing a condominium of 25 or more units to post its rules and its annual budget, among other records, on a website or through a mobile app (Florida Statutes 718.111); at Courtside that portal, if it follows common practice, is owner-access only. A buyer's route to the dues, the rules and the budget is the seller, through the statutory resale package, and the manager's estoppel certificate.

The Documents That Govern a Courtside Home

Official records can be searched through the Lee County Clerk of Court. Before you rely on any instrument, ask the title agent for later amendments; a recorded document can be restated without the change reaching any website.

What Amenities Come With a Courtside Landings Home?

A Courtside Landings home comes with its own private pool on 63 of 70 lots, the association's lakes and landscaped common areas, and the Burnt Store Marina gates and roads through the Section 22 General Charge. The tennis, pickleball, fitness, golf, dog park and marina are separate memberships or contracts, not included in either association's charge.

Inside Courtside

What conveys with the house is what the county records on the lot and what the condominium owns in common. On the lot: the house, the garage, the screen enclosure and, on most homes, a pool, spa and pool heater (Lee County Property Appraiser cost card, 17713 Courtside Landings Circle). In common: the private road, the landscaped areas and the stormwater lakes the association maintains under its water management permit (Articles of Incorporation). The county's common-elements card records no clubhouse, pool or other building (Lee County Property Appraiser cost card, Courtside common elements).

Next Door: the Tennis Pavilion and Courts

The Section 22 Fitness, Racquet and Pool Club is the amenity Courtside owners live closest to, and its courts and pavilion sit on Courtside's Lot 71 by our reading of the county's cost card. It is owned by Section 22 and sold by membership, and the county's 2002 resolution names "Courtside Landings Condominium Association, Inc." among the associations whose residents and guests may use it (Lee County Resolution Z-02-001).

Sources: Fitness, Racquet and Pool Club; Tennis Center; Pickleball Center; Fitness Center; 2026 Resident Membership Application.

Two cautions. Club memberships "are for people, not properties," so a membership does not convey with a Courtside home and renters buy their own (Section 22, Club Policies and Forms). And the resident price assumes you qualify as a resident for the club's purposes; because Courtside owners are not Section 22 members, confirm your category with the club office before you count on the resident rate.

Through Burnt Store Marina

Everything else is Burnt Store Marina's, and each is its own decision:

• Burnt Store Marina Country Club: 27 holes, owned by Section 22, with membership "open to everyone wherever you live," social membership as the base and golf added; rates are on the application at the club office, not online (Burnt Store Marina Country Club, Membership).
• The BSM Barking Lot dog park: $100 a year per household (Section 22, Dog Park). The park's materials have described eligibility as "each Section 22 & 23 household" and access "for residents within Sections 22 and 23," as our hub research recorded; ask the park committee how it treats an Area IV household.
• Safe Harbor Burnt Store marina: wet slips for boats from 30 to 100 feet and dry storage for boats from 20 to 40 feet, by contract with the marina; no rates are published and a Courtside home carries no slip (Safe Harbor Burnt Store).
• Platinum Point Yacht Club: a private, self-financed club with its own dues (Platinum Point Yacht Club).

What Are the HOA Fees at Courtside Landings in 2026?

The Courtside Landings condominium association does not publish its 2026 dues online, and Section 22 does not publish the General Charge it bills Courtside units. Both figures are on the adopted budgets and the two estoppel certificates at sale. What is published: the 1999 covenant's $275 starting charge and its cap at the Section 22 member assessment.

We do not print a Courtside dues number, because we could not read one in a primary source, and a figure copied from a listing sheet goes stale the day a new budget is adopted. Here is what each layer covers and how to get the current number.

The Two Association Layers

Sources: Articles of Incorporation; 1999 Courtside covenant; Florida Statutes 718.116; Florida Statutes 718.504.

What the Section 22 Assessment Covers, and What It Does Not

Section 22 says it "collects an annual fee through its property manager to cover the maintenance of the common areas, roads, access systems and infrastructure" (Burnt Store Marina, PGI Section 22). The Courtside covenant limits what Section 22 can bill Courtside to those common-property costs and caps it at the member rate. What neither association's charge includes: club, golf, fitness, dog park or marina fees, each of which is optional and billed by its operator.

Section 22 also levied a separate amenity special assessment on its members, $380 in 2025, to repay the loan that bought the golf course and amenities; its secretary reported the loan paid off in January 2026 and described 2026 as the final assessment year (The Beacon, March 2026). Whether that assessment was billed to Courtside units, which are not members, is not published; the Section 22 certificate will show it if it was.

Why a Courtside Buyer Asks Two Offices, Not One

In Area I, a buyer orders a Section 22 estoppel and a neighborhood estoppel. At Courtside the pairing is the same, but the Section 22 document is issued under the 1999 covenant rather than under the Chapter 720 homeowners' association estoppel statute that governs its members (Florida Statutes 720.30851), and the covenant says only that the certificate is furnished "for a reasonable charge." Order both on the day the contract is signed, and ask the Section 22 office what it charges and how long it takes.

The Full Fee Stack for a Courtside Landings Home

Owning a Courtside Landings home costs Lee County property tax at 14.0825 mills for 2025 (13.6738 proposed for 2026), Lee County solid waste on the tax bill, Courtside condominium dues, the Section 22 General Charge, owner insurance, and whatever optional club, golf and marina memberships you choose. There is no community development district.

Sources: 2026 TRIM notice, a Courtside Landings home; Lee County Solid Waste rates; 1999 Courtside covenant; 2026 Resident Membership Application; Section 22 dog park.

Property Tax on a Courtside Home, From a Real Notice

The 2026 notice of proposed taxes for one Courtside home, a 1,690 square foot 1999 house with no exemptions, shows the whole calculation. Its 2025 market value was $408,039 and its 2025 taxes $5,746.20 at 14.0825 mills; its 2026 market value is $399,638 and its proposed 2026 taxes are $5,464.59 at 13.6738 mills, the drop coming mostly from the fire district, proposed down from 3.1700 to 2.8000 mills (Lee County Property Appraiser, 2026 TRIM notice). The notice excludes non-ad valorem charges such as solid waste, which appear on the November bill from the Lee County Tax Collector.

A Worked First Year for a Courtside Buyer

Take a buyer who pays the 12-month median, $457,500, and does not claim a homestead. The Property Appraiser, not the price, sets the next assessed value, so treat this as a rough guide: at the proposed 13.6738 mills, a taxable value equal to the price would produce about $6,256 in ad valorem tax, by our arithmetic, before the early-payment discount, plus the solid waste line. A buyer who files for a Florida homestead exemption with the Lee County Property Appraiser cuts that, and the Save Our Homes cap then limits future increases in assessed value (Florida Statutes 196.031). Add the two association layers from the estoppel figures, insurance quotes for your specific lot, and any memberships you want.

Who Pays What at Closing

Florida resale custom in Lee County generally has the seller pay the documentary stamp tax on the deed, at 70 cents per $100 of price (Florida Statutes 201.02), and the parties allocate estoppel, title and closing fees by contract. No capital contribution or transfer fee is published for either Courtside or Section 22; if either association charges one, it will appear on the estoppel certificate, which is why both certificates are ordered at contract.

Covenants, Architecture and Exterior Changes at Courtside Landings

Exterior changes at Courtside Landings are governed by the Courtside condominium documents and by Lee County's 1998 zoning conditions, not by the Section 22 rules that bind Area I homes. The zoning caps height at 35 feet or two stories and building coverage at 40 percent, and every permit runs through Lee County.

What the Zoning Still Controls

A Courtside home's footprint, height and setbacks are fixed by the planned development, and "any change in the dwelling unit types" requires "an amendment to the RPD and a public hearing" (Lee County Resolution Z-98-005). The setbacks that affect a pool, cage or addition:

• Principal structures: front 20 feet from the back of curb or 15 feet from the interior accessway easement, whichever is greater; 30 feet between structures at the rear, except three units shown on the master concept plan; 10 feet between structures at the side; 20 feet from the perimeter; 20 feet from a water body.
• Accessory structures: the same front, rear and side distances, with screened enclosures allowed within 10 feet of the perimeter and 10 feet of a water body.
• Coverage and height: 40 percent maximum building coverage; 35 feet, two stories.

What the Association Controls

The Courtside declaration and rules, not the Section 22 rules summary, decide colors, roofs, fences, shutters, generators, satellite dishes, landscaping and signs. Section 22's own policies, which limit fences to three feet in dark metal and colors to earth tones, grey, white or pale pastels, apply to the homes Section 22 governs (Section 22 ARC General Policies). Because Area IV is "not covered by the Rules and Restrictions of Section 22," a Courtside owner's approval starts with the Courtside board. Ask the manager for the architectural application and the rules before planning a roof, cage or impact-window project.

Hurricane Shutters and Impact Windows

Florida law limits a condominium association's power to refuse hurricane protection that meets its adopted specifications, and requires the board to adopt such specifications (Florida Statutes 718.113). At Courtside that means an owner applies to the association with a product that meets its specification and pulls a Lee County permit; the association cannot simply refuse shutters that comply.

Is Courtside Landings a 55+ Community?

No published record makes Courtside Landings a 55-plus community. Its 1998 zoning, 1999 covenant and articles contain no age restriction or Housing for Older Persons Act language, and Burnt Store Marina's master documents contain none either. The Declaration of Condominium, not posted online, is the document that would contain one.

The articles describe membership as "all of the record Owners of Units in the Condominium," with no age qualifier (Articles of Incorporation). Some national listing directories label every Burnt Store Marina address as a 55-plus property; that is a directory category, not a recorded restriction. Many Courtside owners are retirees, but no document we read restricts who may buy or live there. Before you write an offer, ask the association, in writing, whether its declaration or rules contain any age or occupancy restriction.

Can You Rent Out a Courtside Landings Home?

Renting a Courtside Landings home is governed by the Courtside Declaration of Condominium and rules, which are not published online. Section 22's master rules permit residential renting and do not reach Area IV anyway. A renter still needs gate registration, and club memberships do not pass from owner to tenant.

The leasing questions to put to the association in writing, before you rely on rental income: the minimum lease term, the number of leases allowed a year, any approval or application fee, any rule on leasing in the first year of ownership, and whether the association's rules have changed since the declaration was recorded. Florida law allows a condominium association to restrict leasing by amendment, and an amendment that prohibits or regulates rentals generally applies only to owners who consent or who acquire title after it takes effect (Florida Statutes 718.110).

At the gate, Section 22's 2020 barcode rules give renters staying under two months a window pass and let longer-term renters apply for a self-terminating barcode at $30 per season (Section 22, Rules for Issuing Bar Codes). A renter who wants tennis, pickleball, the gym or the pool buys a membership or day pass, because "All Club memberships are for people, not properties" (Section 22, Club Policies and Forms).

Pet Rules at Courtside Landings

Courtside Landings pet limits are set by its own condominium documents, which are not public; Lee County's leash law applies to every dog outside a residence. Section 22's household-pet rules govern Area I, and the community's fenced dog park sells annual household memberships at $100.

"It is a Lee County law, as well as a Burnt Store Marina rule, that all dogs are to be on leashes whenever outside residences" (The Beacon, Lee County Leash Laws and Doggie Etiquette). The BSM Barking Lot requires current Bordetella and rabies records and has a two-week visitor-dog protocol (Section 22, Dog Park; Dog Park Safety Policy). For the number, size and breed limits at Courtside itself, ask the association for its rules; a buyer with a large dog should get the answer in writing before the inspection period ends.

Hurricanes, Flood Zone and Insurance at Courtside Landings

Courtside Landings splits across two FEMA flood zones: tested at each parcel's center, 28 homes fall in Zone AE with an 8-foot base flood elevation and 42 in Zone X, the 0.2 percent annual chance coastal area. All 70 are in Lee County Evacuation Zone A, on Lee County's flood map panel 12071C0070G, effective November 17, 2022.

The Flood Map, Home by Home

A street sample reads Courtside as one zone. It is not. We queried FEMA's National Flood Hazard Layer at the center point of all 70 home parcels on September 29, 2026 (FEMA National Flood Hazard Layer).

Source: FEMA National Flood Hazard Layer, flood hazard zones, queried at each Lee County Property Appraiser parcel center on September 29, 2026; lot numbers and house numbers from the Lee County Property Appraiser. A parcel-center test is not a flood zone determination: a home near the line can straddle it, and the elevation certificate and a lender's determination govern.

Our Burnt Store Marina guide lists Courtside Landings Circle as Zone AE 8 from a single street-midpoint sample, which is correct for that point and for the 28 homes above, but not for the 42 homes in Zone X. For the exact determination on any address, use the FEMA Map Service Center and the home's elevation certificate.

What the Split Means for an Owner

Zone AE is a Special Flood Hazard Area, so a federally backed mortgage requires flood insurance on the 28 AE homes, and what sets the premium and the rebuilding rules is how high the lowest floor sits against the 8-foot base flood elevation. Zone X shaded does not require flood insurance for a mortgage, but it is not zero risk, and Citizens Property Insurance requires flood coverage on its wind policies for homes in Special Flood Hazard Areas already and phases the rule in for all remaining policies by January 1, 2027 (Citizens Property Insurance). So in practice most Courtside owners insured through Citizens will carry flood coverage within a year, on either side of the line.

Unincorporated Lee County is a Class 5 community in FEMA's Community Rating System, worth a 25 percent discount on National Flood Insurance Program premiums (FEMA, CRS eligible communities, April 1, 2026; Lee County DCD, CRS discounts). Flood policies and their current rating are explained at FloodSmart.

Evacuation, Surge and the Storm Record

Every point tested across Burnt Store Marina returns Lee County Evacuation Zone A, the first zone Lee orders out (Lee County Public Safety, Evacuation). Zone A is an evacuation zone, not a flood zone: a Zone X Courtside home is told to leave when Zone A is ordered out. Hurricane Ian made a second landfall near Punta Gorda at an estimated 125 knots in 2022 (National Hurricane Center, Ian report); the association's president wrote that Burnt Store Marina "did not receive the water surge that was predicted" but had wind damage, "lanai cages and stairwells down" (The Beacon, December 2022). Helene and Milton in 2024 brought surge to Charlotte Harbor, and the board reported damage to "many docks, boats, vehicles and some houses" (The Beacon, December 2024).

For a Courtside home the Ian lesson is the screen enclosure. With 65 of 70 homes carrying a cage on the county record, a buyer should ask whether the cage was replaced after 2022, to what wind rating, and whether the permit was closed.

Lee County's 50 Percent Rule

Repairs and remodels are measured against Lee County's substantial improvement rule: work costing 50 percent or more of "the market value of the structure (before any improvements are performed)" must bring the building up to current flood rules (Lee County DCD, substantial improvement). On an AE home whose structure value on the roll is modest, a large remodel can cross that line; the county's 2026 values put the building value of the median Courtside home near $239,000, by our reading of the value layer, so a remodel budget of about half that figure is the point to ask the county first.

Insuring a Land-Condominium House

A Courtside owner's insurance question starts with the Declaration of Condominium: in a land condominium the declaration decides whether the association or the owner insures the house structure, and most detached land condominiums leave the house to the owner and the common grounds to the association. We could not read the Courtside declaration online, so we state no rule here; the answer is in the declaration and the association's insurance summary in the resale package. Whatever it says, the carriers will ask the same four things: roof age and covering (64 tile, six metal on the county record), roof-to-wall connections, opening protection, and the flood zone of the lot. A current wind mitigation inspection documents the first three (Florida Statutes 627.711), and the state's My Safe Florida Home program has offered grants toward roofs, impact windows and doors for eligible homes; the program sets the eligibility rules.

Outside the Condominium Safety Laws

Florida's milestone inspection law applies to condominium buildings "three habitable stories or more in height," and the structural integrity reserve study requirement follows the same three-story line (Florida Statutes 553.899; Florida Statutes 718.112). Courtside's one-story detached homes sit outside both. On the county record, Burnt Store Marina's detached homes have given back less than its condominiums since the peak: the 2026 house median is about 20 percent below 2022, and the condominium median about 33 percent below 2023, per our hub guide. Ask the association for its reserve schedule anyway, because the private road, the lakes and their culverts are the association's to replace.

Which Schools Serve Courtside Landings?

Courtside Landings is served by the School District of Lee County, not Charlotte County, despite its Punta Gorda address. The district's zone lookup returned Elementary Proximity Zone A, Middle School Zone AA and High School West sub-zone 2 at a Courtside parcel, the same assignment as every Burnt Store Marina address tested.

Our hub research ran the district's school zone locator at a parcel in each of 52 Burnt Store Marina neighborhoods, including Courtside Landings (tax district 034), and every one returned the same zones (School District of Lee County, school zones). Lee is a choice system: families rank the schools in their zone during Open Enrollment, which opens the first Monday in November, and placement is by lottery (Student Enrollment Plan 2026-2027).

Grades from the Florida Department of Education school grades file dated September 1, 2026; drive times are the free-flow estimates in our Burnt Store Marina guide.

The district accepts "a mortgage acceptance letter with a closing date within 30 days of the student starting school" as proof of address, which helps a family buying at Courtside over the summer. A listing that shows Charlotte County schools for a Courtside address is wrong.

County Permits and Recorded Work at Courtside Landings

Lee County's development-order record shows two association projects at Courtside Landings in the last five years: a roadway reseal and restripe with new stop bars, finaled August 10, 2022, and a 2024 application to replace 15 light-pole heads with black LED fixtures, later withdrawn. House permits run through Lee County, not the City of Punta Gorda.

Sources: Lee County GIS, development orders; Lee County Resolution Z-02-001; Lee County Resolution Z-98-005.

The two recent orders are small, and they tell a buyer the private road and lighting are the association's to maintain, paid from its budget. For an individual home, ask the seller for the permit history of the roof, pool, cage, water heater and any impact windows, and confirm every permit is closed; an open permit is a title and insurance problem at closing. Lee County's building permits are searched through the county's Department of Community Development.

What Is Being Built Near Courtside Landings?

Nothing new is being built inside Courtside Landings, which has been complete since 2002. The changes that will touch Courtside owners are on Burnt Store Road: an approved but unfunded four-lane widening, a $3 million shoulder and rumble-strip project, a 354-unit mixed-use plan across the road and a planned grocery-anchored center to the north.

Our Burnt Store Marina guide covers each project in detail. For a Courtside owner the short version:

• Burnt Store Road widening: the state's approved concept widens the last two-lane Lee County stretch to four divided lanes with 10-foot shared-use paths, and adds a signal at Vincent Avenue, the community's north edge; right-of-way and construction are unfunded (FDOT, Burnt Store Road PD&E).
• Interim safety work: Lee County approved a $3 million contract in May 2026 for four-foot paved shoulders, rumble stripes, guardrail and turn lanes from Delilah Drive to Vincent Avenue (Cape Coral Breeze, May 19, 2026).
• Groceries to the north: Charlotte County rezoned 41.3 acres at 17150 Burnt Store Road to Commercial General in July 2026, the site press reports tie to a planned Publix-anchored center; no lease or opening date is published (Charlotte County Ordinance 2026-025).
• Inside the gates: the marina's dry-storage redevelopment and dock rebuild continue at Safe Harbor, which affects boat owners and traffic on Matecumbe Key Road rather than Courtside itself (Lee County GIS, development orders).

Daily Logistics at Courtside Landings

Daily life at Courtside Landings runs on Lee County services and Burnt Store Marina's gates: Charlotte County Utilities water and sewer, Lee County solid waste collection in Area 5, the Burnt Store Area Fire district served by Cape Coral Fire, the Lee County Sheriff, and Section 22's staffed main gate on Burnt Store Road.

Sources: Lee County Property Appraiser, parcel layer; Lee County and Cape Coral fire interlocal agreement; Section 22, Accessing Our Community; Charlotte County, Burnt Store water treatment plant.

In an emergency the association's instruction for the whole community is to call 911 and "identify yourself as Lee County," then call the front gate to ease access. Electric and internet providers are read from the seller's bills; the hub's utility research found Lee County Electric Cooperative lines on the community side of Burnt Store Road, and availability at a specific address can be checked on the FCC National Broadband Map.

How Does Courtside Landings Compare With the Other Burnt Store Marina Neighborhoods?

Courtside Landings is the mid-priced detached option inside Burnt Store Marina: its six recorded sales in the latest 12 months at a $457,500 median sit below Sunset Key's harbor houses and the Grande Isle towers, and above Harbor Towers, Marina South Shore and Commodore Club, on the same county record.

The Benchmark Table

Data updated: September 2026. Source: Lee County Property Appraiser public sales files, 12 months of recorded qualified sales to August 7, 2026, grouped by legal description, as published in our Burnt Store Marina guide; water class from the county's land-type layer. Rows marked thin are too few sales to read as a market rate. Sunset Key II recorded one further sale in the window, at $1,000,000.

Three things stand out. Courtside ties Commodore Club for the most recorded sales in the table, six each, despite having fewer homes than any neighborhood on it except Sunset Key. It is the only one-story product on the list and the only one outside the Section 22 rules. And it is the only neighborhood here with no water view classed on the county layer, which is why its median sits between the harbor houses and the harbor condominiums rather than with either.

Where Courtside Sits Among the Detached Homes

Our hub guide lists 22 detached land-condominium neighborhoods inside Burnt Store Marina. On the latest 12 months of county sales, Courtside's six are the most of any of them; the next most active, Tarpon Pass II, recorded four, and Mariners Pass, King Tarpon and Yellowfin Cove three each. Among the single-family options, only Sunset Key, the platted Section 22 golf and lake homes and a handful of individual sales (Redfish Cove at $640,000 and $719,000, Estates at Cobia Cay at $565,000) recorded higher prices (Burnt Store Marina guide).

Courtside Landings vs Sunset Key: Which Should You Choose?

Choose Courtside Landings for a one-story pool home with no water view at about $400,000 to $550,000 on the latest record, outside the Section 22 rules; choose Sunset Key for a two-story harbor-front house at $950,000 and up, inside the harbor side's flood zone and the Section 22 framework.

They are Burnt Store Marina's two best-known detached enclaves, and they rarely compete for the same buyer. Both are land condominiums of detached houses built by the late-1990s developers, both recorded their first deeds in the same years, and both trade a handful of times a year. That is where the likeness ends.

The Decision Table

Sources: Lee County Property Appraiser sales, parcel and land-type records; FEMA National Flood Hazard Layer; Summary of Section 22 Rules and Regulations; our Burnt Store Marina guide for the Sunset Key recording references and 12-month figures.

Who Should Choose Which

• Choose Courtside Landings if you want one-level living with a private pool and a garage, a price in the mid $400,000s to low $600,000s on the recent record, courts and the gym within walking distance, and one association's rules instead of two. If flood cost matters, you can choose one of the 42 Zone X lots.
• Choose Sunset Key if the view of Charlotte Harbor is the point, you are comfortable with stairs and a two-story house, and your budget starts near $1,000,000.
• Consider both only if your real decision is "a detached house inside the Burnt Store Marina gates," and then compare Courtside with the golf-side land condominiums, such as Mariners Pass, Tarpon Pass II or Redfish Cove, which share its one-story form, before you compare it with Sunset Key.

Honest Pros and Cons of Owning at Courtside Landings

Courtside Landings offers one-story pool homes, a small single-product enclave, walkable courts and no condominium milestone or structural reserve study exposure. Its costs are a split flood map, homes of 24 to 27 years with roofs and cages to watch, no water view, no vote in Section 22 and dues that are not published.

The Pros

• One level, with a pool and a garage. Every home is one story; 63 of 70 have a private pool and all 70 an attached garage of about 460 to 500 square feet.
• One rulebook. As Area IV, Courtside is "not covered by the Rules and Restrictions of Section 22," so owners deal with their own association's rules.
• A capped master charge. The 1999 covenant bars Section 22 from charging a Courtside home more than it assesses its own members in the same year.
• Courts and gym next door. The Section 22 tennis and fitness pavilion stands on Courtside's recreation lot, and county zoning names Courtside's residents among its users.
• Outside the condominium building laws. One-story detached homes fall outside Florida's milestone inspection and structural integrity reserve study requirements.
• The most active detached market inside the gates. Six recorded sales in the latest 12 months, the most of any detached neighborhood in Burnt Store Marina, gives sellers and buyers real comparables.
• A year-round neighborhood as well as a seasonal one. About half the owners have a Florida mailing address and 32 homes show a homestead-level exemption.

The Cons

• The flood line runs through the circle. Twenty-eight homes test Zone AE, with the mortgage flood requirement that brings; the whole community is Evacuation Zone A.
• Age. The homes were built from 1999 to 2002; roofs, cages, pool equipment and air conditioning are replacement items now, and the county cards, which show tile on 64 homes, do not record when a roof was replaced.
• No water view on the record. The county classes every Courtside home "Dry"; lake and preserve views inside the neighborhood are not harbor frontage.
• No vote at the master level. Courtside owners pay the Section 22 General Charge but elect no one to the board that sets the budget it is capped by.
• Unpublished numbers. Neither the Courtside dues nor the General Charge is published; a buyer waits for the estoppel figures.
• A softer 2025 and 2026. No Courtside sale has recorded above $545,000 since March 2025, after two years mostly above $535,000, and the community-wide MLS median on market is 247 days.
• Amenities are extra. Tennis, pickleball, the gym, golf, the dog park and the marina are all separate memberships or contracts.

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

If you're searching for a Courtside Landings at Burnt Store Marina listing agent, or thinking, 'I need someone to sell my Courtside Landings at Burnt Store Marina home...' you are selling one of 70 one-story pool homes into a market that recorded six qualified resales in the last year. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price every Courtside listing from the Courtside record alone.

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.

Courtside Landings Sold Stats, Window by Window

Data updated: September 2026 (Lee County Property Appraiser recorded qualified sales, newest Courtside sale June 30, 2026; Southwest Florida MLS, closings to September 26, 2026)

• Last 12 months, county recorded, September 2025 to June 30, 2026: In the last 12 months Courtside Landings has seen 6 resales, total volume $2,730,000, median $457,500 (n = 6, even), low $400,000, high $545,000, median $265.37 per county heated square foot.
• Leading window, 36 months from September 2023: 13 resales, none from the builder, total volume $6,578,500, median $525,000 (n = 13, odd), $365,000 to $629,000. Thirty-six months is the first window with ten or more Courtside sales.
• Days on market and sale-to-list, Courtside only (Southwest Florida MLS, five years to September 26, 2026): 6 closings, a 45-day median (even) and a 98.8% median sale-to-list (even). Only one Courtside closing carried the MLS development label in the last 12 months, at 253 days and 98.8% of list.
• Community-wide, blended across all product types (Southwest Florida MLS, 12 months to September 26, 2026): 30 closings, a 247-day median on market and a 94.1% median sale-to-list.

Selling a Courtside Home Is Different in Six Ways

• Your flood zone is half the conversation. We pull the FEMA determination for your lot and your elevation certificate before we list; a Zone X seller says so in the first line, and an AE seller shows the buyer a real flood quote instead of a worst-case guess.
• Two estoppels, not one. Your buyer's title company needs the Courtside association's estoppel under Florida Statutes 718.116 and Section 22's certificate under the 1999 covenant. We order both the day the contract is signed.
• The seven-day clock. A Florida condominium resale buyer can cancel within seven days, excluding weekends and holidays, of receiving the declaration, articles, bylaws, rules, budget, financial statement and question-and-answer sheet (Florida Statutes 718.503). We deliver the package with the contract so the clock starts at once.
• The roof, the cage and the pool sell the house. On a 1999 to 2002 house, a buyer's insurer asks for roof age and a wind mitigation report; a closed roof permit and a recent cage and pool equipment history shorten every conversation.
• Your comparables are 70 homes, and the size ladder matters. Twenty-seven homes are 1,338 square feet and 16 are 1,758 or more; we price your plan against its own size group and flood side, not the circle's average.
• Your buyer is often seasonal, and often from the north. Half the owners mail their tax bills outside Florida, led by Minnesota, Ontario, New Jersey, Pennsylvania and Illinois, so we launch for the winter arrivals and market where those buyers search.

Showings, Signs and the Gate

Every showing starts at a Section 22 gate. The main gate on Burnt Store Road is staffed around the clock, and visitors are entered through the association's guest system (Section 22, Accessing Our Community). Section 22's open-house policy allows open houses Friday through Sunday, 11:30 to 5:00, registered with the gatehouse in advance (Section 22, Real Estate Open House Policy); because Courtside is outside the Section 22 rules summary, the Courtside association's own rules decide signs on the lot, so we confirm both before the first weekend.

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

Start with a free Burnt Store Marina home valuation. It takes about a minute, and Jesse follows up with the Courtside sales that fit your home: same size group, same flood side, adjusted for pool, spa, roof, cage and updates. An automated estimate that blends Courtside with the towers and walk-ups cannot do that. If you are still deciding whether to sell at all, our Burnt Store Marina seller guide walks through timing and costs.

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

Is now a good time to sell a Courtside Landings home?

For a well-prepared home, yes, with realistic pricing: the last 12 months recorded six sales from $400,000 to $545,000, and the community-wide MLS median on market is 247 days, so price and paperwork decide the timeline.

How do I price a Courtside home when so few sell?

Against the 13 recorded Courtside resales of the last 36 months, adjusted for size group, flood side, pool, roof and condition, not against the community-wide median, which is mostly condominiums.

Does my flood zone change my price?

On the recent record, not downward: the 36-month median was $535,000 for AE-zone homes and $460,000 for Zone X homes, because the larger plans cluster on the AE side. It changes the buyer's insurance cost, so we show it up front.

Who orders the estoppel certificates?

The seller authorizes them and the title company usually requests them: one from the Courtside association and one from Section 22 for the General Charge.

Should I replace my roof before listing?

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

What should I gather before listing?

The Courtside resale package, both estoppel requests, your roof, pool and cage permits, a four-point and wind mitigation report, any elevation certificate, your flood and insurance declarations and your survey.

Your Local Real Estate Experts

Courtside Landings owners and buyers work directly with Jesse McGreevy and Marc Comisar, not a call center. Before writing this guide they read the 1999 Courtside covenant, both zoning resolutions, the association's filings, all 70 Courtside cost cards and every recorded Courtside sale of the last five years.

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 Courtside Landings guide: Jesse McGreevy, Sales Associate, who leads the team's listing and seller strategy, and Marc Comisar, Broker Associate, who leads buyer representation and negotiation. Jesse has been in the business since October 2004, the team launched in October 2008, and both work the Southwest Florida golf, marina and gated-community market that Courtside sits in.

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

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

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

What Our Clients Say

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

★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Ann Perez, verified Google review

★★★★★ “Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process.” Lori Crosby, verified Google review

★★★★★ “So knowledgeable! You can tell they truly have a high level of expertise and were incredibly professional from start to finish.” Evie Darnell, 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 Courtside Landings home? Get a free Burnt Store Marina home valuation, or call Jesse direct at (239) 898-6072.

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

Licensure, and the Office of Record

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

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

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

Where Else to Find the Team

Find the team on McGreevy and Comisar on YouTube, McGreevy and Comisar on LinkedIn and McGreevy and Comisar on Facebook. For the wider picture, see our guide to Burnt Store Marina and our Punta Gorda guide. Our guides to Sunset Key, Commodore Club, Marina South Shore, Harbor Towers and the Grande Isle Towers cover the other Burnt Store Marina neighborhoods.

Frequently Asked Questions, Buyer Edition

Courtside Landings buyers ask most about the flood line, the two association layers, the Area IV status, the pools and the price range. The short answers below come from the county record, the recorded covenant, the zoning resolutions and the state's registers; the sections above carry the detail and the sources.

What is Courtside Landings?

A 70-home neighborhood of one-story detached land-condominium homes on Courtside Landings Circle inside Burnt Store Marina, built by WCI Communities from 1999 to 2002 and approved by Lee County as "Harbor Villas at Burnt Store."

Where is Courtside Landings?

Inside the Burnt Store Marina gates in unincorporated Lee County, off Matecumbe Key Road, with the Commodore Club condominium on its northern boundary. The mailing address is Punta Gorda, FL 33955.

How many homes are in Courtside Landings?

Seventy homes, the maximum the 1998 zoning allowed, built in two phases of 52 and 18. The county roll also carries a common-elements parcel and a recreation lot owned by Section 22.

How big are the homes?

From 1,338 to 1,813 heated square feet on the county record; 27 homes are 1,338 square feet and 14 are 1,690.

How many bedrooms do Courtside homes have?

Sixty-five have two bedrooms and five have three, all with two baths, per the county cards.

Do Courtside homes have pools?

Sixty-three of the 70 have a private pool on the county record, 30 have a spa and 65 have a screen enclosure.

Do Courtside homes have garages?

Yes, every home has an attached finished garage of about 460 to 500 square feet, the size of a two-car garage.

Are any Courtside homes two stories?

No. The zoning allowed two stories, and all 70 homes were built at one.

How much do Courtside Landings homes sell for?

The county recorded six sales in the last 12 months at a $457,500 median, $400,000 to $545,000, and 13 in 36 months at a $525,000 median.

What is the highest recent Courtside sale?

$629,000, recorded in January 2025, on the county record.

What are the HOA fees at Courtside Landings?

The Courtside association's 2026 dues and Section 22's General Charge are not published; both come from the adopted budgets and the estoppel certificates at sale.

Is Courtside Landings part of the Section 22 association?

Not as members. Courtside owners pay Section 22 General Charges for roads, gates and landscaping under a 1999 recorded covenant, but "shall not be members" and have no vote.

What is Area IV?

The master association's label for Courtside Landings, The Resort and Vista del Sol, which are "outside of the Section 22 geographic area" and not covered by the Section 22 rules.

Is there a cap on what Section 22 can charge a Courtside home?

Yes. The 1999 covenant says the charges on a Courtside unit may never exceed what Section 22 assesses its own members in the same year.

Is club membership included?

No. Tennis, pickleball, fitness and the pool are a Section 22 membership, golf is a country club membership, and both are optional and priced separately.

Is Courtside Landings a 55+ community?

No published record restricts it by age. Ask the association in writing whether its declaration or rules contain any age or occupancy rule.

Can I rent out a Courtside home?

Leasing is governed by the Courtside declaration and rules, which are not online; ask the association for the minimum term and any approval process before you count on rental income.

Are pets allowed?

Pet limits are set by the Courtside documents; Lee County's leash law applies, and the community dog park sells $100 annual household memberships.

What flood zone is Courtside Landings in?

Both. By our parcel test of FEMA's map, 28 homes are in Zone AE with an 8-foot base flood elevation and 42 in Zone X shaded.

Do I need flood insurance at Courtside?

On the 28 AE homes, yes, for a federally backed mortgage. On the Zone X homes a lender may not require it, but Citizens requires flood coverage on all its wind policies by January 1, 2027.

What hurricane evacuation zone is Courtside in?

Lee County Evacuation Zone A, like all of Burnt Store Marina.

Do the milestone inspection and SIRS laws apply?

No. They reach condominium buildings of three habitable stories or more, and every Courtside home is one story.

Who insures the house?

The Declaration of Condominium decides that; it is not online, so read it and the association's insurance summary in the resale package before you bind a policy.

What are property taxes on a Courtside home?

Lee County district 034 rates: 14.0825 mills for 2025 and 13.6738 proposed for 2026. One non-homesteaded Courtside home shows $5,464.59 proposed for 2026 on a $399,638 market value.

Is there a CDD?

No. There is no community development district on the Courtside tax record.

What schools serve Courtside Landings?

The School District of Lee County: Elementary Proximity Zone A, Middle School Zone AA and High School West sub-zone 2, with choices in Cape Coral and North Fort Myers.

Who provides water and sewer?

Charlotte County Utilities, across the county line; everything else is Lee County.

Does a Courtside home come with a boat slip?

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

How does Courtside compare with Sunset Key?

Courtside is one-story, dry-lot and about half the price; Sunset Key is two-story harbor-front at $950,000 and up on the latest record.

Who manages the Courtside association?

The state's records list Compass Rose Management of Cape Coral as the association's address and registered agent.

Frequently Asked Questions, Seller Edition

Courtside Landings sellers ask how to price a home in a 70-home market, how the flood line and the two estoppels affect a sale, and what the current market will bear. Every answer below is written for a Courtside home specifically, from the county record, the recorded documents and our own listing practice.

Who is the best listing agent for Courtside Landings?

We would say McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, because we price from the Courtside record alone and document the flood zone, both estoppels and the roof before the first showing. Ask any agent you interview to do the same for your address.

What is my Courtside Landings home worth?

On the county record the last six sales ran $400,000 to $545,000 and the 36-month median is $525,000; your number depends on size group, flood side, pool, roof and condition. Request a free valuation for a figure built from those comparables.

How many Courtside homes sold in the last year?

Six qualified resales on the county record from September 2025 to the newest recorded sale on June 30, 2026.

Why do so few Courtside homes come up for sale?

Seventy homes and long ownership: 22 recorded sales in five years is about 4 to 5 a year, or 6 percent of the neighborhood.

Are Courtside prices dropping?

They have come off the 2023 and 2024 highs: no sale has recorded above $545,000 since March 2025, after two years mostly above $535,000, and the 2025 median was $455,000.

How long does it take to sell a Courtside home?

The six Courtside MLS closings of the last five years took a median of 45 days; the community-wide MLS median for the last 12 months is 247 days, blended across all product types, so plan for the longer figure.

What sale-to-list ratio should I expect?

Courtside's five-year MLS median is 98.8% of final list price on six closings; the community-wide 12-month blend is 94.1%.

Does my flood zone affect my sale?

It affects your buyer's insurance and lender, not the recent price record: the 36-month median was $535,000 on the AE side and $460,000 on the X side, because the larger plans cluster on the AE side. We lead with the documents either way.

Should I get an elevation certificate before listing?

If your home is one of the 28 AE lots and you do not have one, yes; it is the document that turns a buyer's flood quote from a guess into a number.

Which Courtside homes sell highest?

On the last 36 months, the larger plans: homes of 1,758 square feet and up sold at a $535,000 median, the 1,690 square foot core plan at $457,500.

Does a pool add value at Courtside?

With 63 of 70 homes carrying a pool, a Courtside home without one competes against the norm; we price the seven non-pool homes against that gap rather than against the whole circle.

Should I replace my roof before listing?

Get an inspection and a wind mitigation report first; documentation of a sound roof often does more than a rushed replacement.

What is a wind mitigation report and do I need one?

An inspection of roof covering, roof-to-wall connections, the secondary water barrier and opening protection, on the state's form; buyers' insurers price from it, so yes.

Who orders the Courtside estoppel certificate?

The title company, with your authorization, requests it from the Courtside association under Florida Statutes 718.116.

Do I also need a Section 22 certificate?

Yes. Section 22 issues a paid-status certificate for the General Charge "for a reasonable charge" under the 1999 covenant; the title company orders it alongside the Courtside estoppel.

What if my home is one of the earliest Phase I homes?

The 1999 covenant bound eight homes sold before it was recorded only through signed joinders. Ask your title agent to confirm your home's status on the Section 22 certificate before closing.

What documents must I give my buyer?

The declaration, articles, bylaws and rules, the annual budget and financial statement, and the question-and-answer sheet; a buyer who does not receive them can cancel within seven days, excluding weekends and holidays.

Does my buyer need association approval?

That depends on the Courtside declaration and rules, which are not online; ask the manager whether the association has an application, interview or fee, and start it the week the contract is signed.

Can I put a For Sale sign on my Courtside home?

The Courtside association's rules decide signs on the lot, because Area IV is outside the Section 22 rules summary; we confirm the rule before listing.

Can I hold an open house?

Yes, subject to the gate. Section 22's policy allows open houses Friday through Sunday, 11:30 to 5:00, registered with the gatehouse in advance.

How do buyers and agents get through the gate?

They are entered through Section 22's guest system at the staffed main gate on Burnt Store Road; we register every showing in advance.

Should I price off the county's just value?

No. The median 2026 just value of the 70 homes is $383,845.50, about 16 percent below the 12-month recorded median; it is a tax figure on a lag, not a price.

Can I sell my Courtside home while it is rented?

Usually yes, subject to the lease and the Courtside rules; we schedule showings around the tenant and put the lease terms in the listing package.

Can I sell my Courtside home if I live out of state?

Yes. About half the owners mail their tax bills outside Florida; we handle showings, inspections and a remote or mail-away closing.

Can I sell by owner?

You can, but a by-owner seller still has to deliver the statutory resale package, order both certificates and answer the flood and insurance questions; most of the risk in a Courtside sale sits in that paperwork.

What seller closing costs apply in Florida?

Customarily the documentary stamp tax on the deed at 70 cents per $100 of price, the owner's title policy in much of Southwest Florida, your share of estoppel fees and brokerage, all set by contract.

When is the best time to list a Courtside home?

Before the winter arrivals, from late fall into the first quarter, because about half the owners are seasonal buyers from the north and Canada.

Can I keep my homestead savings when I sell and buy again?

Florida's portability lets a homestead owner move up to $500,000 of Save Our Homes benefit to a new Florida homestead if the new homestead is established within the time the law allows; the Lee County Property Appraiser explains the filing.

How do I avoid capital gains tax on the sale?

A primary residence may qualify for the federal exclusion of up to $250,000 of gain, or $500,000 for a married couple, if the ownership and use tests are met (IRS Topic 701); ask your tax adviser before you list.

What happens to my club memberships when I sell?

Section 22 club memberships "are for people, not properties" and do not transfer with the house; the country club has its own transfer process.

Can you sell my Courtside home off-market?

Yes, when discretion matters more than exposure; we match it to our buyer database first. With six sales a year, most Courtside sellers are better served by full exposure.

Why hire McGreevy and Comisar to sell my Courtside home?

Because we price from the Courtside record, not a blend: every recorded sale, the flood side of your lot, both estoppel layers and the size group of your plan. As the leaders of Domain Realty Group, our team has sold over $2.5 billion in real estate. Call Jesse direct at (239) 898-6072.

Sources and Authoritative References

Every Courtside Landings fact on this page traces to a primary record, grouped by issuer and numbered continuously: Lee County and its Property Appraiser, the recorded documents and the associations, the State of Florida, federal agencies, the school district and news reports. No brokerage or listing portal is cited.

Lee County Property Appraiser and Tax Collector

1. Parcel layer (FabricParcels): Courtside legal descriptions, lots, tax district, mailing states, mapped unit areas
2. Just value layer, 2026 values for the 70 homes
3. Land-type layer ("Dry" classification)
4. ParcelInfo map service (sales and values)
5. Subdivision and condominium plat layer
6. Zoning map service
7. Districts map service (fire, utilities, solid waste)
8. Cost card, 17713 Courtside Landings Circle (Lot 3)
9. Cost card, Courtside common elements
10. Cost card, Lot 71, 3105 Matecumbe Key Road (tennis pavilion and courts)
11. 2026 TRIM notice, a Courtside Landings home
12. Lee County Property Appraiser home page and exemptions
13. Portability of the Save Our Homes benefit, Lee County Property Appraiser
14. Lee County Tax Collector

Lee County Government

15. Resolution Z-98-005, Harbor Villas at Burnt Store, March 30, 1998
16. Resolution Z-02-001, Harbour Villas at Burnt Store a/k/a Courtside Landings, March 18, 2002
17. Planned development record, Harbour Villas at Burnt Store, DCI957891
18. Development orders layer (LDO2022-00237, LDO2024-00425)
19. Lee County GIS feature services
20. Evacuation zones feature service
21. Lee County Public Safety, Evacuation
22. Lee County DCD, Substantial Improvement and Substantial Damage
23. Lee County DCD, Community Rating System discounts
24. Lee County DCD, flood information
25. Lee County Solid Waste, adopted rates
26. Interlocal agreement, Burnt Store Area Fire Service MSTU, Lee County and City of Cape Coral
27. Lee County Clerk of Court (official records)

Recorded Documents and the Associations

28. Declaration of Covenants and Restrictions, Courtside Landings, OR 3177, Page 2077 (1999)
29. Courtside Landings Condominium Association, Articles of Incorporation (filed 1999)
30. Courtside Landings Condominium Association, Articles of Amendment (2019)
31. Florida Division of Corporations, Courtside Landings Condominium Association search result
32. Summary of Section 22 Rules and Regulations (Areas I to IV)
33. Burnt Store Marina (PGI Section 22) home page
34. Section 22, Accessing Our Community
35. Section 22, Fitness, Racquet and Pool Club
36. Section 22, Tennis Center
37. Section 22, Pickleball Center
38. Section 22, Fitness Center
39. 2026 Resident Membership Application, Fitness, Racquet and Pool Club
40. Section 22, Club Policies and Forms
41. Section 22, Dog Park
42. Dog Park Safety Policy (2026)
43. Rules for Issuing Bar Codes (2020)
44. Real Estate Open House Policy
45. ARC Board of Directors General Policies
46. The Beacon, December 2022 (Hurricane Ian report)
47. The Beacon, December 2024 (Helene and Milton)
48. The Beacon, March 2025, "HOA and COA Laws" (the "three communities" statement)
49. The Beacon, March 2026, amenity loan paid off
50. The Beacon, Lee County Leash Laws and Doggie Etiquette
51. Burnt Store Marina Country Club, Membership
52. Safe Harbor Burnt Store
53. Platinum Point Yacht Club

State of Florida

54. DBPR condominium roll, Central West region (Courtside Landings Condo, PR1P024838)
55. DBPR, Condominiums, Timeshares and Mobile Homes
56. DBPR public licensee search
57. Florida Statutes 553.899, milestone inspections
58. Florida Statutes 718.103, condominium definitions
59. Florida Statutes 718.110, amendments (rental restrictions)
60. Florida Statutes 718.111, official records and website posting
61. Florida Statutes 718.112, bylaws and structural integrity reserve studies
62. Florida Statutes 718.113, hurricane protection specifications
63. Florida Statutes 718.116, assessments and estoppel certificates
64. Florida Statutes 718.503, resale disclosure and seven-day cancellation
65. Florida Statutes 718.504, question-and-answer sheet
66. Florida Statutes 720.30851, homeowners association estoppel certificates
67. Florida Statutes 196.031, homestead exemption
68. Florida Statutes 201.02, documentary stamp tax
69. Florida Statutes 627.711, wind mitigation disclosure
70. Florida Department of Revenue, property tax exemptions
71. Citizens Property Insurance, flood coverage rules
72. My Safe Florida Home
73. South Florida Water Management District, permits
74. Florida Department of Education, school grades
75. FDOT, Burnt Store Road PD&E study

Federal Agencies

76. FEMA National Flood Hazard Layer
77. FEMA Map Service Center
78. FEMA, CRS eligible communities, April 1, 2026
79. FloodSmart, National Flood Insurance Program
80. National Hurricane Center, Hurricane Ian tropical cyclone report
81. IRS Topic 701, sale of your home
82. FCC National Broadband Map

Schools, Utilities and Neighboring Jurisdictions

83. School District of Lee County, school zones
84. Student Enrollment Plan 2026-2027, School District of Lee County
85. Charlotte County Utilities, Burnt Store water treatment plant
86. Charlotte County Ordinance 2026-025, 17150 Burnt Store Road

News Reports

87. Cape Coral Breeze, Lee County approves Burnt Store Road safety improvements (May 19, 2026)

Records Cited in Plain Text

88. Lee County Property Appraiser recorded sales file, qualified improved sales for all 70 Courtside homes, 1999 to June 30, 2026, analyzed through a local index built September 29, 2026 (our analysis).
89. Lee County Property Appraiser current cost cards for all 70 Courtside homes, read September 29, 2026 (pools, spas, garages, roofs, heated areas; our counts).
90. FEMA National Flood Hazard Layer, flood hazard zones queried at each of the 70 Courtside parcel centers, September 29, 2026 (our test).
91. Southwest Florida MLS Matrix, residential closings with development "Burnt Store Marina," September 27, 2021 to September 26, 2026, pulled September 26, 2026, split to Courtside Landings by address (member access, cited as text).

Downloadable Documents

The official Courtside Landings documents below are published by Lee County, the Section 22 association, the Florida Division of Corporations and federal and state agencies, and each link opens the issuer's own copy. The Courtside Declaration of Condominium itself is not published online; it is in the Lee County official records at Book 3093, Page 3733.

Market data from Southwest Florida MLS, pulled September 2026.

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