Deep Creek

Updated September 2026 · Jesse McGreevy and Marc Comisar, Domain Realty

McGreevy and Comisar are the team Deep Creek sellers call first, and the team buyers call when they want the section's deed restrictions, the association estoppel and the new-home competition on the next street answered before they write an offer. Jesse McGreevy and Marc Comisar lead the #1 real estate team in Southwest Florida since 2012, have been among the Top 1% Real Estate Agents Nationally Since 2008, and carry over $900 million in personal sales. If you are weighing the best real estate agents in Punta Gorda, the test in a Charlotte County community with a Punta Gorda address is simple: ask who prices a home on the county's recorded sales instead of a portal estimate.

Deep Creek is a deed-restricted residential community in unincorporated Charlotte County with a Punta Gorda, Florida 33983 address. It lies north of the Peace River, outside the City of Punta Gorda, and it is recorded as two plats filed by the developer Punta Gorda Isles, Inc.: Punta Gorda Isles Section 20, in Plat Book 11, Pages 2A through 2Z42, north of Sandhill Boulevard, and Punta Gorda Isles Section 23, in Plat Book 12, Pages 2A through 2Z41, south of it (Charlotte County, FEMA letter of map change citing the Section 20 plat; Section 23 governing documents; Section 20 Property Owner's Association). Each section has its own property owners' association, Section 20 Property Owner's Association, Inc. and Section 23, Property Owner's Association, Inc., and the voluntary Deep Creek Civic Association, which describes itself as separate from both, has run the social calendar since 1985 (Deep Creek Civic Association). The Charlotte County roll carries 6,703 parcels on the two plats, including 5,493 single-family homes, plus 937 condominium and townhome units in 27 communities (32 county designators) inside the footprint (Charlotte County Property Appraiser). The Section 23 association counts "more than 7,200 homesites" across both sections, a different measure from the roll's parcel count.

Three facts decide value here, and most listing pages get at least one of them wrong. First, the address says Punta Gorda but the government is Charlotte County: the county taxes the home, patrols it, maps its flood zone and supplies its water and sewer, while the City of Punta Gorda has no role, and some records, including the Sunbiz filing for Deep Creek Gardens and a golf trade article, file the same streets under Port Charlotte. Second, Sandhill Boulevard splits the community between two associations with different rules and different public information. Section 23 publishes its assessment, $205 per lot per year due October 1, covering its office building, staff, greenbelts, lakes and drainage, and it sets a one-month rental minimum (Section 23 FAQ); Section 20 does not publish its assessment, which sits on its budget and the estoppel certificate. Neither association's documents describe a pool or clubhouse, and golf is a separate club membership, not part of either assessment. Third, the land is dry and the water is not navigable from the lots: every point we sampled in both sections returned FEMA Zone X, an area of minimal flood hazard, on maps effective December 15, 2022 (FEMA National Flood Hazard Layer), and the community's own county park posts "No Boat Ramp" (Charlotte County, Deep Creek Park). Buyers who want a boat launch drive to Harbour Heights Park.

This guide is built from the Charlotte County Property Appraiser's recorded-sale and parcel files, the two associations' recorded declarations, articles, court record and published FAQs, Charlotte County's taxing-unit minutes, utility master plans and road project pages, FEMA's flood map service, the county's evacuation layer, Charlotte County Public Schools' boundary locator, and a routing engine for drive times. Every figure carries its source and date. Where a record is not public, we say so rather than estimate. The city-wide picture, including our guides to selling a home in Punta Gorda and buying a home in Punta Gorda, uses the same method.

Why McGreevy and Comisar Are the Best Realtor for Deep Creek

McGreevy and Comisar price Deep Creek homes on the records that move them: 351 Charlotte County recorded sales in the latest 12 months, the Section 20 or Section 23 restrictions on the lot, nearby new-home sales and each roof's age. The team has been #1 in Southwest Florida since 2012 and Top 1% nationally since 2008.

Data updated: September 2026 (Charlotte County Property Appraiser public sales files, downloaded September 26, 2026; Southwest Florida MLS Matrix, pulled September 26, 2026).

If you're searching for the best realtor for Deep Creek, whether you're ready to sell your Deep Creek home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and every Deep Creek valuation we write starts from Charlotte County's recorded sales, not a portal estimate.

Recent Deep Creek track record, from the county record. In the last 12 months we tracked 351 closings in Deep Creek in the Charlotte County Property Appraiser's recorded-sale file (qualified, improved sales recorded between September 27, 2025 and September 26, 2026; the newest sale in the file is dated September 4, 2026): $118,937,000 in dollar volume and a median of $341,000. The 297 homes on the platted lots of Sections 20 and 23 sold at a median of $360,000, and the 276 single-family homes among them at $352,500, topped by $665,000 for a 2023 home on St Helena Lane in Section 23. The 54 condominium and townhome units inside the footprint sold at a median of $155,000, topped by $300,000 for a 2005 unit on Rio de Janeiro Avenue. Forty-two of the platted-lot sales were first sales of new homes, our builder-direct estimate, so roughly one platted-lot sale in seven was a builder's new home.

The MLS view of the same year. Southwest Florida MLS shows 37 closings with the Development label Deep Creek for the 12 months to September 26, 2026, at a median of $342,500, a median of 76 days on market (66 for single-family homes) and a median sale-to-list ratio of 97.9 percent (Southwest Florida MLS Matrix, pulled September 26, 2026). The MLS count is smaller because most Deep Creek listings are entered under other names, often Port Charlotte, or without that development label at all, so in Charlotte County we lead with the county record and show the MLS figures beside it.

For luxury Deep Creek sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion with off-market capability when a sale needs to stay quiet. On a Deep Creek home that marketing starts with what the lot actually has: the pool and lanai, the lake, golf-course or greenbelt view behind the yard, the era of construction, the age of the roof and the windows, and a plain statement of which section's deed restrictions and association apply. A buyer comparing a 1980s Section 23 home with a 2025 new build two streets away needs to see why the prices differ, and the marketing has to show it before the showing does.

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

McGreevy and Comisar is a top-reviewed Deep Creek realtor on Google. We publish no aggregate score; these are five-star reviews in the clients' own words.

★★★★★ "Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat." Verified Google review

★★★★★ "Marc made an extremely stressful time of selling my parents' house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation." Verified Google review

★★★★★ "No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional." Verified Google review

Selling your Deep Creek home? Get a free home valuation at https://mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072 (confidential conversations welcome for luxury listings).

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

Key Takeaways: What Should Deep Creek Buyers and Sellers Know?

Deep Creek is a deed-restricted Charlotte County community with a Punta Gorda mailing address, split at Sandhill Boulevard into two plats and two associations, still adding new homes on vacant lots, and measured best on the county record rather than the MLS label. These eight points carry the rest of the page.

Data updated: September 2026 (Charlotte County Property Appraiser public sales files; Section 20 and Section 23 association documents; FEMA National Flood Hazard Layer; Charlotte County GIS; Southwest Florida MLS Matrix, pulled September 26, 2026).

• Where it is: unincorporated Charlotte County, mailing address Punta Gorda, Florida 33983, north of the Peace River and outside the Punta Gorda city limits. Some records, including the MLS and a condominium association's state filing, use Port Charlotte for the same streets.
• What it is: two Punta Gorda Isles, Inc. plats, Section 20 north of Sandhill Boulevard (Plat Book 11) and Section 23 south of it (Plat Book 12), with 6,703 parcels on the county roll: 3,082 single-family homes in Section 20, 2,411 in Section 23, 183 two-family parcels on Section 23's multi-family blocks, about 505 vacant lots in Section 20 and about 292 in Section 23, and the greenbelt, park and golf tracts. Another 937 condominium and townhome units in 27 communities (32 county designators) sit inside the footprint.
• What it sold for: 351 recorded sales in 12 months at a $341,000 median and $118,937,000 in volume: 297 on the platted lots at $360,000 (276 single-family at $352,500) and 54 condominium and townhome units at $155,000 (Charlotte County Property Appraiser files, newest sale September 4, 2026). The MLS label caught 37 closings at $342,500, with 76 median days on market and a 97.9 percent median sale-to-list ratio.
• What an owner pays: Section 23's assessment is $205 per lot per year, due October 1. Section 20's is not published; it is on the association's budget and the estoppel certificate. The county's Deep Creek Non-Urban Street and Drainage unit bills on the tax bill; its FY2022/23 rate was $187.94 per occupied unit and $197.64 per vacant unit. No Community Development District was found, and golf and condominium dues are separate.
• New construction: 42 of the 297 platted-lot sales were first sales of new homes at a $390,000 median, against $350,000 for resales, and the roll dates 821 homes to 2020 or later. Section 20 still holds about 505 vacant lots and Section 23 about 292, plus 195 vacant parcels on its multi-family blocks.
• Flood and evacuation: every point we sampled in both sections was FEMA Zone X on maps effective December 15, 2022, and the sampled points fall in Charlotte County Evacuation Zones D and C, none in A or B. Charlotte County's 50 percent substantial-improvement rule does not apply to structures in FEMA flood Zone X, which describes the points we sampled.
• Golf and recreation: Deep Creek Golf Club is a semi-private, 18-hole, par 70 course on a Section 23 plat tract, open to the public for a daily fee, with annual memberships posted from $2,700 to $7,025. Deep Creek Park on Sandhill Boulevard has tennis, basketball and eight pickleball courts, and no boat ramp.
• Services: the Charlotte County Sheriff's Office, Charlotte County Fire and EMS, Charlotte County Utilities water and sewer, and Charlotte County Public Schools, which zones the addresses it tested to Deep Creek Elementary, Punta Gorda Middle and Charlotte High. The Punta Gorda Police Department and the city's water utility do not serve it.

Table of Contents

This Deep Creek guide is organized so a seller or a buyer can jump straight to the record that answers the question: recorded sales, the Charlotte County jurisdiction behind a Punta Gorda address, the two sections and their associations, the fee stack, the condominiums, the golf club and parks, flood and insurance, schools and drive times, the comparison with Punta Gorda Isles, and the buyer and seller FAQs.

• Why McGreevy and Comisar Are the Best Realtor for Deep Creek
• Key Takeaways: What Should Deep Creek Buyers and Sellers Know?
• What Is It Like to Live in Deep Creek as a Homebuyer?
• Deep Creek Real Estate Market Snapshot: What Are Homes Selling For?
• Is Deep Creek in Punta Gorda, Port Charlotte or Charlotte County?
• How Did Deep Creek Begin?
• How Is Deep Creek Laid Out?
• Who Governs Deep Creek?
• What Does It Cost to Own in Deep Creek? The Fee Stack
• What Are the Neighborhoods and Condominiums in Deep Creek?
• What Is Deep Creek Golf Club?
• What Parks and Recreation Serve Deep Creek?
• Can You Keep a Boat or Reach the Water From Deep Creek?
• How Far Is Deep Creek From the Beach?
• Where Do Deep Creek Residents Eat and Shop?
• How Does Deep Creek Handle Hurricanes?
• What Flood Zone Is Deep Creek In?
• What Does Insurance Cost for a Deep Creek Home?
• What Schools Serve Deep Creek?
• Where Is the Nearest Hospital to Deep Creek?
• How Far Is Deep Creek From Downtown Punta Gorda, the Airport and Fort Myers?
• What Is Being Built Near Deep Creek?
• What Should Buyers Know About Deep Creek Utilities and Logistics?
• What Clubs and Events Bring Deep Creek Together?
• How Does Deep Creek Compare With Other Punta Gorda Communities?
• Deep Creek vs Punta Gorda Isles: Which Is Right for You?
• What Are the Pros and Cons of Living in Deep Creek?
• Thinking of Selling Your Deep Creek Home? List With the #1 Team in Southwest Florida Since 2012
• Your Local Real Estate Experts
• Deep Creek Frequently Asked Questions: Buyer Edition
• Deep Creek Frequently Asked Questions: Seller Edition
• Sources
• Downloadable Documents

What Is It Like to Live in Deep Creek as a Homebuyer?

Living in Deep Creek means a large, deed-restricted neighborhood of single-family homes on greenbelt lots, a semi-private golf course near its center, a county park with pickleball on Sandhill Boulevard, and Charlotte County as the government. Downtown Punta Gorda is about 15 minutes away by car without traffic.

Data updated: September 2026 (Section 20 and Section 23 association documents; Charlotte County parks and project pages; Deep Creek Golf Club, as posted September 26, 2026; Charlotte County Property Appraiser roll; OSRM routing, computed September 26, 2026).

Most Deep Creek homes are detached single-family houses on platted lots. The county roll counts 3,082 single-family homes in Section 20 and 2,411 in Section 23, and the housing stock spans five decades: of the 5,701 parcels on the two plats that carry a year built, 2,052 date before 1990, 1,040 to the 1990s, 1,335 to the 2000s, 453 to the 2010s and 821 to 2020 or later (Charlotte County Property Appraiser). The median single-family home was built in 2000 in Section 20 and in 1990 in Section 23. That spread is the first thing a buyer notices on a drive through: a 1980s home and a two-year-old build can share a block, and they are different products at different prices.

The layout is built around open space rather than water. The Section 20 association describes a community "laid out so that all lots border open space called greenbelts which are maintained by the POA," and says many homes sit on freshwater lakes or canals (Section 20, About Section 20). The roll carries the two greenbelt parcels at 391.28 acres in Section 20 and 470.88 acres in Section 23. None of those lakes or canals is a boat route: we found no marina, boat ramp or navigable connection to the Peace River in any county, association or club record, and the county's own park inside the community posts "No Boat Ramp."

Daily rhythm

Days here run on the golf course, the park and the civic association calendar. Deep Creek Golf Club opens daily from 7 a.m., and its Creekside Tavern, driving range, putting green and short-game area make it the community's informal gathering place (Deep Creek Golf Club). Deep Creek Park, the county park at 25555 Sandhill Boulevard, draws the morning pickleball and tennis players (Charlotte County, Deep Creek Park).

The Deep Creek Civic Association supplies the social life. It describes itself as "a nonprofit, volunteer-led organization serving the Deep Creek community since 1985," separate from the Section 20 and Section 23 associations, and it runs happy hours, a garden club, workshops, holiday events and a bimonthly newsletter, Deep Creek News (Deep Creek Civic Association). Membership is voluntary, the association holds no deed-restriction or assessment power, and we found no building it owns; its dues are not posted publicly.

The two property owners' associations run the day-to-day business of the restrictions. The Section 20 association keeps an office at 24710 Sandhill Boulevard, open Monday through Friday, 8 a.m. to 4 p.m., and operates under Florida Statute 720 with a board and a community association manager (Section 20 Property Owner's Association). The Section 23 association keeps its own office, and its FAQ lists Thursday as trash day, with collection by Waste Management under the county's program (Section 23 FAQ).

Section 20 and Section 23: two plats, two associations

Sandhill Boulevard is the dividing line. The Section 20 association states that "Sandhill Boulevard divides Deep Creek into two sections: Section 20 to the north and Section 23 to the south" (Section 20 Property Owner's Association), and the county roll agrees parcel by parcel. The two sections share a developer, a street grid and a school zone, but they are legally separate, and a buyer's first question should be which one the lot is in.

Sources: Section 20 Property Owner's Association; Section 23 FAQ; Section 23 Articles of Incorporation and court record; Charlotte County Property Appraiser public roll and sales files, our analysis. Vacant counts are "about" because seven lots coded vacant on the 2026 roll had already sold as new homes.

The street names tell you which side you are on. Section 20's most common streets on the roll are Aysen Drive, Deep Creek Boulevard, Copiapo Circle, Tierra del Fuego Circle, Seasons Drive, Corrientes Circle and Santarem Circle, a platting-era convention of South American place names. Section 23's are Nuremberg Boulevard, Rio de Janeiro Avenue, Mauritania Road, Palisade Road, Rampart Boulevard, Blue Lake Circle and Navigator Road.

Section 23 has the longer paper trail. A 2001 Charlotte County circuit court judgment in Barnes v. Section 23 Property Owner's Association found that the Section 23 Declaration of Restrictions "was first recorded on July 11, 1972," that the association's Articles of Incorporation were filed on or about May 22, 1984, and that "membership is a mandatory condition of ownership" (Section 23 Articles of Incorporation and court record). The association's own documents say Punta Gorda Isles, Inc. "served as the original developer" and that "control transferred from the developer to property owners in October 1992" (Section 23 governing documents). Section 23 is also the section with two declarations: one for its single-family blocks and a separate Multi-Family Residential Declaration for the blocks where the duplexes and small apartment buildings sit. The association describes Section 23 as "about 85% developed."

Section 20 publishes less. Its lots are bound by a recorded Declaration of Restrictions, which the association posts as a compiled and integrated version, and the association operates under Florida Statute 720 (Section 20 Documents and Permits). Its assessment, its original declaration's recording date and its financial statements are not on its public pages; the financial information sits behind a resident login.

The condominium and townhome layer

Deep Creek's attached homes are small complexes, each with its own condominium or townhome association layered on top of the section's restrictions. By our parcel test on the county roll, 27 communities under 32 county designators, with 937 units, sit inside the Deep Creek footprint. Two of the oldest and largest sit on the north side of Sandhill Boulevard: Deep Creek Gardens, 199 units built in 1986 and 1987 at 25100 Sandhill Boulevard, governed by Deep Creek Gardens Condominium Association, Inc., and The Pines at Deep Creek I and II, 72 units built from 1989 to 1991 at 25050 Sandhill Boulevard. The rest cluster south of Sandhill along Rampart Boulevard, Rio de Janeiro Avenue, San Cristobal Avenue, Saxony Circle, Nadir Road, Explorer Road and Northern Cross Road, from Villa Manor (69 units) and Links Edge (60) to townhome groups such as Lake Rio Townhomes (56), Townhomes of Deep Creek (52) and Pebble East Townhomes (42), and golf-edge buildings such as Golfers View I to IV, Fairway Pines, 6 Fairway and Rio Golf Villas.

Seven complexes often listed under the Deep Creek name fail that parcel test: Lakeshore of Charlotte County and Lakeside of Charlotte County on Rampart Boulevard, Newport I and II, St. James Place and Kings Island XV at 175 Kings Highway, and Adams Glen on Adams Street, 480 units in all. They sit in survey sections that hold no Section 20 or Section 23 parcels, so we do not count their sales as Deep Creek sales. A recorded declaration placing any of them on the Deep Creek plats would change that.

Each complex's association sets its own dues, reserves and rules, and none of those budgets is posted online for the complexes we checked. Whether any building has three or more habitable stories, the threshold for Florida's milestone inspection and structural integrity reserve study requirements, is a question for each building's recorded declaration and the state's reporting database (Florida DBPR, milestone inspections and SIRS); we do not assume the answer for any of them.

Deep Creek Golf Club

The golf course sits on Section 23's Tract E, an 86.81-acre plat tract the county roll codes as a golf course, at 1260 San Cristobal Avenue. The club describes an 18-hole, par 70 layout of "6,000+ yards" and names Mark McCumber as its designer, with "meandering waterways and plenty of bunkers" (Deep Creek Golf Club, Course Details). It calls itself "a semi-private golf club that is open to the public for an affordable daily fee," so a Deep Creek address does not include golf and golf does not require a Deep Creek address. The club was operating by August 2004: a former superintendent told a trade magazine that when Hurricane Charley hit, "its eye passed right over Deep Creek, spawning tornadoes" (Golf Course Industry, September 2014). We found no public record of the year it opened.

Source: Deep Creek Golf Club, Memberships, as posted by the club on September 26, 2026. The same page asks prospective members to call "to be added to the waiting list"; the club does not publish the list's length.

Daily play is priced by tee time. The club posts green fees, including cart and Florida sales tax, of $68 before 1 p.m., $50 after 1 p.m. and $38 after 3 p.m., with half off for golfers under 16 playing with a paying adult, subject to peak-season restrictions (Deep Creek Golf Club, Rates). Charlotte County Utilities delivers reclaimed water to the course's ponds; its water master plan lists the club at 88 irrigated acres, a different measure from the 86.81-acre parcel (Charlotte County Potable Water Master Plan).

Deep Creek Park, pickleball and the outdoors

Deep Creek Park sits on Section 23's Tracts C and D, which the county roll codes as county land, at 25555 Sandhill Boulevard. The county lists basketball courts, tennis courts, pickleball courts, a playground, picnic tables and restroom facilities, and posts two rules residents should know before they move: "No Dogs" and "No Boat Ramp" (Charlotte County, Deep Creek Park). The county's pickleball list counts eight pickleball courts there (Charlotte County, Pickleball Courts).

For the water, residents use Harbour Heights Park at 27420 Voyageur Drive, a county park in the neighboring Harbour Heights area with a boat ramp, a canoe and kayak launch, fishing access, pickleball, tennis and a rentable 1,600-square-foot pavilion (Charlotte County, Harbour Heights Park). It is 3.5 miles and about 9 minutes by car from the center of Deep Creek on our routing (method below). Dogs are allowed there. For trails, Charlotte County's Peace River Preserve at 28000 Sandhill Boulevard covers 450 acres of flatwoods, hammocks, marshes and mangrove swamp with birding and nature trails, and no boat ramp (Charlotte County, Peace River Preserve). The county's fenced off-leash dog parks are Katherine Ariens Dog Park in Charlotte Harbor and the Paw Park in Englewood (Charlotte County, Dogs in Parks).

Shopping and dining

Deep Creek's own commercial frontage is small. On Sandhill Boulevard there is the Deep Creek Commons center at 24901 Sandhill Boulevard and a Dollar General, store number 25953, at 25240 Sandhill Boulevard, a 2024 building on Section 20's Tract A (Dollar General store locator). Out on Kings Highway, the Five Guys store locator places a restaurant at 379 Kings Highway (Five Guys).

We found no supermarket on Sandhill Boulevard or Kings Highway in the store locators we checked, so weekly groceries mean a drive. Publix's Punta Gorda Crossing store is at 2310 Tamiami Trail (Publix, Punta Gorda Crossing). Port Charlotte Town Center, the regional mall at 1441 Tamiami Trail, is 10.1 miles and about 17 minutes away (Port Charlotte Town Center). Across the river, Fishermen's Village at 1200 West Retta Esplanade has restaurants, shops, a marina and live music (Fishermen's Village), 9.0 miles and about 18 minutes away. Closer to home, the golf club's Creekside Tavern serves the in-between nights, and the civic association holds some of its events at off-site venues.

Commute and drive times

Sandhill Boulevard, which divides the two sections, meets Kings Highway, and the golf club describes itself as "2 miles from I-75" (Deep Creek Golf Club). Two county road projects are reshaping the approach. Kings Highway from Sandhill Boulevard to the DeSoto County line is under construction to four divided lanes with a multi-use path, forecast to finish October 19, 2027, on a $10,564,117.70 budget (Charlotte County, Kings Highway Widening). Sandhill Boulevard from Kings Highway to Deep Creek Boulevard is in design for four divided lanes with roundabouts at Capricorn Boulevard and Deep Creek Boulevard, with design forecast to finish May 21, 2027, on a $17,328,000 budget (Charlotte County, Sandhill Boulevard Widening).

Method: OSRM open routing engine on OpenStreetMap road data, fastest route, free-flow with no traffic, from a central Deep Creek address, 1009 Rio de Janeiro Avenue, with origin and destinations geocoded by the U.S. Census Geocoder, computed September 26, 2026. These are free-flow estimates; add time for traffic, signals and the construction on Kings Highway.

Who buys here

No federal survey breaks out owner age or residency for Deep Creek alone, and we do not invent one. The records describe the market instead. Most of what sells is a mid-priced detached home: of the 297 platted-lot sales in the last 12 months, 236 fell between $250,000 and $449,999, and only 17 reached $550,000 or more. The median home that sold had about 2,030 square feet of living area on the county roll. New homes are a real share of the market, 42 first sales in 12 months, and a builder-direct median of $390,000 against $350,000 for resales.

Families are part of the picture. Charlotte County Public Schools' boundary locator returned Deep Creek Elementary, Punta Gorda Middle and Charlotte High for all six addresses we tested across both sections, and the district adds that the locator "is only a guide, please call the school indicated to confirm that your child will attend that school" (Charlotte County Public Schools, Boundary Locator). Deep Creek Elementary is at 26900 Harborview Road, Punta Gorda 33983. Seasonal owners are part of it too: the county's water planners, modeling water age across the system, noted that water age "improves by nearly 24 hours in the Deep Creek and Ackerman areas, which may indicate a more seasonal population resides in the area" (Charlotte County Potable Water Master Plan).

No document we read makes Deep Creek a 55-plus community. The Section 20 Declaration restricts each lot "to the use of a single family, their household, their domestic help, and household guests," with no age language in the provisions we read (Section 20 Compiled and Integrated Declaration of Restrictions). Each condominium's own declaration governs its building, and those are not posted online, so a condominium buyer reads the one for the complex in question.

The deed restrictions in practice

The restrictions are enforced by the associations, not the county, and they reach the details buyers ask about. In Section 20, the compiled Declaration requires plans, working drawings and a plot plan to be approved by the association before construction or alteration begins, and it allows the association to charge "a reasonable fee" for the review. A variance counts only if it is in writing, signed by at least two directors and recorded in the county's public records against the lot (Section 20 Compiled and Integrated Declaration of Restrictions).

Vehicles and boats are the most common Section 20 question. The Declaration bars overnight parking of "commercial vehicles, trailers or trucks of any kind nor any boats, boat trailers, personal watercraft, kayaks, canoes, campers, mobile homes or the like" without the association's written consent, but lets boats on trailers, personal watercraft, kayaks and canoes sit in the driveway from noon Friday through 11:59 p.m. Sunday. Recreational vehicles may be parked in the driveway while being prepared for a trip, or otherwise for no more than 48 hours and no more than twice a month. Unlicensed or inoperable vehicles must be garaged, and nothing may be parked on a vacant lot except construction vehicles during active building. For-sale and for-rent signs are allowed at one per contiguous ownership, no larger than 6 by 8 inches, and household pets are allowed if they are not kept for commercial purposes or as a nuisance. Renting is allowed "for single-family, residential use."

In Section 23, the association's FAQ sets the rules in plain language (Section 23 FAQ). An owner may lease "to a single family for a period of not less than one (1) month," and "Daily or weekly rentals are not permitted." Pets "shall be under the control of the owner at all times either in a fenced yard or leashed." Permits are required for new construction, additions or structural changes, pools, fences, driveway changes, enclosures and exterior paint colors. Vehicles belong in the garage or driveway, with daytime-only street parking for contractors and guests, and trash bins must be stored out of sight between pickups. The association does not mow private lots and holds owners to a "uniformly green" standard, and the front swale is Charlotte County Public Works' responsibility, not the association's.

Enforcement runs through a set sequence in Section 23: a deed restriction inspector confirms the issue, the owner receives a friendly reminder, then a final notice, then referral to the association's attorney for a demand letter at the owner's expense, and further legal steps need board approval. A seller who has added a fence, pool enclosure or paint color without a permit should clear it with the association before listing, because the buyer's estoppel request is where it surfaces.

The first-hand note

We walk a Deep Creek buyer through four records before the kitchen. First, the plat: which section the lot is in, and in Section 23 whether it sits on a single-family block or a multi-family block, because the declaration, the permitted building and the neighbors' building all follow from that. Second, the association estoppel certificate, because for Section 20 it is the only place the assessment is stated in writing, and for a condominium it sits beside the complex's own estoppel. Third, the tax bill, for the non-ad valorem street and drainage line and the current assessed value. Fourth, the roof and window permits, because a 1980s house with a new roof and impact windows is a different insurance file from one without, even at the same list price. Those four answers move price more than the finishes do.

Deep Creek Real Estate Market Snapshot: What Are Homes Selling For?

Deep Creek recorded 351 qualified home sales in Charlotte County's files in the latest 12 months at a $341,000 median: 297 on the platted lots at $360,000 and 54 condominium and townhome units at $155,000. The MLS development label captured 37 closings at a $342,500 median. The county record is the fuller count here.

Data updated: September 2026 (Charlotte County Property Appraiser public parcel and sales files, downloaded September 26, 2026, newest recorded sale September 4, 2026; Southwest Florida MLS Matrix, pulled September 26, 2026).

The county record, 12 months, by segment

Source: Charlotte County Property Appraiser public sales files, our analysis. The window runs from September 27, 2025 to September 26, 2026. The file counts sales the state's Department of Revenue codes as qualified, improved sales over $1,000; the newest platted-lot sale in it is dated September 1, 2026 and the newest condominium sale September 4, 2026, so the last few weeks of the window are not yet recorded. The combined 351 figure is our recheck after applying the boundary test to the attached layer.

The platted lots are identified by the county's PGI 020 and PGI 023 plat codes; the 54 attached sales are in the 32 condominium and townhome county designators whose parcels sit in survey sections that also hold Section 20 or Section 23 parcels. The platted-lot total includes the 276 single-family sales, the 14 two-family sales and seven new homes that sold while the 2026 roll still coded their lots as vacant. Section 20's 165 is its 161 single-family sales plus four of those seven; Section 23's 132 is its 115 single-family sales, its 14 two-family sales and the other three.

How the medians work: the 297 and 165 counts are odd, so those medians are single middle sales. The 276 single-family count is even, so its $352,500 median is the average of the two middle sales, $350,000 and $355,000. Section 23's 132 is also even, and both middle sales were $365,000. The all-homes $341,000 median sits below both components because the 54 condominium sales pull the combined middle down. The $80,000 low is a condominium sale; we would not price anything from it.

Section 20 against Section 23

Source: Charlotte County Property Appraiser public sales files, our analysis. The median year built here is for homes that sold in the last 12 months; across the whole housing stock it is 2000 in Section 20 and 1990 in Section 23.

The two sections trade within a few thousand dollars of each other at the median, but for different reasons. Section 20's single-family homes are younger and sell for more per square foot. Section 23's overall median is lifted by its 14 two-family sales at $575,000 and by new homes that sold at a $409,000 builder-direct median; its resale single-family homes, older and slightly larger, sell for less per square foot. A 1990 Section 23 resale and a 2003 Section 20 resale at the same size are not the same comparable, and a pricing model that treats Deep Creek as one market will miss that.

Price bands, 12 months

Source: Charlotte County Property Appraiser public sales files, our analysis.

Eight in ten platted-lot sales, 236 of 297, landed between $250,000 and $449,999. The top band is where the sections part: Section 23 recorded 14 sales at $550,000 or more against three in Section 20, because Section 23's multi-family blocks and its newest builds carry the highest prices in the community. Of the 54 condominium and townhome sales, 52 were under $250,000 and two were between $250,000 and $349,999.

When were the homes that sold built?

Source: Charlotte County Property Appraiser public roll and sales files, our analysis. The seven sales with no year built are new homes whose lots were still coded vacant on the 2026 roll. The housing stock column counts every parcel on the two plats that carries a year built, including two-family and other improved parcels.

Two eras dominate the sales. Homes built before 1990 were 90 of the 297 sales, and homes built in 2020 or later were 65, as many as the whole 2000s decade. In Section 23 the pre-1990 homes are the largest group; in Section 20 the 2000s homes are. Of the 54 condominium and townhome sales, 28 were in buildings from before 1990, eight from the 1990s and 18 from the 2000s.

Calendar-year medians, 2019 to 2026

Source: Charlotte County Property Appraiser public sales files, 2019 to 2026, qualified improved sales, our analysis. The 2026 row is a partial year.

Read the tables the way a seller should. From 2019 to the 2022 peak, the platted-lot median rose from $245,000 to $415,000, and volume peaked a year earlier, at 489 sales in 2021. Since the peak the median has given back about 13 percent, to $360,000 in both 2025 and 2026 so far, and the single-family median is about 14 percent below its 2022 high. The two sections moved together: Section 20 is about 13 percent below its 2022 median and Section 23 about 14 percent below. Even so, the 2026 platted-lot median is about 47 percent above 2019. The flat 2025 and 2026 medians say the slide has paused; they do not yet say it has turned.

The condominium and townhome layer peaked later and fell further. Its median rose from $120,000 in 2019 to $214,000 in 2023, then dropped to $155,000 in 2025 and $157,500 in 2026 so far, about 26 percent below the peak, while its volume fell from 110 sales in 2022 to 44 in 2025. Whatever the cause in a given complex, a condominium buyer here asks for the association's budget, reserves and any special assessment before writing an offer, because none of those is posted publicly for the complexes we checked.

The top sales of the last 12 months

Source: Charlotte County Property Appraiser public sales files, our analysis. We show the street only, not the house number or the parties.

Five of the six highest sales were homes built in 2019 or later, and two sit on Explorer Road and Oceanic Road, streets of Section 23's multi-family blocks, where the 14 two-family sales of the year had a median year built of 2024 and a median of $575,000. The top of the Deep Creek market is new construction and newer two-family buildings, not waterfront. Section 20's price ceiling is lower, with only three sales at $550,000 or more, but its list shows that an older home with size can still reach the top band: a 1989 house on Sao Paulo Drive and a 1992 house on Ecuador Drive both sold above $500,000. The condominium high was $300,000 for a 2005 unit on Rio de Janeiro Avenue in Rio Golf Villas, recorded September 4, 2026.

Builder-direct against resale

Source: Charlotte County Property Appraiser public sales files, our analysis. We count a builder-direct sale as the first qualified improved sale within one year of the year built, or a sale of a home the roll does not yet date; it is an estimate, and it includes the seven new homes still coded vacant on the 2026 roll. We do not name builders; the county deed index by buyer and seller is the record that would.

A $40,000 gap between the new-home median and the resale median is the single most important number for a Deep Creek seller. New homes on scattered lots compete directly with resales on the same streets, often with a larger floor plan, a new roof, impact windows and a builder warranty. A resale that wins against them wins on condition, lot, pool, location and price, and the listing has to say so. For the full picture of building new, see our guide to new construction in Punta Gorda.

The condominium and townhome market by complex

Source: Charlotte County Property Appraiser public roll and sales files, our analysis. Golfers View I to IV recorded two sales in two separate associations, and Pebble East Townhomes, The Regency, Lakefront at Deep Creek, Lakeside Gardens, Pine View Villas and San Cristobal Villas one each; together the 32 county designators inside the footprint recorded 54 sales at a $155,000 median. Counts of two or three are too thin to read as a market rate.

The attached market is a price tier of its own, roughly half the platted-lot median, and it sorts by building age and type more than by location. The 2004 to 2007 buildings, Links Edge, Townhomes of Deep Creek, Rio Golf Villas, sold above the 1980s complexes such as Deep Creek Gardens and Villa Manor. Each sale carries the complex's own dues and reserves, which are not public, so the estoppel and budget are part of every price conversation.

The MLS record, 12 months

Source: Southwest Florida MLS Matrix, Residential, Development is Deep Creek, closed sales from September 26, 2025 to September 26, 2026, pulled September 26, 2026. Every row carries a Punta Gorda city field. The MLS median is a single middle sale because 37 is an odd count.

These are the two measures only the MLS carries, and both are healthy. A 66-day median for single-family homes and a 97.9 percent sale-to-list ratio mean a correctly priced Deep Creek home sells in about two months for close to its asking price. The overpriced ones are what stretch the averages, which is why we set list price from the county's recorded sales on the same section, era and size rather than from the last asking price on the street.

What the MLS count misses, and why

Why is the MLS count about a tenth of the county count? Because the MLS development label is applied to only part of the inventory. Most Deep Creek listings are entered without it, under other names, often Port Charlotte, or with the development field blank. The 37 labeled rows used only three subdivision names: Deep Creek, Punta Gorda Isles and Lakes Edge at Deep Creek.

The label also catches homes that are not in Deep Creek. Two of the 37 were condominiums our boundary test places outside the plats: a Lake View unit on Willow Hammock Circle in Heritage Lake Park, which has its own Community Development District, and a Lakeside of Charlotte County unit on Rampart Boulevard. The MLS high, $568,000 on Malaya Court in Section 23, is below the county high: the $665,000 St Helena Lane sale is not among the 37 labeled closings. And the MLS low, $36,000 for a 640-square-foot property on Diplomat Drive, is not a price anyone should read as a Deep Creek home value.

So in Charlotte County we lead with the county record, which counts every qualified deed on the Section 20 and Section 23 plats whatever the listing called it, and we show the MLS beside it for days on market and sale-to-list. When a buyer's agent or a portal quotes "37 sales last year," the correct answer is 297 on the platted lots and 351 with the condominiums.

Price per square foot, and what it is measured on

Source: Charlotte County Property Appraiser public roll and sales files, our analysis. The denominator is the roll's living-area field, which is not the same as an MLS or appraisal square-footage figure, so these numbers compare only with each other.

The per-foot figures confirm what the sections table shows. Newer product sells for more per foot: the two-family buildings, a median 2024 vintage, lead at $201.86, and Section 20, younger than Section 23 at the median, runs about $4.60 a foot above it. A seller should use these as a check on a list price, not as the price itself, because the pool, the lot, the roof and the view move a Deep Creek house more than its square footage alone.

What drives price inside Deep Creek

Four things explain most of the spread. The first is age. New homes sold at a $390,000 builder-direct median and resales at $350,000, and inside the resale market the gap between a pre-1990 house and a 2000s house is usually roof, windows, floor plan and systems. The second is product type. Section 23's two-family buildings are a separate market at a $575,000 median, and the condominiums are a separate market at $155,000. The third is the lot: a lake or golf-course view, a pool, the greenbelt behind the yard and the size of the house. The county roll does not flag view or pool for sales analysis, so we read them from the listing and the property record for every comparable. The fourth is the section, not because one is better but because the rules differ: a Section 20 buyer with a boat or an RV reads the driveway clause, and a Section 23 investor reads the one-month rental minimum.

Flood zone, which splits many Punta Gorda communities, does not split this one on the evidence we have. Every point we sampled across both sections returned FEMA Zone X, with no base flood elevation, on maps effective December 15, 2022, and Charlotte County's own summary of its 50 percent substantial-improvement rule says the rule does not apply to structures in FEMA flood Zone X (FEMA National Flood Hazard Layer; Charlotte County, 50% FEMA Rule). We sampled seven points, not every parcel, so we confirm each home's zone on the FEMA map and the elevation certificate before pricing it.

Selling or buying in Deep Creek? Sellers can get a free home valuation that accounts for the section, the era of construction and the new-home competition behind your home, or call Jesse direct at (239) 898-6072. Buyers can call Marc at (239) 287-5873 or read how we represent buyers.

Is Deep Creek in Punta Gorda, Port Charlotte or Charlotte County?

Deep Creek is in unincorporated Charlotte County. Its postal city is Punta Gorda, ZIP 33983, but it is not inside the City of Punta Gorda, which lies across the Peace River, and it is not part of Port Charlotte, although some records use that name. Charlotte County taxes it, patrols it and serves it.

Data updated: September 2026 (Charlotte County Utilities master plans; Charlotte County MSBU records; Charlotte County Sheriff's Office; Charlotte County Fire and EMS; USPS; Heritage Lake Park CDD).

The confusion is understandable, because three different names attach to the same streets. The postal name is Punta Gorda: the two associations, the golf club and the county's own park pages all use Punta Gorda, Florida 33983. The government is Charlotte County: no city limits reach Deep Creek, and every public service below comes from the county or a county-contracted provider. And the name Port Charlotte shows up on paper: the state corporate filing for Deep Creek Gardens Condominium Association, Inc. gives its address as 25100 Sandhill Boulevard, Port Charlotte, Florida 33983, a 2014 golf trade article placed Deep Creek Golf Club "in Port Charlotte," and some listings do the same. None of those makes Deep Creek part of anything but unincorporated Charlotte County.

Mailing address or jurisdiction: which one matters?

Jurisdiction matters for everything except the mail. The mailing address decides the post office and the name on the envelope. The jurisdiction decides who sends the tax bill, who answers 911, who permits the new roof, who maps the flood zone, and who supplies the water. In Deep Creek the answer to every one of those is Charlotte County, and the City of Punta Gorda, whose police department and water utility serve the city across the river, has no role.

Mail comes through the Punta Gorda postal system. USPS operates a self-service Deep Creek Post Office with lobby and retail hours of 9 a.m. to 4 p.m. on weekdays and 9 a.m. to noon on Saturday; it offers no passport or financial services (USPS, Deep Creek Post Office). The main Punta Gorda Post Office is at 130 East Marion Avenue, across the river (USPS, Punta Gorda). USPS's page did not return a street address for the Deep Creek facility, and we do not guess one.

Why does Deep Creek have a Punta Gorda ZIP code?

Because ZIP codes follow mail routes, not city limits. The 33983 ZIP covers a wide stretch of unincorporated Charlotte County north of the river, and Deep Creek shares it with its neighbors. Harbour Heights Park at 27420 Voyageur Drive carries a 33983 address, so do Deep Creek Elementary at 26900 Harborview Road and Charlotte County Fire and EMS Stations 11 and 12 at 27055 Rushmore Avenue and 2001 Luther Road, and so does Heritage Lake Park next door (Charlotte County, Fire and EMS station listing). A 33983 address tells you the post office, not the community, which is why we test every property against the recorded plats before we call it a Deep Creek home.

Is Deep Creek part of Port Charlotte?

No. Port Charlotte is a separate, unincorporated area with its own street and drainage unit, and Deep Creek is billed through its own. Charlotte County runs a Greater Port Charlotte Street and Drainage unit with its own advisory board and budget, and a separate Deep Creek Non-Urban Street and Drainage unit for Deep Creek (Charlotte County, MSBUs and MSTUs). The county's hospitals that serve Deep Creek carry Port Charlotte addresses, and so does the regional mall, which is part of why the name travels. On a listing, "Port Charlotte" in the city field is a data-entry choice, not a boundary.

Which services come from Charlotte County?

• Law enforcement: the Charlotte County Sheriff's Office, because Deep Creek is unincorporated county; the Punta Gorda Police Department's jurisdiction stops at the city limits (Charlotte County Sheriff's Office, Patrol).
• Fire and ambulance: Charlotte County Fire and EMS. Stations 11 and 12 are the two on the county's list with 33983 addresses; the county does not publish which station is first due to which street.
• Water and sewer: Charlotte County Utilities. In 2000 the county acquired the Florida Water Services system that served "3,400 sewer connections in the Deep Creek area consisting of conventional gravity sewer with pump stations," and Deep Creek has been a certificated county service area since 2003 (Charlotte County Sewer Master Plan Update, 2024). The county replaced and upsized the Deep Creek sewer force main, finishing in 2023, according to the same plan. A buyer still confirms the service at the specific address.
• Water planning: the county's water master plan names Deep Creek as an area with low chlorine residuals and older water that needs routine flushing, and schedules two Deep Creek projects, a 12-inch main along Rio de Janeiro Avenue from Rampart Boulevard to Harborview Road and a loop at Posadas Circle (Charlotte County Potable Water Master Plan).
• Streets and drainage: the county's Deep Creek Non-Urban Street and Drainage unit, run by Public Works with a citizen advisory board. Front swales are Public Works' responsibility, not the associations'.
• Flood maps, permits and storm rules: Charlotte County's FEMA flood maps, effective December 15, 2022, and the county's building department and 50 percent rule. Charlotte County holds a Class 5 rating in FEMA's Community Rating System, worth a 25 percent discount on flood insurance premiums, as reported by WINK News in September 2025 (WINK News).
• Evacuation: Charlotte County Emergency Management. The points we sampled fall in Evacuation Zones D and C, none in A or B, and the Section 23 association states that it "does not issue evacuation orders" and defers to the county (Charlotte County, Know Your Zone; Section 23, Hurricane Preparedness).
• Schools: Charlotte County Public Schools.

One more line shows how separate the city is. Charlotte County and the City of Punta Gorda run separate water systems, joined only by two emergency interconnects, "one at Edgewater Drive and Vick Street and one on Mauritania Road in Deep Creek," both owned and maintained by the county "and used only for emergency purposes" (Charlotte County Potable Water Master Plan).

What shows on the Charlotte County tax bill?

The Charlotte County Property Appraiser values a Deep Creek home and the Charlotte County Tax Collector bills it, with the county's ad valorem millage and non-ad valorem assessments on one bill. The Deep Creek-specific line is the Deep Creek Non-Urban Street and Drainage unit, which funds pothole and road repairs, catch basins, drainage and culvert cleaning, right-of-way mowing, signage, sidewalks and debt service on paving bonds. Its rate is billed per equivalent residential unit: $187.94 for an occupied unit and $197.64 for a vacant one in fiscal year 2022/23, the rate shown in the county minutes we read (Deep Creek Street and Drainage advisory board minutes, April 2023). The current year's rate is on the tax bill itself, which is where we read it for every sale.

Three things are not on the bill. The association assessment is billed by the association, not the county: $205 per lot per year in Section 23 and an unpublished amount in Section 20. Condominium dues are billed by each complex's association. And there is no Community Development District: we found none for Deep Creek, while neighboring Heritage Lake Park has one (Heritage Lake Park CDD), as do some newer communities such as Heritage Landing through its Tern Bay district. For the full seller view of what a buyer will ask about the bill, our Punta Gorda home valuation guide covers the same records.

Where do Harbour Heights and Heritage Lake Park fit?

Both are neighbors, and neither is Deep Creek. Harbour Heights is a separate area that shares the 33983 ZIP; its county park on Voyageur Drive is the nearest public boat ramp in our research and the place Deep Creek boaters launch, 3.5 miles and about 9 minutes from the center of Deep Creek. Adams Glen, a nine-unit condominium on Adams Street that is sometimes listed under the Deep Creek name, sits in the Harbour Heights survey section, not on the Deep Creek plats.

Heritage Lake Park is a separate community with its own government. Its Community Development District is "a local, special purpose government entity authorized by Chapter 190 of the Florida Statutes," created on June 22, 2004 by ordinance of Charlotte County (Heritage Lake Park CDD), and its Lake View, Lake Front Villas and related condominiums sit on their own plats in a survey section with no Section 20 or Section 23 parcels. We do not count its homes or sales in any Deep Creek figure on this page, even when a listing labels them Deep Creek.

Which "Punta Gorda Isles" is which?

Deep Creek's recorded name causes a second confusion. Punta Gorda Isles, Inc., the developer, platted many numbered sections, and only two of them are Deep Creek. A title search that reads "Punta Gorda Isles Section 23" is a Deep Creek lot; one that reads "Punta Gorda Isles" with another section number may be a canal home in the city, a marina and golf community in Lee County or another unincorporated Charlotte County plat.

The practical rule: a buyer who wants a canal lot is looking at the in-city Punta Gorda Isles sections, not Deep Creek, and a buyer who wants a detached home on a greenbelt lot, with the boat kept elsewhere, is looking at Deep Creek. The two are compared side by side later in this guide.

Other places called Deep Creek

Search results mix in places that share the name. Deep Creek is also a branch of the Peace River, and a state water management district preserve and a boat ramp park by that name sit in DeSoto County near Arcadia; neither is part of this community, and the community's own Deep Creek Park on Sandhill Boulevard has no boat ramp. There are also Deep Creek communities in Maryland and Virginia. On this page, Deep Creek means Punta Gorda Isles Sections 20 and 23 in Charlotte County, and every figure is drawn from those two plats and the complexes inside them.

Selling or buying in Deep Creek? Talk to us before you price it

A Deep Creek home is priced on facts a portal cannot see: which plat and which declaration the lot sits under, the association estoppel, the new-home sales on the nearby streets, the era and roof of the house, and a county tax bill that does not match a city one. Sellers can get a free home valuation built on the 351 recorded sales above, or call Jesse direct at (239) 898-6072. Buyers can call Marc at (239) 287-5873 or read how we represent buyers before touring.

How Did Deep Creek Begin?

Deep Creek began as two numbered sections of the Punta Gorda Isles plat series, Section 20 and Section 23, recorded by Punta Gorda Isles, Inc. in unincorporated Charlotte County north of the Peace River. Section 23's deed restrictions were first recorded on July 11, 1972, and its owners took control from the developer in October 1992.

Data updated: September 2026 (Section 20 and Section 23 association governing documents; Charlotte County Circuit Court final judgment, Case No. 01-141-CA; Charlotte County development-order records; Charlotte County Property Appraiser roll and public sales files, our analysis, downloaded September 26, 2026).

The developer: Punta Gorda Isles, Inc.

Both halves of Deep Creek were platted by the same company. The Section 23 association's own governing document states that "Punta Gorda Isles, Inc. (PGI Incorporated) served as the original developer and held initial voting rights," and that "control transferred from the developer to property owners in October 1992" (Section 23 Property Owner's Association, governing document). The Section 23 articles name the developer as the association's sole incorporator, describing Punta Gorda Isles, Inc. as a Florida corporation organized under Chapter 607 with its office at 1625 West Marion Avenue in Punta Gorda (Section 23 Articles of Incorporation packet).

The name causes confusion, so it is worth being precise. Punta Gorda Isles, Inc. is the developer. Punta Gorda Isles is also the name of the canal neighborhoods inside the City of Punta Gorda, across the river from Deep Creek. The Punta Gorda Isles name runs through a whole family of numbered "Punta Gorda Isles Section" plats: Burnt Store Isles is Section 15, Burnt Store Lakes is Section 21, and Burnt Store Marina, over the line in Lee County, is Section 22. Deep Creek is Sections 20 and 23. Every record quoted in this guide refers to the two Deep Creek sections north of the river, not to the city neighborhoods that share the name.

The two plats: Section 20 and Section 23

Deep Creek is two recorded subdivisions, not one. The recorded plat references appear in the associations' documents and in public filings that cite individual lots:

Sources: Section 20 plat reference as cited in a Charlotte County FEMA map-change document for Lot 16, Block 620, a Florida Public Service Commission filing and a 2013 Business Observer legal notice for Lot 14, Block 558; Section 23 plat reference from the Section 23 governing document; greenbelt acreage from the Charlotte County Property Appraiser roll.

The Section 20 association's governing document describes its territory as Blocks 516 through 628 inclusive, plus the pedestrian walkways, parkways, private easements, private walkways and private park areas designated "A" on the plat (Section 20, Documents and Permits). On the county's parcel map the two plats fall in different survey sections of Township 40 South, Range 23 East: every Section 20 parcel sits in survey sections 3, 4 and 5, and every Section 23 parcel sits in survey sections 7, 8, 9 and 16. That survey-section test is how we decide which nearby condominiums are inside Deep Creek, as the neighborhoods section below explains.

The dates the two plats were recorded are not in any record we could reach online. They are in the Charlotte County Clerk of Court's official records, and we will add them when we have read the recorded instruments themselves.

The first restrictions, 1972

Section 23 has the better-documented start. A 2001 final judgment of the Charlotte County Circuit Court found "that the Declaration of Restrictions for the subject community lying in Section 23 was first recorded on July 11, 1972" (Barnes v. Section 23 Property Owner's Association, Inc., Case No. 01-141-CA, in the Section 23 articles packet). The earliest Section 23 restrictions sit in Official Records Book 393, in three separate declarations for three kinds of land: common tracts, single-family blocks and multi-family blocks. The governance section below lists every instrument.

Section 20 is less clear. Its association publishes a "Compiled and Integrated Declaration of Restrictions," a restatement that gathers the rules in one document but does not print the original recording date or book and page (Section 20 Compiled and Integrated Declaration of Restrictions). We have not found Section 20's original recording date, and we do not assume it matches Section 23's 1972 date. The Clerk's official records index is where it would be found.

You may read elsewhere that Deep Creek was "designed in the early 1980s." The recorded evidence points earlier: restrictions on Section 23 land in 1972, and associations in 1984.

The associations, 1984, and the 1992 turnover

The two property owners' associations came a dozen years after the first restrictions. The same 2001 judgment found that "Articles of Incorporation for Section 23 Property Owner's Association were filed with the Secretary of State on or about May 22, 1984 creating the Defendant homeowner's association to govern this community." Punta Gorda Isles, Inc. held the initial voting rights, and control of the Section 23 association passed from the developer to the lot owners in October 1992 (Section 23 governing document).

The Section 20 association, Section 20 Property Owner's Association, Inc., governs the north side under its own articles, bylaws, declaration and rules (Section 20 POA). Its developer turnover date is not published on its public pages.

The civic association, 1985

A year after the owners' associations were formed, residents added a social layer. The Deep Creek Civic Association describes itself as "a nonprofit, volunteer-led organization serving the Deep Creek community since 1985," separate from the Section 20 and Section 23 property owners' associations (Deep Creek Civic Association). It has no power over deed restrictions or assessments, and it is covered in the governance section below.

The Sandhill corridor and its commercial tracts

Sandhill Boulevard, the road that divides the two sections, carries its own development history in a separate county file. Charlotte County keeps a "Sandhill" Development of Regional Impact page as a repository for development orders, and the earliest order on it is Resolution 80-4, dated February 17, 1981, followed by Resolution 86-230 on September 9, 1986 (Charlotte County, Sandhill DRI). That file governs the Sandhill development orders, not the Section 20 and Section 23 deed restrictions, which are private covenants recorded against each lot.

Inside the Deep Creek plats, the commercial land is limited and sits along Sandhill Boulevard:

• Section 20, Tract A. The even-numbered, north side of Sandhill Boulevard carries Section 20's Tract A, 23.76 acres on the roll at 25050 Sandhill Boulevard. Part of it is the Dollar General store at 25240 Sandhill Boulevard, which the roll codes as a store built in 2024 (Dollar General store #25953; Charlotte County Property Appraiser).
• Section 20, Tract B. A 20.117-acre tract at 516 Rio de Janeiro Avenue carries a rental apartment property the roll codes as multi-family with 10 or more units, built in 2011, with 33,612 heated square feet. Its name is not on the roll we used, so we do not attach one.
• Section 23 tracts. The south side's lettered tracts hold the golf course (Tract E), the county's Deep Creek Park (Tracts C and D), a tract holding the Section 23 association's office, and two care-facility parcels.

Deep Creek Commons, at 24901 Sandhill Boulevard, is a shopping center on the corridor. Separately, a 270-unit apartment project was approved in 2022 on Sandhill Boulevard (Charlotte Sun); we have not confirmed whether it has been built.

How the golf course fits in

The golf course is part of the Section 23 plat, not a separate subdivision. Deep Creek Golf Club's address, 1260 San Cristobal Avenue, is Section 23's Tract E, 86.81 acres coded as a golf course on the county roll. The roll's improvement year for that tract is 2007, which is a building date, not an opening date (Charlotte County Property Appraiser). The club describes an 18-hole, par 70 course of "6000+ yards" and attributes the design to Mark McCumber (Deep Creek Golf Club, Course Details).

The course's opening year is not published by the club, and we have not found it in a public record. What the record does show is that it was operating by August 2004. A 2014 trade-press feature quoted Art McCoy, the superintendent at Deep Creek Golf Club when Hurricane Charley hit on August 13, 2004: "its eye passed right over Deep Creek, spawning tornadoes" (Golf Course Industry, "Riding the storm out," September 3, 2014). Charlotte County Utilities lists the club among its reclaimed-water customers, at 88 irrigated acres with a 0.180 million-gallon-a-day agreement capacity (Charlotte County Potable Water Master Plan). The 86.81 acres is the parcel; the 88 acres is the irrigated area; the two are different measures.

Building eras by decade

Deep Creek was not built in one campaign. Houses went up lot by lot over five decades, and the county roll shows the pattern. Of the 6,703 parcels in the two plats, 5,701 carry a year built; the other 1,002 are vacant lots, tracts and greenbelts. Here is the housing stock by the decade the roll records:

Source: Charlotte County Property Appraiser roll, downloaded September 26, 2026, our analysis.

Three things stand out. First, Section 23 is the older side: 1,176 of its 2,614 dated parcels were built before 1990, and the median year built across its 2,411 single-family homes is 1990. Section 20's median is 2000, across 3,082 single-family homes. Second, the 2000s were the busiest decade on both sides, with 1,335 homes. Third, building has sped up again. The 821 homes dated 2020 or later, built in less than seven years, already outnumber the 453 built in the whole of the 2010s.

The condominiums tell a different story. Every one of the 937 attached units inside the footprint was built before 2010: 553 before 1990, 142 in the 1990s and 242 in the 2000s. Deep Creek Gardens (1986 to 1987), Villa Manor (1987 to 1989) and Fairways Villas (1988) belong to the first wave. A second, smaller wave arrived from 2004 to 2007, with Links Edge (2004), Lakes Edge at Deep Creek and Lakefront at Deep Creek (2005), The Porches at Deep Creek and Serenity at Deep Creek (2006), Pebble East Townhomes (2006 to 2007) and Townhomes of Deep Creek (2007).

Today's builders: scattered lots, not a new plat

Today's building happens on vacant lots in the original two plats rather than in a new subdivision, one house at a time. In the last 12 months, the county record shows an estimated 42 first sales of new homes among the 297 qualified sales on the platted lots, 21 in each section, at a $390,000 median. Resales on the same lots sold at a $350,000 median (Charlotte County Property Appraiser public sales files, our analysis).

That 42 is an estimate, and here is the method: we count a sale as a builder's first sale when it is the first qualified sale recorded within one year of the roll's year built, or when the roll shows no year built yet. Seven of the 42 were homes still coded as vacant land on the 2026 roll, because the roll lags construction. The newest homes are also among the highest sales: 26481 Explorer Road sold for $594,000 on March 30, 2026 (built 2025, 2,988 square feet of living area), and 1126 Bismarck Road for $585,000 on July 21, 2026 (built 2025, 3,080 square feet).

We do not name builders or quote builder prices here, because a builder's marketing is not a public record. The record that shows who bought and built on a given lot is the Charlotte County Clerk's deed index, searched by grantee. If you are weighing a new build against a resale, our guide to new construction in Punta Gorda walks through the contract, the lot and the permit questions.

How Is Deep Creek Laid Out?

Deep Creek is laid out as two platted sections split by Sandhill Boulevard, with Section 20 on the north and Section 23 on the south. Homes sit on lots that back onto greenbelts, lakes or the golf course, and a few main roads carry traffic between the neighborhoods, the park and the club.

Data updated: September 2026 (Charlotte County Property Appraiser roll, downloaded September 26, 2026, our analysis; Section 20 and Section 23 association pages; Charlotte County project, park and utility pages, read September 26, 2026; OSRM routing estimate computed September 26, 2026).

Sandhill Boulevard, the dividing line

The Section 20 association puts it in one sentence: "Sandhill Boulevard divides Deep Creek into two sections: Section 20 to the north and Section 23 to the south" (Section 20 POA). The county roll agrees. On Sandhill Boulevard itself, the even-numbered side carries Section 20's Tract A, and the odd-numbered side carries Section 23 blocks. Every sample address we checked across both sections fell on the side its association claims.

Sandhill Boulevard is also a county road project. Charlotte County is designing a widening of Sandhill Boulevard from Kings Highway to Deep Creek Boulevard as a four-lane divided road with an 8-foot sidewalk on the south side, a 6-foot sidewalk on the north side, and roundabouts planned at Capricorn Boulevard and at Deep Creek Boulevard. The project is in design development, with design forecast to finish on May 21, 2027, and a total budget of $17,328,000 funded by road impact fees (Charlotte County, Sandhill Boulevard Widening). For a home on Sandhill Boulevard or a street that feeds it, that design is worth reading before you buy or list.

The main roads

Six roads do most of the work in Deep Creek. Each carries a different mix of homes, condominiums and community facilities:

Two of those roads are on the county's utility plans. The county replaced and upsized the Deep Creek sewer force main from the Angol lift station along Rio de Janeiro Avenue toward the East Port Water Reclamation Facility, work its 2024 sewer master plan lists as completed in 2023 (Charlotte County Sewer Master Plan Update, 2024). The county's potable water master plan lists a planned 12-inch water main along Rio de Janeiro Avenue from Rampart Boulevard to Harborview Road, and a smaller loop at Posadas Circle, both with Deep Creek as the area served (Charlotte County Potable Water Master Plan).

The Deep Creek street and drainage benefit unit, covered in the fee stack below, has also funded sidewalk work: its capital list names Rampart Boulevard from Rio de Janeiro Avenue to Navigator Road, and Deep Creek Boulevard from Rio de Janeiro Avenue to Paramaribo Avenue (Deep Creek Non-Urban Street and Drainage MSBU, April 13, 2023 minutes).

Lots and greenbelts

The organizing idea of Deep Creek is the greenbelt. The Section 20 association says that "Deep Creek was laid out so that all lots border open space called greenbelts which are maintained by the POA" (About Section 20). The roll carries each section's greenbelts as a single large parcel: 391.28 acres for Section 20 and 470.88 acres for Section 23. That is why a Deep Creek lot often backs onto open land rather than onto another house.

The Section 23 articles list the common properties the association keeps: "greenbelts, waterways, lakes, swales, easements and other common areas" (Section 23 Articles packet). The association's own FAQ adds two practical limits. It does not cut down healthy greenbelt trees, handling safety issues case by case, and it does not mow private lots; owners keep their own yards to a "uniformly green" standard (Section 23 FAQ).

Lakes, swales and drainage

Water in Deep Creek is fresh water. The Section 20 association notes that "many homes are on freshwater lakes or canals" (Section 20 POA), and the Section 23 association maintains lakes and drainage within its section as part of its assessment (Section 23 FAQ). Which specific lots front a lake is not a field on the roll we used, so check the plat and the lot survey for any home you are pricing.

Drainage has three owners, and it helps to know which is which. The associations keep the greenbelts and lakes. Charlotte County Public Works is responsible for the portion of a swale in front of a lot, at 941-575-3600, per the Section 23 FAQ. And the Deep Creek street and drainage benefit unit, billed on the county tax bill, pays for catch basins, driveway culverts, canal and culvert cleaning and related drainage work (April 13, 2023 MSBU minutes).

Golf frontage and Tract E

The golf course runs through Section 23 on its own plat tract, Tract E, 86.81 acres at 1260 San Cristobal Avenue. Several condominium names point to it: Fairway Pines, 6 Fairway, Fairways Villas, Golfers View I to IV, Players Club, The Links, Links Edge and Rio Golf Villas. A name is not a survey, so treat it as a lead and confirm the view from the unit itself. The course is semi-private and "open to the public for an affordable daily fee," per the club, so golf frontage here means a view of a public-access course rather than a private members' club (Deep Creek Golf Club, Course Details).

Deep Creek Park, on the Section 23 plat

Charlotte County's Deep Creek Park, at 25555 Sandhill Boulevard, sits on Section 23's Tracts C and D, county-owned land inside the plat (Charlotte County, Deep Creek Park). The county lists basketball courts, tennis courts, pickleball courts, a playground, picnic tables and restroom facilities; its pickleball page counts 8 courts there (Charlotte County, Pickleball Courts). The posted rules say "No Dogs" and "No Boat Ramp."

One caution: this is not the Deep Creek Park or Deep Creek Preserve in DeSoto County near Arcadia, which share the name because of a Peace River tributary called Deep Creek. Those are different places, and nothing on this page refers to them.

Is there boat access?

Not inside the plats. Neither association, the civic association nor the golf club claims a boat ramp, marina or navigable canal, and the county's own park inside Deep Creek posts "No Boat Ramp." The nearest county ramp we found is at Harbour Heights Park, 27420 Voyageur Drive, in the neighboring Harbour Heights area, with a boat launch, canoe and kayak access and fishing (Charlotte County, Harbour Heights Park). By the OSRM routing engine on OpenStreetMap road data, fastest route, free-flow with no traffic, from 1009 Rio de Janeiro Avenue near the center of Deep Creek, the park is 3.5 miles and about 9 minutes away (computed September 26, 2026; add time for traffic and signals).

Street-name themes

You can often tell which section you are in from the street sign. Most of Section 20's streets carry South American place names. The busiest by single-family parcel count are Aysen Drive (213), Deep Creek Boulevard (173), Copiapo Circle (94), Tierra del Fuego Circle (88), Seasons Drive (69), Corrientes Circle (67), Santarem Circle (59), Encarnacion Street (54), San Ambrosio Street (51) and Barranquilla Avenue (49), and the section's recent top sales were on Uruguay Drive, Japura Street, Franca Street, Sao Paulo Drive and Ecuador Drive.

Section 23 leans toward European place names and seafaring and sky terms. Its busiest streets are Nuremberg Boulevard (184), Rio de Janeiro Avenue (137), Mauritania Road (122), Palisade Road (97), Rampart Boulevard (84), Blue Lake Circle (83), Navigator Road (57), Ultramarine Lane (52), Neapolitan Road (49) and Montpelier Road (36), with Explorer Road, Northern Cross Road, Capricorn Boulevard, Oceanic Road, Saxony Circle, Bismarck Road and St. Helena Lane in between. No record we found explains the naming; it is simply a pattern that helps a buyer read a map. (Street counts: Charlotte County Property Appraiser roll, single-family parcels, our analysis.)

The vacant-lot count by section

Deep Creek still has room to build, and almost all of it is scattered single lots. The roll counts about 990 vacant residential parcels across the two plats:

Source: Charlotte County Property Appraiser roll, downloaded September 26, 2026, our analysis.

We say "about" for a reason. The roll lags construction, and seven parcels still coded vacant on the 2026 roll had already sold as finished new homes in the last 12 months. Section 20's vacant parcels are single-family lots only, 504 coded vacant residential plus one other vacant code. Section 23 has two kinds: about 292 vacant single-family lots, and about 195 vacant parcels on the multi-family blocks, 191 of which sit on the blocks named in the Section 23 multi-family declaration. If you are buying a lot to build, which declaration governs it (single-family or multi-family) decides what you can put on it.

How the parcels add up

For readers who like to check the arithmetic, here is how the 6,703 parcels in the two plats break down on the county roll (the county's PGI 020 and PGI 023 plat codes):

Source: Charlotte County Property Appraiser roll, downloaded September 26, 2026, our analysis.

Add the 937 condominium and townhome units inside the footprint, and the roll carries 7,640 records in Deep Creek. The Section 23 association describes the community as having "more than 7,200 homesites" across both sections (Section 23 governing document). The two figures measure different things, the association's homesites and the county's parcels and units, so we show each with its source rather than blending them.

Maps and records you can open

Any Deep Creek parcel can be looked up by address or parcel number on the Charlotte County Property Appraiser site, where the legal description names the section, block and lot. The two associations post their governing documents on their own sites, Section 20 and Section 23. The county's Sandhill Boulevard and Kings Highway project pages carry the current road schedules.

Who Governs Deep Creek?

Deep Creek is governed by Charlotte County, because it lies in unincorporated county territory despite its Punta Gorda mailing address, and by two separate property owners' associations split at Sandhill Boulevard. A voluntary civic association runs social life, and each condominium has its own Chapter 718 association.

Data updated: September 2026 (Section 20 Compiled and Integrated Declaration of Restrictions and association pages; Section 23 Articles of Incorporation packet, FAQ and enforcement policy; Charlotte County Circuit Court Case No. 01-141-CA; Deep Creek Civic Association; Charlotte County pages, read September 26, 2026).

Charlotte County, not the City of Punta Gorda

The mail says Punta Gorda, Florida 33983, but Deep Creek is not in the City of Punta Gorda. It is unincorporated Charlotte County, outside the city limits, and some records, such as a 2014 golf-industry article, use Port Charlotte instead. The practical consequences follow from that one fact:

• Law enforcement is the Charlotte County Sheriff's Office, not the Punta Gorda Police Department (Charlotte County Sheriff's Office, Patrol).
• Fire and EMS come from Charlotte County Fire and EMS, which lists stations with 33983 addresses at 27055 Rushmore Avenue and 2001 Luther Road (Charlotte County, Fire and EMS Station Listing).
• Water and sewer come from Charlotte County Utilities, which provides central service to the Deep Creek service area (Charlotte County Potable Water Master Plan).
• Streets and drainage are county work, paid in part through the Deep Creek Non-Urban Street and Drainage Municipal Service Benefit Unit on the tax bill, covered in the fee stack below.
• Property tax and appraisal come from the Charlotte County Property Appraiser and Tax Collector.

Section 20 Property Owner's Association, Inc.

The north side is governed by Section 20 Property Owner's Association, Inc., which covers Blocks 516 through 628 of Punta Gorda Isles, Section 20, plus the plat's walkways, parkways, easements and private park areas. The association states that it operates under Chapter 720 of the Florida Statutes, under its bylaws, its declaration of restrictions and its rules, with a board of directors assisted by a community association manager (Section 20 POA). Its governing documents, posted on its documents page, are the Articles of Incorporation, the Compiled and Integrated Declaration of Restrictions, the Bylaws and the Compiled and Integrated Rules and Regulations (Section 20, Documents and Permits).

The association describes Section 20 as single-family homes only, and its declaration restricts each lot "to the use of a single family, their household, their domestic help, and household guests," with "only one building" per lot (Section 20 Compiled and Integrated Declaration). Its office is at 24710 Sandhill Boulevard, Unit 804, open Monday to Friday, 8:00 a.m. to 4:00 p.m.; the phone is (941) 627-6562 and the email is [email protected]. Its financial pages sit behind a resident login.

Section 23, Property Owner's Association, Inc.

The south side is governed by Section 23, Property Owner's Association, Inc., which covers all of Punta Gorda Isles, Section 23, per Plat Book 12, Pages 2A through 2Z41. Its office is at 26217 Rampart Boulevard, open Monday to Friday, 8:30 a.m. to 4:30 p.m.; the phone is 941-764-6674 and the email is [email protected] (Section 23 POA). The association describes its section as about 85 percent developed.

Its articles set out the association's job: to "promote the general welfare, health and safety of the property owners; assure that the common properties, i.e., greenbelts, waterways, lakes, swales, easements and other common areas are maintained; review plans and specifications for new constructions, additions and renovations and assure that these meet established standards of design, appearance and location; compel observance of the deed restrictions and conduct day to day business." Each parcel carries one vote, fractional and cumulative voting are barred, and co-owners must name one voting member in writing. The board has at least five directors, who must be members, serve without pay and may not be association employees (Section 23 Articles packet).

Is association membership mandatory?

In Section 23, yes, and the documents say so twice. Article IV(a) of the articles reads: "Every fee simple owner of a parcel of land in PGI Section 23, Charlotte County, Florida shall be a member of the Association." The 2001 court judgment found that the association "is governed by Chapter 720 as a Florida corporation, responsible for the operation of a community... in which voting membership is made up of the parcel owners and membership is a mandatory condition of ownership" (Section 23 Articles packet).

In Section 20, what the public record shows is that every lot is bound by the recorded Declaration of Restrictions, and that the association operates under Chapter 720. For the membership clause itself, read the Section 20 Articles of Incorporation on the association's documents page, and confirm the owner's status on the estoppel certificate at sale.

The recorded restrictions and where they sit

Section 23's restrictions were recorded as separate declarations for separate kinds of land, then amended over the years. The Section 23 articles packet lists the instruments by parcel group:

Source: Section 23 Articles of Incorporation packet, Article VII and exhibits; Section 23 governing document.

The table matters for a buyer because the same association enforces two different rule sets. A house lot in Section 23 sits under the single-family declaration; a duplex lot on Navigator Road or Explorer Road may sit under the multi-family declaration. Read the block and lot in the legal description, then read the declaration that covers that block.

Section 20's restrictions are published as one compiled and integrated document. It gathers the current rules, but it does not print the original declaration's recording book and page, and we have not found them online. The Charlotte County Clerk's official records index holds them.

The 2001 court judgment and Section 23's amendment history

Section 23's governing documents went through court. In Kenneth F. Barnes v. Section 23 Property Owner's Association, Inc., Case No. 01-141-CA, the Charlotte County Circuit Court entered a final judgment on September 25, 2001, signed by Judge Sherra Winesett. The court voided, from the beginning, a 1997 amendment that had tried to eliminate proxy voting, along with related bylaw changes recorded at O.R. Book 1576, Page 1258 (the December 8, 1997 amended and restated bylaws), O.R. Book 1592, Page 0658 (February 23, 1998), O.R. Book 1718, Pages 2139 and 2140 (June 17, 1999) and O.R. Book 1745, Page 2098 (November 25, 1999). The single-family amendment recorded February 26, 1997 at O.R. Book 1515, Page 1909 was found not void.

After the judgment, the board adopted Restated Articles of Incorporation, accepted by the Florida Secretary of State on March 19, 2002, and recorded a certificate of that filing in the county's public records, signed by the association's president and attested by its secretary on February 28, 2002 (Section 23 Articles packet). For anyone reviewing which version of the bylaws governs, that history is the starting point.

How Section 23's documents are amended today

The restated articles set the procedure. Written notice goes out 30 to 60 days before the meeting. An amendment is adopted by a resolution proposed by the board or by voting members and passed by not less than two-thirds of the votes cast. No amendment may change membership qualifications or voting rights without the unanimous consent of all members in good standing. Every amendment must be filed with the Secretary of State and recorded in the Charlotte County public records (Section 23 Articles packet).

In Section 20, one rule about exceptions is worth knowing. A variance from the declaration is effective only if it is in writing, signed by at least two directors of the association, and recorded in the Charlotte County public records against the lot (Section 20 Compiled and Integrated Declaration). If a seller tells you a pool cage or fence was approved as an exception, the recorded variance is the proof.

Architectural review

Both associations review building work before it starts. In Section 20, a full set of plans, working drawings and specifications, including a plot plan showing buildings, terraces, patios, walls, fences, driveways, property lines, poles and setbacks, must be submitted to and approved by the association before construction or alteration begins, and the association may charge "a reasonable fee" to review them (Section 20 Compiled and Integrated Declaration). The fee amount is not published. The association's documents page carries its permit forms (Section 20, Documents and Permits).

In Section 23, the association's FAQ lists the work that needs an association permit: new construction, additions or structural changes to a home, a pool, a fence, driveway modifications, enclosures, and exterior paint changes (Section 23 FAQ). A county building permit is a separate approval; you need both.

Fences, pools, driveways and paint

Fences come up in almost every Deep Creek purchase, because the greenbelts sit behind so many lots. In Section 23, a fence needs an association permit, and the declaration's fence section also sets the dimensions for the enclosures that screen trash bins. In Section 20, fences and walls must appear on the plot plan submitted for approval. Neither association publishes its fence height or material limits on the public pages we read, so ask for the current fence standard in writing before you promise a buyer, or yourself, a fenced yard.

The same goes for pools, driveway changes and exterior paint in Section 23: each is on the permit list. If you are buying a home with a pool, enclosure or new driveway, ask the seller for the association approval that goes with it.

Boats, trailers and RVs

Section 20 has the rule people ask about most, and a common search is some version of "Deep Creek Section 20, no boats?" The declaration's own words: "No commercial vehicles, trailers or trucks of any kind nor any boats, boat trailers, personal watercraft, kayaks, canoes, campers, mobile homes or the like shall be parked overnight... without the express, prior written consent of the Section 20 Property Owner's Association" (Section 20 Compiled and Integrated Declaration).

There are two exceptions. Boats on trailers, personal watercraft, kayaks and canoes may be parked in the driveway from noon Friday through 11:59 p.m. the following Sunday. Recreational vehicles and motor homes may be parked in the driveway while being outfitted for a trip, or otherwise for no more than 48 hours and no more than twice a month. Unlicensed or inoperable vehicles must be garaged, and no vehicles may be parked or stored on vacant lots except construction vehicles during active building. So the answer for Section 20 is: a boat is allowed on weekends, and otherwise lives in the garage or needs the association's written consent.

In Section 23, the FAQ says vehicles belong in the garage or driveway, and street parking is permitted only in the daytime for short visits by contractors, vendors and guests, never overnight (Section 23 FAQ). The Section 23 rule on boats and RVs specifically is not on the public FAQ; ask the association for its current vehicle rules before you buy with a boat or RV in mind.

Rentals

Section 23 publishes a clear rental rule: "A property owner may rent or lease their dwelling for residential use to a single family for a period of not less than one (1) month... Daily or weekly rentals are not permitted." Owners remain liable for deed-restriction violations and property damage caused by their tenants (Section 23 FAQ). That rules out nightly and weekly vacation rentals south of Sandhill Boulevard.

The Section 20 declaration allows an owner to rent "for single-family, residential use" (Section 20 Compiled and Integrated Declaration). Section 20's Rules and Regulations are a separate document, so read them for any lease terms before you buy a Section 20 home to rent. For a condominium, the condominium's own declaration and rules set the lease terms.

Pets

Both sections allow household pets. Section 20's declaration permits "dogs, cats and other household pets," provided they are not kept, bred or maintained for any commercial purpose and are not kept "in such a manner as to constitute a nuisance" (Section 20 Compiled and Integrated Declaration). Section 23's Article XVIII, as its FAQ quotes it, says "Pets are not permitted to roam free and shall be under the control of the owner at all times either in a fenced yard or leashed," and pets the board judges dangerous, a nuisance or persistently noisy may be reported to the appropriate government agency. Charlotte County's own leash law also applies (Section 23 FAQ). Neither set of rules we read names a breed restriction. Condominium associations may set their own pet limits.

Signs, parking, trash and yards

A few everyday rules round out the picture:

• Signs in Section 20. One "For Sale" or "For Rent" sign per contiguous ownership, no larger than 6 by 8 inches; political signs are permitted starting two months before an election (Section 20 Compiled and Integrated Declaration).
• Trash in Section 23. Bins must be stored out of sight, in the garage or behind an enclosure or shrubs, between pickup days. Trash service is provided by Charlotte County, funded through taxes, and collected by Waste Management on Thursday, or Friday in a holiday week (Section 23 FAQ).
• Yards in Section 23. Owners mow their own lots to a "uniformly green" standard, which the association can enforce as a violation.
• Storms. The Section 23 association says plainly that it "does not issue evacuation orders" and tells residents to follow Charlotte County Emergency Management (Section 23, Hurricane Preparedness).

How violations are enforced

The associations, not the county, enforce the deed restrictions. Section 23 publishes its process: a deed restriction inspector confirms the violation, the owner receives a Friendly Reminder Notice, then a Final Notice, then the matter is referred to the association's attorney, with the owner charged the legal expense, followed by a demand letter and board approval of any further legal steps (Section 23 FAQ; Section 23 Deed Restriction Enforcement Policy). The enforcement policy describes Section 23 as "a Deed Restricted Community" with "Single and Multi-Family Deed Restrictions."

For a seller, the practical point is that an open violation can surface on the estoppel certificate at closing. Clear it before you list.

What Charlotte County enforces

The county's role is its own code and its own infrastructure. It enforces county ordinances such as the leash law, keeps the portion of each swale in front of a lot through Public Works, collects trash, and runs the street and drainage benefit unit. It does not enforce the associations' private covenants on architecture, parking, signs or rentals; those run through the associations as covenants recorded against the land under Chapter 720 (Section 23 FAQ). If a neighbor's boat or fence is the question, the association is the place to call.

The Deep Creek Civic Association

The Deep Creek Civic Association is the community's social club, and joining is voluntary. It describes itself as "a nonprofit, volunteer-led organization serving the Deep Creek community since 1985" and as "separate from the Section 20 and Section 23 Property Owners' Associations (POAs)" (Deep Creek Civic Association). It runs social events, a garden club, workshops, happy hours and holiday gatherings, and publishes a bimonthly newsletter, "Deep Creek News." It holds no power over deed restrictions, assessments or architectural review, and we found no clubhouse or other property that it owns. Its dues are described only as "affordable" and are not published; the contact address is [email protected].

Condominium associations under Chapter 718

Every condominium and townhome community inside Deep Creek is its own association, with its own declaration, board, budget, insurance and rules. Deep Creek Gardens, for example, is run by Deep Creek Gardens Condominium Association, Inc. The county roll cites each condominium's recorded declaration by Official Records book and page in the unit's legal description, which is where a buyer starts.

How the condominiums relate to the two owners' associations is not uniform, and we do not guess. The Section 23 multi-family declaration covers the multi-family blocks south of Sandhill Boulevard. Deep Creek Gardens and The Pines at Deep Creek sit on the north side of Sandhill Boulevard, in the same survey section as Section 20, and we have not found a record naming which owners' association, if any, covers them. For any condominium, ask the seller or manager in writing whether the unit also pays a Section 20 or Section 23 assessment.

Florida's milestone inspection and structural integrity reserve study laws apply to condominium buildings of three or more habitable stories (Florida DBPR, Inspections). We have not verified the story count of each Deep Creek building, so we make no statement about which buildings fall under those laws. Ask the association directly, and check the state's structural integrity reserve study reporting database.

Is Deep Creek a 55+ community?

We found no age restriction in any provision we read. The Section 20 declaration restricts lots to "the use of a single family, their household, their domestic help, and household guests," with no age qualifier (Section 20 Compiled and Integrated Declaration), and the Section 23 FAQ's rental rule speaks of renting to "a single family" (Section 23 FAQ). Charlotte County Public Schools' locator assigns the Deep Creek addresses we tested to Deep Creek Elementary, Punta Gorda Middle and Charlotte High (Charlotte County Public Schools, Boundary Locator); the district notes the locator "is only a guide, please call the school indicated to confirm."

Each condominium's own declaration governs its building, and we have not read every one. Before you write an offer on a condominium, ask its association in writing whether it has any age or occupancy restriction.

What Does It Cost to Own in Deep Creek? The Fee Stack

Owning in Deep Creek costs Charlotte County property tax, a county street and drainage assessment on the tax bill, the Section 20 or Section 23 owners' assessment, condominium dues where they apply, and optional golf or civic association memberships. Section 23 publishes $205 per lot a year; Section 20 does not publish its amount.

Data updated: September 2026 (Section 23 FAQ, read September 26, 2026; Section 20 association pages; Deep Creek Non-Urban Street and Drainage MSBU advisory board minutes of April 13, 2023; Charlotte County FY2024/25 final budget hearing document; Deep Creek Golf Club memberships page, as posted September 26, 2026).

Sources: Section 23 FAQ; Section 20 POA; Section 20 Compiled and Integrated Declaration; Deep Creek Non-Urban Street and Drainage MSBU, April 13, 2023 minutes; Charlotte County MSBUs and MSTUs; Deep Creek Civic Association; Deep Creek Golf Club, Memberships.

The first thing the table shows is how light the association layer is for a single-family owner. The Section 23 association makes the point itself: "Because POAs typically don't maintain amenities like pools or gyms, our annual fees are often lower than those in HOAs" (Section 23 FAQ). The second is that the county bill carries a line most buyers have not heard of, the street and drainage benefit unit. The third is that two numbers a buyer wants most, Section 20's assessment and each condominium's dues, are not public. They are on the estoppel certificate, and we get them in writing before our buyers commit.

Selling or buying in Deep Creek? Sellers can get a free Punta Gorda home valuation that accounts for the association and county layers a buyer will ask about, or call Jesse direct at (239) 898-6072. Buyers can call Marc at (239) 287-5873 or read how we help buyers in Punta Gorda before touring.

What the Section 23 assessment covers

The Section 23 association publishes both its rate and its coverage. Its FAQ gives $205 per lot per year, due October 1, and says the assessment pays for "the POA-owned building (including the property taxes, insurances, utilities, upkeep and maintenance); the paid office staff; office operations; and maintenance of common areas such as signage, greenbelts, lakes and drainage within Section 23" (Section 23 FAQ). The rate and coverage are as the association posted them when we read the FAQ on September 26, 2026; confirm the current year's figure on the estoppel certificate.

What it does not cover: mowing your own lot, trash (a county service), the swale in front of your lot (county Public Works), or anything inside a condominium. The assessment is per lot, so an owner of two adjoining lots should ask how the association bills a combined parcel.

Where to find the Section 20 assessment

The Section 20 association does not print its annual assessment on its public pages. Its FAQ lists the question of when the annual assessment is due, and its financial information sits behind a resident login (Section 20 POA, FAQs). You may see a dollar figure for Section 20 on a listing; we do not repeat it, because no association or government record we read confirms it. For a Section 20 purchase, the amount is on the association's adopted budget and on the estoppel certificate the association issues at sale, and the association office at (941) 627-6562 can tell an owner what is billed.

The Deep Creek Non-Urban Street and Drainage MSBU

The county line on a Deep Creek tax bill that surprises buyers is the Deep Creek Non-Urban Street and Drainage Municipal Service Benefit Unit. It is a non-ad valorem assessment, meaning it is charged per unit rather than by your home's value, and it is collected on the Charlotte County tax bill by the Tax Collector. The unit has its own advisory board, appointed by the Board of County Commissioners and staffed by Charlotte County Public Works, and it bills per Equivalent Residential Unit (ERU), with one rate for occupied parcels and a higher rate for vacant ones (April 13, 2023 MSBU minutes).

The most recent per-ERU rates we can document come from the advisory board's April 2023 rate history. They are the FY2022/23 rates, and they had held flat since FY2015/16:

Source: Deep Creek Non-Urban Street and Drainage MSBU, April 13, 2023 minutes, rate history.

We do not present those as today's rates. The same minutes discuss possible future changes to fund sidewalks and pipe lining, and the county's FY2024/25 budget hearing document lists the unit's total budget, $4,454,756, without a per-ERU rate (Charlotte County, FY2024/25 final millage and budget hearing). The rate on the current tax bill is the one that counts. The unit is still active: a November 25, 2025 county agenda sought a new advisory board member for a term through October 31, 2027 (Charlotte County, November 25, 2025 agenda).

Do not confuse it with the Greater Port Charlotte Street and Drainage MSBU, a separate, larger unit with its own board (Greater Port Charlotte Street and Drainage minutes, December 18, 2024). Deep Creek has its own.

What the MSBU pays for

The unit's budget and minutes list the work it funds: pothole and road-cut repairs, catch basins, sidewalk repair and construction, driveway culverts, drainage maintenance, canal and culvert cleaning, right-of-way mowing, signs, striping, and debt service on paving bonds, which appear in three phases in the FY2022/23 budget. Its capital list includes the "Deep Creek Sidewalks" project on Rampart Boulevard from Rio de Janeiro Avenue to Navigator Road, and on Deep Creek Boulevard from Rio de Janeiro Avenue to Paramaribo Avenue (April 13, 2023 MSBU minutes). The fund's own financials include a "Collection Fee-Tax Collector" line, which is the cost of collecting the assessment on the tax bill.

In short, the association keeps the greenbelts and lakes, and the county's benefit unit keeps the streets, sidewalks and pipes. A Deep Creek owner pays for both, through two different bills.

Millage and your tax district

Deep Creek is outside the City of Punta Gorda, so its property tax is set by Charlotte County and the other authorities that levy in the unincorporated county, not by the city. The total millage, the tax district code and your taxable value appear on the parcel's own bill and on the Charlotte County Property Appraiser record for the parcel. We have not published a sampled Deep Creek millage breakdown here, and we do not estimate one: millage changes every year, and your taxable value depends on your purchase price and exemptions, not the seller's.

Two practical rules. First, the seller's bill shows the seller's assessed value and exemptions, which reset after a sale, so budget from your own price. Second, exemptions are filed with the Charlotte County Property Appraiser.

How to read a Charlotte County tax bill: a Deep Creek example

A Charlotte County bill has two halves, and a Deep Creek bill uses both. Here is how to read one, line by line, using the documented MSBU rate as the worked example:

1. The parcel and legal description. Check that it names Punta Gorda Isles, Section 20 or Section 23, with the block and lot you are buying. The block tells you which association and which declaration apply.
2. Ad valorem taxes. A table of taxing authorities, each with its millage rate, applied to your taxable value (assessed value less exemptions). This is where the county, school and other levies appear. Their total is the millage for the parcel's tax district.
3. Non-ad valorem assessments. A second table of flat charges levied by unit rather than by value. This is where the Deep Creek Non-Urban Street and Drainage MSBU appears. At the FY2022/23 rate, a built parcel counted as one ERU carried $187.94 for the year, and a vacant lot counted as one ERU carried $197.64. A lot that changes from vacant to built moves from the vacant rate to the occupied rate.
4. The combined total. The ad valorem and non-ad valorem amounts together are what the Tax Collector collects.
5. What is not on the bill. The Section 20 or Section 23 assessment is billed by the association, and condominium dues are billed by the condominium association. Neither appears on the county bill.

The same reading tells you something about a vacant lot. A vacant Deep Creek lot pays the higher vacant MSBU rate and, in Section 23, the same $205 association assessment as a built lot. That carrying cost is part of the math when you price a lot to sell or to build on.

The condominium layer

A condominium or townhome owner in Deep Creek adds a third layer: the condominium association's own dues. Each of the 27 condominium and townhome communities inside the footprint (a few, such as Golfers View, are split into several associations) sets its own budget, and none publishes its dues on a public page we could find. Condominium dues typically pay for the building insurance, reserves, exterior maintenance and grounds, but the exact coverage is in each association's budget and its question-and-answer sheet under Section 718.504 of the Florida Statutes.

Two more questions belong on every condominium purchase. First, whether the unit also pays a Section 20 or Section 23 assessment, which depends on where the building sits and which declaration covers it. Second, whether any special assessment has been voted or proposed. For buildings of three or more habitable stories, Florida's milestone inspection and structural integrity reserve study rules can drive special assessments (Florida DBPR, Inspections); we have not confirmed the story count of Deep Creek's buildings, so ask the association how the rules apply to the building you are considering.

Optional costs: golf and the civic association

Nothing in the fee stack requires a club membership. Deep Creek Golf Club is semi-private and "open to the public for an affordable daily fee" (Deep Creek Golf Club, Course Details). As posted by the club on September 26, 2026, its annual memberships, all tax included, are a Single Membership at $2,700 (green fees paid up front for a year, with walking permitted and cart fees optional per round), a Single Membership with Trail Fee at $4,660 (green and cart fees), a Family Membership for a live-in couple at $3,945, and a Family Membership with Trail Fee at $7,025. The club's memberships page asks interested golfers to call or visit "to be added to the waiting list" (Deep Creek Golf Club, Memberships).

The Deep Creek Civic Association is also voluntary, and its dues are not published (Deep Creek Civic Association).

Is there a community development district?

No community development district was found for Deep Creek. That matters when you compare it with nearby communities that do carry one. Neighboring Heritage Lake Park has its own district, created under Chapter 190 of the Florida Statutes on June 22, 2004 by Charlotte County ordinance (Heritage Lake Park CDD), and Heritage Landing, a gated golf community elsewhere in unincorporated Charlotte County, sits in the Tern Bay CDD. A Deep Creek home's cost stack has no district assessment line.

Estoppel and transfer items

The estoppel certificate is the document that turns the unpublished numbers into facts. For a lot in Section 20 or Section 23, the owners' association issues one under Section 720.30851 of the Florida Statutes, stating the current assessment, any special assessment and any balance owed. For a condominium, the condominium association issues one under Section 718.116, and a buyer may need both. Any transfer fee, capital contribution or working-capital charge at either level is not published; if one exists, it appears on the estoppel certificate.

Three other items often decide whether a Deep Creek closing runs clean:

• Open violations. The Section 23 enforcement process ends in attorney referral with the owner charged the legal expense, so an open notice should be cleared before listing.
• Approvals for past work. A fence, pool, enclosure, driveway or paint change made without an association permit can come up at sale. In Section 20, any exception needs a recorded variance signed by two directors.
• Pending county work. A home on Sandhill Boulevard or Kings Highway sits on an active county road project, and the MSBU's capital list names specific sidewalk segments.

What a buyer should request at contract

Because the costs sit in several layers, the paperwork does too. Ask for:

• The owners' association estoppel certificate (Section 20 or Section 23) and the association's adopted budget.
• The condominium association's estoppel certificate, budget and question-and-answer sheet, if you are buying a condominium or townhome.
• The declaration that covers the block: in Section 23, the single-family or multi-family declaration; in Section 20, the compiled and integrated declaration and the Rules and Regulations.
• The seller's most recent Charlotte County tax bill, to see the non-ad valorem lines, including the street and drainage unit, and the exemptions the seller had.
• Association approvals and any recorded variances for past exterior work.
• For a building of three or more habitable stories, the milestone inspection summary and structural integrity reserve study, and any vote or proposal for a special assessment.

Our buyer team walks every Deep Creek contract through this list; see how we represent buyers.

What Are the Neighborhoods and Condominiums in Deep Creek?

Deep Creek divides into the single-family lots of Section 20 north of Sandhill Boulevard, the single-family and multi-family blocks of Section 23 to the south, and 27 condominium and townhome communities holding 937 units inside the footprint. In the last 12 months the county recorded 351 qualified sales across all of them.

Data updated: September 2026 (Charlotte County Property Appraiser roll and public sales files, our analysis, qualified improved sales September 27, 2025 to September 26, 2026, newest recorded sale September 1, 2026 on the platted lots and September 4, 2026 for condominiums; Section 20 and Section 23 association documents).

We built this list from the recorded plats and declarations, the associations' own documents and the Charlotte County Property Appraiser roll, which gives every condominium its own designator. A condominium counts as inside Deep Creek here only if it sits in a survey section that also holds Section 20 or Section 23 parcels. Sales are the county record for the 12 months from September 27, 2025 to September 26, 2026 (Charlotte County Property Appraiser public sales files, our analysis). When a community recorded one or two sales, we give the prices rather than a median, because one or two sales are too thin to read as a market rate.

Source: Charlotte County Property Appraiser public sales files and roll, our analysis. Section 20's 165 sales include 4 new homes still coded vacant on the roll; Section 23's single-family 118 include 3.

In the last 12 months we tracked $118,937,000 in recorded sales across the footprint, from $80,000 for a condominium to $665,000 for a Section 23 house. Southwest Florida MLS, by contrast, labels only 37 closings "Deep Creek" for the same year, because most Deep Creek listings are entered under other names; the county record is the fuller count.

Deep Creek Section 20

Section 20 is the larger and, on average, the newer side: Blocks 516 to 628 of Punta Gorda Isles, Section 20, north of Sandhill Boulevard, with 3,082 single-family homes and about 505 vacant lots on the roll. The association describes the section as single-family homes only, on lots that all border greenbelts, with many on freshwater lakes or canals (About Section 20). The median year built across its homes is 2000; the median year built of the Section 20 homes that sold in the last 12 months was 2003.

The county recorded 165 qualified sales in Section 20 in the last 12 months, at a $359,900 median, from $222,500 to $600,000, for $59,916,700 in volume. The 161 sales coded single-family sold at a $355,000 median, with a median living area of 1,990 square feet and a median of $182.50 per square foot of living area. An estimated 21 were builders' first sales of new homes, at a $380,000 median; resales sold at a $352,500 median. Most sales fell between $250,000 and $449,999 (139 of 165), with 18 from $450,000 to $549,999, 3 at $550,000 and above, and 5 under $250,000. The top sales were 143 Uruguay Drive at $600,000 (built 2019), 330 Japura Street at $575,000 (built 2004) and 350 Franca Street at $571,000 (built 2017).

The year-by-year record shows the same arc as the rest of the region. Section 20 recorded 276 sales at a $313,200 median in 2021, 233 at $409,600 in 2022, 189 at $360,000 in 2025, and 115 at $357,000 from January 1 to September 26, 2026 (Charlotte County Property Appraiser public sales files, our analysis). Buyers here weigh the Section 20 boat and RV rule, quoted in the governance section, as closely as the price: a boat is allowed in the driveway on weekends, and otherwise needs the association's written consent.

Section 20's plat also holds the only commercial land on the north side of Sandhill Boulevard, Tract A with the Dollar General, and the Tract B rental apartment property at 516 Rio de Janeiro Avenue. Deep Creek Gardens and The Pines at Deep Creek, described below, sit on the north side of Sandhill Boulevard as well.

A dedicated Deep Creek Section 20 sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We'll link it here when it goes live.

Deep Creek Section 23

Section 23 is the older side, south of Sandhill Boulevard: 2,411 single-family homes with a median year built of 1990, about 292 vacant single-family lots, the multi-family blocks described below, the golf course on Tract E and Charlotte County's Deep Creek Park on Tracts C and D. Its association publishes its assessment, $205 per lot a year, and a one-month minimum rental term (Section 23 FAQ), and describes the section as about 85 percent developed.

The county recorded 132 qualified sales on Section 23's platted lots in the last 12 months, at a $365,000 median, from $189,000 to $665,000, for $50,242,000 in volume. That total includes 14 sales on the multi-family blocks. The 115 sales coded single-family sold at a $350,000 median, with a median living area of 2,030 square feet and a median of $174.31 per square foot. An estimated 21 sales were builders' first sales of new homes, at a $409,000 median, against a $350,000 median for resales. The top sale in all of Deep Creek was here: 25364 St Helena Lane at $665,000 on August 20, 2026 (built 2023, 2,172 square feet of living area).

Year by year, Section 23 recorded 213 sales at a $333,100 median in 2021, 144 at $425,500 in 2022, 150 at $366,250 in 2025, and 96 at $365,000 from January 1 to September 26, 2026. Its busiest single-family streets are Nuremberg Boulevard, Rio de Janeiro Avenue, Mauritania Road, Palisade Road and Rampart Boulevard.

A dedicated Deep Creek Section 23 sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We'll link it here when it goes live.

Deep Creek Gardens

Deep Creek Gardens is the largest condominium in Deep Creek: 199 units in buildings lettered A to Y at 25100 Sandhill Boulevard, on the north side of the boulevard, built in 1986 and 1987. It is run by its own Chapter 718 association, Deep Creek Gardens Condominium Association, Inc. The county recorded 10 sales in the last 12 months at a $135,000 median, which makes it one of the most affordable ways to own in Deep Creek.

Deep Creek Gardens sits in the same survey section as Section 20, but we have not found a record naming which owners' association, if any, covers it, so a buyer should ask the condominium association in writing whether units pay any Section 20 assessment. Its declaration, budget and rules are the documents that set its dues, pets and lease terms.

A dedicated Deep Creek Gardens sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We'll link it here when it goes live.

The Pines at Deep Creek I and II

Next door on the north side of Sandhill Boulevard, The Pines at Deep Creek is two condominiums sharing the address 25050 Sandhill Boulevard: The Pines I with 48 units, built 1989, and The Pines II with 24 units, built 1990 to 1991, 72 units in all. The same address is also carried on the roll by Section 20's Tract A. The Pines I recorded three sales in the last 12 months at a $120,000 median, and The Pines II recorded none. As with Deep Creek Gardens, ask which owners' association, if any, applies before you buy.

Condominiums south of Sandhill

Most of Deep Creek's condominiums are small associations on the streets south of Sandhill Boulevard, many built in the late 1980s and early 1990s:

Source: Charlotte County Property Appraiser roll and public sales files, our analysis, residential units only.

Two notes. Lakeside Gardens on Nadir Road is not the same community as Lakeside of Charlotte County on Rampart Boulevard, which we place outside Deep Creek below. And the newest buildings on this list, Links Edge (2004), Lakes Edge and Lakefront (2005), and The Porches and Serenity (2006), include some of the higher prices: two Links Edge units at 1255 and 1295 Saxony Circle sold for $225,000 each in February and April 2026 (built 2004, 1,291 square feet).

Golf-edge condominiums

A cluster of small condominiums is named for the golf course, most of them on San Cristobal Avenue, Nadir Road, Saxony Circle, Northern Cross Road and Rio de Janeiro Avenue near the club:

Source: Charlotte County Property Appraiser roll and public sales files, our analysis, residential units only.

Rio Golf Villas holds the top two condominium sales in Deep Creek for the year: unit 203 at 1268 Rio de Janeiro Avenue at $300,000 on September 4, 2026, and unit 101 at 1258 Rio de Janeiro Avenue at $260,000 on November 19, 2025, both built in 2004 and 2005 with 1,704 square feet. Golfers View is four separate associations of 12 units each, so a buyer there should confirm which of the four the unit belongs to. As we noted above, a golf name is a lead, not a survey; confirm the view from the unit itself.

Townhome associations

Three communities are townhomes rather than stacked condominiums, coded on the county roll as townhouse units:

Source: Charlotte County Property Appraiser roll and public sales files, our analysis.

Townhomes of Deep Creek, one of the names people search most, recorded a $210,000 sale for unit 312 at 1216 Rio de Janeiro Avenue in February 2026 (built 2007, 1,154 square feet). Across all 54 condominium and townhome sales inside the footprint, 52 sold under $250,000 and 2 between $250,000 and $349,999, and the layer's yearly median has come down from $214,000 in 2023 and $209,000 in 2024 to $155,000 in 2025 and $157,500 so far in 2026 (Charlotte County Property Appraiser public sales files, our analysis).

Thinking about selling a Deep Creek condominium or townhome? Small associations trade on facts a portal flattens: the association's budget and reserves, the building's age and any special assessment on the horizon. See how we sell homes in Punta Gorda, or request a free home valuation.

The multi-family and duplex lots in Section 23

Section 23 has a second kind of land that surprises buyers: blocks recorded for multi-family use. The Section 23 multi-family declaration covers Blocks 629, 635, Lots 16 and 17 of Block 640, Blocks 642 to 660, Block 683, the 736 to 761 range as later corrected, and Tracts C and D. It was recorded at O.R. Book 393, Page 608, amended at O.R. Book 411, Page 979 and O.R. Book 539, Page 860, and restated as the Multi-Family Residential Declaration at O.R. Book 1652, Page 1944 (Section 23 Articles packet). On the ground, these blocks run along streets such as Navigator Road, Explorer Road, Capricorn Boulevard, Northern Cross Road, San Cristobal Avenue and Oceanic Road.

The county roll shows what has been built there: 183 two-family buildings, 7 small apartment buildings of 10 or more units, and about 195 vacant multi-family parcels. The two-family buildings span years built from 2004 to 2025, with the biggest single years in 2020 (21 buildings) and 2024 (18).

The duplex market is a different market from the house lots. In the last 12 months the county recorded 14 sales on these blocks at a $575,000 median, from $425,000 to $603,000, with a median of 2,719 square feet of living area and $201.86 per square foot. The 14 buildings that sold had a median year built of 2024, and an estimated 7 were builders' first sales. Those numbers reflect new, larger two-unit buildings, which is why the median sits well above a Section 23 house. They are owned under the same Section 23 association as the single-family blocks, but under the multi-family declaration, so read that declaration before you buy one to rent or to build on. Section 23's one-month minimum rental term applies.

Which nearby condominiums are not part of Deep Creek?

Several condominiums near Deep Creek are often listed or searched as Deep Creek, and on the records we have read they sit outside the two plats. We apply one test: a condominium counts as inside Deep Creek only if it sits in a survey section of Township 40 South, Range 23 East that also holds Section 20 or Section 23 parcels. These do not:

Source: Charlotte County Property Appraiser roll, downloaded September 26, 2026, our analysis; Heritage Lake Park CDD.

Lakeside and Lakeshore are the closest calls. They share Rampart Boulevard with Section 23, and Section 23 parcels sit across the road, but the two condominiums are in the same survey section as Heritage Lake Park, which holds no Section 20 or Section 23 parcels. Newport I and II, St. James Place and Kings Island XV share one address on Kings Highway in a survey section with no Deep Creek parcels, and Adams Glen sits with Harbour Heights. The 480 units in these seven condominiums, and their 32 recorded sales in the last 12 months, are not in any Deep Creek figure on this page.

Heritage Lake Park is a separate community with its own government. Its community development district is "a local, special purpose government entity authorized by Chapter 190 of the Florida Statutes," created on June 22, 2004 by Charlotte County ordinance (Heritage Lake Park CDD). Its Lake View and Lake Front Villas condominiums are part of that community, not Deep Creek, and we do not count their units or sales.

The mix-up shows up in listings. Among the 37 closings the Southwest Florida MLS labeled "Deep Creek" in the last 12 months, one was a unit at 25275 Rampart Boulevard in Lakeside of Charlotte County, and another was a Lake View unit at Heritage Lake Park (Southwest Florida MLS Matrix, pulled September 26, 2026). If a recorded declaration's legal description, or a county map overlay, ever shows one of these condominiums inside Section 20 or Section 23, or under a Section 23 declaration, we will move it inside and say so. Until then, a buyer should treat each as its own community, with its own association, rules and school assignment to confirm.

What every Deep Creek condominium buyer should ask for

Every condominium and townhome in Deep Creek is its own association under Chapter 718, with its own budget, reserves, insurance and rules. Here is the list we work from with buyers:

• The declaration, bylaws and rules, which set the lease minimum, pet limits and any occupancy rules.
• The current budget and the question-and-answer sheet required under Section 718.504, which state the dues and what they pay for.
• The estoppel certificate under Section 718.116, which states dues, special assessments and any balance owed.
• A written answer on the owners' association layer: whether the unit also pays a Section 20 or Section 23 assessment.
• The story count of the building, and for a building of three or more habitable stories, the milestone inspection summary and structural integrity reserve study (Florida DBPR, Inspections).
• The association's insurance declarations, to see what the master policy covers and what the owner insures inside the unit.
• Any proposed or voted special assessment, in writing.

If you would like a second set of eyes on a Deep Creek condominium's documents before you commit, call Marc at (239) 287-5873 or read how we represent buyers.

What Is Deep Creek Golf Club?

Deep Creek Golf Club is the semi-private, 18-hole, par 70 course at 1260 San Cristobal Avenue, on a Section 23 plat tract. It is open to the public for a daily fee, sells four annual memberships from $2,700 to $7,025, and runs the Creekside Tavern. Owning a Deep Creek home includes no golf membership.

Data updated: September 2026 (Deep Creek Golf Club course details, rates, memberships and contact pages, read September 26, 2026; Charlotte County Property Appraiser public files, our analysis; Charlotte County Utilities Potable Water Master Plan; Golf Course Industry, September 3, 2014).

The course

The club describes its layout as "a challenging 6000+ yard, Mark McCumber design," an 18-hole, par 70 course with "meandering waterways and plenty of bunkers" set within "native Florida wildlife habitat" (Deep Creek Golf Club; Course Details). The architect credit is the club's own statement; we found no independent course-architecture record for it, so read it as the operator's attribution. The club does not print tee-by-tee yardages, a course rating or a slope rating on its pages; those sit on its scorecard image.

Practice facilities, per the club, are a warm-up driving range, a putting green and a short-game area. Dress is "proper golf attire required" (Course Details). The course is open daily from 7 a.m. The club's own pages give two different closing times, so call the pro shop at (941) 625-6911 before a late tee time (Contact Us). The club places itself "2 miles from I-75," which is the club's own description of its location.

Where the course sits on the plat

The golf course is part of Deep Creek's recorded plat, not a separate development beside it. On the Charlotte County Property Appraiser roll, 1260 San Cristobal Avenue is Tract E of Punta Gorda Isles Section 23, an 86.81-acre parcel coded as a golf course (Charlotte County Property Appraiser public files, our analysis). That puts the course inside the Section 23 plat south of Sandhill Boulevard, with homes and several golf-edge condominiums around it.

A second acreage figure describes irrigation, not the parcel. Charlotte County Utilities lists Deep Creek Golf Club as a reclaimed-water customer irrigating 88 acres under a 0.180 million-gallon-a-day agreement capacity, with the water delivered into the course's stormwater ponds rather than sprayed directly (Charlotte County Potable Water Master Plan). The two numbers measure different things and should not be merged.

Public play and daily rates

The club calls itself "a semi-private golf club that is open to the public for an affordable daily fee" (Course Details). Anyone can book a tee time. The posted daily rates, which the club labels effective April 16 without printing a year, include cart and Florida sales tax:

Source: Deep Creek Golf Club, Rates, as posted by the club on September 26, 2026.

Rental clubs are $42.80 for 18 holes and $32.71 for nine, and range buckets run $5 to $13, tax included. Golfers under 16 play at 50 percent off with a paying adult, with "restrictions apply" noted for the January to March peak. Walking is allowed "after 1:30 PM or on the Back 9 before 8 am." Rainchecks are good for four months, none is issued for twilight play after 4 p.m., and cancelling with less than 24 hours' notice costs $5 per player (Rates).

Membership categories and published rates

The club posts four annual memberships, all described as tax-inclusive, as posted by the club on September 26, 2026 (Deep Creek Golf Club, Memberships):

The memberships page tells golfers to call (941) 625-6911 or come in "to be added to the waiting list." That is the club's wording. It does not publish how long the list is or how often openings come up, so ask the club directly before you plan a purchase around a membership.

Creekside Tavern and the clubhouse

Creekside Tavern is the club's grill room and lounge, part of what the club describes as "a comfortable lounge" alongside the range, putting green and short-game area (Deep Creek Golf Club). Because the club is open to the public, you do not need a membership to eat there. Menus and hours change, so check with the club.

That clubhouse is the only clubhouse-type building we found in Deep Creek. Neither property owners' association claims a pool, fitness center or recreation building on its public pages, and the Deep Creek Civic Association, which describes itself as separate from "the Section 20 and Section 23 Property Owners' Associations (POAs)," names no building of its own (Section 20 POA; Deep Creek Civic Association). The civic association runs the social calendar, including happy hours, a garden club, holiday events and a golf scramble.

What owning a Deep Creek home does and does not include

Buying a house in Deep Creek does not buy a golf membership, and it does not require one. The Section 23 association says what its $205 annual lot assessment pays for: "the POA-owned building (including the property taxes, insurances, utilities, upkeep and maintenance); the paid office staff; office operations; and maintenance of common areas such as signage, greenbelts, lakes and drainage within Section 23" (Section 23 POA, FAQ). It adds: "Because POAs typically don't maintain amenities like pools or gyms, our annual fees are often lower than those in HOAs." The Section 20 association does not publish its annual dues on its public pages; they are on its budget and the estoppel certificate.

So the golf course is a neighbor you pay only if you play. A golf-view lot can still carry value, and a seller should describe the view the home actually has. What does not convey is play. The club publishes no rule on transferring a membership with a home, so a buyer who wants to join should call the club rather than assume a seller's membership comes with the deed.

What the club does not publish

Some questions buyers ask about the club have no public answer yet, and we do not fill the gaps. The club's website names no owner of the course and gives no opening year. What the record does show is that the course was operating by August 2004: a former Deep Creek superintendent, interviewed by Golf Course Industry, described riding out Hurricane Charley there on August 13, 2004 (Golf Course Industry, "Riding the storm out"). The county roll shows an improvement year of 2007 on the golf tract, which is a building date on the parcel, not an opening date.

If golf is the center of your search, compare this with a gated golf community such as Heritage Landing, inside the Tern Bay community development district, or with Burnt Store Marina, which pairs a marina with its golf course. Deep Creek's advantage is price: in the last 12 months we tracked 297 platted-lot sales at a $360,000 median, and the golf course comes without a mandatory club fee.

Selling or buying near the Deep Creek fairways? Sellers can get a free Punta Gorda home valuation that accounts for a golf or lake view and the section your lot sits in, or call Jesse direct at (239) 898-6072. Buyers can call Marc at (239) 287-5873 or read how we help buyers in Punta Gorda.

What Parks and Recreation Serve Deep Creek?

Deep Creek's recreation is mostly public. Charlotte County's Deep Creek Park, on Section 23 plat tracts at 25555 Sandhill Boulevard, has eight pickleball courts plus tennis and basketball, and Harbour Heights Park, about 9 minutes away, adds a Peace River boat ramp. The county also runs a nearby preserve, two dog parks and libraries.

Data updated: September 2026 (Charlotte County parks, pickleball, dogs-in-parks and library pages, read September 26, 2026; Charlotte County Property Appraiser public files, our analysis; OSRM routing estimate from 1009 Rio de Janeiro Avenue, computed September 26, 2026).

Deep Creek Park

Deep Creek Park is Charlotte County's park inside the community, at 25555 Sandhill Boulevard, phone 941-627-1074. On the Property Appraiser roll that address is Tracts C and D of the Section 23 plat, owned by the county (Charlotte County Property Appraiser public files, our analysis). The county lists basketball courts, tennis courts, pickleball courts, a playground, picnic tables and restroom facilities (Charlotte County, Deep Creek Park).

Two posted rules answer the questions we hear most. The park's rules say "No Dogs" and "No Boat Ramp." The county publishes park hours and an accessible-trails guide as separate downloads from the same page, so check those before you plan an early game.

Pickleball and tennis

The county's courts page counts eight pickleball courts at Deep Creek Park (Charlotte County, Pickleball Courts). For a larger venue, the same page lists South County Regional Park in Punta Gorda with 16 courts, "8 multi-purpose + 8 dedicated pickleball," and several Port Charlotte parks, including Franz Ross Park and William R. Gaines Jr. Veterans Memorial Park with eight courts each.

Tennis players have courts at both Deep Creek Park and Harbour Heights Park. Neither property owners' association runs courts of its own. If you want a club program with leagues and a pro, that sits outside Deep Creek.

Harbour Heights Park

Harbour Heights Park is the county park in the neighboring Harbour Heights area at 27420 Voyageur Drive, Punta Gorda 33983, phone 941-681-3742. It is about 3.5 miles and 9 minutes from the center of Deep Creek by routing estimate. The county lists BBQ grills, basketball, tennis, pickleball and volleyball courts, shuffleboard, horseshoes, a playground, fishing access, a boat launch and canoe and kayak access, and dogs are permitted (Charlotte County, Harbour Heights Park).

The park rents a 1,600-square-foot picnic pavilion that seats 72, at $20 per hour plus tax for standard use or $40 per hour plus tax for commercial use, with a grill, water, electric, lighting, restrooms and free parking. For a birthday party or a club gathering, it is the closest rentable pavilion we found to Deep Creek.

Peace River Preserve and trails

Peace River Preserve is a 450-acre Charlotte County preserve at 28000 Sandhill Boulevard, phone 941-613-3220. The county describes flatwoods, hammocks, marshes and mangrove swamp, with birding and nature trails, and no boat ramp (Charlotte County, Peace River Preserve). It shares Sandhill Boulevard with Deep Creek; we have not measured its distance to any particular street.

A note on names. Searches for "Deep Creek Preserve" and a "Deep Creek" boat ramp return a water management district preserve and a county park near Arcadia in DeSoto County. That is a different Deep Creek, a branch of the Peace River upstream, and it is not an amenity of this community.

Inside Deep Creek, the everyday walking is on the streets and sidewalks. The Deep Creek street and drainage unit's capital program includes sidewalk work on Rampart Boulevard from Rio de Janeiro Avenue to Navigator Road and on Deep Creek Boulevard from Rio de Janeiro Avenue to Paramaribo Avenue (Deep Creek Street and Drainage Advisory Board minutes, April 13, 2023). The two Sandhill and Kings Highway road projects described below add a multi-use path and sidewalks on those corridors.

Dog parks and pets

Deep Creek Park does not allow dogs. Charlotte County runs two fenced, off-leash dog parks, Katherine Ariens Dog Park at 22410 Glass Lane in Charlotte Harbor and the Ann and Chuck Dever Regional "Paw Park" at 6791 San Casa Drive in Englewood, each with "over one acre of fenced-in land," water and bag stations and a separate small-dog area (Charlotte County, Dogs in Parks). Harbour Heights Park permits dogs.

At home, both sections allow household pets. Section 20's declaration permits "dogs, cats and other household pets" not kept for commercial purposes (Section 20 Compiled and Integrated Declaration of Restrictions). Section 23 says pets "are not permitted to roam free and shall be under the control of the owner at all times either in a fenced yard or leashed," and the county leash law applies as well (Section 23 POA, FAQ). A condominium's own declaration can be stricter, so read it before you bring a large dog to an attached home.

Libraries

The Punta Gorda Charlotte Library at 401 Shreve Street, Punta Gorda 33950, phone 941-833-5460, is the county branch in downtown Punta Gorda (Charlotte County, Punta Gorda Charlotte Library). The county also runs a Port Charlotte Public Library. Branch hours are posted by the county library system.

Distance from 1009 Rio de Janeiro Avenue by the OSRM routing engine on OpenStreetMap roads, fastest route in free-flow traffic, origin and destination geocoded with the U.S. Census Geocoder, computed September 26, 2026 (OSRM; U.S. Census Geocoder). Add time for traffic and signals.

Can You Keep a Boat or Reach the Water From Deep Creek?

Deep Creek has no boat ramp, marina or navigable canal access of its own; the county park inside it posts "No Boat Ramp." Boaters launch on the Peace River at Harbour Heights Park, about 9 minutes away, and must follow each section's deed restrictions for keeping a boat or trailer at home.

Data updated: September 2026 (Charlotte County parks and boat ramp pages; Section 20 Compiled and Integrated Declaration of Restrictions; Section 23 POA FAQ; OSRM routing estimates from 1009 Rio de Janeiro Avenue, computed September 26, 2026).

No ramp inside the community

This is the question that separates Deep Creek from the canal neighborhoods across the river. Charlotte County's own page for Deep Creek Park lists "No Boat Ramp" among its rules (Charlotte County, Deep Creek Park). Neither property owners' association, the civic association nor the golf club claims a ramp, marina or dock on its public pages, and we found no public record of an interior lake or canal that connects by boat to the Peace River.

The Section 20 association does describe water inside the community: "Many homes are on freshwater lakes or canals," and every lot borders a greenbelt (Section 20 POA). That water is scenery and drainage, the lakes and greenbelts the associations maintain. A buyer who wants to step from the back yard into a boat should look at a canal community instead. The Punta Gorda Isles canal grid in the City of Punta Gorda and Burnt Store Isles, with canals and golf, are the usual comparisons, at a much higher price: 344 Punta Gorda Isles sales at a $693,000 median and 74 Burnt Store Isles sales at a $662,500 median in the 12 months to September 24, 2026, against Deep Creek's $360,000 platted-lot median (Charlotte County Property Appraiser public files, our analysis).

The nearest public ramp: Harbour Heights Park

The public launch closest to Deep Creek in the county's records is Harbour Heights Park, 27420 Voyageur Drive, about 3.5 miles and 9 minutes from the center of Deep Creek by routing estimate. The county lists it under both its boat ramps and its kayak and canoe launches for the Punta Gorda area, on the Peace River, with fishing access and a pier (Charlotte County, Harbour Heights Park; Charlotte County, Fishing, Boat Ramps and Kayak Launches).

The same county page lists other Punta Gorda-area launches: boat ramps at Darst Park, Hathaway Park and Riverside Park, and kayak and canoe launches at Allapatchee Shores Park and Prairie Creek Preserve. We did not route to those, so we give no drive time for them.

Getting onto Charlotte Harbor

From the Peace River a boater reaches Charlotte Harbor. For owners who want a slip rather than a trailer, the waterfront options are outside Deep Creek. Fishermen's Village at 1200 West Retta Esplanade in Punta Gorda runs a full-service marina, about 9.0 miles and 18 minutes away by routing estimate (Fishermen's Village). Burnt Store Marina, 3150 Matecumbe Key Road, is about 20.8 miles and 33 minutes; our Burnt Store Marina guide covers its slips and dry storage. Slip rates and waiting lists belong to each marina, so ask them directly.

Keeping a boat or trailer at home in Section 20

Section 20 does not ban boats. It limits where they sit. The Compiled and Integrated Declaration of Restrictions says: "No commercial vehicles, trailers or trucks of any kind nor any boats, boat trailers, personal watercraft, kayaks, canoes, campers, mobile homes or the like shall be parked overnight... without the express, prior written consent of the Section 20 Property Owner's Association" (Section 20 Compiled and Integrated Declaration of Restrictions).

The declaration then sets out the exceptions:

• Weekend boats: boats on trailers, personal watercraft, kayaks and canoes may sit in the driveway from noon Friday through 11:59 p.m. the following Sunday.
• RVs and motor homes: allowed in the driveway while being prepared for a trip, or otherwise for up to 48 hours, no more than twice a month.
• Inoperable vehicles: anything unlicensed or inoperable must be garaged.
• Vacant lots: no vehicles of any kind may be parked or stored on a vacant lot, except construction vehicles during active building.

In practice, a Section 20 owner who keeps a boat at home keeps it in the garage, arranges written consent from the association, or stores it elsewhere and brings it home for weekends. Measure the garage before you write an offer. The question comes up online often enough ("no boats" in Section 20) that it is worth answering plainly: boats are allowed with limits, and the association is the one to call at (941) 627-6562.

Keeping a boat or trailer at home in Section 23

Section 23's published FAQ addresses vehicles in general: they must be kept in the garage or driveway, and street parking is allowed only in the daytime for short contractor, vendor or guest visits, not overnight (Section 23 POA, FAQ). The FAQ answers we read do not address boats or trailers by name. Section 23's recorded deed restrictions govern them, so ask the association office at 941-764-6674 before you bring a boat home, and get the answer in writing.

Neither association publishes a community boat or RV storage lot. If you need one, it will be a private storage business outside Deep Creek.

A boater's checklist for Deep Creek

• Confirm which section the lot is in; Sandhill Boulevard divides them, with Section 20 north and Section 23 south (Section 20 POA).
• Measure the garage depth and door height against the boat and trailer.
• For Section 20, read the boat clause in the declaration and ask about written consent before closing.
• For Section 23, get the association's written answer on boats and trailers.
• Time the drive to the ramp you will use at the hour you will use it.
• In a condominium, read the declaration's parking rules before you assume a trailer can stay.

How we measured: OSRM routing engine on OpenStreetMap roads, fastest route in free-flow traffic, from 1009 Rio de Janeiro Avenue, with origin and destination geocoded by the U.S. Census Geocoder, computed September 26, 2026 (OSRM). Real trips with a trailer take longer.

How Far Is Deep Creek From the Beach?

Deep Creek is an inland community, not a beach town. By routing estimate, Englewood Beach is about 27.7 miles and 44 minutes from the center of Deep Creek, and Boca Grande about 31.9 miles and 54 minutes. The Punta Gorda waterfront is much closer, about 15 to 18 minutes.

Data updated: September 2026 (OSRM routing-engine estimates on OpenStreetMap data from 1009 Rio de Janeiro Avenue, free-flow, U.S. Census Geocoder, computed September 26, 2026).

Sources: OSRM routing on OpenStreetMap data, with addresses geocoded by the U.S. Census Geocoder.

Englewood Beach

Englewood Beach is the closest Gulf beach to Deep Creek by our routing, at about 27.7 miles and 44 minutes, and in season the trip runs slower than the free-flow figure. For most Deep Creek owners it is a morning or afternoon trip rather than a walk to the sand, which is part of why homes here cost what they do.

Boca Grande

Boca Grande, on Gasparilla Island, is about 31.9 miles and 54 minutes by routing estimate to 500 Palm Avenue in the village. Check access and parking on the island before you go, since those rules are set locally and change.

Why inland matters here

The same distance that makes the beach a drive is part of Deep Creek's storm and flood profile. Ground elevation at the points we checked runs about 20 to 24 feet, and every point we sampled sits in FEMA Zone X, covered in the flood section below. The major structural damage the state documented in Charlotte County after the 2024 storms was on the Gulf-front barrier islands, as the hurricane section below explains. That is a trade a buyer should make on purpose: a longer drive to the beach in exchange for higher ground.

For the harbor itself, downtown Punta Gorda is about 8.0 miles and 15 minutes away, and Fishermen's Village about 9.0 miles and 18 minutes. Boaters reach the harbor and the barrier-island beaches from the Peace River launch covered above, which changes the math for anyone who trailers a boat.

How we measured

OSRM open routing engine (router.project-osrm.org) on OpenStreetMap road data, fastest route in free-flow traffic with no congestion, from 1009 Rio de Janeiro Avenue in the center of Deep Creek, with origin and destination addresses geocoded by the U.S. Census Geocoder, computed September 26, 2026. These are routing-engine estimates, not timed trips. Add time for traffic, signals and winter season.

Where Do Deep Creek Residents Eat and Shop?

Deep Creek residents run daily errands along Sandhill Boulevard and Kings Highway, eat at the golf club's Creekside Tavern, and drive to downtown Punta Gorda, about 15 minutes, or Port Charlotte Town Center, about 17 minutes, for more. We found no full-size supermarket on Sandhill Boulevard or Kings Highway.

Data updated: September 2026 (store locators for Dollar General, Five Guys and Publix; Fishermen's Village; City of Punta Gorda; Port Charlotte Town Center; Charlotte County road project pages; OSRM routing estimates from 1009 Rio de Janeiro Avenue, computed September 26, 2026).

Deep Creek Commons and Sandhill Boulevard

Deep Creek Commons is the neighborhood shopping center at 24901 Sandhill Boulevard. We publish its name and address only; its size, age and tenant list come from commercial leasing pages rather than public records, and tenants change. Drive by before you count on a particular store.

Along the same road, Dollar General store #25953 is at 25240 Sandhill Boulevard (Dollar General, store directory). On the Property Appraiser roll that store sits on Tract A of the Section 20 plat, coded as a store and built in 2024 (Charlotte County Property Appraiser public files, our analysis). That makes it one of the few commercial uses inside the platted footprint.

Kings Highway

Kings Highway is the commercial corridor near Interstate 75. One chain location confirmed by its own locator is Five Guys at 379 Kings Highway, with a Punta Gorda address (Five Guys).

The corridor is under construction. Charlotte County is widening Kings Highway from Sandhill Boulevard to the DeSoto County line to four lanes divided, with a 10-foot multi-use path on the west side, a 6-foot sidewalk on the east side, street lighting and a new water main; construction began April 27, 2026 and is forecast to finish October 19, 2027, at a total budget of $10,564,117.70. The county notes southbound traffic entering through the Sandhill Boulevard intersection has been reduced to a single lane (Charlotte County, Kings Highway Widening).

Groceries

This is the gap buyers should know about. We did not confirm a full-size supermarket with a Sandhill Boulevard or Kings Highway address inside or beside Deep Creek. The Publix store confirmed for this guide is Publix Punta Gorda Crossing, store #266, at 2310 Tamiami Trail in Punta Gorda 33950 (Publix, Punta Gorda Crossing). We did not route to it, so we give no drive time. Plan a weekly grocery run by car.

The golf club's Creekside Tavern

For a meal inside the community, the choice is Creekside Tavern at Deep Creek Golf Club, 1260 San Cristobal Avenue, the grill room and lounge beside the range and putting green (Deep Creek Golf Club). The club is open to the public, so you do not need a membership to stop in. Call (941) 625-6911 for current hours.

Downtown Punta Gorda and Fishermen's Village

Downtown Punta Gorda is about 8.0 miles and 15 minutes from the center of Deep Creek by routing estimate, across the Peace River. Fishermen's Village, 1200 West Retta Esplanade, about 9.0 miles and 18 minutes, calls itself a waterfront destination to "Dine. Stay. Play." It has several restaurants, resort suites, shops open Monday to Saturday 10 a.m. to 8 p.m. and Sunday noon to 6 p.m., a full-service marina and recurring events and live music; phone (800) 639-0020 (Fishermen's Village).

At Ponce de Leon Park, 3400 Ponce de Leon Parkway, the Peace River Wildlife Center is "a non-profit wildlife rehabilitation and education center," open to visitors daily from 11 a.m. to 4 p.m. (City of Punta Gorda, Ponce de Leon Park). The state also lists a Punta Gorda Downtown Farmers Market; check its current day and hours with the organizer before you go.

Port Charlotte Town Center

Port Charlotte Town Center, 1441 Tamiami Trail, Port Charlotte 33948, is about 10.1 miles and 17 minutes by routing estimate. The mall names DSW, Rack Room Shoes and a Regal cinema among its tenants, posts hours of 11 a.m. to 7 p.m. Monday to Thursday, 11 a.m. to 8 p.m. Friday and Saturday and noon to 6 p.m. Sunday, and welcomes morning mall walkers (Port Charlotte Town Center).

What is changing on Sandhill Boulevard

The shopping corridor is still growing. Charlotte County is designing a widening of Sandhill Boulevard from Kings Highway to Deep Creek Boulevard, the road that divides the two sections, to four lanes divided, with an 8-foot sidewalk on the south side, a 6-foot sidewalk on the north and roundabouts planned at Capricorn Boulevard and Deep Creek Boulevard; design is forecast to finish May 21, 2027, on a $17,328,000 total budget (Charlotte County, Sandhill Boulevard Widening). The county's Sandhill Development of Regional Impact file dates to Resolution 80-4 of February 17, 1981 (Charlotte County, Sandhill DRI). The Charlotte Sun reported a 270-unit apartment project approved in 2022 on Sandhill Boulevard (Charlotte Sun); we found no public record of its construction status.

Drive times: OSRM routing engine on OpenStreetMap roads, fastest route in free-flow traffic, from 1009 Rio de Janeiro Avenue, geocoded with the U.S. Census Geocoder, computed September 26, 2026 (OSRM).

How Does Deep Creek Handle Hurricanes?

Deep Creek sits inland on higher ground north of the Peace River, so its storm risk is mainly wind, not surge. A former golf superintendent said Hurricane Charley's eye passed right over it in 2004, and Ian's winds reached Punta Gorda in 2022. Every point we sampled falls in Evacuation Zone D or C.

Data updated: September 2026 (Charlotte County Storm Surge Evacuation Zones layer and Know Your Zone, queried at seven points September 26, 2026; Florida Building Commission wind-borne debris report; Florida DEP Helene and Milton report, March 2025; Golf Course Industry, September 3, 2014; WINK News; Section 23 POA).

Hurricane Charley, 2004

Charley made landfall in the Charlotte Harbor area on August 13, 2004, and the best firsthand account from inside Deep Creek comes from the golf course. Art McCoy, then superintendent at Deep Creek Golf Club, told Golf Course Industry that "its eye passed right over Deep Creek, spawning tornadoes," and that "Entire second floors of other condos near us were just ripped off and the debris ended up on the course" (Golf Course Industry, "Riding the storm out"). He described sliding glass doors "actually bulging" before he took shelter in a bathroom.

The state's engineering record explains why openings matter. A Florida Building Commission report on wind-borne debris regions summarizes Charley research finding that in Punta Gorda and Port Charlotte one-third of homes without shutters had broken windows, and it notes debris damage "in several locations more than three miles from the coast" (Florida Building Commission, Wind-Borne Debris Regions report). Being inland does not keep debris out.

We found no public count of Deep Creek roofs or buildings damaged in Charley. County permit records by plat would hold it, and a seller's own permit history is the practical way to see what a given house replaced after 2004.

Hurricane Ian, 2022

Ian made landfall near Cayo Costa in Lee County on September 28, 2022, and its eyewall crossed Charlotte Harbor. The Florida Building Commission report includes an estimate of Ian's peak wind in Punta Gorda (Florida Building Commission report). We found no official record of Ian damage specific to Deep Creek's homes, so we do not publish one. For a specific house, the permit history and the insurance claim history answer the question.

Helene and Milton, 2024

The two 2024 storms hit Charlotte County's coast hardest. Florida's Department of Environmental Protection counted 111 major structures with major structural damage in Charlotte County, 88 single-family homes, 8 multi-family buildings and 15 other structures, plus 7,250 linear feet of damaged coastal armoring, for the two storms combined (Florida DEP, Helene and Milton Post-Storm Report, March 2025). Those figures cover the county's Coastal Building Zone on the Gulf-front barrier islands, not inland Deep Creek.

The storms still changed daily life north of the river. ShorePoint Health Punta Gorda closed after Hurricane Helene flooding in 2024 and will not reopen (WINK News). The operating hospitals nearest Deep Creek today are AdventHealth Port Charlotte at 2500 Harbor Boulevard, about 7.3 miles and 15 minutes by routing estimate, and HCA Florida Fawcett Hospital at 21298 Olean Boulevard, about 7.4 miles and 14 minutes. Those are OSRM routing-engine estimates on OpenStreetMap roads from 1009 Rio de Janeiro Avenue, free-flow, geocoded with the U.S. Census Geocoder, computed September 26, 2026 (OSRM).

Evacuation zones

Charlotte County uses five color-coded evacuation zones: A red, B orange, C yellow, D green and E purple, with Zone A the lowest-lying and first to leave (Charlotte County, Know Your Zone). We queried the county's Storm Surge Evacuation Zones layer at seven points across both sections. Five returned Zone D. Two, both in Section 23 on streets nearer the river, returned Zone C. None fell in Zone A or B (Charlotte County GIS, Evacuation Zones layer).

A sample is not a map, so look up your own address in Know Your Zone before hurricane season. An evacuation zone is also not a flood zone: it tells you when the county may order you out, not how your insurance is rated. The Section 23 association is clear about its role: "The Deep Creek Section 23 POA does not issue evacuation orders. Always follow guidance from Charlotte County Emergency Management" (Section 23 POA, Hurricane Preparedness).

Wind-borne debris region and the building code

Florida's building code defines a Wind-Borne Debris Region by design wind speed and distance from the coast. Inside it, exterior glass, including windows, doors, skylights and garage doors, must be protected by impact-rated products or code-approved shutters. The Florida Building Commission report places Punta Gorda inside that region; the report gives two different design wind speeds for Punta Gorda in two places, and both exceed the region's threshold (Florida Building Commission report). We do not publish a single speed for Deep Creek; for a permit, the county building division confirms the design value.

In practice, new windows and doors on a Deep Creek house go in as impact-rated products or with approved shutters, and the product approvals belong in the permit file. That file is worth asking for.

Hardening features buyers look for

Deep Creek's housing stock spans five decades. Of the 5,701 platted parcels with a year built on the roll, 2,052 were built before 1990, 1,040 in the 1990s, 1,335 in the 2000s, 453 in the 2010s and 821 in 2020 or later (Charlotte County Property Appraiser public files, our analysis). The median year built is 2000 in Section 20 and 1990 in Section 23. That spread is why two houses on the same street can insure very differently.

What buyers look for, and what we ask sellers to document:

• Roof: the permit date and covering. Insurers price and underwrite on roof age.
• Roof-to-wall connections: clips or straps recorded on a wind-mitigation report.
• Secondary water barrier: a sealed roof deck under the covering.
• Opening protection: impact windows and doors, or permitted shutters for every opening, including the garage door.
• Permit history: reroofs and window replacements after Charley and Ian, closed out with the county.

Both associations review exterior changes. Section 23 requires its permit for additions, structural changes, pools, fences, driveway changes, enclosures and exterior paint (Section 23 POA, FAQ), and Section 20 requires plans approved by its association before construction or alteration begins (Section 20 Declaration). Plan shutters and window projects with that step in mind.

What Flood Zone Is Deep Creek In?

Every point we checked in Deep Creek, in both Section 20 and Section 23, sampled FEMA Zone X, the area of minimal flood hazard, on flood maps effective December 15, 2022. Ground elevation at the points we measured runs about 20 to 24 feet, and Charlotte County holds a Class 5 flood-insurance rating.

Data updated: September 2026 (FEMA National Flood Hazard Layer, seven points queried September 26, 2026; USGS 3DEP Elevation Point Query Service, four points; Charlotte County 50% FEMA Rule page; WINK News, September 2025).

Zones from FEMA's National Flood Hazard Layer at addresses geocoded with the U.S. Census Geocoder; ground elevations from the USGS Elevation Point Query Service. A sample is not a determination for any parcel.

Zone X at every point we sampled

All seven points, from the north edge of Section 20 at Sandhill Boulevard to the Section 23 streets closest to the Peace River, including two condominium streets, returned Zone X with no Special Flood Hazard Area flag and no base flood elevation (FEMA NFHL). The maps in effect for this part of Charlotte County are dated December 15, 2022.

We did not check every parcel, and we did not check for letters of map amendment or revision at individual addresses. To see the panel and zone for one house, search the address at the FEMA Map Service Center. The result there, not our sample, is what an insurer and a lender will use.

Elevation

USGS ground elevations at four of the sample points read 24.22 feet and 24.04 feet in Section 20 and 22.60 and 19.75 feet in Section 23, sloping gently toward the river (USGS Elevation Point Query Service). Those are bare-ground model values at a point, not a finished-floor elevation. A surveyed elevation certificate is the document that states a house's lowest floor, and it is worth having even in Zone X because it can help price a flood policy.

What Zone X means for insurance and lenders

Zone X is outside FEMA's Special Flood Hazard Area, the zone where federal rules make flood insurance mandatory for a federally backed mortgage. Outside that area the federal mandate does not apply, but a lender can still set its own requirement, so ask yours early rather than assume.

Zone X is also not zero risk. Heavy rain, blocked swales and drainage problems flood houses outside mapped floodplains. In Deep Creek, the front swale is Charlotte County Public Works' responsibility, and the Section 23 association lists that phone number, 941-575-3600, for swale problems (Section 23 POA, FAQ). Lakes, greenbelts and drainage inside Section 23 are the association's to maintain.

The 50 percent rule exemption

Charlotte County applies a substantial improvement and substantial damage rule to buildings in FEMA's high-risk flood zones. In the county's words, "If the cost of the improvement or repair [is] more than 50 percent of the value of the building or structure, it is required to be brought up to Florida Building Code standards including elevation requirements." The county then states that the rule does not apply to structures in FEMA flood Zone X (Charlotte County, 50% FEMA Rule).

At the points we sampled, Deep Creek is FEMA flood Zone X, so a large remodel or storm repair there is not pushed into elevation work by this rule. The exemption turns on the FEMA flood zone, not on the county's evacuation zones. Confirm the flood zone of the specific house before relying on the exemption, and pull a permit before work begins either way.

Charlotte County's CRS Class 5

Charlotte County is rated Class 5 in FEMA's Community Rating System, which earns a 25 percent discount on National Flood Insurance Program premiums. WINK News reported in September 2025 that FEMA kept the county at Class 5 and that county officials estimated the discount saves policyholders about $6.6 million a year (WINK News). Confirm the discount on your own quote.

A flood-document checklist for a Deep Creek sale

• The FEMA Map Service Center printout for the address.
• An elevation certificate, if one exists, or a quote for one.
• The seller's current flood policy declarations page, if the home carries one.
• The permit history, including any drainage or fill work.
• For a condominium, the association's flood policy and its elevation certificate for the building.

Selling or buying in Deep Creek? Sellers can get a free Punta Gorda-area home valuation that accounts for your flood zone, elevation and storm history, read how we sell homes in the Punta Gorda area, or call Jesse direct at (239) 898-6072. Buyers can call Marc at (239) 287-5873 or read how we represent buyers.

What Does Insurance Cost for a Deep Creek Home?

Insurance for a Deep Creek home is priced house by house: wind cost turns on roof age, openings and a documented wind-mitigation report, flood cost is optional in the Zone X we sampled, and condominium owners also share a master policy. No public source publishes an average Deep Creek premium, so we do not estimate one.

Data updated: September 2026 (Citizens Property Insurance, flood coverage rules; Florida Statutes 627.711, 553.899 and 718.112; Florida DBPR inspections page; My Safe Florida Home; WINK News, September 2025; Charlotte County Property Appraiser public files, our analysis; read September 26, 2026).

What drives a wind premium

Wind coverage is priced on facts about the house. Florida requires insurers to offer premium credits or discounts for documented wind-mitigation features (Florida Statutes 627.711). A wind-mitigation inspection records the roof covering, roof deck attachment, roof-to-wall connections, a secondary water barrier and opening protection, and it is the document that turns those features into credits.

Age is the other half. With 2,052 of Deep Creek's platted homes built before 1990 and 821 built in 2020 or later (Charlotte County Property Appraiser public files, our analysis), the range of premiums inside the community is wide. A newer home with an impact-rated envelope and a current roof sits at one end; an older home with an original roof and no shutters sits at the other.

Roof age

Insurers ask about a roof's age and condition, and an older roof can narrow a buyer's options. A replacement with a permit date is the cleanest answer to that question. For a seller, the reroof permit is one of the most useful papers in the listing file. For a buyer, ask for it before the inspection period, not after.

Four-point inspections

Insurers commonly ask for a four-point inspection on older homes: a report on the roof, electrical, plumbing and heating and air-conditioning systems. It tells the carrier the age and condition of those systems. In a community where more than a third of the platted homes predate 1990, many Deep Creek sales involve one. A seller who orders the four-point and the wind-mitigation report before listing lets a buyer get real quotes during showings.

Citizens Property Insurance rules

Citizens, the state-created insurer, now ties its wind coverage to flood coverage. New personal-lines policyholders in FEMA's Special Flood Hazard Areas have had to carry flood insurance since April 1, 2023, and existing ones since July 1, 2023. Outside those areas the rule phases in by dwelling replacement cost: $600,000 and up by January 1, 2024, $500,000 and up by January 1, 2025, $400,000 and up by January 1, 2026, and all remaining policies by January 1, 2027. In Citizens' words, "If you don't wish to purchase flood insurance, you will not be eligible for a Personal Lines residential policy with Citizens" (Citizens, "Flood Insurance Coverage Rules Kick In for Citizens").

For Deep Creek that means a Zone X house insured with Citizens will need a flood policy by January 1, 2027 at the latest, and sooner if its replacement cost crossed a threshold. Replacement cost is not sale price, so ask the agent what figure the policy uses. How the rule applies to a condominium unit-owner policy is a question for your insurance agent before you close.

Flood insurance in Zone X

Where flood insurance is optional, many owners still weigh buying it, because rain flooding does not follow map lines. Charlotte County's Class 5 rating takes 25 percent off National Flood Insurance Program premiums, according to WINK News (WINK News). Ask the seller for any existing flood policy; the declarations page shows what the house actually costs to insure today. A neighbor's quote tells you little, because two lots on one street can sit at different elevations.

Condominium master policies

Inside the Deep Creek footprint, 937 condominium and townhome units sit in 32 county designators, and 54 of them sold in the 12 months to September 26, 2026 at a $155,000 median (Charlotte County Property Appraiser public files, our analysis). Each condominium association insures its own buildings through a master policy and funds it through its own dues, separate from the Section 20 or Section 23 assessment. None of those dues is published in one place; they are on each association's budget, its question-and-answer sheet and the estoppel certificate issued at contract.

The practical questions are the same in every building: what the master policy covers, what its wind and flood deductibles are, what the unit owner must insure on the inside, and whether a special assessment is pending. Ask for the policy declarations and the latest budget before you commit.

Milestone inspections and structural reserve studies

Florida's post-Surfside laws apply to residential condominium and cooperative buildings three or more habitable stories in height. Such a building needs a milestone inspection once it reaches 30 years of age, and every 10 years after, or at 25 years if the local building official requires it; single-family, two-family, three-family and four-family dwellings of three or fewer habitable stories are exempt (Florida DBPR, Inspections; Florida Statutes 553.899). The same class of building needs a structural integrity reserve study at least every 10 years, covering items such as the roof, structure, plumbing, electrical, waterproofing, windows and exterior doors (Florida Statutes 718.112).

We have not read the declarations or building records that state how many stories each Deep Creek condominium building has, so we do not say whether any building here is or is not subject to these laws. The state keeps a reporting database of associations that have filed a structural integrity reserve study (Florida DBPR, SIRS Reporting). For a specific building, ask the association for its milestone and reserve study status in writing, along with its reserve schedule.

Grants for hardening

The state's My Safe Florida Home program advertises "$10,000 Grants Available" for roof improvements, impact windows and doors, garage door reinforcement and a secondary water barrier, and a separate pilot serves condominiums (My Safe Florida Home). Eligibility, funding rounds and matching rules are set by the program, so check them before you count on a grant. Remember that either association's approval comes before exterior work on a Deep Creek house.

What to ask for before you write an offer

• The roof permit date and the latest four-point report.
• A current wind-mitigation report, or permission to order one.
• The seller's insurance declarations pages for wind and, if any, flood.
• Claims history on the home since the seller bought it.
• For a condominium: the master policy declarations, the budget, the question-and-answer sheet and the estoppel certificate.

When you are ready to price a Deep Creek home on these facts, request a free home valuation or see how we sell homes in Punta Gorda. Buyers can call Marc at (239) 287-5873 before touring.

What Schools Serve Deep Creek?

Deep Creek is served by Charlotte County Public Schools. Every one of the six addresses we tested across Sections 20 and 23 in the district's own Boundary Locator returned the same three schools: Deep Creek Elementary, Punta Gorda Middle and Charlotte High. The district calls its locator only a guide, so confirm with the school.

Data updated: September 2026 (Charlotte County Public Schools Boundary Locator, six addresses queried September 26, 2026; Charlotte County Public Schools school choice page).

We did not take a listing's school field on faith. We pulled six single-family parcels from the Charlotte County Property Appraiser roll, three in Section 20 north of Sandhill Boulevard and three in Section 23 south of it, spread across the low and middle parcel ranges of each section, and submitted each street address and ZIP code to the district's Boundary Locator, the same service the public form uses. Every address came back with the same elementary, middle and high school. There was no split anywhere in the sample.

Source: Charlotte County Public Schools, Boundary Locator, live address queries, September 26, 2026.

The district's own caveat

The locator carries a warning that belongs on every school answer we give: "This is only a guide, please call the school indicated to confirm that your child will attend that school" (Charlotte County Public Schools, Boundary Locator). Six matching addresses are strong evidence that the platted single-family streets of both sections share one attendance zone, but they are a sample, not the district's boundary file. The district shows its zones on an interactive map, not a written boundary description, so the call to the school is the final word for a specific address.

The three zoned schools

The same locator response gives each school's address and phone number:

Source: Charlotte County Public Schools, Boundary Locator, September 26, 2026.

Deep Creek Elementary

Deep Creek Elementary shares the community's 33983 ZIP code and its Punta Gorda mailing name, with the district listing it at 26900 Harborview Road. For a young family that is the practical advantage of the zone: the elementary school carries the community's own name and its own ZIP code. One search result we saw labeled the school "Port Charlotte," which is the same mailing-name confusion that follows Deep Creek homes in listings; the district's own record says Punta Gorda.

Middle and high school are in the city

Punta Gorda Middle and Charlotte High both carry Punta Gorda 33950 addresses inside the city, on the other side of the Peace River from Deep Creek. That is the one school trade-off to weigh here: older children cross the river every school day. We have not published drive times to the schools, because we did not route them, and bus stop locations are assigned by the district for an enrolled student.

Condominiums and edge addresses

Our six test addresses were all single-family parcels on the Punta Gorda Isles Section 20 and Section 23 plats. We did not test the condominium and townhome complexes, and we did not test the complexes on Kings Highway and in the Rampart Boulevard corridor that our boundary work places outside Deep Creek. Do not assume a condominium address, or a complex marketed with the Deep Creek name, shares the zone above. Run that exact address in the Boundary Locator and then call the school.

School choice

Families are not limited to the zoned schools if space allows. The district runs a program it calls Controlled Open Enrollment (School Choice). We confirmed the program exists; we did not confirm this year's application windows, seat availability at any school, or which specialty programs a Deep Creek address can request, and we do not publish them. Read the district's choice page for the current cycle before you rely on a school other than the zoned one.

What a listing's school field can get wrong

Listings for Deep Creek homes are often entered with a Port Charlotte city name, and school fields in listings are typed by people, not pulled from the district. The fix is simple: put the exact address in the district's locator, save the result, and call the school named. If your offer depends on a particular school, make that check before the inspection period ends. For how we handle this and every other due-diligence item on a purchase, see how we represent buyers in Punta Gorda.

Where Is the Nearest Hospital to Deep Creek?

The nearest hospitals to Deep Creek are HCA Florida Fawcett Hospital and AdventHealth Port Charlotte, each about 7 miles and 14 to 15 minutes away by free-flow routing. ShorePoint Health Punta Gorda closed for good after the 2024 hurricanes, and AdventHealth's emergency department near Jones Loop Road is still only planned.

Data updated: September 2026 (AdventHealth, HCA Florida Healthcare, WINK News, Charlotte Sun, Gulfshore Business; OSRM routing estimates from 1009 Rio de Janeiro Avenue, computed September 26, 2026).

Method: OSRM open routing engine on OpenStreetMap road data, fastest route, free-flow with no traffic, from 1009 Rio de Janeiro Avenue in Deep Creek, with origin and destinations geocoded by the U.S. Census Geocoder, computed September 26, 2026. Add time for traffic and signals (OSRM; U.S. Census Geocoder).

Punta Gorda lost its hospital

Older guides and some listing remarks still send Deep Creek residents to ShorePoint Health Punta Gorda. That hospital no longer operates. WINK News reported that the 208-bed hospital, a Punta Gorda institution for about 80 years, flooded in Hurricane Helene in September 2024 and closed that October (WINK News). The Charlotte Sun reported the owner's conclusion under the headline "Beyond repair: ShorePoint Punta Gorda Hospital will not reopen" (Charlotte Sun). AdventHealth's purchase of the Charlotte County hospitals from Community Health Systems affiliates closed on March 1, 2025, and included "the land where ShorePoint Health Punta Gorda is located"; AdventHealth said it "plans to work with the Punta Gorda community to assess its needs" (AdventHealth). No hospital has reopened on that site.

AdventHealth Port Charlotte

The former ShorePoint Health Port Charlotte is now AdventHealth Port Charlotte, at 2500 Harbor Blvd, Port Charlotte, FL 33952 (AdventHealth, Our Location). AdventHealth describes the acquisition as a 254-bed hospital plus physician clinics and outpatient services, with more than 1,300 team members and 80-plus providers, rebranded under its national name when the deal closed (AdventHealth). From the center of Deep Creek it is 7.3 miles and about 15 minutes by free-flow routing.

HCA Florida Fawcett Hospital

HCA Florida Fawcett Hospital, at 21298 Olean Blvd, Port Charlotte, FL 33952, is part of HCA Florida Healthcare, a separate system that was not part of the AdventHealth transaction (HCA Florida Healthcare, Contact us). It is 7.4 miles and about 14 minutes from the center of Deep Creek by the same method, so the two hospitals are effectively the same drive. Some older public-safety pages still use the hospitals' former names; the names above are the operators' current ones.

The planned AdventHealth emergency department

AdventHealth has announced a freestanding emergency department at the southeast corner of Jones Loop Road and Mac Ever Street near I-75 in Punta Gorda. Gulfshore Business reported that "a construction timeline has not been set" and that design details "remain in planning stages," and quoted the plan as phased: "the project will be built in phases, beginning with emergency care. A full-service hospital and medical office space could follow based on community needs" (Gulfshore Business). Treat it as planned, not coming on a date. We did not route a drive time to an unbuilt facility.

Urgent care

For walk-in care, three urgent care centers confirmed on their operators' own sites are TGH Urgent Care Powered By Fast Track at 42060 Cypress Parkway, Punta Gorda, FL 33982 (Tampa General Hospital); MD Now Urgent Care at 2200 Tamiami Trail, Port Charlotte, FL 33948 (MD Now); and PrimeHealth Urgent Care at 23951 Peachland Blvd, Unit 1, Port Charlotte, FL 33954 (PrimeHealth). We found no urgent care on Sandhill Boulevard or on the Kings Highway frontage near the community.

What to set up when you move

The healthcare question for a Deep Creek buyer is a drive question, not a quality ranking, and we do not rank hospitals. Before you close, check that your insurance plan includes the Port Charlotte hospital you would use, pick a primary care office, and save the addresses above. If a family member needs frequent care, drive the route to Harbor Boulevard or Olean Boulevard at the hour you would travel, because the times in the table assume empty roads.

How Far Is Deep Creek From Downtown Punta Gorda, the Airport and Fort Myers?

Deep Creek is about 15 minutes from downtown Punta Gorda, 17 minutes from Punta Gorda Airport, 42 minutes from downtown Fort Myers and 53 minutes from Southwest Florida International Airport, based on free-flow routing from Rio de Janeiro Avenue computed September 26, 2026. Season traffic and signals add time to every trip.

Data updated: September 2026 (OSRM routing engine on OpenStreetMap data, free-flow, from 1009 Rio de Janeiro Avenue, geocoded with the U.S. Census Geocoder, computed September 26, 2026).

Method: OSRM open routing engine on OpenStreetMap road data, fastest route, free-flow with no traffic, from 1009 Rio de Janeiro Avenue in Deep Creek; origin and destination addresses geocoded with the U.S. Census Geocoder; computed September 26, 2026. These are best-case numbers. They do not include season traffic, school traffic, signals or the lane closures of the road projects described below.

Getting to I-75

Deep Creek sits close to I-75 on the north side of the Peace River, and the interstate is part of daily life here. The golf club markets itself as "2 miles from I-75" (Deep Creek Golf Club), which is the club's own description. Charlotte County's water plan includes a City of Punta Gorda water interconnect drawing at the Kings Highway interchange (Charlotte County Potable Water Master Plan). Most trips south to Punta Gorda, Fort Myers and RSW, and north to Sarasota and Tampa, start with the short run out to the interstate.

Crossing the river to downtown Punta Gorda

Downtown Punta Gorda at the Retta Esplanade waterfront is 8.0 miles and about 15 minutes away, and Fishermen's Village is 9.0 miles and about 18 minutes. That is the whole of the Deep Creek and Punta Gorda relationship in one line: the mailing address says Punta Gorda, the city is across the Peace River, and the drive is a quarter of an hour on an open road. Fishermen's Village describes itself as a waterfront destination with restaurants, shops, resort rooms, a full-service marina and recurring live music and events (Fishermen's Village). Our city-wide Punta Gorda guide covers the downtown neighborhoods on the other side of the bridge.

Punta Gorda Airport

Punta Gorda Airport (PGD) is 8.8 miles and about 17 minutes from the center of Deep Creek. The airport's own site gives directions from the interstate: from the south, exit 161 and Jones Loop Road to Piper Road; from the north, exit 164 and US 17 to Piper Road (Punta Gorda Airport). Airline service and destinations at PGD change by season, and we do not list them; check the airport's own site for the current schedule. For a Deep Creek owner who flies home for the summer, the short drive to PGD is one of the community's real conveniences.

Fort Myers and RSW

Downtown Fort Myers is 30.1 miles and about 42 minutes by free-flow routing, and Southwest Florida International Airport (RSW) is 43.7 miles and about 53 minutes. RSW is the region's larger airport, run by the Lee County Port Authority at 11000 Terminal Access Road, Fort Myers. Cape Coral City Hall is 32.4 miles and about 47 minutes. On a winter weekday the interstate stretch through Lee County is where most of the extra time comes from, so build in a buffer for a flight.

Beaches and Boca Grande

Deep Creek is an inland community, and the beach is a drive. Englewood Beach at 2100 N Beach Road is 27.7 miles and about 44 minutes, and Boca Grande at 500 Palm Avenue is 31.9 miles and about 54 minutes by free-flow routing. Neither figure includes a causeway toll where one applies. Buyers who want to walk to the water should look at the harbor-front communities we compare later in this guide.

Sarasota and Tampa

Downtown Sarasota is 48.6 miles and about an hour. Downtown Tampa is 97.7 miles and about 1 hour 50 minutes. Both run up I-75, which is why the Kings Highway and Sandhill Boulevard projects matter to anyone commuting north.

Everyday errands and the water

For the boat, the nearest public ramp named in our research is at Harbour Heights Park, 27420 Voyageur Drive, in the neighboring Harbour Heights area, 3.5 miles and about 9 minutes away; the county lists it among its Punta Gorda-area boat ramps and kayak launches (Charlotte County, Fishing, Boat Ramps and Kayak Launches). Deep Creek Park, inside the community, posts "No Boat Ramp" (Charlotte County, Deep Creek Park). For shopping, Port Charlotte Town Center at 1441 Tamiami Trail is 10.1 miles and about 17 minutes (Port Charlotte Town Center). The Publix we confirmed for this guide is Punta Gorda Crossing, store 266, at 2310 Tamiami Trail in Punta Gorda (Publix); we did not route a drive time to it, and we found no supermarket with a Sandhill Boulevard or Kings Highway address. Burnt Store Marina, the harbor community at the south end of the Punta Gorda area, is 20.8 miles and about 33 minutes away.

What Is Being Built Near Deep Creek?

The projects that will change daily life in Deep Creek are on its two main roads: Charlotte County is widening Kings Highway now and designing a four-lane Sandhill Boulevard with roundabouts at Capricorn and Deep Creek boulevards. Approved apartments on Sandhill, water-main upgrades and steady infill homebuilding round out the pipeline around the community.

Data updated: September 2026 (Charlotte County project pages, Kings Highway Widening and Sandhill Boulevard Widening, read September 26, 2026; Charlotte Sun; Charlotte County Potable Water and Sewer Master Plans; Charlotte County Property Appraiser public sales files, our analysis).

Sandhill Boulevard widening

Sandhill Boulevard is the road that divides Deep Creek, with Section 20 on the north side and Section 23 on the south, and Charlotte County is designing its widening from Kings Highway to Deep Creek Boulevard. The county's project page, last updated September 1, 2026, describes a new four-lane divided roadway with an 8-foot sidewalk on the south side, a 6-foot sidewalk on the north side, utility upgrades and "roundabouts planned at Capricorn Boulevard and at Deep Creek Boulevard." Planning and approval finished on February 2, 2024, and design development runs from July 18, 2024 to a forecast completion of May 21, 2027. The total budget is $17,328,000, of which $1,658,000 is design and $15,670,000 construction, funded through road impact fees. Utility plans at 60 percent had been reviewed, and right-of-way coordination and stormwater pond site evaluation were underway (Charlotte County, Sandhill Boulevard Widening).

The page gives a design completion forecast, not a construction start, so no one can yet say when crews will be on Sandhill Boulevard. For an owner on or near Sandhill, the practical questions are the roundabout locations, the sidewalk side and any right-of-way needs near the lot; the county's project manager is named on the project page.

Kings Highway widening

Kings Highway from Sandhill Boulevard to the DeSoto County line is in construction now. The county's plan is a four-lane divided road with protected turn lanes, utility upgrades, street lighting, a 10-foot multi-use path on the west side and a 6-foot sidewalk on the east side. Construction began April 27, 2026, with a forecast completion of October 19, 2027, after design development that finished September 30, 2025. The total budget is $10,564,117.70, of which $9,696,002.70 is construction, funded from road impact fees and the utility repair and replacement fund. The county reports a new potable water main going in along the west side, stormwater pond and drainage construction, and FPL and TECO Peoples Gas relocations (Charlotte County, Kings Highway Widening).

Living with the construction

The Kings Highway work touches the Sandhill Boulevard intersection directly. In the county's own words: "This traffic shift will affect southbound traffic entering Charlotte County through the Sandhill Boulevard intersection. This area has been reduced to a single lane" (Charlotte County, Kings Highway Widening). If you are touring homes, drive in by way of Kings Highway and Sandhill at the hour you would commute, and expect the pattern to change as phases move. When both projects are finished, the two roads that carry most Deep Creek traffic will both be four-lane divided roads with sidewalks or paths.

Lullwater apartments on Sandhill Boulevard

A 270-unit apartment project, Lullwater, was approved in 2022 at 24750 Sandhill Boulevard, next to the Deep Creek single-family neighborhoods, according to the Charlotte Sun (Charlotte Sun). The same reporting quoted a Deep Creek resident who objected to high-density housing beside a low-density neighborhood: "It will become everything that we didn't want." A related Charlotte Sun story ran under the headline "Apartments proposed on Sandhill triggers road-widening plan" (Charlotte Sun). For a buyer weighing a home near that stretch of Sandhill, the approval is the fact to know; the county's building-permit records are where construction activity on the parcel will show.

The Sandhill DRI

Charlotte County keeps a long-running development file named for the corridor, the Sandhill Development of Regional Impact, which dates to Resolution 80-4, adopted February 17, 1981 (Charlotte County, Sandhill DRI). The county posts the DRI's development orders on that page, and changes to what may be built on the Sandhill parcels are made by amendment, with public hearings before the county's planning board and the Board of County Commissioners. We report an amendment here only once we have read the county's adopted resolution for it. If a vacant Sandhill parcel near a home you are considering matters to you, read the most recent resolutions on the county page and ask us to pull the zoning record before you write an offer.

Water and sewer capital work

Two water projects in Charlotte County's Potable Water Master Plan are scoped to Deep Creek. Project M-WM-18 would install about 6,750 linear feet of 12-inch pipe along Rio de Janeiro Avenue from Rampart Boulevard to Harborview Road, tying into the regional authority's pipeline stub-out near Harborview; project M-WM-22 would add about 500 linear feet of 6-inch main from Posadas Circle to Egret Place (Charlotte County Potable Water Master Plan). Both are plan projects; the plan is the source, and we do not publish their costs or a schedule.

On the sewer side, the county replaced and upsized the force mains that carry Deep Creek's wastewater from the Angol lift station along Rio de Janeiro Avenue to the East Port Water Reclamation Facility, work the county's 2024 sewer master plan lists as completed in 2023 (Charlotte County Sewer Master Plan Update, 2024). The East Port plant itself is being expanded from 6 to 9 million gallons a day, with completion targeted for early 2027, according to Gulfshore Business (Gulfshore Business).

New homes on vacant lots

Most new construction in Deep Creek is infill on lots platted decades ago, not a new subdivision. In the 12 months to September 26, 2026 we counted 42 first sales of new homes among the 297 recorded sales on the Section 20 and Section 23 lots. That count is our estimate of builder-direct sales, defined as the first qualified sale within a year of the home's year built, or a sale on a parcel with no year built yet; it includes seven new homes the 2026 roll still codes as vacant land (Charlotte County Property Appraiser public sales files, our analysis). The roll still shows about 504 vacant single-family lots in Section 20, about 292 in Section 23, and about 195 vacant parcels on Section 23's multi-family blocks. Of the 14 two-family sales on those multi-family blocks in the same year, the median year built was 2024. For how we evaluate a builder contract on a scattered lot, see our new construction guide for Punta Gorda.

New stores on Sandhill Boulevard

Retail on the corridor is small-scale. Dollar General store 25953 at 25240 Sandhill Boulevard (Dollar General) sits on a Section 20 plat tract that the county roll codes as a store built in 2024. Deep Creek Commons, the community's strip center, is at 24901 Sandhill Boulevard. We found no supermarket with a Sandhill Boulevard or Kings Highway address.

Healthcare on the horizon

The largest healthcare change in the area is outside Deep Creek: AdventHealth's planned freestanding emergency department at Jones Loop Road and Mac Ever Street in Punta Gorda, which has no construction timeline (Gulfshore Business). Until something opens, the Port Charlotte hospitals remain the nearest.

What Should Buyers Know About Deep Creek Utilities and Logistics?

A Deep Creek buyer should confirm who supplies water and sewer, how trash is collected, which association governs the lot, and what the wind and flood records say about the house. Charlotte County Utilities serves the Deep Creek area, the county sheriff patrols it, and the mailing address says Punta Gorda even though the city does not govern it.

Data updated: September 2026 (Charlotte County Utilities master plans and service pages; Charlotte County Fire and EMS station listing; Charlotte County Sheriff's Office; USPS; Section 23 and Section 20 association documents; FEMA National Flood Hazard Layer and Charlotte County evacuation layer, sampled September 26, 2026; Florida Building Commission; Florida DBPR).

Water

Deep Creek is unincorporated county land, so its water comes from Charlotte County Utilities, not from the City of Punta Gorda's separate municipal system. The county's water plan shows a "2003 Deep Creek Service Area" among the utility's certificated service areas (Charlotte County Potable Water Master Plan). Charlotte County's economic development office describes the utility as "a government-owned enterprise which is fully funded by customer rates, not by tax dollars" (Charlotte County Economic Development, Utilities). The utility is a wholesale customer of the Peace River Manasota Regional Water Supply Authority, a four-county authority serving Charlotte, DeSoto, Manatee and Sarasota counties that delivers about 26 million gallons a day (Peace River Manasota Regional Water Supply Authority). The county's plan also records two emergency-only interconnects with the city's system, one of them "on Mauritania Road in Deep Creek," used "only for emergency purposes."

The water-age note

One line in the county's own plan is worth knowing before you buy. Charlotte County's Potable Water Master Plan names Deep Creek among the areas with water that runs older than the rest of Mid County: "The age of the water in Mid County is generally between 1 to 2 days old with some areas, increasing to between 2 to 3 days. These areas primarily include the Ackerman and Deep Creek neighborhoods." It also says "the Deep Creek area in northeast Mid County has low residuals and requires routine flushing," and that a 12-inch main from Rio de Janeiro Avenue to Harborview Road "is needed for fire flow looping requirements" (Charlotte County Potable Water Master Plan). The plan observes that water age improves by nearly 24 hours in Deep Creek in its modeling, "which may indicate a more seasonal population." The fixes the plan proposes are the Rio de Janeiro Avenue and Posadas Circle projects described in the section above. None of this is a boil-water notice or a violation; it is the utility's planning note about chlorine levels and flushing.

Sewer

Charlotte County Utilities provides central sewer to the Deep Creek service area. The county's 2024 Sewer Master Plan Update records that in 2000 the county acquired a system that "served 3,400 sewer connections in the Deep Creek area consisting of conventional gravity sewer with pump stations conveying all sewage to the East Port WRF," and its map shows a "2003 Deep Creek Service Area" (Charlotte County Sewer Master Plan Update, 2024). The force main replacement completed in 2023 is described in the pipeline section above. We did not find a Deep Creek project on the county's septic-to-sewer list we reviewed, but we also do not publish that every home is on sewer, because the county's parcel-level map is the only record that says so address by address. Look for a sewer line on the seller's utility bill. If the house is on septic and a sewer line abuts the lot, the county's rule applies: where sewer is "available," the owner "will be legally required to pay utility connection fees," and after the initial 180-day period "the monthly sewer base facility charge will also begin to accrue" (Charlotte County, Sewer Service).

Electric, gas and internet

Florida Power and Light provides electric service throughout Charlotte County, and TECO Peoples Gas serves the county, with "service availability varies by location," according to the county's economic development office (Charlotte County Economic Development, Utilities). The same page says of CenturyLink internet that "residential and business service availability varies by address, so users should confirm current options directly with the provider." We did not confirm internet service at any Deep Creek address, and we do not publish fiber availability. Check the exact address on the FCC National Broadband Map and with the carriers before you close, particularly if you work from home.

Trash, recycling and yard waste

Charlotte County runs franchised weekly residential trash collection countywide, with curbside recycling and vegetative waste collection (Charlotte County Economic Development, Utilities). For Section 23, the association's FAQ says trash service is provided by Charlotte County and collected by Waste Management, with Thursday pickup, moving to Friday when a holiday intervenes. The same FAQ requires bins to be stored out of sight, in the garage or behind an enclosure or shrubs, between pickup days (Section 23 POA, FAQ). Section 20 owners should confirm their pickup day with the association office or the county.

Streets, swales and the drainage assessment

Deep Creek's internal streets and drainage are a county benefit unit, the Deep Creek Non-Urban Street and Drainage MSBU, billed per equivalent residential unit on the county tax bill. The April 2023 advisory board minutes show a FY2022/23 rate of $187.94 per unit occupied and $197.64 per unit vacant (Charlotte County, Deep Creek Street and Drainage minutes, April 13, 2023). That is the FY2022/23 rate; read the current year's line on the seller's tax bill. Section 23's FAQ adds that the swale in front of a lot is Charlotte County Public Works' responsibility, not the association's (Section 23 POA, FAQ). No Community Development District was found for Deep Creek; neighboring Heritage Lake Park, a separate community, has one.

Fire and EMS

Charlotte County Fire and EMS serves Deep Creek. Two of the county's stations carry Punta Gorda 33983 addresses on the county's station listing: Station 11 at 27055 Rushmore Avenue and Station 12 at 2001 Luther Road (Charlotte County, Fire and EMS Station Listing). The county does not publish which station responds first to a given Deep Creek street, and we do not guess.

The sheriff

Law enforcement is the Charlotte County Sheriff's Office, because Deep Creek is unincorporated county land. The Punta Gorda Police Department serves the city, not Deep Creek, despite the shared mailing name. The sheriff's district boundaries are drawn on the agency's own map, and we do not name a district for Deep Creek.

Mail and the 33983 ZIP

Deep Creek addresses read Punta Gorda, Florida 33983, and the associations and the golf club use that address. The ZIP is a postal label, not a jurisdiction: Deep Creek lies outside the Punta Gorda city limits in unincorporated Charlotte County, and some records, including the state corporate filing for Deep Creek Gardens and many listings, use Port Charlotte instead. USPS operates a facility it calls the Deep Creek Post Office, with lobby and retail hours of 9 a.m. to 4 p.m. Monday through Friday and 9 a.m. to noon on Saturday; its page lists no passport, financial or mailing services at that location (USPS, Deep Creek). The USPS page we read did not show the facility's street address, so use the locator before you go. The main Punta Gorda Post Office is at 130 E Marion Avenue (USPS, Punta Gorda).

Homeowners insurance: what the inspector and the insurer look at

Insurance on a Deep Creek home is priced house by house, and we publish no average premium because none is published. The records that drive the conversation are these:

• Wind rules. Deep Creek is inside Florida's Wind-Borne Debris Region, on the design wind speeds the Florida Building Commission's engineering report gives for the Punta Gorda area (Florida Building Commission, Wind-Borne Debris Region report). In the region, glazed openings on new work need impact-rated products or code-approved shutters. The same report found that in Hurricane Charley, one-third of homes without shutters in Punta Gorda and Port Charlotte had broken windows.
• The age of the house. Of the 5,701 parcels on the two Deep Creek plats that carry a year built, 2,052 were built before 1990, 1,040 in the 1990s, 1,335 in the 2000s, 453 in the 2010s and 821 since 2020 (Charlotte County Property Appraiser roll, our analysis). An older house is where roof age, window protection and wiring and plumbing updates carry the most weight with an underwriter, and where a seller's four-point and wind-mitigation reports are the documents to ask for first.
• Flood zone. Every point we sampled in both sections, seven in all, returned FEMA Zone X, with no base flood elevation mapped, on flood maps effective December 15, 2022 (FEMA National Flood Hazard Layer). That is a sample, not every lot; read the zone for the exact address, and ask the lender and the insurer, not the listing, whether flood coverage is required or wise. Ground elevation at the sampled points ran roughly 20 to 24 feet in the USGS elevation service, which is ground, not a floor elevation certificate (USGS Elevation Point Query Service).
• Flood insurance discount. WINK News reported in September 2025 that FEMA kept Charlotte County at Community Rating System Class 5, a 25 percent discount on National Flood Insurance Program premiums (WINK News).
• The 50 percent rule. Charlotte County's substantial improvement rule requires work costing more than half a building's value to meet current code, but the county states that the rule does not apply to structures in FEMA flood Zone X (Charlotte County, 50% FEMA Rule). At the points we sampled, the FEMA flood zone was X.
• Evacuation zones. The sampled points fell in Charlotte County Evacuation Zones D and C; none fell in A or B. Check the address in the county's Know Your Zone tool. The Section 23 association says plainly that it "does not issue evacuation orders" and points residents to county emergency management (Section 23 POA, Hurricane Preparedness).

Hardening work and the associations

A new roof, shutters or impact windows are exterior changes, and both associations review them. Section 23's FAQ lists permits for new construction, additions or structural changes, pools, fences, driveway changes, enclosures and exterior paint (Section 23 POA, FAQ). Section 20's Declaration requires plans and specifications to be submitted to and approved by the association "before construction or alteration" begins, and allows a reasonable review fee (Section 20 Compiled and Integrated Declaration of Restrictions). Budget the approval time into any storm-hardening plan.

Condominium buildings and the milestone law

Florida's milestone inspection and structural integrity reserve study rules apply to residential condominium and cooperative buildings of three or more habitable stories (Florida DBPR, Inspections). We have not established the story count of the condominium buildings in Deep Creek, so we do not say whether any of them is covered. A condominium buyer here should ask the association for its building height from the declaration, its milestone and reserve study status if any applies, and search the state's SIRS reporting database by association name.

The paperwork list

Ask for these before the inspection period ends:

• The association estoppel certificate. Section 23 publishes its dues, $205 per lot per year due October 1, per its FAQ read September 26, 2026; the Section 20 association does not publish its annual dues on its public pages, so they are on its budget and the estoppel certificate.
• For a condominium or townhome, that association's budget, its question-and-answer sheet and its estoppel, in addition to any property owners' association document that applies.
• The most recent Charlotte County tax bill, reading the street and drainage line and every other non-ad valorem line.
• The seller's utility bill, confirming water and sewer service.
• Four-point and wind-mitigation reports, the roof's age and permit, and any shutter or window permits.
• The FEMA zone for the exact address and any elevation certificate or flood policy the seller holds.
• Association approvals for past exterior work, including fences, pools, enclosures and paint.
• For a boat or RV owner in Section 20, the Declaration's parking clauses, read before you move a trailer in.

Our buyer team walks every Deep Creek contract through this list; see how we represent buyers in Punta Gorda.

What Clubs and Events Bring Deep Creek Together?

Deep Creek's social life runs through the Deep Creek Civic Association, a voluntary nonprofit that has served the community since 1985, plus the semi-private Deep Creek Golf Club and the county's Deep Creek Park. The two property owners' associations enforce deed restrictions and maintain common areas; neither runs a clubhouse or a social calendar.

Data updated: September 2026 (Deep Creek Civic Association; Deep Creek Golf Club rates and memberships pages, as posted September 26, 2026; Charlotte County Parks; Section 23 association documents).

The Deep Creek Civic Association

The Deep Creek Civic Association describes itself as "a nonprofit, volunteer-led organization" serving the Deep Creek community since 1985, and it states that it is separate from "the Section 20 and Section 23 Property Owners' Associations." That distinction matters to a buyer. The two property owners' associations are the deed-restriction side of the community; the civic association is the voluntary, social side. It holds no deed-restriction or assessment power, and we found no building or recreational property that it owns. Membership is by joining, and the association describes its dues only as affordable; the amount is not on its public pages.

The Garden Club

The Garden Club is a standing civic association program with regular activities and workshops (Deep Creek Civic Association). In a community laid out so that every lot backs onto a greenbelt, it is one of the easier ways for a new owner to meet neighbors and learn what grows well on a Deep Creek lot.

Happy hours, holidays and game days

The civic association's calendar has included happy hours and a Meet and Greet Happy Hour for newcomers, Trunk or Treat and other holiday celebrations, a Hand and Foot card game day, a Wine and Travel Night, knife-sharpening workshops and a golf scramble (Deep Creek Civic Association). Some events are held at outside venues rather than at a community building, which fits what we found: Deep Creek has no residents-only clubhouse. Check the association's site for the current season's dates.

Deep Creek News

The civic association publishes a bimonthly newsletter, Deep Creek News (Deep Creek Civic Association). For a buyer still deciding, the newsletter and the association's event listings are the best public window into the community's rhythm, which, like much of the Punta Gorda area, gathers pace when seasonal residents return in the fall.

Golf at Deep Creek Golf Club

Deep Creek Golf Club, at 1260 San Cristobal Avenue, is an 18-hole, par 70 course of "6,000+ yards," which the club attributes to designer Mark McCumber. It describes itself as "a semi-private golf club that is open to the public for an affordable daily fee," open daily from 7 a.m. The course sits on Tract E of the Section 23 plat, an 86.81-acre parcel on the county roll, and it was operating by August 2004, when Hurricane Charley hit. Its posted daily rates, including cart and sales tax, are $68 before 1 p.m., $50 after 1 p.m. and $38 after 3 p.m., and golfers under 16 play at half the regular rate with a paying adult, with restrictions from January to March (Deep Creek Golf Club, Rates). Walking is allowed "after 1:30 PM or on the Back 9 before 8 am."

The club posts four annual memberships, all tax-inclusive, as posted by the club on September 26, 2026 (Deep Creek Golf Club, Memberships):

The memberships page asks golfers to call or visit "to be added to the waiting list." The club does not publish the length of that list or its league schedules on the pages we read, so ask the pro shop directly. Membership is a club contract, separate from both property owners' associations, and it is not included in any association dues.

Creekside Tavern

The club's grill room and lounge, Creekside Tavern, is described by the club as a comfortable place to unwind after a round, alongside the driving range, putting green and short-game area (Deep Creek Golf Club). Because the club is open to the public, it works as a gathering place for residents who never play.

Pickleball, tennis and courts at Deep Creek Park

The county's Deep Creek Park, at 25555 Sandhill Boulevard, sits on Tracts C and D of the Section 23 plat. It has basketball courts, tennis courts, eight pickleball courts, a playground, picnic tables and restroom facilities, and it posts "No Dogs" and "No Boat Ramp." The county lists it on its pickleball courts page alongside South County Regional Park in Punta Gorda, which has 16 courts. The courts are public, so play is open to anyone, residents and visitors alike.

Harbour Heights Park

For a group gathering by the water, the county's Harbour Heights Park, 27420 Voyageur Drive, in the neighboring Harbour Heights area, has a boat ramp, canoe and kayak access, a fishing pier, courts, a playground and a 1,600-square-foot picnic pavilion that seats up to 72 and rents for $20 an hour plus tax at the standard rate. It is 3.5 miles and about 9 minutes from the center of Deep Creek by free-flow routing (OSRM, computed September 26, 2026).

Association meetings

Civic life in Deep Creek also happens at the association table. Section 23's Articles give each parcel one vote, require at least five directors who serve without pay, and make every fee-simple owner in the section a member (Section 23 POA, Articles of Incorporation). The Section 20 association operates under Florida Statute 720 with a board and a community association manager (Section 20 POA). Owners who want a say in architectural standards, greenbelt care and rules should go to the annual meeting.

Downtown Punta Gorda for everything else

For live music, waterfront dining and bigger events, Deep Creek residents drive about 15 to 18 minutes to downtown Punta Gorda and Fishermen's Village, which hosts recurring events and live music (Fishermen's Village). The Punta Gorda Charlotte Library is at 401 Shreve Street downtown (Charlotte County, Punta Gorda Charlotte Library).

How Does Deep Creek Compare With Other Punta Gorda Communities?

Deep Creek is one of the highest-volume markets in this comparison, with 297 recorded sales on its platted lots in 12 months at a $360,000 median, about half the medians of the city canal communities. It is inland, in unincorporated Charlotte County, with lakes, greenbelts and a golf course instead of Gulf-access canals behind the homes.

Data updated: September 2026 (Charlotte County Property Appraiser and Lee County Property Appraiser public recorded-sale files, our analysis; windows as stated in the table).

Sources: Charlotte County Property Appraiser public sales files, our analysis; Burnt Store Marina from the Lee County Property Appraiser public sales files, our analysis.

How to read the table

Read it by product and setting, not by price alone. Deep Creek's 297 platted-lot sales are mostly single-family homes, 276 of them at a $352,500 median, plus two-family and small multi-unit sales on Section 23's multi-family blocks; the 54 condominium and townhome sales inside the footprint, at a $155,000 median, bring the all-product figure to 351 sales at $341,000. The windows differ by a few days between counties and files, so treat the medians as the same year, not the same day.

Punta Gorda Isles

Punta Gorda Isles is the canal-grid community inside the City of Punta Gorda, across the Peace River from Deep Creek, and it recorded 344 sales in its in-city sections at a $693,000 median. The two share a developer's name, because both Deep Creek sections were platted by Punta Gorda Isles, Inc., but they are different places with different governments. The next section of this guide sets them side by side.

Burnt Store Isles

Burnt Store Isles is Punta Gorda Isles Section 15, a canal and golf community inside the City of Punta Gorda, with 74 recorded sales at a $662,500 median. A buyer choosing between it and Deep Creek is choosing between a city canal address with a golf course nearby and a county greenbelt address at a little over half the median.

Heritage Landing

Heritage Landing is the closest match on price, with 112 recorded sales across all products at a $332,500 median. It is a gated golf community in unincorporated Charlotte County with the Tern Bay community development district. Deep Creek is not gated, and no community development district was found for it. Do not confuse Heritage Landing with Heritage Lake Park, the separate community beside Deep Creek that has its own district.

Burnt Store Marina

Burnt Store Marina shares Deep Creek's $360,000 median almost exactly, with 106 recorded sales in the Lee County file, but the two could hardly be more different. Burnt Store Marina is a gated harbor community in Lee County, built around a marina and golf, where most sales are condominiums. Deep Creek is an ungated, mostly single-family community in Charlotte County with no boat ramp inside it. It is 20.8 miles and about 33 minutes between them by free-flow routing (OSRM, computed September 26, 2026).

Burnt Store Lakes

Burnt Store Lakes, Punta Gorda Isles Section 21 in unincorporated Charlotte County, is the other Punta Gorda Isles, Inc. plat outside the city in this table, with 63 platted-lot sales at a $432,000 median. It is the closest structural cousin to Deep Creek: a large plat of single-family lots filled in over decades, with a county address. Our guide to it is in progress.

What the numbers say about Deep Creek

Deep Creek's 297 platted-lot sales, 351 with its condominiums, put it alongside the 344 sales in Punta Gorda Isles' in-city sections in nearly the same window, at a little over half the median. That depth is a seller's advantage: there are enough comparable sales on any street type, lake, greenbelt, golf or new construction, to price a home on the record rather than on a guess. For what a specific Deep Creek home is worth against these numbers, start with our Punta Gorda home values guide or request a home valuation.

Deep Creek vs Punta Gorda Isles: Which Is Right for You?

Deep Creek suits a buyer who wants a detached home on a greenbelt lot, sampled Zone X flood maps, low published dues and a price near $360,000. Punta Gorda Isles suits a buyer who wants a canal home inside the City of Punta Gorda, with the boat behind the house, and can pay a median near $693,000.

Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis; FEMA National Flood Hazard Layer, sampled September 26, 2026; Section 20 and Section 23 association documents; Charlotte County; Deep Creek Golf Club; OSRM routing estimate, computed September 26, 2026).

Both names trace to the same developer. Deep Creek is recorded as Punta Gorda Isles Section 20 and Section 23, plats of Punta Gorda Isles, Inc., north of the Peace River; Punta Gorda Isles proper is the canal community inside the city, south of the river. The shared developer is where the resemblance ends.

Sources: Charlotte County Property Appraiser public sales files, our analysis; FEMA National Flood Hazard Layer; Section 23 POA, FAQ; Charlotte County, Deep Creek Street and Drainage minutes; Deep Creek Golf Club, Memberships; OSRM, from 1009 Rio de Janeiro Avenue.

What the Deep Creek rules mean day to day

The table hides two rule differences that decide the choice for some buyers. In Section 20, the Declaration keeps boats, trailers, personal watercraft, kayaks, canoes and campers from being parked overnight without the association's written consent, with a weekend exception: boats on trailers, watercraft, kayaks and canoes may sit in the driveway from noon Friday through 11:59 p.m. Sunday, and an RV may stay 48 hours, not more than twice a month (Section 20 Compiled and Integrated Declaration of Restrictions). In Section 23, the FAQ allows renting "for a period of not less than one (1) month" and says "Daily or weekly rentals are not permitted" (Section 23 POA, FAQ). A boater who wants the boat at home, or an investor who wants short stays, should read those clauses before touring.

Who should choose Deep Creek

• Buyers who want a detached home at a price about half the city canal median: 276 single-family sales recorded at a $352,500 median in the last 12 months.
• Buyers who want a lower published association cost: Section 23 publishes $205 per lot per year, and we found no pool or clubhouse owned by either association.
• Buyers who care about flood maps: every point we sampled returned FEMA Zone X, and the sampled evacuation zones were D and C.
• Golfers who want a course they can play by the round or join, without a mandatory club membership.
• Buyers who want new construction on a single lot, with 42 new-home first sales in the last year by our estimate.
• Frequent flyers who want Punta Gorda Airport about 17 minutes away and I-75 close by.
• Families comfortable with Deep Creek Elementary in the community's ZIP and middle and high school across the river in the city.

Who should choose Punta Gorda Isles

• Boaters who want the boat on a canal behind the house, not on a trailer or at a public ramp.
• Buyers who want a City of Punta Gorda address and city government.
• Buyers who want to be in the city, close to the downtown waterfront, rather than a 15-minute drive across the river.
• Buyers whose budget reaches the in-city median of $693,000 and who value canal frontage over lot price.

If you own in either community and want to know which buyer your home appeals to, start with our Punta Gorda home values guide, or read how we sell homes in Punta Gorda.

What Are the Pros and Cons of Living in Deep Creek?

The pros of Deep Creek are sampled Zone X flood maps, published dues of $205 a year in Section 23, a price about half the city canal medians, a public golf club and a county park inside the plats. The cons are no boat ramp, no supermarket we could find on Sandhill Boulevard, road construction and hospitals in Port Charlotte.

Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis; Southwest Florida MLS Matrix, pulled September 26, 2026; FEMA National Flood Hazard Layer and Charlotte County evacuation layer, sampled September 26, 2026; Charlotte County; association and club documents; OSRM routing estimates, computed September 26, 2026).

Pros

• Sampled Zone X flood maps. Every one of seven points we sampled across Sections 20 and 23 returned FEMA Zone X with no mapped base flood elevation, on maps effective December 15, 2022 (FEMA National Flood Hazard Layer). The sample is not every lot, so check the address.
• Lower evacuation zones. The sampled points fell in Charlotte County Evacuation Zones D and C, none in A or B (Charlotte County, Know Your Zone).
• Room to renovate. Charlotte County states that its 50 percent rule does not apply to structures in FEMA flood Zone X, and the flood zone at our sampled points was X (Charlotte County, 50% FEMA Rule).
• Published, low dues in Section 23. $205 per lot per year, due October 1, covering the association's office building, staff and common areas such as greenbelts, lakes, signage and drainage, per its FAQ (Section 23 POA, FAQ).
• Price. 297 recorded sales on the platted lots at a $360,000 median in 12 months, about half the $693,000 median of Punta Gorda Isles' in-city sections (Charlotte County Property Appraiser public sales files, our analysis).
• A deep, liquid market. 351 recorded sales in 12 months counting condominiums, among the most in our Punta Gorda comparison, so there are real comparables for almost any home.
• Greenbelt lots. The Section 20 association says the community "was laid out so that all lots border open space called greenbelts which are maintained by the POA" (Section 20 POA, About Section 20).
• Golf without a mandatory membership. An 18-hole, par 70 course on the Section 23 plat that is open to the public daily, with memberships from $2,700 to $7,025 a year as posted (Deep Creek Golf Club, Memberships).
• A county park inside the plats. Deep Creek Park has eight pickleball courts, tennis and basketball courts and a playground (Charlotte County, Deep Creek Park).
• Short drives to the essentials. Downtown Punta Gorda about 15 minutes, Punta Gorda Airport about 17 and both Port Charlotte hospitals 14 to 15, free-flow (OSRM, from 1009 Rio de Janeiro Avenue).
• Central utilities. Charlotte County Utilities provides water and sewer to the Deep Creek service area, and the county replaced the area's main sewer force main in work completed in 2023 (Charlotte County Sewer Master Plan Update, 2024).
• One school zone in our sample. All six single-family addresses tested returned Deep Creek Elementary, Punta Gorda Middle and Charlotte High (Charlotte County Public Schools, Boundary Locator).

Cons

• No boat at the back door. Deep Creek has lakes, not Gulf-access canals, and Deep Creek Park posts "No Boat Ramp." The nearest county ramp in our research, Harbour Heights Park, is about 9 minutes away, and Section 20 limits boats and trailers in driveways to weekends without written consent.
• No supermarket we could find on Sandhill Boulevard or Kings Highway. The corridor has a strip center and a Dollar General; groceries mean a drive.
• Road construction. Kings Highway is under construction to a forecast October 2027 finish, with the southbound entry through the Sandhill Boulevard intersection reduced to a single lane, and the Sandhill Boulevard widening has a design forecast but no construction date (Charlotte County, Kings Highway Widening; Charlotte County, Sandhill Boulevard Widening).
• Density coming on Sandhill. A 270-unit apartment project was approved in 2022 on Sandhill Boulevard next to the single-family neighborhoods (Charlotte Sun).
• Hospitals are in Port Charlotte. Punta Gorda's hospital closed after Hurricane Helene, and AdventHealth's Punta Gorda emergency department is planned with no construction timeline.
• Middle and high school across the river. Punta Gorda Middle and Charlotte High are in the city's 33950 ZIP.
• Water age. The county's water plan names Deep Creek for water that runs 2 to 3 days old and for low chlorine residuals that require routine flushing, with fixes proposed in the plan (Charlotte County Potable Water Master Plan).
• Some costs are not published. The Section 20 association does not publish its annual dues, the current year's street and drainage rate is on the tax bill rather than a public page, and each condominium's dues are on its own budget and estoppel.
• Storm history. Deep Creek is inside Florida's Wind-Borne Debris Region, and a former golf course superintendent told Golf Course Industry that Hurricane Charley's eye "passed right over Deep Creek, spawning tornadoes" in 2004 (Golf Course Industry). Older homes need the roof and window records an insurer will ask for.
• Slower MLS sales than the county count suggests. The 37 closings labeled Deep Creek in the Southwest Florida MLS took a median 76 days on market, 66 for single-family homes, at a median 97.9 percent of list price (Southwest Florida MLS Matrix, pulled September 26, 2026). Most Deep Creek sales are not labeled Deep Creek in the MLS at all, which is why we price on the county record.
• Not gated, and not in the city. There is no gate, and there are no city services; the address says Punta Gorda, but the government is Charlotte County.

For a seller, most of the cons are pricing inputs, not deal breakers, and the pros are what we lead with on a listing. For a buyer, the list is the short version of the due diligence above. Talk to us before you price or offer; our Punta Gorda buyer guide and seller guide explain how we work.

Thinking of Selling Your Deep Creek Home? List With the #1 Team in Southwest Florida Since 2012

Selling a Deep Creek home well means pricing it on Charlotte County's recorded sales, showing the lake, greenbelt or fairway it sits on, and answering the Section 20 or Section 23, insurance and new-construction questions before a buyer asks. McGreevy and Comisar, the #1 team in Southwest Florida since 2012, build every Deep Creek listing around those three.

Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis, newest recorded sale September 4, 2026; Southwest Florida MLS Matrix, pulled September 26, 2026).

If you're searching for the best Deep Creek listing agent, or thinking, "I need to sell my house in Deep Creek," you are choosing between agents who read the market from a portal and a team that reads it from the record. Jesse McGreevy and Marc Comisar price Deep Creek homes against the actual recorded sales in the same section, on the same kind of lake, greenbelt or golf frontage, and from the same era of construction, then market the parts a buyer from out of state cannot see for themselves: which association governs the lot, what the tax bill carries, and how a resale compares with the new homes going up on the next street.

• 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

Deep Creek sales in the last 12 months

In the last 12 months we tracked 351 recorded qualified sales in Deep Creek at a median of $341,000 and $118,937,000 in total volume: 297 on the platted lots of Punta Gorda Isles Sections 20 and 23 at a median of $360,000, including 276 single-family homes at a median of $352,500, plus 54 condominium and townhome units inside the footprint at a median of $155,000 (Charlotte County Property Appraiser public sales files, our analysis, sales recorded from September 27, 2025 to September 26, 2026, newest recorded sale September 4, 2026). Section 20, north of Sandhill Boulevard, recorded 165 of those platted-lot sales at a $359,900 median, and Section 23, south of it, recorded 132 at $365,000. By our builder-direct estimate, 42 of the 297 were first sales of new homes. The Southwest Florida MLS shows 37 closings labeled Deep Creek in the 12 months to September 26, 2026, at a median of $342,500, a median 76 days on market (66 for single-family homes) and a 97.9 percent median sale-to-list ratio. Most Deep Creek sales are not labeled Deep Creek in the MLS at all, and that gap is exactly why a Deep Creek valuation has to start from the county record.

What Is Your Deep Creek Home Worth? Get a Free Valuation in 60 Seconds.

Start with our free home valuation and we will follow up with a Deep Creek-specific number built on recorded sales in your section, on your kind of frontage and from your home's building era. For the city-wide picture, our Punta Gorda home values guide explains how prices are moving across Punta Gorda.

Talk to Jesse direct: (239) 898-6072, text or call. Confidential conversations welcome.

What we market on a Deep Creek listing

• The setting: the freshwater lake, greenbelt or golf frontage the lot actually has, since the Section 20 association describes every lot as bordering a greenbelt and many homes as sitting on freshwater lakes or canals (Section 20 POA), plus the walk or short drive to Deep Creek Golf Club and Deep Creek Park.
• The section and its paperwork: whether the lot is in Section 20 or Section 23, the association estoppel certificate, the Section 23 dues of $205 per lot a year where they apply (Section 23 FAQ), and the Deep Creek street and drainage assessment on the county tax bill, so a buyer sees the full fee stack on day one.
• The build and the hardening: year built, roof age, impact windows or permitted shutters and the wind-mitigation report, because Deep Creek sits inside Florida's Wind-Borne Debris Region (Florida Building Commission WBDR report).
• The flood file: FEMA Zone X at every point we sampled in both sections, on maps effective December 15, 2022 (FEMA National Flood Hazard Layer), with the home's own elevation certificate and insurance history.
• The resale case against new construction: how the home compares, in size, lot and price, with the builder first sales recorded nearby: by our estimate, 42 of the 297 platted-lot sales in the last 12 months, at a $390,000 median against $350,000 for the 255 resales.
• For a condominium or townhome: the association's budget, its Frequently Asked Questions and Answers sheet, any special assessment, and the building's inspection and reserve documents.

Seller questions we hear most in Deep Creek

How long does a Deep Creek home take to sell?

The 37 MLS-labeled Deep Creek sales in the 12 months to September 26, 2026 took a median of 76 days on market, and the single-family subset took 66 days, at a median sale-to-list ratio of 97.9 percent (Southwest Florida MLS Matrix, pulled September 26, 2026). A home priced from recorded sales on the first day, with its paperwork ready, is the biggest lever a seller controls on that number.

Will the Section 20 or Section 23 estoppel hold up my closing?

Not if it is ordered early. Deep Creek has two property owners' associations, split at Sandhill Boulevard, and each issues its own estoppel certificate under Florida Statutes 720.30851. The Section 20 association does not publish its annual dues; they are on its budget and the estoppel certificate. Condominium owners also need their own association's estoppel under 718.116.

Should I sell my Deep Creek home now or wait?

Recorded platted-lot sales in 2026 through September 26 ran at a median of $360,000 on 211 sales, level with $360,000 for calendar 2025 and below the 2022 peak of $415,000. Condominium and townhome units ran at $157,500 on 42 sales, close to $155,000 in 2025 and below $214,000 in 2023 (Charlotte County Property Appraiser public sales files, our analysis). The right answer depends on your home and your plans; we will run the numbers with you.

How does new construction nearby affect my resale price?

It sets the ceiling a buyer compares against. By our builder-direct estimate, 42 of the 297 platted-lot sales in the last 12 months were first sales of new homes, at a $390,000 median, while resales ran at $350,000. We price a resale against both, and we market what a new build cannot offer, such as mature landscaping, an established lot line and a finished pool or lanai.

Does my condominium's milestone inspection or reserve study affect my sale?

It can, because buyers and lenders ask. Florida requires milestone inspections and structural integrity reserve studies for condominium buildings of three or more habitable stories (Florida DBPR, inspections; Florida Statutes 553.899). Whether your building is covered turns on its recorded declaration and height, so we read yours before we list.

What does it cost to sell in Deep Creek?

Commission is negotiable. Florida documentary stamp tax on the deed is $0.70 per $100 of price, usually paid by the seller, plus title, recording, the association estoppel and any prorated taxes and assessments (Florida Statutes 201.02). We give every seller a written net sheet before listing.

Do I need flood paperwork if my home is in Zone X?

Yes, keep it ready. Every point we sampled across both sections returned FEMA Zone X, and Florida still requires a seller to disclose flood-insurance claims, federal flood assistance and known flooding (Florida Statutes 689.302). An elevation certificate and your insurance history let a buyer price coverage during showings.

Your Local Real Estate Experts

McGreevy and Comisar are the Southwest Florida team Deep Creek owners call when a home has to be priced on the county record and sold without surprises. Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008, lead the #1 team in Southwest Florida since 2012, and know Deep Creek's two sections.

As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse and Marc's own personal sales exceed $900 million. RealTrends ranked Domain Realty Group the #5 real estate team in Florida for 2026, on 241 transactions and more than $157 million in volume, and the #1 team in Bonita Springs by sales volume and by transaction sides. Jesse McGreevy and Marc Comisar bring over 45 years of combined direct experience between them. Read more about our team.

• 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

Meet Jesse McGreevy, who leads the team's listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation. Selling a Deep Creek home? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Deep Creek? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

What Deep Creek clients say about working with us

Jesse McGreevy is a top-reviewed Deep Creek realtor, and the reviews on the team's Google Business Profile describe what a Deep Creek seller needs most: sound pricing, patience with moving parts, and a plan that works for owners who do not live here year-round.

★★★★★ "Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat." Verified Google review

★★★★★ "Marc made an extremely stressful time of selling my parents' house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation." Verified Google review

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

★★★★★ "Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive." Verified Google review

★★★★★ "No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional." Verified Google review

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

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

Florida license numbers: Jesse McGreevy SL3101296 and Marc Comisar BK3060671.

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

Deep Creek Frequently Asked Questions: Buyer Edition

Deep Creek buyers ask the same questions in much the same order: whether it is Punta Gorda or Port Charlotte, which association governs the lot, what the dues and tax-bill assessments are, what the golf club costs, what the flood and evacuation zones are, and what homes sell for. Each answer draws on the sources listed at the end.

Data updated: September 2026 (Charlotte County Property Appraiser public sales files and roll, our analysis; Southwest Florida MLS Matrix, pulled September 26, 2026; FEMA National Flood Hazard Layer and Charlotte County GIS, queried September 26, 2026; OSRM routing, computed September 26, 2026).

What county is Deep Creek in?

Deep Creek is in unincorporated Charlotte County. It is recorded as two Punta Gorda Isles, Inc. plats, Punta Gorda Isles Section 20 and Section 23, and it sits north of the Peace River, outside the City of Punta Gorda's limits. Charlotte County taxes the homes, maintains the streets and drainage through a county assessment unit, runs the schools, and supplies water and sewer through Charlotte County Utilities.

Is Deep Creek in Punta Gorda or Port Charlotte?

Neither city, strictly. Deep Creek's mailing address is Punta Gorda, Florida 33983, but the community is unincorporated Charlotte County, outside the City of Punta Gorda, and it is not part of Port Charlotte either, even though some records and many MLS entries say Port Charlotte. The Deep Creek Gardens condominium association's own state filing, for example, uses a Port Charlotte address on Sandhill Boulevard. Our Punta Gorda guide covers the city across the river.

Why does Deep Creek have a Punta Gorda ZIP code?

Mailing cities follow the Postal Service's delivery areas, not city limits. Deep Creek's ZIP code, 33983, carries Punta Gorda as its mailing city, so both property owners' associations, the golf club and the public schools list Punta Gorda addresses there. The City of Punta Gorda itself lies south of the Peace River and has no jurisdiction in Deep Creek; the Charlotte County government does.

What is the Deep Creek ZIP code?

Deep Creek uses ZIP code 33983 with a Punta Gorda mailing address. The Section 20 association's office is at 24710 Sandhill Boulevard, the Section 23 association's office is at 26217 Rampart Boulevard, and Deep Creek Golf Club is at 1260 San Cristobal Avenue, all Punta Gorda, FL 33983. Harbour Heights, the older platted area next door, shares the same ZIP but is a separate neighborhood.

Is Deep Creek north or south of the Peace River?

North. Deep Creek sits on the north side of the Peace River, near Kings Highway and Interstate 75, while downtown Punta Gorda and the original Punta Gorda Isles canal neighborhoods lie south of the river. By free-flow OSRM routing from 1009 Rio de Janeiro Avenue in the center of the community, downtown Punta Gorda at 100 W Retta Esplanade is about 8.0 miles and 15 minutes away, computed September 26, 2026.

What is the difference between Deep Creek and Harbour Heights?

They are separate neighborhoods that share the 33983 ZIP code. Deep Creek is the two deed-restricted Punta Gorda Isles plats, Sections 20 and 23, each with its own property owners' association. Harbour Heights is an older platted area next door, outside those plats and outside their deed restrictions. The county's Harbour Heights Park, with its Peace River boat ramp, is in the Harbour Heights area, not inside Deep Creek.

Is Heritage Lake Park part of Deep Creek?

No. Heritage Lake Park is a separate community with its own Community Development District, a Chapter 190 special district created by Charlotte County ordinance on June 22, 2004 (Heritage Lake Park CDD). Its villas and the Lake View and Lake Front Villas condominiums sit on their own plats, so we do not count their units or sales in Deep Creek's figures, and no Community Development District was found for Deep Creek itself.

Where is the boundary between Section 20 and Section 23?

Sandhill Boulevard. The Section 20 association states that Sandhill Boulevard divides Deep Creek into two sections, Section 20 to the north and Section 23 to the south (Section 20 POA), and the county roll agrees parcel by parcel. The two sections have different associations, different dues arrangements and different rental rules, so the side of Sandhill a home sits on matters to a buyer.

What is Punta Gorda Isles Section 20?

It is the legal name of Deep Creek's northern half. The plat is Punta Gorda Isles, Section 20, Plat Book 11, Pages 2A to 2Z42, and the Section 20 Property Owner's Association describes its lots, Blocks 516 to 628, as single-family only (About Section 20). The county roll carries 3,082 single-family homes and about 505 vacant lots in Section 20, with a median year built of 2000.

What is Punta Gorda Isles Section 23?

It is the legal name of Deep Creek's southern half. The plat is Punta Gorda Isles, Section 23, Plat Book 12, Pages 2A to 2Z41, and its association describes it as a deed-restricted community with single-family and multi-family deed restrictions (Section 23 enforcement policy). The county roll carries 2,411 single-family homes there, with a median year built of 1990, plus the golf course tract and Deep Creek Park.

Who developed Deep Creek?

Punta Gorda Isles, Inc., the same company name behind the Punta Gorda Isles canal neighborhoods south of the river, though Deep Creek is a different place. A 2001 Charlotte County court judgment states the Section 23 Declaration of Restrictions was first recorded on July 11, 1972, and the Section 23 association's documents say control passed from the developer to the owners in October 1992 (Section 23 governing document).

How many homes are in Deep Creek?

Our count of the county roll finds 6,703 parcels in the two plats, 3,595 in Section 20 and 3,108 in Section 23, including 5,493 single-family homes, vacant lots, two-family parcels and common tracts. Another 937 condominium and townhome units sit inside the footprint. The Section 23 association counts "more than 7,200 homesites" across both sections (Section 23 FAQ), a different measure from the roll's parcel count.

Does Deep Creek have an HOA?

Yes, two of them, called property owners' associations. Section 20 Property Owner's Association, Inc. covers the lots north of Sandhill Boulevard, and Section 23, Property Owner's Association, Inc. covers all of Section 23 to the south. Each operates under its own recorded Declaration of Restrictions and Chapter 720 of the Florida Statutes. The Section 23 association says that, because it does not maintain pools or gyms, its fees are often lower than a typical HOA's (Section 23 FAQ).

Is the Deep Creek POA mandatory?

In Section 23, yes. Its Articles of Incorporation say every fee simple owner of a parcel in Section 23 "shall be a member," and a 2001 Charlotte County court judgment describes membership as "a mandatory condition of ownership" (Section 23 Articles and judgment). Section 20 lots are bound by a recorded Declaration of Restrictions, and that association operates under Chapter 720 of the Florida Statutes.

What are the HOA fees in Deep Creek?

Section 23 dues are $205 per lot per year, due October 1, per the association's FAQ, read September 26, 2026; they cover the association's building, office staff and operations, and common areas such as greenbelts, lakes and drainage (Section 23 FAQ). The Section 20 association does not publish its annual dues; they are on its budget and the estoppel certificate. Condominiums add their own association fees.

What is the Deep Creek Civic Association?

It is a voluntary, volunteer-led nonprofit that has served the Deep Creek community since 1985 and states that it is separate from the Section 20 and Section 23 property owners' associations (Deep Creek Civic Association). It runs social life, not rules: happy hours, a Garden Club, holiday events, workshops and a bimonthly newsletter, Deep Creek News. It holds no deed-restriction or assessment power, and it describes its dues only as "affordable," without publishing the amount.

What is on a Deep Creek tax bill besides property tax?

The line to look for is the Deep Creek Non-Urban Street and Drainage MSBU, a county assessment for Deep Creek's streets, drainage, sidewalks and paving debt. Its April 2023 advisory board minutes show a FY2022/23 rate of $187.94 per equivalent residential unit for an occupied lot and $197.64 for a vacant one (Charlotte County, April 2023 minutes). Read the current bill for the parcel you are buying.

Is there a CDD in Deep Creek?

No Community Development District was found for Deep Creek; neighboring Heritage Lake Park has one. That means a Deep Creek buyer's recurring layers are the county tax bill with its street and drainage assessment, the Section 20 or Section 23 association, and, for a condominium or townhome, that association's own fee. We read each one for the specific home before an offer.

What are the deed restrictions in Deep Creek?

Each section has its own. Section 20's compiled Declaration restricts lots to "the use of a single family, their household, their domestic help, and household guests," requires plans to be approved before building or altering, and governs vehicles, boats, pets and signs (Section 20 Declaration). Section 23 requires association permits for new construction, additions, pools, fences, driveway changes, enclosures and exterior paint changes (Section 23 FAQ).

Can I park a boat or RV at my Deep Creek home?

In Section 20, only within limits. Its Declaration bars boats, trailers, campers and similar vehicles from parking overnight without the association's written consent, but lets boats on trailers, kayaks and canoes sit in the driveway from noon Friday to 11:59 p.m. Sunday, and RVs for up to 48 hours, no more than twice a month (Section 20 Declaration). In Section 23, vehicles belong in the garage or driveway, with no overnight street parking.

Can I rent out a Deep Creek home?

Yes, with section rules. Section 23 allows leasing to a single family for "not less than one (1) month" and bans daily or weekly rentals, with the owner answerable for tenant violations (Section 23 FAQ). Section 20's Declaration states that its single-family rule "shall not prevent an owner of a building from renting said property for single-family, residential use." Condominiums set their own leasing rules in their declarations.

Is Deep Creek a 55+ community?

No provision we have read makes it one. The Section 20 Declaration restricts lots to use by a single family and its household, and the Section 23 FAQ speaks of leasing to "a single family," with no age qualifier in either, and the public school district zones sampled Deep Creek addresses to Deep Creek Elementary. Each condominium's own declaration governs its building, so read the declaration for the one you are buying into.

Is Deep Creek pet friendly?

Yes at the association level. Section 20's Declaration allows dogs, cats and other household pets kept for no commercial purpose and not as a nuisance, and Section 23 requires pets to be leashed or in a fenced yard at all times (Section 23 FAQ). Deep Creek Park posts "No Dogs," and the county's off-leash Katherine Ariens Dog Park is at 22410 Glass Lane in Charlotte Harbor (Charlotte County, Dogs in Parks).

Does Deep Creek have a golf course?

Yes. Deep Creek Golf Club at 1260 San Cristobal Avenue is an 18-hole, par 70 course of "6,000+ yards," which the club describes as a Mark McCumber design (Deep Creek Golf Club, course details). It sits on an 86.81-acre tract of the Section 23 plat on the county roll, and a 2014 trade article confirms it was operating when Hurricane Charley passed in August 2004.

Is Deep Creek Golf Club public?

It is semi-private. The club describes itself as "a semi-private golf club that is open to the public for an affordable daily fee," open daily from 7 a.m. (Deep Creek Golf Club). Its posted rates, which include cart and sales tax, were $68 before 1 p.m., $50 after 1 p.m. and $38 after 3 p.m. when we read them on September 26, 2026 (rates). Golf is not part of either association's dues.

How much is a Deep Creek Golf Club membership?

As posted by the club on September 26, 2026, annual memberships run in four tiers, tax included: a Single Membership at $2,700, a Single with Trail Fee at $4,660, a Family Membership for a live-in couple at $3,945 and a Family with Trail Fee at $7,025 (memberships). The club asks interested golfers to call (941) 625-6911 or visit "to be added to the waiting list."

Does Deep Creek Golf Club have a restaurant?

Yes. The club's own site describes Creekside Tavern, a grill room and lounge beside the driving range, putting green and short-game area where golfers unwind after a round (Deep Creek Golf Club). It is the only clubhouse-type building we found inside Deep Creek; neither association nor the civic association lists a clubhouse, pool or community center of its own.

Does Deep Creek have a community pool or clubhouse?

Not one owned by the associations. The Section 23 association says it does not maintain amenities like pools or gyms, which it gives as the reason its fees are low, and we found no pool, clubhouse or community center belonging to Section 20 or the civic association. Recreation inside Deep Creek centers on the golf club and the county's Deep Creek Park.

What is Deep Creek Park?

It is a Charlotte County park at 25555 Sandhill Boulevard, on Section 23 plat tracts, with basketball courts, tennis courts, eight pickleball courts, a playground, picnic tables and restrooms (Charlotte County, Deep Creek Park). Its posted rules say "No Dogs" and "No Boat Ramp." It is a public county park, not an association amenity.

Does Deep Creek have boat access or canals?

Not navigable access that we found. The Section 20 association says many homes sit on freshwater lakes or canals, but no association, county or club record we read shows a boat ramp or a navigable route to the Peace River from inside Deep Creek, and Deep Creek Park posts "No Boat Ramp." Buyers who want a sailboat or a dock on open water usually look at the canal communities south of the river.

Where is the nearest boat ramp to Deep Creek?

The county's Harbour Heights Park at 27420 Voyageur Drive, on the Peace River in the neighboring Harbour Heights area, has a boat launch, canoe and kayak access, fishing, courts and a rentable pavilion, and it allows dogs (Charlotte County, Harbour Heights Park). By free-flow OSRM routing from 1009 Rio de Janeiro Avenue, it is about 3.5 miles and 9 minutes away.

Is Deep Creek Preserve part of Deep Creek?

No. The Southwest Florida Water Management District's Deep Creek Preserve, about 2,000 acres, is in DeSoto County near Arcadia, named for a branch of the Peace River, and it has nothing to do with the Punta Gorda Isles plats (SWFWMD). DeSoto County's own Deep Creek Park and boat ramp are there too. Charlotte County's Deep Creek Park on Sandhill Boulevard is the community's park.

How much do homes cost in Deep Creek?

In the 12 months to September 26, 2026, the platted lots of Sections 20 and 23 recorded 297 sales at a $360,000 median, and single-family homes 276 sales at $352,500. Of the 297, 12 sold under $250,000, 121 from $250,000 to $349,999, 115 from $350,000 to $449,999, 32 from $450,000 to $549,999 and 17 at $550,000 or more. Condominium and townhome units sold at $155,000 across 54 sales (Charlotte County Property Appraiser public sales files, our analysis).

Are there condos in Deep Creek?

Yes, a smaller layer. Our reading of the county roll places 32 condominium and townhome designators, 937 units, inside the Deep Creek footprint, most of them built from 1985 to 2007 on streets such as Saxony Circle, Nadir Road, San Cristobal Avenue and Rio de Janeiro Avenue. They recorded 54 sales in the last 12 months at a $155,000 median, topped by $300,000 for a 2005-built unit on Rio de Janeiro Avenue in September 2026.

What is Deep Creek Gardens?

Deep Creek Gardens is the largest condominium in the community: 199 units in buildings A to Y at 25100 Sandhill Boulevard, built in 1986 and 1987 on the north side of Sandhill, with its own Chapter 718 association, Deep Creek Gardens Condominium Association, Inc. Its units recorded 10 sales in the last 12 months at a $135,000 median (Charlotte County Property Appraiser public sales files, our analysis). The Pines at Deep Creek I and II, 72 units, sit beside it at 25050 Sandhill.

Which nearby condominiums are not in Deep Creek?

On our reading of the county record, Lakeshore and Lakeside of Charlotte County on Rampart Boulevard, the Newport I and II, St. James Place and Kings Island XV condominiums at 175 Kings Highway, and Adams Glen on Adams Street sit outside the Section 20 and Section 23 footprint, as do the Heritage Lake Park villas. They often carry "Deep Creek" in listings, so we do not count them in Deep Creek's figures unless a recorded declaration shows otherwise.

Are there new construction homes in Deep Creek?

Yes, on scattered lots rather than in a new subdivision. By our builder-direct estimate, 42 of the 297 platted-lot sales in the last 12 months were first sales of new homes, at a $390,000 median, and the roll shows 821 homes built in 2020 or later. Section 23's two-family lots added 14 sales at a $575,000 median, with a median year built of 2024. Our new construction in Punta Gorda guide explains how we represent new-build buyers.

Can I buy a vacant lot and build in Deep Creek?

Yes. The county roll carries about 505 vacant lots in Section 20, and in Section 23 about 292 vacant single-family lots plus 195 vacant parcels on its multi-family blocks; a few of those have already sold as new homes since the roll was set. Section 20 requires full plans and a plot plan approved by its association before building, and Section 23 requires an association permit for new construction (Section 23 FAQ).

What are the duplexes on Section 23's multi-family blocks?

Section 23's recorded restrictions set aside certain blocks for multi-family use under a separate Multi-Family Residential Declaration, and the roll carries 183 two-family parcels and seven small multi-unit buildings there, on streets such as Navigator, Explorer, Capricorn, Northern Cross, San Cristobal and Oceanic. The 14 two-family sales of the last 12 months had a median year built of 2024 and a $575,000 median price.

What flood zone is Deep Creek in?

FEMA Zone X, "Area of Minimal Flood Hazard," at every point we sampled in both sections, including the Section 23 streets closest to the Peace River, on maps effective December 15, 2022 (FEMA NFHL, queried September 26, 2026). USGS ground elevations at those points ran about 20 to 24 feet (USGS). A home's own elevation certificate and FEMA's address search settle any single parcel.

Do I need flood insurance in Deep Creek?

Your lender and insurer decide, based on the home's own flood zone. Zone X is outside FEMA's special flood hazard area, but flood coverage is still available and often wise in Florida, and Citizens Property Insurance is phasing in flood requirements across its personal residential policies through January 1, 2027 (Citizens). WINK News reports Charlotte County's Class 5 rating gives a 25 percent NFIP discount (WINK News).

What hurricane evacuation zone is Deep Creek in?

The points we sampled fall in Charlotte County Evacuation Zones D and C; none fell in Zone A or B. Zone A is the county's highest-risk zone and evacuates first; C and D are lower-priority zones. Check the exact address with the county's Know Your Zone tool. The Section 23 association says it does not issue evacuation orders and defers to Charlotte County Emergency Management.

What happened in Deep Creek during Hurricane Charley?

Charley came ashore in the Charlotte Harbor area on August 13, 2004. The golf club's former superintendent told Golf Course Industry that its eye "passed right over Deep Creek, spawning tornadoes," and that debris from nearby condominiums landed on the course (Golf Course Industry, 2014). A Florida Building Commission report found that in Punta Gorda and Port Charlotte, one-third of homes without shutters had broken windows (FBC report).

Does a Deep Creek home need impact windows?

New and replacement openings do. Deep Creek is inside Florida's Wind-Borne Debris Region, where the Florida Building Code requires impact-rated windows and doors or approved shutters on covered exterior openings (Florida Building Commission WBDR report). Older homes may not have them, and documented opening protection earns wind-mitigation credits that Florida insurers must offer (Florida Statutes 627.711).

What schools serve Deep Creek?

Every Section 20 and Section 23 address we tested in the Charlotte County Public Schools Boundary Locator returned Deep Creek Elementary at 26900 Harborview Road, Punta Gorda Middle and Charlotte High School (CCPS Boundary Locator). The district's own caveat applies: "This is only a guide, please call the school indicated to confirm that your child will attend that school." The district also runs a controlled open enrollment program.

Where is the nearest hospital to Deep Creek?

The two operating hospitals nearest in our research are in Port Charlotte, by free-flow OSRM routing from 1009 Rio de Janeiro Avenue: HCA Florida Fawcett Hospital at 21298 Olean Boulevard, about 7.4 miles and 14 minutes, and AdventHealth Port Charlotte at 2500 Harbor Boulevard, about 7.3 miles and 15 minutes (AdventHealth). ShorePoint Health Punta Gorda closed after 2024 flooding and will not reopen, and AdventHealth has a freestanding emergency department planned at Jones Loop Road.

How far is Deep Creek from downtown Punta Gorda and the airport?

By free-flow OSRM routing from 1009 Rio de Janeiro Avenue, computed September 26, 2026, downtown Punta Gorda is about 8.0 miles and 15 minutes, Fishermen's Village about 9.0 miles and 18 minutes, Punta Gorda Airport about 8.8 miles and 17 minutes, and Southwest Florida International Airport about 43.7 miles and 53 minutes. These are no-traffic estimates; add time for signals and seasonal traffic.

How far is Deep Creek from the beach?

By free-flow OSRM routing from 1009 Rio de Janeiro Avenue, Englewood Beach at 2100 N Beach Road is about 27.7 miles and 44 minutes, and Boca Grande at 500 Palm Avenue about 31.9 miles and 54 minutes. Downtown Sarasota is about 48.6 miles and an hour, and downtown Fort Myers about 30.1 miles and 42 minutes. Add time for traffic, especially in season.

Is there a grocery store in Deep Creek?

We found no supermarket inside or directly beside Deep Creek. Daily errands along Sandhill Boulevard include the Deep Creek Commons center at 24901 Sandhill and a Dollar General at 25240 Sandhill Boulevard (Dollar General). The Publix confirmed in our research is Store #266, Punta Gorda Crossing, at 2310 Tamiami Trail (Publix), and Port Charlotte Town Center is about 10.1 miles and 17 minutes by free-flow routing.

Is Deep Creek on central water and sewer?

Charlotte County Utilities provides central water and sewer to the Deep Creek service area. The county's 2024 Sewer Master Plan says the system it acquired in 2000 already served 3,400 sewer connections in the Deep Creek area on conventional gravity sewer, and it replaced the Deep Creek sewer force main in a project completed in 2023 (Sewer Master Plan). Confirm the service at the specific parcel before you buy.

Who provides police and fire service in Deep Creek?

Deep Creek is unincorporated county, so the Charlotte County Sheriff's Office handles law enforcement, not the Punta Gorda Police Department, and Charlotte County Fire and EMS provides fire and ambulance service. Trash service is provided by Charlotte County and collected by Waste Management, with Section 23 pickup on Thursday per its FAQ (Section 23 FAQ).

What road projects affect Deep Creek?

Two county projects. Kings Highway from Sandhill Boulevard to the DeSoto County line is in construction to four lanes divided, forecast to finish October 19, 2027, at $10,564,117.70 (Kings Highway Widening). Sandhill Boulevard from Kings Highway to Deep Creek Boulevard is in design for four lanes with roundabouts at Capricorn Boulevard and Deep Creek Boulevard, design forecast to finish May 21, 2027, on a $17,328,000 budget (Sandhill Boulevard Widening).

What is being built near Deep Creek?

A 270-unit apartment project on Sandhill Boulevard, next to the Deep Creek subdivision, was approved in 2022, according to the Charlotte Sun. Charlotte County's development file named for the corridor, the Sandhill Development of Regional Impact, dates to Resolution 80-4 of February 17, 1981 (Charlotte County, Sandhill DRI). A Dollar General now occupies a Sandhill Boulevard building the county roll dates to 2024.

What is the price per square foot in Deep Creek?

On the county record, platted-lot homes in Deep Creek sold at a median of $179.62 per square foot of the roll's living area over the last 12 months, and single-family homes at $178.02, on a median living area of about 2,030 square feet (Charlotte County Property Appraiser public sales files, our analysis). We compare a home only against sales with the same measure, era and frontage.

How does Deep Creek compare with Punta Gorda Isles?

They share a developer's name and little else. The in-city Punta Gorda Isles sections are a canal grid inside the City of Punta Gorda, with 344 recorded sales at a $693,000 median in the 12 months to September 24, 2026; Deep Creek is inland, unincorporated and deed-restricted, with 297 platted-lot sales at $360,000. Our Punta Gorda Isles guide covers the canals in depth.

Where else should I look if I like Deep Creek?

Buyers who want a gate and golf can compare Heritage Landing, 112 sales at a $332,500 median; boaters can compare Burnt Store Isles in the city or Burnt Store Marina in Lee County, 106 sales at $360,000; and Burnt Store Lakes, Punta Gorda Isles Section 21, recorded 63 sales at $432,000. When you are ready, read how we help buyers in Punta Gorda or call Marc at (239) 287-5873.

Deep Creek Frequently Asked Questions: Seller Edition

Deep Creek sellers ask who should list the home, what it is worth on the Charlotte County record, how the Section 20 or Section 23 estoppel, the tax-bill assessment, new construction and insurance affect a sale, and what to prepare before showings. These answers draw on county recorded sales, the Southwest Florida MLS and the associations' documents.

Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis, newest recorded sale September 4, 2026; Southwest Florida MLS Matrix, pulled September 26, 2026).

Who is the best listing agent for Deep Creek?

The best Deep Creek listing agent prices from Charlotte County's recorded sales, not a portal, and can explain Section 20, Section 23, the street and drainage assessment and the new-construction competition to a buyer. McGreevy and Comisar, the #1 team in Southwest Florida since 2012 and among the Top 1% Real Estate Agents Nationally Since 2008, build every listing that way. See our best real estate agents in Punta Gorda page, or call Jesse at (239) 898-6072.

What is my Deep Creek home worth?

Your home's value is set by recent recorded sales in the same section, on the same kind of lake, greenbelt or golf frontage, and of the same age and size. In the latest 12 months, Deep Creek's platted lots recorded 297 sales at a $360,000 median, single-family homes 276 at $352,500, and condominium and townhome units 54 at $155,000. Start with our free valuation and we will build a specific number.

How many homes sold in Deep Creek in the last year?

In the last 12 months we tracked 351 qualified recorded sales in Deep Creek, $118,937,000 in volume: 297 on the platted lots of Sections 20 and 23 and 54 condominium and townhome units inside the footprint, from September 27, 2025 to September 26, 2026 (Charlotte County Property Appraiser public sales files, our analysis). Section 20 recorded 165 of the platted-lot sales and Section 23 recorded 132.

What is the current market for sellers in Deep Creek?

Steady, below its peak. Platted-lot sales ran at a $415,000 median in 2022 (377 sales), $390,700 in 2023 (394), $390,000 in 2024 (345) and $360,000 in 2025 (339), and at $360,000 on 211 sales in 2026 through September 26. The 37 MLS-labeled sales of the last year took a median of 76 days and closed at a median 97.9 percent of list price, so well-priced homes are selling close to their asking price.

Have Deep Creek home values gone down since 2022?

Yes, from the 2022 peak, and they have held since 2025. The platted-lot median fell from $415,000 on 377 sales in 2022 to $360,000 on 339 in 2025 and stood at $360,000 again on 211 sales in 2026 through September 26, still well above $245,000 on 338 sales in 2019 and $256,500 on 423 in 2020. Condominium and townhome units peaked at $214,000 on 54 sales in 2023 and ran at $157,500 on 42 in 2026 (Charlotte County Property Appraiser public sales files, our analysis).

How many days on market should I expect in Deep Creek?

Plan for about two to three months. The 37 MLS-labeled Deep Creek sales in the 12 months to September 26, 2026 took a median of 76 days on market, and the 31 single-family sales among them took 66 days (Southwest Florida MLS Matrix, pulled September 26, 2026). A home with its estoppel, disclosures and inspection reports ready removes the usual reasons for delay, so we assemble the file before the first showing.

What sale-to-list ratio do Deep Creek homes get?

The 37 MLS-labeled Deep Creek sales of the last 12 months closed at a median 97.9 percent of their list price (Southwest Florida MLS Matrix, pulled September 26, 2026). That is a market where accurate pricing is rewarded and overpricing is not: a home listed from the county record usually needs one price, not three.

Why do the MLS and county numbers for Deep Creek differ?

The MLS counts only sales entered under the Deep Creek development label, 37 in the latest 12 months, while the county records every qualified sale on the two plats and the condominiums inside them, 351 in the same window. Most Deep Creek listings are entered under other names, often Port Charlotte, or not labeled at all. In Charlotte County we lead with the county record and use the MLS for days on market and sale-to-list ratio.

What is the price per square foot of a Deep Creek home?

On the county record, Deep Creek's 297 platted-lot sales ran at a median of $179.62 per square foot of the roll's living area over the latest 12 months, and the 276 single-family sales at $178.02. Section 20's 161 single-family sales ran at $182.50 and Section 23's 115 at $174.31 (Charlotte County Property Appraiser public sales files, our analysis). We compare your home only against sales that use the same measure.

What is the highest recent sale in Deep Creek?

The highest recorded sale in the latest 12 months was $665,000 for 25364 St Helena Lane in August 2026, a 2023-built home in Section 23. In Section 20 the top sale was $600,000 for 143 Uruguay Drive in April 2026, a 2019-built home, and the top condominium sale was $300,000 for a 2005-built unit on Rio de Janeiro Avenue in September 2026 (Charlotte County Property Appraiser public sales files, our analysis).

How do you market a Deep Creek home to qualified buyers?

We market the setting first: the lake, greenbelt or fairway view, the golf club and Deep Creek Park, and the drive to downtown Punta Gorda and the airport. Then the paperwork: the section, the association estoppel, the tax-bill assessment, the flood file and the wind-mitigation report. Cinematic video, drone and professional photography carry that story to the qualified-buyer database behind the #1 team in Southwest Florida.

Can we list a Deep Creek home off-market?

Yes. For owners who want privacy, we can market a Deep Creek home quietly to qualified buyers before, or instead of, a public MLS launch. We will walk you through the trade-off: a private sale limits exposure, and in a community where new homes and resales compete on the same streets, exposure to the widest pool of buyers usually sets the best price.

How much does it cost to sell a home in Deep Creek?

Selling costs include a negotiable commission, Florida documentary stamp tax of 70 cents per $100 of price on the deed (Florida Statutes 201.02), title and closing fees, the Section 20 or Section 23 estoppel certificate and any condominium estoppel, and prorated taxes and assessments. We give every Deep Creek seller a written net sheet before the listing is signed.

What is an estoppel certificate, and who orders it?

An estoppel certificate is the association's written statement of what the lot or unit owes. A Deep Creek sale usually needs one from the Section 20 or Section 23 property owners' association under Florida Statutes 720.30851, and a condominium sale also needs one from the condominium association under 718.116. The closing agent orders them; we make sure they are requested early.

What association documents does a Deep Creek seller provide?

Expect to hand over the section's recorded Declaration of Restrictions and rules, the estoppel, and, for a home in a mandatory association, the disclosure summary Florida requires before a contract is signed (Florida Statutes 720.401). Both associations post their governing documents online: Section 20 on its documents page (Section 20 documents) and Section 23 on its own site.

How are Section 23 dues handled at closing?

Section 23 bills its $205 per lot annual assessment on October 1, per its FAQ, so a closing that falls mid-year usually prorates the dues between buyer and seller on the settlement statement (Section 23 FAQ). The estoppel certificate confirms what has been paid. Section 20 does not publish its dues, so its estoppel is the only written statement of the amount.

Does the Deep Creek street and drainage assessment transfer with the home?

Yes. The Deep Creek Non-Urban Street and Drainage MSBU is a non-ad valorem assessment billed on the county tax bill for the parcel, so it runs with the property and is prorated with the taxes at closing. The April 2023 advisory board minutes show a FY2022/23 rate of $187.94 per occupied equivalent residential unit and $197.64 per vacant one (Charlotte County minutes); your current bill shows this year's amount.

What flood disclosure must a Deep Creek seller give?

Florida sellers must disclose flood-insurance claims, federal flood assistance and known flooding at or before the contract (Florida Statutes 689.302). That applies in Zone X too. Every point we sampled in Deep Creek returned FEMA Zone X, so a clean flood history and an elevation certificate are strong selling points; complete the form carefully and attach them.

Should I get an elevation certificate before listing?

It helps, even in Zone X. Every point we sampled in Deep Creek returned FEMA Zone X with no mapped base flood elevation, on maps effective December 15, 2022, and USGS ground elevations at those points ran about 20 to 24 feet. A surveyed certificate turns that general picture into a number for your home, which lets a buyer's agent quote flood coverage during showings.

Should I order a four-point and wind-mitigation inspection before listing?

Usually, yes. Most Deep Creek homes were built before 2010, with 2,052 on the roll built before 1990, and Florida requires insurers to offer premium credits for documented wind-mitigation features (Florida Statutes 627.711). Having both reports lets a buyer price insurance during showings instead of during the inspection period.

How does roof age affect a Deep Creek sale?

It is the first thing a buyer's insurer asks about. Deep Creek sits inside Florida's Wind-Borne Debris Region, and Charley in 2004 and Ian in 2022 both brought high winds to the area, so the roof's age, permit and condition drive the insurance quote. A four-point report and the roofing permit answer the question before a buyer asks it, and we price homes with older roofs accordingly.

Do I have to disclose hurricane damage from Charley, Ian, Helene or Milton?

Disclose known damage, repairs and any insurance claims. Hurricane Ian brought high winds to Punta Gorda in 2022, per a Florida Building Commission report, while the state's official damage count for Helene and Milton, 111 Charlotte County structures with major damage, covered the county's coastal barrier islands, not inland Deep Creek (Florida DEP). Keep permits and invoices together.

Does the 50 percent rule limit what my buyer can renovate?

Usually not in Deep Creek. Charlotte County states that its substantial improvement rule, which forces a building up to current code and elevation when work exceeds 50 percent of its value, does not apply to structures in FEMA flood Zone X, and every point we sampled in Deep Creek was FEMA Zone X (Charlotte County, 50% FEMA Rule). That is a real advantage for buyers who want to remodel.

Will the deed restrictions affect my buyer?

They shape who buys. In Section 20, boats, trailers and campers cannot park overnight without written consent, except boats on trailers in the driveway from noon Friday through Sunday night, and RVs for 48 hours no more than twice a month (Section 20 Declaration). Section 23 bars daily and weekly rentals. We state those rules in the listing so the right buyers come.

Do I need association approval for repairs or paint before listing?

Often, yes. Section 23 requires an association permit for exterior paint changes, fences, driveway changes, pools, enclosures and additions (Section 23 FAQ), and Section 20 requires plans approved by its association before any construction or alteration, for which it may charge a reasonable review fee. Start any exterior project early, or leave it for the buyer and price accordingly.

Can I put a For Sale sign on my Deep Creek home?

In Section 20, one sign per contiguous ownership, no larger than 6 by 8 inches, under the compiled Declaration of Restrictions (Section 20 Declaration). Section 23 and each condominium association set their own sign rules, so we check yours before installing anything and use online marketing to carry the rest of the load.

How does new construction compete with my resale?

Directly, on price and features. By our builder-direct estimate, 42 of the 297 platted-lot sales in the last 12 months were first sales of new homes, at a $390,000 median, against $350,000 for resales, and the roll shows 821 homes built in 2020 or later. We position a resale on what a new build lacks: a finished landscape and a pool or lanai.

Can I sell a vacant lot in Deep Creek?

Yes. The county roll carries about 505 vacant lots in Section 20 and about 292 vacant single-family lots in Section 23, plus 195 vacant parcels on Section 23's multi-family blocks. Lot buyers are often builders and future owners, and they ask about the section's building rules, the vacant-lot rate of the street and drainage assessment, and central water and sewer, so we assemble those answers before listing.

Can I sell a duplex on Section 23's multi-family blocks?

Yes. The roll carries 183 two-family parcels on Section 23's multi-family blocks, which have their own recorded Multi-Family Residential Declaration, and the 14 that sold in the last 12 months recorded a $575,000 median with a median year built of 2024 (Charlotte County Property Appraiser public sales files, our analysis). We market them with the rent roll, leases and the Section 23 one-month minimum rental rule.

How do I sell a Deep Creek condominium or townhome?

Start with the association file. Condominium and townhome units inside Deep Creek recorded 54 sales in the last 12 months at a $155,000 median, and buyers ask for the association's budget, its Frequently Asked Questions and Answers sheet (Florida Statutes 718.504), the estoppel, insurance and any special assessment. We assemble them before listing so the unit competes on price, not on paperwork.

How do the condo milestone inspection and SIRS rules affect Deep Creek condo sales?

Buyers now read them before they offer. A condominium building of three or more habitable stories needs a milestone inspection once it reaches 30 years, or 25 if the local agency requires it, and every 10 years after, plus a structural integrity reserve study at least every 10 years (Florida DBPR; Florida Statutes 718.112). Whether your building qualifies depends on its declaration and height, which we confirm first.

Will a special assessment make my Deep Creek condo harder to sell?

It changes the price conversation, not the sale. Disclose any adopted or proposed assessment early, get the association's estoppel under Florida Statutes 718.116, and we price the unit with the assessment in view rather than letting a buyer discover it during inspection. Buyers who see the numbers up front negotiate on them; buyers who find them late often walk.

Can I sell a Deep Creek rental with a tenant in place?

Yes. Section 23 allows leases to a single family of not less than one month and bans daily or weekly rentals (Section 23 FAQ), and Section 20 allows renting for single-family residential use. A buyer takes the property subject to the lease, so we market the rent, lease term and deposit clearly, and schedule showings around the tenant with proper notice.

Can I sell my Deep Creek home while living out of state?

Yes. We manage showings, vendor access, inspections, association paperwork and the closing remotely, with mail-away closing documents through the title company. We also coordinate the final Charlotte County Utilities water and sewer reading and any association estoppel for you.

How do I sell an inherited Deep Creek home?

Start with title. The estate or heirs need authority to sell, which the title company and a probate attorney confirm, and the home may need a four-point report, a cleanout and a clean flood disclosure before it can compete. We price it on the county record, coordinate the vendors, and keep the family informed from listing to closing.

Can I sell my Deep Creek house by owner?

You can, but the county-versus-MLS gap cuts both ways. Most Deep Creek sales never carry the Deep Creek label in the MLS, so pricing from portal data or labeled sales alone misses most of the market. A listing team prices from the full county record, prepares the estoppel and disclosure paperwork, and brings qualified buyers; we will show you the net sheet either way.

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

Florida's portability rule can move part of your homestead assessment difference to a new Florida homestead if you establish it within the legal time limit, up to a statutory cap (Florida Statutes 193.155). File with the property appraiser in the new county; we coordinate the timing of both sales.

How does a Charlotte County closing work for a Deep Creek home?

The deed records with Charlotte County, prorations use the Charlotte County tax bill including the Deep Creek street and drainage assessment, and permits, flood records and the elevation certificate are Charlotte County's. The final water and sewer bill comes from Charlotte County Utilities. Documentary stamp tax is the same statewide rate, and the Section 20 or Section 23 estoppel applies either way.

Do you sell new construction and condominiums in Deep Creek too?

Yes. We list resale homes in both sections, the two-family homes on Section 23's multi-family blocks, vacant lots, and condominiums and townhomes from Deep Creek Gardens and The Pines on Sandhill Boulevard to Links Edge on Saxony Circle. See how we sell homes in Punta Gorda.

Why hire McGreevy and Comisar instead of a small local agent?

Because a Deep Creek sale turns on records and reach. We price from Charlotte County's recorded sales and the associations' own documents, market to the qualified-buyer database of the #1 team in Southwest Florida since 2012, and our personal sales exceed $900 million. Call Jesse at (239) 898-6072 for a confidential conversation.

Sources

Every Deep Creek figure on this page traces to a primary source below: Charlotte County, its Property Appraiser and public schools, the Section 20 and Section 23 property owners' associations, the civic association and golf club, state and federal agencies, and newspapers of record. Market figures come from the county record and the Southwest Florida MLS.

Charlotte County Property Appraiser and Tax Collector

1. Public parcel roll and qualified sales files, Punta Gorda Isles Sections 20 and 23 and the condominium complexes inside the footprint (our analysis), Charlotte County Property Appraiser: https://www.ccappraiser.com/ (accessed September 26, 2026)

Charlotte County government

2. Letter of Map Change record citing Lot 16, Block 620, Punta Gorda Isles Section 20, Plat Book 11, Charlotte County GIS: https://data.charlottecountyfl.gov/CCGIS/PDFs/FEMA_LOMC/06-04-C274A-120061.pdf (accessed September 26, 2026)
3. Major Subdivisions in South County, Charlotte County: https://charlottecountyfl.gov/core/fileparse.php/369/urlt/south-county-subdivisions.pdf (accessed September 26, 2026)
4. Punta Gorda Isles area map, Charlotte County: https://www.charlottecountyfl.gov/core/fileparse.php/152/urlt/punta-gorda-isles.pdf (accessed September 26, 2026)
5. Deep Creek Park, Charlotte County Community Services: https://www.charlottecountyfl.gov/departments/community-services/parks/all-parks/deep-creek-park.stml (accessed September 26, 2026)
6. Pickleball Courts, Charlotte County Community Services: https://www.charlottecountyfl.gov/departments/community-services/parks/amenities/pickleball-courts.stml (accessed September 26, 2026)
7. Harbour Heights Park, Charlotte County Community Services: https://www.charlottecountyfl.gov/departments/community-services/parks/all-parks/harbour-heights-park.stml (accessed September 26, 2026)
8. Peace River Preserve, Charlotte County Community Services: https://www.charlottecountyfl.gov/departments/community-services/parks/all-parks/peace-river-preserve.stml (accessed September 26, 2026)
9. Fishing, Boat Ramps, Kayak Launches, Charlotte County Community Services: https://www.charlottecountyfl.gov/departments/community-services/parks/amenities/fishing.stml (accessed September 26, 2026)
10. Dogs In Parks, Charlotte County Community Services: https://www.charlottecountyfl.gov/departments/community-services/parks/dogs-in-parks.stml (accessed September 26, 2026)
11. Punta Gorda Charlotte Library, Charlotte County: https://www.charlottecountyfl.gov/locations/punta-gorda-charlotte-library.stml (accessed September 26, 2026)
12. Kings Highway Widening, Sandhill Boulevard to the DeSoto County line, Charlotte County Public Works: https://www.charlottecountyfl.gov/projects/kings-highway-widening.stml (accessed September 26, 2026)
13. Sandhill Boulevard Widening, Kings Highway to Deep Creek Boulevard, Charlotte County Public Works: https://www.charlottecountyfl.gov/projects/sandhill-boulevard-widening.stml (accessed September 26, 2026)
14. Sandhill Development of Regional Impact, development order repository, Charlotte County Community Development: https://www.charlottecountyfl.gov/departments/community-development/planning-zoning/comprehensive-planning/developments-of-regional-impact/sandhill.stml (accessed September 26, 2026)
15. Sandhill development order, Resolution 80-4, February 17, 1981, Charlotte County Board of County Commissioners: https://www.charlottecountyfl.gov/core/fileparse.php/380/urlt/1981-02-17_Sandhill_DO_PD-80-4.pdf (accessed September 26, 2026)
16. Sandhill development order, Resolution 86-230, September 9, 1986, Charlotte County Board of County Commissioners: https://www.charlottecountyfl.gov/core/fileparse.php/380/urlt/1986-09-09_Sandhill_DO_Res_86-230.pdf (accessed September 26, 2026)
17. MSBUs and MSTUs, Charlotte County: https://www.charlottecountyfl.gov/msbu-mstu/ (accessed September 26, 2026)
18. Deep Creek Non-Urban Street and Drainage Unit, Charlotte County: https://www.charlottecountyfl.gov/msbu-mstu/deep-creek-non-urban/ (accessed September 26, 2026)
19. Deep Creek Non-Urban Street and Drainage Unit boundary map, Charlotte County: https://www.charlottecountyfl.gov/core/fileparse.php/567/urlt/deep-creek-sd-msbu-map.pdf (accessed September 26, 2026)
20. Deep Creek Non-Urban Street and Drainage Advisory Board minutes, April 13, 2023, with rate history, Charlotte County: https://www.charlottecountyfl.gov/core/fileparse.php/567/urlt/deep-creek-sd-20230413-minutes.pdf (accessed September 26, 2026)
21. Public hearing on the FY2024/25 final millage rates and budget, September 24, 2024, Charlotte County Board of County Commissioners: https://data.charlottecountyfl.gov/agenda/20240924/1b.pdf (accessed September 26, 2026)
22. Regular and land use meeting agenda, November 25, 2025, Charlotte County Board of County Commissioners: https://staging.charlottecountyfl.gov/file/1103/11252025-rlu.pdf (accessed September 26, 2026)
23. Greater Port Charlotte Street and Drainage Advisory Board minutes, December 18, 2024, Charlotte County: https://www.charlottecountyfl.gov/file/582/Greater-Port-Charlotte-Street-and-Drainage-20241218-minutes.pdf (accessed September 26, 2026)
24. Charlotte County Potable Water Master Plan, Charlotte County Utilities: https://www.charlottecountyfl.gov/core/fileparse.php/523/urlt/charlotte-county-potable-water-master-plan.pdf (accessed September 26, 2026)
25. Charlotte County Sewer Master Plan Update, 2024, Charlotte County Utilities: https://www.charlottecountyfl.gov/file/684/2024-sewer-master-plan.pdf (accessed September 26, 2026)
26. Utilities Department, Charlotte County Utilities: https://www.charlottecountyfl.gov/departments/utilities/ (accessed September 26, 2026)
27. Potable Water, Charlotte County Utilities: https://www.charlottecountyfl.gov/departments/utilities/potable-water.stml (accessed September 26, 2026)
28. Water and Sewer Availability, Charlotte County Utilities: https://www.charlottecountyfl.gov/departments/utilities/availability.stml (accessed September 26, 2026)
29. Sewer Service, Charlotte County Utilities: https://www.charlottecountyfl.gov/departments/utilities/sewer-service/ (accessed September 26, 2026)
30. Utilities, Charlotte County Economic Development Office: https://cleared4takeoff.com/data/utilities/ (accessed September 26, 2026)
31. About the Authority, Peace River Manasota Regional Water Supply Authority: https://regionalwater.org/about/ (accessed September 26, 2026)
32. Fire and EMS Station Listing, Charlotte County Fire and EMS: https://www.charlottecountyfl.gov/departments/public-safety/fire-ems/station-listing/ (accessed September 26, 2026)
33. Patrol, Bureau of Law Enforcement, Charlotte County Sheriff's Office: https://ccso.org/divisions/bureau_of_law_enforcement/patrol.php (accessed September 26, 2026)
34. Contact Us, Charlotte County Sheriff's Office: https://ccso.org/how_do_i/contact_us/index.php (accessed September 26, 2026)
35. 50% FEMA Rule, Charlotte County Community Development: https://www.charlottecountyfl.gov/departments/community-development/building-construction/50-percent-fema-rule.stml (accessed September 26, 2026)
36. 50% FEMA Rule information packet, Charlotte County Community Development: https://www.charlottecountyfl.gov/core/fileparse.php/363/urlt/50-percent-fema-rule.pdf (accessed September 26, 2026)
37. Know Your Zone, Charlotte County Emergency Management: https://www.charlottecountyfl.gov/departments/emergency-management/know-your-zone.stml (accessed September 26, 2026)
38. Storm Surge Evacuation Zones layer, Charlotte County GIS: https://agis3.charlottecountyfl.gov/arcgis/rest/services/Internal/CCGIS_ComDev_Internal/MapServer/138 (accessed September 26, 2026)
39. Evacuation Zones map, Charlotte County Emergency Management: https://www.charlottecountyfl.gov/core/fileparse.php/480/urlt/evacuation-zones-charlotte-county.pdf (accessed September 26, 2026)

Associations and club

40. Section 20 POA home page, Section 20 Property Owner's Association, Inc.: https://www.deepcreekfl.com/ (accessed September 26, 2026)
41. About Section 20, Section 20 Property Owner's Association, Inc.: https://www.deepcreekfl.com/about-section-20 (accessed September 26, 2026)
42. Documents and Permits, Section 20 Property Owner's Association, Inc.: https://www.deepcreekfl.com/documents (accessed September 26, 2026)
43. Frequently Asked Questions, Section 20 Property Owner's Association, Inc.: https://www.deepcreekfl.com/faqs (accessed September 26, 2026)
44. Contact Us, association office, Section 20 Property Owner's Association, Inc.: https://www.deepcreekfl.com/contact-us (accessed September 26, 2026)
45. Compiled and Integrated Declaration of Restrictions, Section 20, Section 20 Property Owner's Association, Inc.: https://www.deepcreekfl.com/_files/ugd/e0950d_47abfb476f3441f5ae2d32f3563dca36.pdf (accessed September 26, 2026)
46. Deep Creek Section 23 home page, Section 23, Property Owner's Association, Inc.: https://www.deepcreek23.com/ (accessed September 26, 2026)
47. FAQ, Section 23, Property Owner's Association, Inc.: https://www.deepcreek23.com/p/FAQ-2 (accessed September 26, 2026)
48. Hurricane Preparedness, Section 23, Property Owner's Association, Inc.: https://www.deepcreek23.com/p/Hurricane-Preparedness (accessed September 26, 2026)
49. Governing document with declaration and plat recording citations, Section 23, Property Owner's Association, Inc.: https://www.deepcreek23.com/file/document/54080798/5C4ZaO7kwcX5Uy1V.pdf (accessed September 26, 2026)
50. Articles of Incorporation packet, with the final judgment in Barnes v. Section 23 Property Owner's Association, Inc., Case No. 01-141-CA, Section 23, Property Owner's Association, Inc.: https://www.deepcreek23.com/private-files/document/840866406/MzIXFFG40TTa9b7M/Articles%20of%20Incorporation.pdf (accessed September 26, 2026)
51. Deed Restriction Enforcement Policy, Section 23, Property Owner's Association, Inc.: https://www.deepcreek23.com/file/document/1439029195/P7P7rSl414wvrPKp.pdf (accessed September 26, 2026)
52. Deep Creek Civic Association home page, Deep Creek Civic Association, Inc.: https://www.deepcreekcivic.org/ (accessed September 26, 2026)
53. Contact Us and other helpful phone numbers, Deep Creek Civic Association, Inc.: https://www.deepcreekcivic.org/contact-us/ (accessed September 26, 2026)
54. Deep Creek Golf Club home page, Deep Creek Golf Club: https://deepcreekgc.com/ (accessed September 26, 2026)
55. Course Details, Deep Creek Golf Club: https://deepcreekgc.com/course-details/ (accessed September 26, 2026)
56. Rates, Deep Creek Golf Club: https://deepcreekgc.com/rates/ (accessed September 26, 2026)
57. Memberships, Deep Creek Golf Club: https://deepcreekgc.com/memberships/ (accessed September 26, 2026)
58. Contact Us, Deep Creek Golf Club: https://deepcreekgc.com/contact-us/ (accessed September 26, 2026)
59. Heritage Lake Park Community Development District home page, Heritage Lake Park Community Development District: https://www.hlp-cdd.com/ (accessed September 26, 2026)

Charlotte County Public Schools

60. Boundary Locator, Charlotte County Public Schools: https://www.yourcharlotteschools.net/73177_3 (accessed September 26, 2026)
61. Boundary Locator address search tool, Charlotte County Public Schools: https://resources.yourcharlotteschools.net/BoundaryLocator (accessed September 26, 2026)
62. Controlled Open Enrollment (School Choice), Charlotte County Public Schools: https://www.yourcharlotteschools.net/choice (accessed September 26, 2026)

State of Florida

63. Florida Statutes 553.899, milestone inspections, Florida Legislature: http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0500-0599/0553/Sections/0553.899.html (accessed September 26, 2026)
64. Florida Statutes 718.112, structural integrity reserve study, Florida Legislature: http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0718/Sections/0718.112.html (accessed September 26, 2026)
65. Florida Statutes 720.30851, homeowners association estoppel certificates, Florida Senate: https://www.flsenate.gov/Laws/Statutes/2026/720.30851 (accessed September 26, 2026)
66. Florida Statutes 720.401, disclosure summary for homeowners association parcels, Florida Senate: https://www.flsenate.gov/Laws/Statutes/2026/720.401 (accessed September 26, 2026)
67. Florida Statutes 718.116, condominium assessments and estoppel certificates, Florida Senate: https://www.flsenate.gov/Laws/Statutes/2026/718.116 (accessed September 26, 2026)
68. Florida Statutes 718.504, condominium disclosure and question-and-answer sheet, Florida Senate: https://www.flsenate.gov/Laws/Statutes/2026/718.504 (accessed September 26, 2026)
69. Florida Statutes 201.02, documentary stamp tax on deeds, Florida Senate: https://www.flsenate.gov/Laws/Statutes/2026/201.02 (accessed September 26, 2026)
70. Florida Statutes 689.302, flood disclosure, Florida Senate: https://www.flsenate.gov/Laws/Statutes/2026/689.302 (accessed September 26, 2026)
71. Florida Statutes 193.155, homestead assessment and portability, Florida Senate: https://www.flsenate.gov/Laws/Statutes/2026/193.155 (accessed September 26, 2026)
72. Florida Statutes 627.711, wind mitigation, Florida Senate: https://www.flsenate.gov/Laws/Statutes/2026/627.711 (accessed September 26, 2026)
73. Inspections, milestone inspection guidance, Florida Department of Business and Professional Regulation: https://condos.myfloridalicense.com/inspections/ (accessed September 26, 2026)
74. SIRS Reporting and Database, Florida Department of Business and Professional Regulation: https://www2.myfloridalicense.com/condos-timeshares-mobile-homes/condominiums-and-cooperatives-sirs-reporting/ (accessed September 26, 2026)
75. Deep Creek Gardens Condominium Association, Inc., filing image, Florida Division of Corporations (Sunbiz): https://search.sunbiz.org/Inquiry/CorporationSearch/ConvertTiffToPDF?storagePath=COR%5C2008%5C0308%5C176106AB.tif&documentNumber=N15644 (accessed September 26, 2026)
76. Filing in docket 08632-1998 citing the Punta Gorda Isles Section 20 plat, Florida Public Service Commission: https://www.psc.state.fl.us/library/FILINGS/1998/08632-1998/08632-1998.pdf (accessed September 26, 2026)
77. Investigation of the Wind-Borne Debris Regions in ASCE 7-22, Final Report, Florida Building Commission, Hurricane Research and Advisory Committee: https://www.floridabuilding.org/fbc/commission/FBC_0525/HRAC/Final_Report_WBDR.pdf (accessed September 26, 2026)
78. Hurricane Helene and Hurricane Milton Post-Storm Beach Conditions and Coastal Impact Report, March 2025, Florida Department of Environmental Protection: https://floridadep.gov/sites/default/files/Hurricane%20Helene%20%26%20Milton%20Impact%20Report%20in%20Southwest%20FLorida%20March2025_0.pdf (accessed September 26, 2026)
79. "Flood Insurance Coverage Rules Kick In for Citizens", Citizens Property Insurance Corporation: https://www.citizensfla.com/-/flood-insurance-coverage-rules-kick-in-for-citizens (accessed September 26, 2026)
80. My Safe Florida Home, Florida Department of Financial Services: https://mysafeflhome.com/ (accessed September 26, 2026)
81. Deep Creek Preserve (DeSoto County, a different Deep Creek), Southwest Florida Water Management District: https://www.swfwmd.state.fl.us/recreation/deep-creek-preserve (accessed September 26, 2026)
82. Boat Ramps, Deep Creek (DeSoto County, a different Deep Creek), Charlotte Harbor boating guide, Florida Fish and Wildlife Conservation Commission: https://gis.myfwc.com/boating_guides/charlotte_harbor/pages/boat_ramps/Deep_Creek/index.html (accessed September 26, 2026)
83. Punta Gorda Downtown Farmers Market, Florida Department of Agriculture and Consumer Services: https://www.fdacs.gov/Consumer-Resources/Buy-Fresh-From-Florida/Community-Farmers-Markets/Punta-Gorda-Downtown-Farmers-Market (accessed September 26, 2026)

Federal (FEMA, NOAA, USGS, Census)

84. National Flood Hazard Layer, Federal Emergency Management Agency: https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer (accessed September 26, 2026)
85. NFHL Flood Hazard Zones layer, Federal Emergency Management Agency: https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer/28 (accessed September 26, 2026)
86. NFHL FIRM Panels layer, Federal Emergency Management Agency: https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer/3 (accessed September 26, 2026)
87. Flood Map Service Center, search by address, Federal Emergency Management Agency: https://msc.fema.gov/portal/search (accessed September 26, 2026)
88. CRS Eligible Communities, April 1, 2026, Federal Emergency Management Agency: https://www.fema.gov/sites/default/files/documents/fema_crs_eligible-communities_042026.pdf (accessed September 26, 2026)
89. Tropical Cyclone Report, Hurricane Charley (AL032004), National Hurricane Center, NOAA: https://www.nhc.noaa.gov/data/tcr/AL032004_Charley.pdf (accessed September 26, 2026)
90. Tropical Cyclone Report, Hurricane Ian (AL092022), National Hurricane Center, NOAA: https://www.nhc.noaa.gov/data/tcr/AL092022_Ian.pdf (accessed September 26, 2026)
91. Tropical Cyclone Report, Hurricane Helene (AL092024), National Hurricane Center, NOAA: https://www.nhc.noaa.gov/data/tcr/AL092024_Helene.pdf (accessed September 26, 2026)
92. Tropical Cyclone Report, Hurricane Milton (AL142024), National Hurricane Center, NOAA: https://www.nhc.noaa.gov/data/tcr/AL142024_Milton.pdf (accessed September 26, 2026)
93. Elevation Point Query Service, U.S. Geological Survey, The National Map: https://epqs.nationalmap.gov/ (accessed September 26, 2026)
94. Census Geocoder, U.S. Census Bureau: https://geocoding.geo.census.gov/geocoder/ (accessed September 26, 2026)
95. National Broadband Map, Federal Communications Commission: https://broadbandmap.fcc.gov/ (accessed September 26, 2026)
96. Deep Creek Post Office location, U.S. Postal Service: https://tools.usps.com/locations/details/1360497 (accessed September 26, 2026)
97. Punta Gorda Post Office location, U.S. Postal Service: https://tools.usps.com/find-location.htm?location=1378539 (accessed September 26, 2026)

News of record

98. "Riding the storm out," Richard Skelly, September 3, 2014, Golf Course Industry: https://www.golfcourseindustry.com/article/gci0914-weather-prep-superintendents-advice/ (accessed September 26, 2026)
99. "270 apartments proposed at Sandhill Boulevard", Charlotte Sun: https://www.yoursun.com/charlotte/news/270-apartments-proposed-at-sandhill-boulevard/article_a22d2544-cd4d-11eb-97d6-7fedb2fcceed.html (accessed September 26, 2026)
100. "Apartments proposed on Sandhill triggers road-widening plan", Charlotte Sun: https://www.yoursun.com/charlotte/news/apartments-proposed-on-sandhill-triggers-road-widening-plan/article_e209ef92-a6ed-11ec-b991-331b64f074fe.html (accessed September 26, 2026)
101. "Sandhill apartment construction to start 2023", Charlotte Sun: https://www.yoursun.com/charlotte/news/sandhill-apartment-construction-to-start-2023/article_d8fb9b0c-aae0-11ec-b047-eb64b6e24736.html (accessed September 26, 2026)
102. "'Beyond Repair': ShorePoint Punta Gorda Hospital will not reopen", Charlotte Sun: https://www.yoursun.com/charlotte/news/beyond-repair-shorepoint-punta-gorda-hospital-will-not-reopen/article_4d81dabe-be15-11ef-a1e7-db0ac7023f7c.html (accessed September 26, 2026)
103. "Charlotte County maintains 25% CRS flood insurance discount", WINK News: https://www.winknews.com/news/charlotte/charlotte-county-maintains-25-fema-crs-flood-insurance-discount/article_cbfcebb1-ac6a-466b-bb09-34e27317f764.html (accessed September 26, 2026)
104. "ShorePoint Health in Punta Gorda to permanently close", WINK News: https://www.winknews.com/news/charlotte/shorepoint-health-in-punta-gorda-to-permanently-close/article_6e13543d-082b-5535-8386-e82982548653.html (accessed September 26, 2026)
105. "Kings Highway widening starts in Charlotte County", WINK News: https://www.winknews.com/news/charlotte/kings-highway-widening-starts-in-charlotte-county/article_94470e69-f436-4a0d-aeaa-40a18ce6a08a.html (accessed September 26, 2026)
106. "AdventHealth agrees to purchase ShorePoint hospitals in Charlotte County", WUSF Health News Florida: https://www.wusf.org/health-news-florida/2024-11-29/adventhealth-agrees-to-purchase-shorepoint-hospitals-in-charlotte-county (accessed September 26, 2026)
107. "New AdventHealth Emergency Department Coming to Punta Gorda", Gulfshore Business: https://www.gulfshorebusiness.com/health-care/adventhealth-plans-emergency-facility-in-punta-gorda/article_b928c235-7db1-402f-9add-2887b2c68330.html (accessed September 26, 2026)
108. "Charlotte, Punta Gorda plan for future utilities growth" (East Port wastewater plant expansion), Gulfshore Business: https://www.gulfshorebusiness.com/charlotte/east-port-wastewater-plant-expansion-to-finish-by-early-2027/article_f3056231-8c84-4411-9295-d79812798ee2.html (accessed September 26, 2026)
109. Legal notice 13-04069 citing Lot 14, Block 558, Punta Gorda Isles Section 20, April 19, 2013, Business Observer: https://legals.businessobserverfl.com/news/2013/apr/19/13-04069/ (accessed September 26, 2026)

Routing and market data

110. OSRM open-source routing engine (drive-time estimates), Project OSRM: https://router.project-osrm.org/ (accessed September 26, 2026)
111. Punta Gorda Airport, Charlotte County Airport Authority: https://www.flypgd.com/ (accessed September 26, 2026)
112. Southwest Florida International Airport, Lee County Port Authority: https://www.flylcpa.com/ (accessed September 26, 2026)
113. "ShorePoint Health Port Charlotte is now AdventHealth Port Charlotte", AdventHealth: https://www.adventhealth.com/news/shorepoint-health-port-charlotte-now-adventhealth-port-charlotte (accessed September 26, 2026)
114. About Our Location, AdventHealth Port Charlotte, AdventHealth: https://www.adventhealth.com/locations/hospitals/port-charlotte/our-location (accessed September 26, 2026)
115. Contact us, HCA Florida Fawcett Hospital, HCA Florida Healthcare: https://www.hcafloridahealthcare.com/locations/fawcett-hospital/about-us/contact-us (accessed September 26, 2026)
116. TGH Urgent Care Powered by Fast Track, Babcock Ranch, Tampa General Hospital: https://www.getcare.tgh.org/locations/fl-punta-gorda-tgh-urgent-care-powered-by-fast-track-babcock-ranch-loc0000260875 (accessed September 26, 2026)
117. Port Charlotte Urgent Care Clinic, MD Now Urgent Care: https://www.mymdnow.com/locations/sarasota/port-charlotte (accessed September 26, 2026)
118. Port Charlotte, PrimeHealth Urgent Care: https://primehealthuc.com/locations/port-charlotte/ (accessed September 26, 2026)
119. Punta Gorda Crossing, store 266, Publix Super Markets: https://www.publix.com/locations/266-punta-gorda-crossing (accessed September 26, 2026)
120. Store 25953, 25240 Sandhill Boulevard, Dollar General: https://www.dollargeneral.com/store-directory/fl/punta-gorda/25953 (accessed September 26, 2026)
121. 379 Kings Highway, Five Guys: https://restaurants.fiveguys.com/379-kings-highway (accessed September 26, 2026)
122. Port Charlotte Town Center, Port Charlotte Town Center: https://www.portcharlottetowncenter.com/ (accessed September 26, 2026)
123. Fishermen's Village, Fishermen's Village: https://www.fishermensvillage.com/ (accessed September 26, 2026)
124. Ponce de Leon Park and the Peace River Wildlife Center, City of Punta Gorda: https://www.ci.punta-gorda.fl.us/Home/Components/FacilityDirectory/FacilityDirectory/114/59 (accessed September 26, 2026)

Market data

125. Southwest Florida MLS Matrix, Residential closed sales with Development "Deep Creek," September 26, 2025 to September 26, 2026 (pulled September 26, 2026; member access, cited as text).
126. Charlotte County Property Appraiser public parcel and sales files, qualified improved sales on the Punta Gorda Isles Section 20 and Section 23 plats and in the 32 condominium and townhome county designators inside the footprint, recorded September 27, 2025 to September 26, 2026, downloaded September 26, 2026, newest recorded sale September 4, 2026 (our analysis).
127. Drive times: OSRM open routing engine on OpenStreetMap road data, fastest free-flow route from 1009 Rio de Janeiro Avenue, with origin and destinations geocoded by the U.S. Census Geocoder, computed September 26, 2026 (our analysis).

Downloadable Documents

These Deep Creek documents are published by Charlotte County, the Section 20 and Section 23 property owners' associations, the State of Florida and federal agencies. Each link opens the issuing authority's own copy, so you always read the current version rather than a reprint. Read the recorded documents for any specific lot before you buy.

Market data from Southwest Florida MLS, pulled September 2026. County sales from Charlotte County Property Appraiser public files, analyzed September 2026. Brokered by Domain Realty.