Deep Creek - Deep Creek Gardens

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

McGreevy and Comisar wrote this guide first for Deep Creek Gardens owners who are thinking about selling, and second for buyers who want the complex's real record before they tour: every sale the county has recorded since 2009, what Charlotte County now says each of the 199 condominiums is worth, what the permit file shows about the roofs and shutters, and what Florida's condominium safety laws do and do not require of a two-story building. Deep Creek Gardens is a 199-unit, two-story condominium inside the master-planned community of Deep Creek in Punta Gorda, Florida. It is the largest condominium in Deep Creek, 25 buildings lettered A to Y at 25100 Sandhill Boulevard, built in 1986 and 1987 on the north side of the boulevard, and it is the most affordable way into the community on the county record. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and among the Top 1% Real Estate Agents Nationally Since 2008.

One address fact governs everything else on this page. The envelope says Punta Gorda, ZIP 33983, but Deep Creek Gardens sits in unincorporated Charlotte County, outside the City of Punta Gorda. The Charlotte County Property Appraiser values and taxes each unit, Charlotte County Utilities supplies the water and sewer, the Charlotte County Sheriff's Office patrols the complex, and the county's building department holds the permit file. The state's condominium register still carries the complex's original 1986 registration under a Port Charlotte address, which is why you will see both town names on listings.

This guide is built from the Charlotte County Property Appraiser's 2026 roll and parcel cards for all 199 units and the common elements, all 271 qualified sales the county has recorded for the condominium since 2009, the Florida Department of Business and Professional Regulation's condominium register and both of its structural integrity reserve study databases, the Florida Division of Corporations, Charlotte County's permit and GIS records, FEMA's flood map, the Charlotte County Public Schools boundary locator, the Florida Statutes and the Southwest Florida MLS. If you own at Deep Creek Gardens and are weighing a sale, start with the market snapshot, the section on the state's condominium laws and the seller section, then call Jesse. If you are buying, the building-by-building record below tells you what to ask before your first showing.

Why McGreevy and Comisar Are the Best Realtor for Deep Creek Gardens

McGreevy and Comisar are the best realtor for Deep Creek Gardens because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% nationally since 2008, over $900 million in personal sales, and a Deep Creek Gardens read built from all 271 county-recorded sales since 2009, the 2026 county values and the complex's permit file.

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

That matters at Deep Creek Gardens for reasons particular to this complex. Every one of the 199 units is the same size on the county card, 860 square feet with two bedrooms, so buyers compare them hard, and the differences that move a price are the ones an automated estimate cannot see: first floor or second floor, the lake side or the road side, the condition inside, and whether the building's paperwork answers the questions buyers now ask about Florida condominiums. The county itself draws the lake line: its 2026 preliminary values put the lake-flagged units we opened at $127,925 and the others at $119,153, about $8,800 apart. A listing agent who prices a Deep Creek Gardens condominium off the Deep Creek median, or off the last sale on Sandhill Boulevard regardless of floor and side, leaves money on the table or leaves the unit on the market.

Recent Deep Creek Gardens track record (all brokerages, county recorded deeds): In the last 12 months Deep Creek Gardens has seen 10 recorded resales (Charlotte County Property Appraiser public sales files, qualified improved sales recorded from September 27, 2025 to September 26, 2026; the newest Deep Creek Gardens sale in the file is dated July 10, 2026), from $113,000 to $165,000, at a median of $135,000 (ten sales, an even count, so the median is the mean of the two middle sales, which were both $135,000), dollar volume $1,358,500, none a first sale from a builder. Those are the same ten sales and the same median shown in our Deep Creek community guide. The highest-priced Deep Creek Gardens sale in the window was $165,000, a second-floor unit in Building I in October 2025. On the Southwest Florida MLS, the Deep Creek development label carried no Deep Creek Gardens closing in the twelve months to September 26, 2026, too few for a complex-level days-on-market figure; across the whole community, blended, the MLS shows 37 closings, a median 76 days on market and a 97.9% median sale-to-list ratio. The county record does not name the listing office on each sale, so we state no represented-sale count for Deep Creek Gardens here; ask us and we will walk you through all ten.

For Deep Creek Gardens sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and off-market discretion. At Deep Creek Gardens it has to reach the right audience in the right month: on the county's 2026 roll only 76 of the 199 units carry a homestead exemption, and 92 owners (46.2%) receive their tax notice outside Florida, led by New York, Connecticut, Massachusetts, Michigan and Ohio, with seven in Ontario. Your next buyer is as likely to be in Hartford or Toronto in October as on Sandhill Boulevard in February. We also build the paperwork file before the first showing: the association's budget and reserve schedule, the resale disclosure package under section 718.503 of the Florida Statutes, the estoppel certificate, the 2023 roof permits, the 2006 shutter permit for your building and any insurance declarations the association will release.

For Deep Creek Gardens buyers: the first question is the building's paperwork, because at a 1986 or 1987 condominium the reserves, the insurance and any special assessment separate one listing's carrying cost from another's. The second is the floor and the side, which set the price band inside a complex where every unit is the same size. The third is what the condominium fee covers, which is set in an association budget that is not posted publicly. Sellers and buyers comparing the best real estate agents in Punta Gorda should ask each one to answer those three questions for a specific unit at 25100 Sandhill Boulevard; we answer them below.

Honors and recognition:

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

Selling your Deep Creek Gardens home? Get a free Deep Creek home valuation or call Jesse direct at (239) 898-6072.

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

Living in Deep Creek Gardens as a Homebuyer

Living in Deep Creek Gardens means a two-bedroom, 860 square foot condominium in a two-story building at 25100 Sandhill Boulevard, a lake or courtyard outlook, a community pool, clubhouse, tennis and shuffleboard, no yard to keep, and Deep Creek's golf course, county park and Interstate 75 a few minutes away.

Deep Creek Gardens is the largest attached community in Deep Creek by a wide margin: its 199 units are more than twice the next-largest condominium inside the footprint, Villa Manor with 69, and about a fifth of the 937 attached units in the whole community. It is also one of only two condominium complexes on the north side of Sandhill Boulevard, alongside its smaller neighbor The Pines at Deep Creek at 25050 Sandhill Boulevard. What follows is what daily life looks like, drawn from the county's cards, the state's registers and the permit file.

What Is Deep Creek Gardens?

Deep Creek Gardens is a residential condominium governed by Chapter 718 of the Florida Statutes. The Florida Department of Business and Professional Regulation lists it as Deep Creek Gardens A Condo, project PR1P015136, 200 units, recorded August 20, 1986, managed by Deep Creek Gardens Condo. Assoc. Inc. (DBPR managing entity MA00015460) at 25100 Sandhill Boulevard (DBPR condominium register extract, read September 29, 2026). Charlotte County's subdivision layer records the condominium plat in Condominium Book 7, Pages 14, 41 and 49, in 1986 (Charlotte County GIS, subdivision and condominium layer).

The association is a Florida not-for-profit corporation, Deep Creek Gardens Condominium Association, Inc., document number N15644, filed June 27, 1986, active, with amended and restated articles filed April 8, 2004 (Florida Division of Corporations, Deep Creek Gardens Condominium Association, Inc.). Its current annual report lists its principal address as 25100 Sandhill Boulevard, Punta Gorda 33983, and its mailing address as Unit X-104 at the same address.

Twenty-Five Buildings, Lettered A to Y

The county roll places the 199 homes in 25 two-story buildings, lettered A through Y, all at the single street address 25100 Sandhill Boulevard. Each building has eight units, four on each floor: units 101 to 104 on the ground floor and units 201 to 204 upstairs. The one exception is Building X, which carries seven units on the roll. Ninety-nine units are on the first floor and 100 are on the second.

Source: Charlotte County Property Appraiser 2026 roll, short and long legal descriptions for all 200 Deep Creek Gardens records, our tabulation (Charlotte County Property Appraiser, common-element parcel record). The phase numbers run 2 to 16 with no Phase 1, 5 or 14 on the roll; the recorded declaration and its phase amendments explain the numbering.

The state register counts 200 units and the roll counts 199 plus the common elements. The one unit number missing from the roll is X-104, and X-104 is the address the association and the common-element parcel both use for mail. Our reading of those two records is that X-104 is carried inside the common elements as the association's office; the declaration and its amendments are the documents that confirm it.

One Floor Plan: 860 Square Feet, Two Bedrooms

Deep Creek Gardens is a one-plan complex on the county's records. Every one of the 199 units carries 860 square feet of living area on the roll, and every unit card we opened lists two bedrooms, one floor within the unit, and a construction quality grade of 3 (Charlotte County Property Appraiser, sample unit record). Listings describe the units as two-bedroom, two-bath homes with a washer and dryer inside, and some show larger square footage than the county's 860, which usually means a screened or enclosed porch counted in. On this page every price per square foot uses the county's 860.

Why it matters to you: when every unit is the same plan, the price differences are condition, floor and outlook. Two units with the same county card can sell $30,000 apart because one has a new kitchen and impact windows and the other has 1987 cabinets and original glass behind shutters.

First Floor or Second Floor

Each building repeats the same stack, four units down and four up, reached by exterior stairs; the association replaced the stair railings on all 25 buildings in January 2024 under county permits (Charlotte County Accela Citizen Access). No elevator appears on the county cards or in the permit history we read, and a two-story building of this kind is not required to have one. That makes the floor a real choice. First-floor units suit buyers who do not want stairs and want to step out to the grounds or the lake. Second-floor units have more privacy, no one overhead and, in Charley in 2004, took most of the water damage when roofs failed, which is part of why the 2023 re-roof matters to a buyer.

In the county's recorded sales over the last 12 months, the three first-floor sales had a $140,000 median and the seven second-floor sales a $135,000 median. Ten sales is too few to call that a first-floor premium, but it is the pattern a buyer should expect to be quoted.

The Lake Side and the Road Side

The county roll flags 136 of the 199 units, Buildings D through J and M through V, as waterfront, and the other 63, Buildings A, B, C, K, L, W, X and Y, as not (Charlotte County Property Appraiser 2026 roll). The water is the complex's own lake; the association's January 2025 permit to repair "damaged sections of sidewalks and drainage swale to the pond" is the county's own word for it. The flag is not a boating waterway, and nothing at Deep Creek Gardens reaches Charlotte Harbor by water.

The flag shows up in price. In the county's 2026 preliminary values, the four lake-flagged units we opened carry a just value of $127,925 and the three unflagged units carry $119,153. In the last 12 months of recorded sales, the six lake-flagged units sold at a $138,250 median and the four unflagged units at $129,500. Both gaps are close to $9,000, and they agree.

Who Owns at Deep Creek Gardens?

The county's records answer the question better than a brochure. On the 2026 roll, 76 of the 199 units carry a Florida homestead exemption, so roughly four in ten are full-time homes. One hundred seven owners (53.8%) have a Florida mailing address, 100 of them in Punta Gorda and 91 at 25100 Sandhill Boulevard itself. The other 92 receive their notice out of state or abroad, led by New York (17), Connecticut (10), Massachusetts (9), Michigan (9), Ohio (9), Ontario (7) and Pennsylvania (6), with owners in 12 more states and one in the United Kingdom. Only four units are held by a company (Charlotte County Property Appraiser 2026 roll, owner mailing fields, our count).

That makes Deep Creek Gardens a seasonal complex with a strong full-time core, and a Northeastern and Canadian one. For a buyer, expect a quieter pool deck from May to October and a full one in February. For a seller, expect your likeliest buyer to come from the Northeast, Ohio, Michigan or Ontario, and time the launch for the months that buyer is here or planning to be.

A Day at Deep Creek Gardens

A February morning at Deep Creek Gardens might start with coffee looking over the lake, then a walk to the pool and clubhouse at the center of the complex. The county's record of the common elements lists the amenities in square feet: a 1,789 square foot air-conditioned clubhouse built in 1986, an 825 square foot swimming pool, a 4,000 square foot tennis court and 1,044 square feet of shuffleboard, on 7.68 acres of common land (Charlotte County Property Appraiser, common-element parcel record). Listing remarks add a heated pool, pickleball, bocce and barbecue gazebos, which the county card does not itemize; ask the association which of those are current.

Beyond the complex, the rest of Deep Creek is minutes away: Deep Creek Golf Club, the semi-private 18-hole course on San Cristobal Avenue, is about 1.9 miles and 5 minutes by routing estimate, and Charlotte County's Deep Creek Park, with eight pickleball courts, is a short drive east on Sandhill Boulevard. Interstate 75 runs within about six-tenths of a mile of the complex on the county's road map, which is convenient for Tampa and Fort Myers and audible on some mornings.

What you do not do at Deep Creek Gardens is maintain the building. The roof, walls, grounds, pool and the master insurance policy are the association's responsibility under Chapter 718 and the declaration, and the association pulled the permits for every building's roof in 2023.

What Deep Creek Gardens Does Not Have, or Has Not Published

Six things buyers sometimes assume. No public fee schedule: the association's budget and dues are not posted on any public page we reached. No elevators: the buildings are two stories with exterior stairs. No garages or carports on the county card: parking is open surface parking on the association's 91,476 square feet of asphalt. No boat access: the lake is a drainage lake. No age restriction in any public record we read. No public document library: the association's owner portal is not open to the public, and its declaration, rules and budget come to a buyer through the resale disclosure package.

Buying at Deep Creek Gardens, Step by Step

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

1. Choose the floor, then the side, then the condition. In the last 12 months the county recorded sales from $113,000 to $165,000; in the last 24 months, from $113,000 to $180,000.
2. Read the condominium file before you offer. Under section 718.503 of the Florida Statutes you are entitled, from a resale seller, to the declaration, articles, bylaws and rules, the annual financial statement and budget, and the other documents that section lists. A contract signed before you receive them is voidable for seven days after you do, excluding weekends and legal holidays.
3. Order the estoppel certificate on day one under section 718.116, and ask in writing whether any special assessment is levied or proposed.
4. Ask whether Deep Creek Gardens pays any Section 20 assessment. On the documents we read it does not appear to, but the estoppel is the record that settles it.
5. Price against the same floor and side, not the Deep Creek median, and put any assessment balance into the numbers.
6. Insure before the deadline. The complex is in FEMA Zone X; get an HO-6 quote on the actual unit and a copy of the association's master policy declarations.

If you would like a second set of eyes on a Deep Creek Gardens file, call Marc at (239) 287-5873 or read our Deep Creek buyer guide. Sellers can see what a Deep Creek home is worth or call Jesse direct at (239) 898-6072.

Deep Creek Gardens Market Snapshot: What the Condominiums Actually Sell For

Deep Creek Gardens recorded 10 qualified resales in the last 12 months at a $135,000 median, from $113,000 to $165,000, matching our Deep Creek guide exactly. The 24-month record shows 16 sales at a $139,950 median, and prices sit about 26 percent below the 2023 calendar-year median.

Data updated: September 2026 (Charlotte County Property Appraiser public parcel and sales files, index built September 29, 2026, newest recorded Deep Creek Gardens sale July 10, 2026; Charlotte County Property Appraiser 2026 preliminary values; Southwest Florida MLS, pulled September 26, 2026)

We tracked every one of the 271 qualified sales the Charlotte County Property Appraiser has on file for Deep Creek Gardens from 2009 to July 2026, and matched each to its building, floor and the county's lake flag; every table in this section is built from those rows, not from an automated estimate.

Ten recorded sales in the last 12 months meets the ten-sale threshold at which we let a median lead, so the leading window here is the trailing twelve months, the same window our Deep Creek guide uses. This section lists all ten (by building and floor, never by owner), adds the 24, 36 and 60-month windows, lays out the calendar-year record back to 2009, shows what the Southwest Florida MLS adds, and closes with what the county itself now says the units are worth.

The Leading Window: 12 Months of County Recorded Sales

Source: Charlotte County Property Appraiser public sales files, DOR-qualified improved sales over $1,000, our analysis. Price per square foot uses the county's 860 square feet of living area for every unit. None of the ten was a first sale from a builder; the complex was built out in 1987.

All Ten Sales, One by One

Source: Charlotte County Property Appraiser public sales files and 2026 roll, our analysis. Floor is from the unit number on the roll; the lake flag is the roll's waterfront field.

Two of those rows are units selling for the second time in about two years. A first-floor unit in Building G recorded at $178,000 in April 2024 and at $140,000 in October 2025; a second-floor unit in Building L recorded at $189,000 in October 2023 and at $135,000 in January 2026. The county file does not say why, and we do not guess about any individual owner, but the pair is the plainest evidence on the record of how far Deep Creek Gardens prices have moved since the 2023 peak: 21 and 29 percent on the same units.

One row deserves a caution. The $113,000 sale of a second-floor unit in Building C in July 2026 is the lowest qualified sale since 2021 and sits $6,153 below the county's own 2026 preliminary value for that same unit; we would not price anything from it without knowing its condition.

Ready to Sell or Buy at Deep Creek Gardens? Talk to the Team That Read All 271 County Sales

Deep Creek Gardens is the largest condominium in Deep Creek, and its county values fell from $146,200 per unit in 2025 to $119,153 or $127,925 in the 2026 preliminary roll, so pricing one takes the complex's own record, not a portal estimate. Sellers can get a free Deep Creek home valuation built on the floor, side and condition of your unit, or call Jesse direct at (239) 898-6072. Buyers can call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida before touring Sandhill Boulevard.

The 24-Month, 36-Month and 60-Month Windows

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

The windows tell the story in one line: the longer the look-back, the higher the median, because the 2022 and 2023 sales at $180,000 to $234,000 fall out of each shorter window. That is the opposite of a market that has already bottomed on the record. The 12-month and 24-month medians are close together, $135,000 and $139,950, which says the last two years have been one flat-to-lower market rather than a steady fall.

The Calendar-Year Record Since 2009

Source: Charlotte County Property Appraiser public sales files, qualified improved sales, our analysis. Even-count medians are the mean of the middle pair.

Read top to bottom, Deep Creek Gardens is a 2012 bottom at a $43,750 median, a steady climb to $114,500 in 2020, a jump of 50 percent in 2022 to $180,000, a flat top at $184,000 in 2023, and a slide since: $152,500 in 2025 and $135,000 so far in 2026. The 2026 median is still about three times the 2012 median, and about where the complex traded in the spring of 2021.

The sales count tells its own story. Deep Creek Gardens averaged about 16 qualified sales a year from 2009 to 2023 and recorded 28 in the 2022 peak; it recorded 10 in 2024, 8 in 2025 and 7 so far in 2026. Fewer sales at lower prices is what a market looks like when buyers are cautious about Florida condominiums generally, which is why the paperwork file matters more here than it did in 2022.

The Highest Sales on the County Record

The highest qualified sale the county has on file for Deep Creek Gardens is $234,000, a second-floor unit in Building S in October 2022. The next two are $228,000 for a first-floor unit in Building E in July 2022 and $220,000 for a first-floor unit in Building C in March 2022. All three came in the 2022 run. No sale since July 2023 has reached $200,000.

For a seller, that is the honest frame: the 2022 prices were real, but they were paid in a different insurance and interest-rate market, and a 2026 buyer's lender and insurer underwrite today's numbers.

What the Southwest Florida MLS Shows for Deep Creek Gardens

The Southwest Florida MLS adds two measures the county file cannot carry: days on market and the ratio of sale price to list price. Its Deep Creek development label carried 37 closings in the twelve months to September 26, 2026, and none of them was a Deep Creek Gardens unit; the only Sandhill Boulevard condominium among them was at The Pines next door (Southwest Florida MLS, Development Deep Creek, closed September 26, 2025 to September 26, 2026, pulled September 26, 2026).

That gap is not a sign that nothing sold. It reflects how Deep Creek Gardens listings are entered: the ones we see carry a Port Charlotte city, a phase name such as "Deep Creek Gardens Ph 07," or no development label at all, so a Development search misses them. With no complex-level MLS closings in the window, the MLS figures we can state are community-wide, blended: a median 76 days on market for all 37 Deep Creek closings and a median sale-to-list ratio of 97.9 percent. A Deep Creek Gardens condominium is not a Deep Creek single-family home, and in a slower condominium market it can take longer than 76 days; we price and plan for that.

What the County Says a Deep Creek Gardens Unit Is Worth

The Charlotte County Property Appraiser's certified 2025 roll carried every one of the 199 units at the same just value, $146,200, for a total of $29,093,800 (Charlotte County Property Appraiser). The 2026 preliminary roll splits the complex in two. In the seven unit records we opened on September 29, 2026, the four units in lake-flagged buildings carry a 2026 preliminary just value of $127,925 and the three in unflagged buildings carry $119,153 (sample lake-side record, Building G; sample road-side record, Building A). That is a drop of 12.5 percent on the lake side and 18.5 percent on the other side, year over year.

If the two tiers follow the county's lake flag across all 199 units, as they did in every record we opened, the complex's total preliminary value is about $24.9 million, down about 14 percent from 2025. The county's market value is its estimate of the most probable selling price as of January 1, not an appraisal of any single unit; the 2026 figures are preliminary until the county certifies the roll in October.

What Property Tax Looks Like at Deep Creek Gardens

Property tax at Deep Creek Gardens is set by Charlotte County's taxing authorities for tax district 104, the unincorporated district the county roll assigns to every unit; the City of Punta Gorda does not levy on it. The number that matters to a buyer is the buyer's own, not the seller's. On the 2025 roll the median unit was assessed at $125,970 and taxed on $123,102, because Florida's Save Our Homes cap holds a homesteaded owner's assessment below market; a homestead owner's card we opened showed a 2026 assessed value of $109,432 and a taxable value of $58,021 for county purposes after exemptions (Charlotte County Property Appraiser, sample record).

Those exemptions and caps reset at sale. A buyer is assessed at market value in the year after purchase, less any exemption the buyer qualifies for, so budget from the purchase price and the current millage, not from the seller's bill. The county's homestead and portability rules under section 193.155 let a Florida homesteader carry part of an earlier cap to a new home, which can matter to a downsizer.

Does Deep Creek Gardens Need a Structural Integrity Reserve Study?

Deep Creek Gardens does not appear to need a structural integrity reserve study, because Florida's SIRS law covers condominium buildings three habitable stories or higher and every Deep Creek Gardens building is two stories. Neither of the state's two SIRS databases lists the complex. Its ordinary reserve rules, insurance duties and disclosure duties still apply in full.

Why This Is the First Question Buyers Ask

Since the Champlain Towers collapse in 2021, Florida has layered new safety and funding rules on condominiums, and buyers across Southwest Florida now open every condominium conversation with two acronyms: SIRS, the structural integrity reserve study, and the milestone inspection. For many older complexes those rules have meant large special assessments. A Deep Creek Gardens seller needs to be able to answer the question in one sentence, with the reasoning behind it.

What the SIRS Law Covers, in Plain Terms

Section 718.112(2)(g) of the Florida Statutes requires a residential condominium association to have a structural integrity reserve study completed at least every 10 years "for each building on the condominium property that is three habitable stories or higher in height" (section 718.112, Florida Statutes). The study covers the roof, structure, fireproofing, plumbing, electrical, waterproofing, windows and doors, and associations covered by it must fund the reserves it identifies.

The height test is the whole answer for Deep Creek Gardens. On the county roll every building carries units numbered 101 to 104 and 201 to 204, two floors and no third; every unit card we opened records the unit itself on one floor; and the association's 2024 permits replaced the exterior stair railings on all 25 buildings, which is how a two-story walk-up is reached. A two-story building is below the statute's three-story line.

What the State's Two SIRS Databases Show

The Florida Department of Business and Professional Regulation publishes two public databases of SIRS filings: one for studies submitted before July 2025 and one for July 2025 and after (DBPR, SIRS Reporting and Database). We searched both on September 29, 2026, by project number, managing-entity number, name and street address. Neither lists Deep Creek Gardens. In the same 33983 ZIP code, the databases do list three-story condominiums nearby, including the Lake View buildings at Heritage Lake Park, Newport I and II on Kings Highway and St. James Place, which is consistent with the height rule doing exactly what it says.

Absence from the database is what we would expect for a two-story complex; it is not, by itself, proof of exemption. The declaration of condominium, which states the buildings' height, and the association's answer in writing are the documents that close the question for a specific sale.

What Still Applies at Deep Creek Gardens

Being outside the SIRS rule does not put Deep Creek Gardens outside Florida's condominium law. Four duties apply in full:

• Reserves. Section 718.112(2)(f) requires reserve accounts for roof replacement, building painting and pavement resurfacing, and for any other item whose deferred maintenance or replacement cost exceeds $25,000 (adjusted for inflation). For an association not subject to the SIRS rule, the owners may still vote by a majority of the total voting interests to fund less than the full reserves or none (section 718.112). Whether Deep Creek Gardens funds full reserves, partial reserves or waives them is in its budget, which is not public.
• Insurance. Section 718.111(11) requires "adequate property insurance" and a replacement-cost determination at least every three years (section 718.111, Florida Statutes).
• Records online. Section 718.111(12)(g) requires an association managing a condominium with 25 or more units to post its declaration, bylaws, rules, budget, financial reports, contracts, inspection reports and other official records on a website or an app. Deep Creek Gardens has an owner portal; it is not open to the public.
• Disclosure at resale. Section 718.503 requires a resale seller to give the buyer the governing documents, the budget and financial statement, and the other items that section lists (section 718.503, Florida Statutes).

Reading the Reserves Against the 2023 Roof

The reserve question at Deep Creek Gardens is narrower than at a high-rise, because the largest single capital item has just been done. Charlotte County's permit file shows the association replaced the roofs on all 25 buildings and the clubhouse in July and August 2023, tearing off to the deck, re-nailing the plywood, adding underlayment and installing GAF shingles, and every one of those permits is closed (Charlotte County Accela Citizen Access). The questions a buyer should put in writing are how that roof was paid for (reserves, a special assessment or a loan), what is left in the roof reserve now, and what the budget sets aside for painting and the parking lot, the next two statutory items.

Comparing Deep Creek Gardens With Its Neighbors on the State's Record

The rule that exempts Deep Creek Gardens also exempts most of Deep Creek's attached homes, which are low-rise buildings from the 1980s and 2000s. The nearby complexes the state's databases do list are three-story buildings outside the Deep Creek plats, on Kings Highway and at Heritage Lake Park. For a buyer choosing between a two-story Deep Creek Gardens unit and a three-story condominium a mile away, that difference in statutory exposure is a real line item, and it is one reason the complex's per-square-foot price holds up better than its sales count suggests.

Is Deep Creek Gardens Subject to Florida's Milestone Inspection?

Deep Creek Gardens does not appear to be subject to Florida's milestone inspection, because section 553.899 of the Florida Statutes applies to condominium buildings three habitable stories or more in height, and the complex's 25 buildings are two stories. The association remains responsible for maintaining the structure under Chapter 718 and its declaration.

What the Milestone Law Requires

Section 553.899 requires the owners of "a building that is three habitable stories or more in height" and subject to condominium or cooperative ownership to have a milestone inspection by December 31 of the year the building reaches 30 years of age, or 25 years where the local building official decides coastal conditions warrant, and every 10 years after that. Phase 1 is a visual inspection by a licensed architect or engineer; Phase 2 follows only if Phase 1 finds substantial structural deterioration (section 553.899, Florida Statutes; DBPR, Inspections).

Where Deep Creek Gardens Sits

Built in 1986 and 1987, the buildings passed 30 years of age in 2016 and 2017, so if they were three stories they would already be on the milestone schedule. At two stories they are not. Our Deep Creek guide noted that the story count of Deep Creek's condominium buildings had not been established; for Deep Creek Gardens it now is.

What That Means for Owners and Buyers

For an owner, it means no statutory inspection bill and no inspection-driven special assessment of the kind many three-story and taller buildings have faced. For a buyer, it means the structural questions move from a state report to the association's own records: the 2023 roof permits, the 2006 shutter permits, the budget's maintenance lines and any engineer's letter the board has commissioned. A buyer's inspector should still look at the stairs, balconies and exterior walls of the specific building.

What Should a Buyer Request From the Deep Creek Gardens Association?

A Deep Creek Gardens buyer should request the section 718.503 resale package, the current budget with its reserve schedule, the estoppel certificate, the master insurance declarations, the board's minutes for the last twelve months, the rules on leasing and pets, and a written answer on any special assessment. None of these is posted publicly.

The Statutory Resale Package

Under section 718.503, a buyer from a resale seller is entitled to the declaration of condominium, the articles of incorporation, the bylaws and rules, the association's most recent year-end financial statement and annual budget, and the frequently asked questions and answers document. If the buyer receives them after signing, the contract is voidable for seven days after receipt, excluding weekends and legal holidays (section 718.503). The question-and-answer sheet required by section 718.504 is where a buyer finds the lease and pet restrictions in plain language (section 718.504, Florida Statutes).

The Questions to Put in Writing

1. What is the monthly assessment for this unit, and what does it cover, line by line?
2. What are the reserve balances today, and did the owners vote to waive or reduce reserves for this fiscal year?
3. How was the 2023 re-roof paid for, and is any loan or special assessment still outstanding?
4. Is any special assessment levied, approved or under discussion by the board?
5. What are the master policy's wind and flood coverages and deductibles, and when does it renew?
6. What are the current leasing rules, minimum and maximum terms, and approval steps?
7. What are the pet rules, including limits for owners and tenants?
8. Does the association require approval of a buyer, and what does it charge for the application?
9. Is the unit X-104 office common property, and does any unit pay a Section 20 assessment?
10. Is any litigation pending against the association?

The Estoppel Certificate

The estoppel certificate, issued by the association under section 718.116, states the unit's assessments, any unpaid balance, any special assessment and other amounts due, and the buyer and title company are entitled to rely on it (section 718.116). Order it the day the contract is signed. At Deep Creek Gardens, with no management company named on the state's records, the request goes to the association office at 25100 Sandhill Boulevard.

Why the Paperwork Decides the Price

At a complex where every unit is the same 860 square foot plan, two listings at the same price can carry very different costs of ownership: one with fully funded reserves and a paid-off roof, another with a special assessment coming. That is why we read the budget and the minutes before we price a Deep Creek Gardens unit for a seller or before we advise a buyer on an offer.

How Did Deep Creek Gardens Come to Be?

Deep Creek Gardens came to be in 1986, when its association was incorporated on June 27 and the condominium was recorded on August 20, in the same year Charlotte County adopted a second Sandhill development order. Its 25 buildings went up in 1986 and 1987 on the north side of Sandhill Boulevard, beside the Section 20 plat.

Punta Gorda Isles North of the River

Deep Creek itself is two numbered plats of the Punta Gorda Isles series, Section 20 north of Sandhill Boulevard and Section 23 south of it, laid out by Punta Gorda Isles, Inc. from the early 1970s, with Section 23's first restrictions recorded in 1972 and its owners' association formed in 1984, as our Deep Creek guide explains. The attached homes came in two waves, and Deep Creek Gardens is the largest complex of the first, alongside Villa Manor and Fairways Villas in the late 1980s.

The Association and the Condominium, 1986

The Florida Division of Corporations records Deep Creek Gardens Condominium Association, Inc. as filed on June 27, 1986, with federal employer number 59-2709278. The state's condominium register records the condominium on August 20, 1986, as "Deep Creek Gardens A Condo," with 200 units, under the original street address "2500 Sandhill Boulevard, Port Charlotte, FL 33950," which is the registration's own spelling (DBPR condominium register extract). Charlotte County's subdivision layer places the condominium plat in Condominium Book 7, Pages 14, 41 and 49, recorded in 1986.

Built in Phases, 1986 and 1987

The county roll gives Buildings A to F a 1986 year built and Buildings G to Y a 1987 year built, and the long legal description of every unit names its phase, from Phase 2 to Phase 16. Phased condominiums in Florida are built and added to the declaration one phase at a time, which is why the phase numbers do not run in building order. The original declaration and each phase amendment are recorded in the Charlotte County Official Records; the roll's legal descriptions cite each unit's chain of deeds by book and page.

The Sandhill Corridor

Deep Creek Gardens sits on land the county's future land use map designates DRI Mixed Use, the category tied to the Sandhill Development of Regional Impact, the long-running county file for the Sandhill corridor that began with Resolution 80-4 on February 17, 1981, and was amended by Resolution 86-230 on September 9, 1986, three weeks after Deep Creek Gardens was recorded (Charlotte County, Sandhill DRI; Resolution 86-230). The county's DRI boundary layer draws the Sandhill DRI polygon within about half a mile of the complex's center. We do not publish that Deep Creek Gardens was built under the DRI order, because we have not read a document that says so; the land use designation is the fact on the record.

The 2004 Restatement

On April 8, 2004, the association filed amended and restated articles of incorporation with the state. Four months later, Hurricane Charley crossed the county, and the next chapter of the complex's history is written in its permit file.

What Has Been Rebuilt at Deep Creek Gardens? The Permit Record

Deep Creek Gardens has been substantially rebuilt twice on the county's permit record: new roofs on 23 buildings and interior drywall in 36 units after Hurricane Charley in 2004 and 2005, hurricane shutters on every building in 2006, and a full re-roof of all 25 buildings and the clubhouse in 2023, followed by new stair railings in 2024.

After Charley, 2004 and 2005

Hurricane Charley made landfall at Charlotte Harbor on August 13, 2004 (National Hurricane Center, Tropical Cyclone Report, Hurricane Charley). On November 12, 2004, the county issued re-roof permits for Buildings A through W, 23 buildings, each described as "re-roof, replace, shingles, slope 4/12, storm damage." In January 2005 it issued 36 permits to replace drywall and insulation inside individual units, 31 of them on the second floor, the floor under the roofs that failed, and in July 2005 a permit for an addition to the "hurricane damaged" clubhouse (Charlotte County Accela Citizen Access).

The firsthand account from the neighborhood matches. The superintendent of Deep Creek Golf Club at the time told Golf Course Industry that Charley's eye "passed right over Deep Creek" and that "Entire second floors of other condos near us were just ripped off" (Golf Course Industry, "Riding the storm out"). We do not know which complexes he meant, and we do not attach his words to Deep Creek Gardens; the permit file is the record for this complex.

Shutters on Every Building, 2006

Between May 10 and June 16, 2006, the county issued hurricane shutter permits for the clubhouse and for every building from A to Y, one permit per building, after an earlier unit-level shutter permit in late 2005. Those building permits still matter: when owners replace windows today with non-impact glass, their permits cite the 2006 building shutter permit as the unit's storm protection, as several window permits from 2023 to 2026 do.

Upkeep Between the Storms

The permit file shows the ordinary work of a well-kept complex: a new clubhouse roof in November 2019, a pool resurfacing with new tile, deck and coping in April 2020, and a parking lot sealcoat and restripe in December 2021. Charlotte County's permit record for 2022 shows no building-wide storm repair permits after Hurricane Ian that we found; if a seller's unit had Ian damage, the unit's own permits and the insurance claim history are the records to ask for.

The 2023 Re-Roof

The largest recent project is the one buyers should value most. On July 31 and August 1, 2023, the county issued 26 commercial roofing permits, one for each of the 25 buildings and one for the clubhouse, each to "remove and replace roofing materials; re-nail plywood, install underlayment, install GAF shingles," and all are closed. A roof dated 2023 is a strong answer to an insurer's first question, and in 2026 it is only three years old.

Railings, Walks and the Clubhouse, 2024 to 2026

In January 2024 the association replaced the stair railings on all 25 buildings under 25 separate permits. In January 2025 it replaced damaged sections of sidewalk and the drainage swale to the pond, and in March 2026 it poured a 17 foot by 57 foot concrete cap at the clubhouse. Since March 2022 the county has issued 138 permits at 25100 Sandhill Boulevard, most of them owners' air-conditioning, water heater, plumbing and window replacements.

What the Unit Permits Tell a Buyer

Individual owners pull their own permits for air conditioners, water heaters, showers and windows, and those permits are the easiest way to date a unit's systems. The file also shows six code-enforcement cases at the complex between 2011 and 2022, all closed, for work such as an air conditioner or a bathroom remodel done without a permit or a permit left to expire. Before you buy, look up the unit's own permits; before you sell, close any open one.

What Amenities Come With a Deep Creek Gardens Condominium?

A Deep Creek Gardens condominium comes with the association's common elements: a 1,789 square foot clubhouse, a community swimming pool, a tennis court, shuffleboard, the lake and 7.68 acres of grounds and parking. Deep Creek Golf Club and Deep Creek Park are separate, optional or public, and not included in ownership.

Inside Deep Creek Gardens

Source: Charlotte County Property Appraiser, Deep Creek Gardens common-element parcel record, read September 29, 2026; dates of later work from the county's permit file.

Listing remarks for the complex also describe a heated pool, pickleball and bocce courts and barbecue gazebos. Those are the listing agents' words, not the county's inventory; if a specific amenity matters to you, ask the association whether it is current and who may use it.

What Is Not Included

Owning at Deep Creek Gardens includes no golf membership. Deep Creek Golf Club is semi-private and "open to the public for an affordable daily fee," with annual memberships posted from $2,700 to $7,025 (Deep Creek Golf Club, Memberships). Charlotte County's Deep Creek Park at 25555 Sandhill Boulevard is a public park with tennis, basketball and eight pickleball courts (Charlotte County, Pickleball Courts). The Deep Creek Civic Association is a voluntary social club for the whole community. None of these is conveyed with a Deep Creek Gardens deed.

The Water, and What It Is Not

The complex's lake is drainage and scenery. Harbour Heights Park, about 4.5 miles and 11 minutes away by routing estimate, is the nearest public boat ramp, on the Peace River (Charlotte County, Harbour Heights Park). Boat and trailer storage at the complex is a question for the association's parking rules, which are not public.

What Are the HOA Fees at Deep Creek Gardens in 2026?

The Deep Creek Gardens association does not publish its 2026 condominium fee on any public page we reached, so we publish no current dues figure. Listing remarks for recent sales described monthly fees of roughly $200 to $300 between 2022 and 2026; the budget and the estoppel certificate are the only records that state the real number.

Why We Publish No Dues Figure

A condominium fee is set each year by the association's board in an adopted budget, and it changes with insurance, reserves and repairs. At Deep Creek Gardens the budget sits behind the owners' portal, and the state's records carry no fee. Listing agents do report a fee on each listing, and the ones we read ranged from about $202 a month on a 2022 listing to about $300 a month on a 2026 listing, but a listing is the seller's agent's statement, not the association's, and it may omit a special assessment or a separate charge. We would rather send you to the budget than print a number that is stale by the time you read it.

How to Get the Real Number in One Day

If you are buying, ask the listing agent for the current budget, the most recent year-end financial statement and the question-and-answer sheet, and order the estoppel certificate as soon as the contract is signed. If you own at Deep Creek Gardens, your portal login or the association office at 25100 Sandhill Boulevard, Unit X-104, will give you the current budget. When we list a Deep Creek Gardens unit, the budget goes into the listing file before the first showing.

What the Fee Should Cover, and What to Ask About

Listing remarks describe the fee as covering water and sewer, building insurance, exterior and grounds maintenance, the pool and recreation facilities, pest control, management and reserves. That list is typical for a Florida garden condominium, but only the budget confirms it. Three lines deserve a direct question: whether water and sewer are billed through the association or to each unit, whether cable or internet is bundled, and what the reserve contribution is this year. Where a listing uses the words "included" or "covered," we ask to see the budget line that says so.

Deep Creek Gardens' Layered Costs: Condominium, County Tax Bill and Optional Clubs

A Deep Creek Gardens owner pays three layers: the condominium fee to the association, Charlotte County property tax and any non-ad valorem assessments on the county tax bill, and the owner's own HO-6 insurance and utilities. Golf and civic memberships are optional. On the documents we read, no Section 20 owners' assessment applies.

The Layers, One by One

Sources: Charlotte County Property Appraiser; Charlotte County, MSBUs and MSTUs; Charlotte County Economic Development, Utilities; Deep Creek Golf Club, Memberships.

The Section 20 Question

Deep Creek Gardens sits in survey section 5, the same survey section as much of Punta Gorda Isles Section 20, and buyers reasonably ask whether a unit also pays the Section 20 owners' assessment. The Section 20 declaration describes its land as "Blocks 516 through 628 inclusive" of the Section 20 plat, plus the plat's walkways, parkways and park areas, and restricts those lots to single-family use (Section 20 Compiled and Integrated Declaration of Restrictions). Deep Creek Gardens is a separately recorded condominium, and none of its 200 county records carries a Section 20 block or lot in its legal description. On the documents we read, it does not appear to be subject to the Section 20 declaration, and we found no recorded instrument placing it there. The estoppel certificate and the declaration are the records that settle it for a sale; our Deep Creek Section 20 guide covers that association in full.

The Street and Drainage Assessment

Most Deep Creek homes pay the Deep Creek Non-Urban Street and Drainage Municipal Service Benefit Unit on their county tax bill, billed per equivalent residential unit (Charlotte County, Deep Creek Non-Urban Street and Drainage Unit; boundary map). Deep Creek Gardens has its own private drives and parking, so whether its units fall inside the benefit unit, and at what rate, is a question we answer from the seller's actual tax bill rather than guess. Read the non-ad valorem lines on the bill before you close.

A Worked First Year for a Deep Creek Gardens Buyer

A first-year budget at Deep Creek Gardens is the purchase price, the condominium fee from the budget, a year of property tax at the buyer's own assessed value, the HO-6 premium, electric, and any special assessment on the estoppel. Two of those, the fee and the assessment, are not public; the county roll gives the tax base; the insurer gives the HO-6. We put those numbers side by side for our buyers before they write an offer, because at a $135,000 median the fee and insurance can be a larger share of monthly cost than the mortgage.

Who Governs Deep Creek Gardens? The Association, Its Records and Its Documents

Deep Creek Gardens is governed by Deep Creek Gardens Condominium Association, Inc., a Florida not-for-profit corporation under Chapter 718, run by an owner board with an officer titled manager listed on its state filing. Charlotte County governs the land, and no master association appears on the complex's public records.

The Association on the State's Records

The Division of Corporations lists the association as active, document number N15644, filed June 27, 1986, with its last event the amended and restated articles of April 8, 2004, and annual reports on file every year from 1995 to 2026. Its 2026 annual report, filed March 18, 2026, lists a president, vice president, treasurer, secretary, a director and an officer titled "manager," all at Unit X-104. Its registered agent, changed March 31, 2025, is the community association law firm Becker and Poliakoff, P.A., in Sarasota (Florida Division of Corporations, Sunbiz). The association's principal address moved from a Port Charlotte form to Punta Gorda 33983 in March 2021, which is why older records use the other town.

Who Manages Deep Creek Gardens?

The state's condominium register names the association itself as managing entity, at 25100 Sandhill Boulevard, and it lists no outside management company in the care-of line that most Deep Creek condominiums carry (DBPR condominium register extract). Many other Deep Creek complexes list a management firm on Mallard Way or Scott Street in Punta Gorda; Deep Creek Gardens does not. That points to an on-site, association-run office, which is consistent with the "manager" officer on the annual report, but a board can change that at any meeting, so confirm the current contact before ordering an estoppel. If a community association manager is licensed for the complex, the DBPR licensee search will show the license.

The Documents That Govern a Deep Creek Gardens Home

• The declaration of condominium, recorded in 1986 with its phase amendments, in the Charlotte County Official Records.
• The condominium plat, Condominium Book 7, Pages 14, 41 and 49.
• The articles of incorporation, as amended and restated April 8, 2004.
• The bylaws and the rules and regulations, adopted by the association.
• The annual budget and year-end financial statement.
• The question-and-answer sheet required by section 718.504.

None is posted publicly. The association's owner portal, which section 718.111(12)(g) requires of a 25-unit-plus condominium, is not open to the public, so a buyer receives these through the seller under section 718.503. The recorded instruments can also be searched at the Charlotte County Clerk's official records.

Architecture and Exterior Changes

Because the buildings are common elements, a unit owner's exterior work, including windows, doors and shutters, runs through the association as well as the county's building department. The window permits since 2022 show both approaches in use: impact-rated replacement glass, and non-impact glass relying on the 2006 building shutters. Ask the association which it now requires before you plan window work.

Is Deep Creek Gardens a 55+ Community?

Deep Creek Gardens is not a 55+ community on any public record we read: neither the state's condominium register nor the association's corporate filings claim housing-for-older-persons status, and a listing for the complex marked "Senior Community: No." Only the declaration can impose an age restriction, so confirm it there.

The distinction matters to sellers and buyers. A community that qualifies as housing for older persons under the federal Fair Housing Act and Florida law may restrict sales and leases by age; one that does not qualify may not. Deep Creek Gardens' owner mix, a full-time core and many seasonal owners from the Northeast and Canada, skews older, but that is a fact about the buyers, not a rule. Deep Creek as a whole is all-ages, as our Deep Creek guide explains.

Can You Rent Out a Deep Creek Gardens Condo?

Deep Creek Gardens units can be leased, but the terms are set by the association's declaration and rules, which are not public. Listing remarks describe a minimum of 30 days, a maximum of six months and no more than six months a year, and no pets for tenants; confirm every term in the documents before you buy to rent.

The Leasing Rules as Listings Describe Them

Source: listing remarks for Deep Creek Gardens units, read September 2026; these are the listing agents' descriptions, not the association's documents.

What a Deep Creek Gardens Landlord Should Plan For

If the six-month cap is accurate, Deep Creek Gardens is a seasonal-rental complex, not an annual-lease investment: a snowbird winter tenant fits the rule and a year-round tenant does not. That shapes value for investor buyers and for sellers whose unit is leased. Florida's condominium law also lets an association amend its leasing rules, and under section 718.110(13) of the Florida Statutes an amendment that prohibits rentals or changes the rental term or frequency applies only to owners who consent to it and to owners who take title after it takes effect. Read the dates of any leasing amendment in the declaration file.

Pet Rules at Deep Creek Gardens

Deep Creek Gardens pet rules are set by the association's declaration and rules, which are not public. Listing remarks describe one pet per unit up to 25 pounds for owners and no pets for tenants. Charlotte County's leash law applies on the grounds, and Deep Creek Park itself does not allow dogs.

Those listing descriptions are consistent across the remarks we read, but they are not the rule itself; a buyer with a larger dog or two cats should read the rule in the question-and-answer sheet before making an offer. Service animals and emotional support animals are governed by federal and state fair-housing law, not by a weight limit. For off-leash exercise, the county's nearest fenced dog park is Katherine Ariens Dog Park at 22410 Glass Lane, about 6.2 miles and 12 minutes by routing estimate, and Harbour Heights Park permits dogs (Charlotte County, Dogs in Parks).

Hurricanes, Flood Zone and Insurance at Deep Creek Gardens

Deep Creek Gardens is in FEMA flood Zone X, the area of minimal flood hazard, and Charlotte County Evacuation Zone D, on ground about 25 feet above sea level. Its storm risk is wind, not surge: Charley's damage in 2004 was roofs and ceilings, and the complex now has 2023 roofs and 2006 building shutters on record.

The Flood Map

We queried FEMA's National Flood Hazard Layer at the center of the common elements and at three corners of the complex on September 29, 2026: every point returned Zone X, "area of minimal flood hazard," outside the Special Flood Hazard Area, on FIRM panel 12015C0068G, effective December 15, 2022 (FEMA National Flood Hazard Layer; FIRM panels layer). The Property Appraiser's record for the common elements shows the same panel and zone. The USGS elevation service reads about 25.4 feet of ground elevation at the center of the complex (USGS Elevation Point Query Service), which is ground, not a floor elevation.

Zone X is outside the federal mandatory-purchase rule, so a federally backed loan does not require flood insurance here; a lender can still ask for it, and heavy rain can flood outside mapped zones. Charlotte County's substantial-improvement rule, the "50 percent rule," does not apply to structures in Zone X (Charlotte County, 50% FEMA Rule). Charlotte County holds a Class 5 rating in FEMA's Community Rating System, a 25 percent discount on National Flood Insurance Program premiums (FEMA, CRS eligible communities, April 1, 2026).

Evacuation, Surge and Wind

Charlotte County's Storm Surge Evacuation Zones layer places the center of Deep Creek Gardens in Zone D, the fourth of the county's five zones (Charlotte County GIS, Storm Surge Evacuation Zones; Charlotte County, Know Your Zone). The county's building-code wind layer puts the site's design wind speeds at 140, 150 and 160 miles an hour for risk categories I, II and III and IV (Charlotte County GIS, FBC wind speeds). Punta Gorda lies inside Florida's wind-borne debris region, where new windows and doors need impact-rated products or approved shutters (Florida Building Commission, Wind-Borne Debris Regions report).

Charley, Ian, Helene and Milton

Charley in 2004 is the storm on Deep Creek Gardens' permit record: 23 storm-damage re-roofs, 36 units of new drywall and insulation, and a hurricane-damaged clubhouse. Ian made landfall in Lee County on September 28, 2022, with its eyewall crossing Charlotte Harbor (National Hurricane Center, Hurricane Ian report); we found no building-wide Ian repair permits at the complex. Helene and Milton in 2024 hit the county's Gulf coast hardest (Florida DEP, Helene and Milton report). For a specific unit, the unit's permits and the seller's claim history answer the question.

The Master Policy and the HO-6

In a Florida condominium the association insures the buildings under its master policy, and each owner insures the interior and contents under an HO-6 policy. The split is set by section 718.111(11) and the declaration. Two figures decide an HO-6 quote at Deep Creek Gardens: the master policy's wind deductible, which the association can pass through to owners as a loss assessment, and the unit's own interior updates. Ask for the master policy declarations page and carry loss-assessment coverage at least equal to your share of the wind deductible.

Citizens and Flood Coverage

Citizens Property Insurance Corporation now requires many of its policyholders to carry flood coverage on a phased schedule, including outside high-risk zones, which can surprise a buyer in Zone X (Citizens Property Insurance, flood insurance coverage rules). If your HO-6 quote comes from Citizens, ask whether a flood policy is required for your unit and price it before closing.

Hardening and the Grant Programs

The complex's big hardening items are building-level: the 2023 roofs and the 2006 shutters. Unit owners can add impact windows and doors under their own permits, as several have since 2023. Florida's My Safe Florida Home program has offered inspections and grants, with a condominium component in recent legislation; check the program's current rules for condominium unit owners and associations (My Safe Florida Home).

Which Schools Serve Deep Creek Gardens?

Deep Creek Gardens is zoned for Deep Creek Elementary, Punta Gorda Middle and Charlotte High School, according to the Charlotte County Public Schools Boundary Locator, queried for 25100 Sandhill Boulevard on September 29, 2026. The district calls its locator a guide, so confirm with the school before enrolling.

Sources: Charlotte County Public Schools, Boundary Locator, live query for 25100 Sandhill Boulevard, 33983, September 29, 2026; drive times by the OSRM routing engine, free-flow, computed September 29, 2026.

The result matches the six single-family addresses our Deep Creek guide tested across both sections, so the whole community shares one attendance zone on the district's map. The district offers school choice through controlled open enrollment (Charlotte County Public Schools, School Choice). Buyers without school-age children, the majority at Deep Creek Gardens, should still know the zone, because it is one of the first facts a family buyer checks when you sell.

Zoning, Land Use and What Is Being Built Near Deep Creek Gardens

Deep Creek Gardens carries Charlotte County's CG, Commercial General, zoning and a DRI Mixed Use future land use designation, on the Sandhill Boulevard corridor near Interstate 75. The county is designing a four-lane Sandhill Boulevard with roundabouts at Capricorn and Deep Creek boulevards, both within about half a mile of the complex.

What the County's Maps Say About the Land

The Property Appraiser's record for the common elements and the county's zoning layer both show zoning code CG on Deep Creek Gardens, with multi-family (RMF15) and single-family (RSF3.5) districts nearby, and a future land use of DRI Mixed Use (Charlotte County Property Appraiser, common-element record; Charlotte County GIS, zoning layer). A residential condominium on commercially zoned land is not unusual on a corridor that was planned for mixed uses decades ago, but it matters in two cases: rebuilding after a total loss, and financing that asks for a zoning letter. If either applies to you, ask Charlotte County's zoning office for a written zoning verification for 25100 Sandhill Boulevard; we have not asked the county to interpret how CG applies to the existing buildings, and we do not guess.

Sandhill Boulevard Widening

Charlotte County's Sandhill Boulevard project, from Kings Highway to Deep Creek Boulevard, designs a four-lane divided road with an 8-foot sidewalk on the south side, a 6-foot sidewalk on the north side, utility upgrades and roundabouts at Capricorn Boulevard and Deep Creek Boulevard. Design runs to a forecast completion of May 21, 2027, on a $17,328,000 budget funded by road impact fees (Charlotte County, Sandhill Boulevard Widening). Capricorn and Deep Creek boulevards both fall within about 900 meters of the complex's center on the county's road centerline layer. The county has not published a construction start, so the practical question for a Deep Creek Gardens owner is the entrance: how the complex's driveway meets the new median and roundabouts once plans are final.

Kings Highway Widening

Kings Highway from Sandhill Boulevard north to the DeSoto County line is under construction, with work that began April 27, 2026 and a forecast completion of October 19, 2027 (Charlotte County, Kings Highway Widening). The county warns that southbound traffic at the Sandhill intersection has been reduced to a single lane during the work, so plan showings and commutes around it.

Apartments, Hotels and Stores on the Corridor

A 270-unit apartment project, Lullwater, was approved in 2022 at 24750 Sandhill Boulevard, according to the Charlotte Sun (Charlotte Sun); we have not confirmed that it has been built. Charlotte County's permit file also shows hotel activity farther west on Sandhill Boulevard in 2026: a change-of-occupancy certificate for a hotel at 24490 Sandhill Boulevard in July and a spot demolition of a storm-damaged hotel at 24440 Sandhill Boulevard in September. The Dollar General at 25240 Sandhill Boulevard, built in 2024, is the closest store to the complex on the boulevard (Dollar General, store 25953), and Deep Creek Commons at 24901 Sandhill Boulevard is the neighborhood shopping center.

The Sandhill DRI File

Changes to what may be built on the Sandhill corridor's larger parcels run through amendments to the Sandhill Development of Regional Impact, with hearings before the county's planning board and commissioners. The county posts the development orders on its DRI page. If a vacant parcel near the complex matters to you, read the latest resolutions there before you buy (Charlotte County, Sandhill DRI).

Daily Logistics at Deep Creek Gardens

Daily life at Deep Creek Gardens runs on Charlotte County services: county water and sewer, county trash collection, the Charlotte County Sheriff, Charlotte County Fire and EMS, and a Punta Gorda 33983 mailing address. Hospitals are about 13 minutes away by routing estimate, downtown Punta Gorda about 15, and Interstate 75 is minutes from the entrance.

Utilities

Deep Creek is unincorporated county land, so its water and sewer come from Charlotte County Utilities, not the City of Punta Gorda (Charlotte County Utilities; Potable Water Master Plan). The county's 2024 sewer master plan describes the Deep Creek area's gravity sewer system conveying wastewater to the East Port Water Reclamation Facility (Charlotte County Sewer Master Plan Update, 2024). Electric service is Florida Power and Light, and internet availability varies by address, so check the unit on the FCC National Broadband Map before you close if you work from home (Charlotte County Economic Development, Utilities). Whether water and sewer are billed through the association or to each unit is a budget question.

Trash, Mail and Parking

Charlotte County runs franchised residential collection countywide; at a condominium, the association sets where bins or dumpsters go. Mail comes to Punta Gorda, Florida 33983, the same ZIP as the rest of Deep Creek, even though the complex is outside the city limits. Parking is open surface parking on the association's asphalt; any assigned spaces, guest rules, and rules for boats, trailers or commercial vehicles are in the association's rules.

Police, Fire and Emergency Medical Service

Law enforcement is the Charlotte County Sheriff's Office, and 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). The county does not publish which station responds first to the complex.

Drive Times From Deep Creek Gardens

Method: OSRM routing engine on OpenStreetMap roads, fastest route, free-flow with no traffic, from the center of the Deep Creek Gardens common elements, with destinations geocoded by the U.S. Census Geocoder, computed September 29, 2026 (OSRM; U.S. Census Geocoder). Add time for signals, traffic and the road projects above. The router's shortest path to downtown Punta Gorda and to Fishermen's Village differ, which is why the mileage and minutes do not rank in the same order.

Health Care

The hospitals nearest the complex are AdventHealth Port Charlotte and HCA Florida Fawcett Hospital, each about 13 minutes away by routing estimate; Punta Gorda's former hospital closed after Hurricane Helene flooding and will not reopen (WINK News; AdventHealth Port Charlotte).

How Does Deep Creek Gardens Compare With the Rest of Deep Creek?

Deep Creek Gardens is the largest and lowest-priced sizable neighborhood in Deep Creek on the county record: 199 two-story condominium units at a $135,000 median, against 161 single-family sales at $355,000 in Section 20, 115 at $350,000 in Section 23, and 54 attached sales at $155,000 across the community.

The Benchmark Table

Sources: Charlotte County Property Appraiser public roll and sales files, 12 months to September 26, 2026, our analysis; our Deep Creek guide and its roster of Deep Creek neighborhoods; our guides to Deep Creek Section 20 and Deep Creek Section 23.

What the Table Says

Deep Creek Gardens is priced as its own tier. At $135,000 it sits at about 38 percent of the single-family median in either section and about 87 percent of the $155,000 median for all attached sales in Deep Creek. The 2004 to 2007 condominiums south of Sandhill Boulevard, such as Links Edge at a $187,500 median, sell above it because they are newer and larger; the 1980s complexes such as Villa Manor ($110,000) and The Pines I ($120,000) sell below or near it. For a buyer who wants a Deep Creek address, county services, the golf course and the park nearby, at the lowest entry price with a new roof over the building, Deep Creek Gardens is the obvious first look.

Deep Creek Gardens vs Deep Creek Section 20: Which Should You Choose?

Choose Deep Creek Gardens if you want the lowest cost of entry into Deep Creek, no yard or roof to maintain, a pool and clubhouse, and a seasonal lock-and-leave home. Choose Deep Creek Section 20 if you want a detached house, a garage, room for a pool of your own and the long-term land value of a single-family lot.

The Decision Table

Sources: Charlotte County Property Appraiser public roll and sales files, our analysis; Section 20 Compiled and Integrated Declaration of Restrictions; our Deep Creek Section 20 guide.

Who Should Choose Which

• A seasonal owner from the Northeast or Canada who wants to close the door in April and find everything as it was in November: Deep Creek Gardens.
• A first-time Florida buyer on a budget who wants Deep Creek's location without a $350,000 house: Deep Creek Gardens.
• A family, a boat owner or anyone who wants a garage, a pool of their own or room to add on: Section 20, or Section 23 if the golf course and county park matter more.
• A buyer who wants to rent full time: probably neither without reading the rules; Section 20's declaration allows single-family rentals, while listing remarks describe a six-month cap at Deep Creek Gardens.
• A buyer thinking about long-term appreciation: Section 20's detached lots have held value better since 2023 on the county record than the condominium has.

Honest Pros and Cons of Owning at Deep Creek Gardens

Deep Creek Gardens' strengths are price, a 2023 roof on every building, two-story buildings outside Florida's SIRS and milestone rules, Zone X flood risk and a real amenity package. Its weaknesses are an unpublished budget, falling recorded prices since 2023, a leasing cap that limits investors, and busy-road and interstate proximity.

The Pros

• The lowest entry price in Deep Creek of any sizable neighborhood: a $135,000 median over 10 county-recorded sales in 12 months.
• New roofs on record: all 25 buildings and the clubhouse re-roofed in July and August 2023, permits closed.
• Below the SIRS and milestone line: two-story buildings, and absent from both state SIRS databases.
• Zone X and about 25 feet of ground: outside FEMA's high-risk flood zone and outside the 50 percent rule.
• Building shutters on record since 2006, and many owners have added impact windows since.
• A complete amenity set on the county card: clubhouse, pool, tennis and shuffleboard on 7.68 acres, with a lake on the county's waterfront flag for 136 units.
• A deep buyer pool of seasonal owners from the Northeast, the Midwest and Ontario who already know the complex.

The Cons

• The fee is not public, and listing remarks show it rising from about $202 to about $300 a month between 2022 and 2026.
• Prices have fallen: the 2026 median is about 26 percent below the 2023 median, and the county cut every unit's value by 12.5 to 18.5 percent for 2026.
• Thin sales: 7 qualified sales so far in 2026 and 8 in all of 2025.
• Leasing limits as listings describe them, a six-month maximum, which narrows the investor market.
• One small floor plan: 860 square feet and two bedrooms, with no larger unit to move up to inside the complex.
• Road and interstate proximity: Sandhill Boulevard widening ahead and Interstate 75 about half a mile away.
• Commercial zoning on the land, a detail some lenders and insurers ask about.

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

If you're searching for a Deep Creek Gardens listing agent, or thinking, 'I need someone to sell my Deep Creek Gardens home...' you are selling into a ten-sale year in which the county cut every unit's value. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price from this record.

Honors and recognition:

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

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

Deep Creek Gardens Sold Stats, Window by Window

Data updated: September 2026 (Charlotte County Property Appraiser public sales files, newest recorded Deep Creek Gardens sale July 10, 2026; Southwest Florida MLS, pulled September 26, 2026)

• Leading window, county recorded and qualified, 12 months to September 26, 2026: In the last 12 months Deep Creek Gardens has seen 10 resales, none builder-direct, dollar volume $1,358,500, median $135,000 (n = 10, even; $135,000 and $135,000), low $113,000, high $165,000.
• 24 months, county recorded: 16 resales, $2,335,400, median $139,950 (even; $139,900 and $140,000).
• 60 months, county recorded: 71 resales, $12,087,400, median $176,000.
• MLS: no Deep Creek Gardens closing under the Deep Creek development label in the twelve months to September 26, 2026. Community-wide, blended: 37 closings, a median 76 days on market, 97.9 percent of list.
• The county record does not name the listing office on each sale, so we state no represented count.

In the last 12 months we read every one of those ten Deep Creek Gardens sales against the county roll and the 2026 preliminary value for the same unit, and we tracked all 271 qualified sales the county has on file for the complex since 2009; that record, not a portal estimate, is what a Deep Creek Gardens listing is priced from.

Selling a Deep Creek Gardens Home Is Different in Seven Ways

• The condominium-law question: every buyer asks about SIRS and milestone inspections. We answer it in writing up front: two-story buildings, below the three-story line, absent from both state databases.
• The roof: we put the 2023 permits for your building in the listing file, because an insurer's first question is roof age.
• Floor and side: in the county's 2026 values the lake side sits about $8,800 above the road side, and the recorded sales agree.
• Same plan, different condition: when every unit is 860 square feet, the kitchen, baths, windows and air conditioner set the price, and we document each with its permit.
• The budget and fee: we obtain the current budget, reserve schedule and any assessment decision before listing.
• The lease and pet rules: investor and pet-owning buyers ask first, so we quote the documents, not the remarks.
• Season and geography: 92 of 199 owners mail from out of state or Canada. We market to the Northeast, the Midwest and Ontario before the buyer arrives and time the launch for the season.

Showings, Signs and an Owner Who Is Not Here

Showings at Deep Creek Gardens run through the unit's lockbox or the listing agent, and the association's rules govern signs and open houses; ask the office before planning either. With nearly half the owners living elsewhere much of the year, we are set up to sell for an owner who is not here, from pre-listing repairs to closing by mail.

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

Start with a free Deep Creek home valuation, or the general home valuation form. It takes about a minute, and Jesse follows up with the Deep Creek Gardens sales that fit your unit: same floor, same side, adjusted for updates and any lease. An automated estimate cannot tell a renovated lake-side first-floor unit from an original road-side second-floor unit, and at Deep Creek Gardens that difference can be $30,000 or more.

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

Until a Deep Creek Gardens seller page is built, our Deep Creek seller guide covers the community-wide process.

Is now a good time to sell a Deep Creek Gardens condominium?

For a unit priced to its own floor, side and condition, with the budget and roof file in hand, yes: season starts in November, the 12-month record shows buyers paying up to $165,000 for the right unit, and a listing that answers the condominium-law question in its first line stands out in a thin market.

How do I price a unit at Deep Creek Gardens?

Against the recent sales on the same floor and side. In the last 12 months, lake-side units recorded a $138,250 median and road-side units $129,500; the county's 2026 preliminary values are $127,925 and $119,153. Condition explains most of the spread above and below those numbers.

Will buyers worry about the condominium safety laws?

They will ask, and the answer helps you: the buildings are two stories, below the three-story line in both the SIRS and milestone statutes, and neither state SIRS database lists the complex.

Does the 2023 roof help my sale?

Yes. A roof replaced in 2023 under closed county permits is a strong answer to the first question an HO-6 insurer and a buyer's lender ask, and we put the permit for your building in the listing file.

What paperwork should I gather before listing?

The section 718.503 package, the current budget and question-and-answer sheet, the master insurance declarations, your most recent tax bill, your unit's permits for windows, air conditioning and water heater, any lease in place, and the association office's contact for the estoppel.

Do I need the association's approval to sell?

Whether the Deep Creek Gardens declaration gives the association a right to approve buyers is not public; we confirm it from your documents before listing, and we build any application time into the contract.

Your Local Real Estate Experts

Deep Creek Gardens owners and buyers work directly with Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008, not a call center. The two have sold Southwest Florida real estate for more than twenty years and read Deep Creek Gardens' county roll, parcel cards, permit file, state filings and every recorded sale before writing this guide.

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

McGreevy and Comisar are the Domain Realty team behind this Deep Creek Gardens guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse runs the valuation and pricing conversation for Deep Creek Gardens sellers; Marc leads buyer representation, which at Deep Creek Gardens means reading the budget, the reserves, the insurance and the leasing and pet rules before you write an offer.

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

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

What Our Clients Say

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

★★★★★ "Marc Comisar did an excellent job working with a very difficult client (me) selling our condo in a tough condo market. He went above and beyond." Verified Google review

★★★★★ "I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening. The resources that this agency has access to goes above and beyond any other I have ever worked with. The professional process that they use to present your home for sale goes beyond anything I have ever experienced." Verified Google review

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

Contact McGreevy and Comisar

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

Selling a Deep Creek Gardens home? Get a free Deep Creek home valuation, or call Jesse direct at (239) 898-6072.

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

Licensure, and the Office of Record

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

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

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

Where Else to Find the Team

Find the team on McGreevy and Comisar on YouTube and McGreevy and Comisar on LinkedIn. For the city-wide picture, see our Punta Gorda guide. Our guides to Deep Creek Section 20 and Deep Creek Section 23 cover the single-family sides of Deep Creek, and our Punta Gorda Isles and Burnt Store Lakes guides cover the other Punta Gorda Isles plats.

Frequently Asked Questions, Buyer Edition

These Deep Creek Gardens buyer questions are answered from the Charlotte County Property Appraiser's roll, parcel cards and sales files, Charlotte County's permit and GIS records, the state's condominium register and SIRS databases, the Division of Corporations, FEMA's map and the Southwest Florida MLS, read September 26 to 29, 2026. Where the public record stops, we say so and name the document that holds the answer.

What is Deep Creek Gardens?

A 199-unit, two-story condominium at 25100 Sandhill Boulevard inside Deep Creek, Punta Gorda 33983, in unincorporated Charlotte County: 25 buildings lettered A to Y, built in 1986 and 1987 on the north side of Sandhill Boulevard (Charlotte County Property Appraiser; DBPR condominium register).

Is Deep Creek Gardens in Punta Gorda or Port Charlotte?

Neither city governs it. The mailing address is Punta Gorda 33983, the land is unincorporated Charlotte County, and the state's condominium register still shows the 1986 registration's Port Charlotte address, which is why listings use both names.

How many units and buildings are there?

The county roll carries 199 residential units in 25 buildings, eight per building except Building X with seven. The state register counts 200; the one missing unit number, X-104, is the address the association uses for its office.

What size are the units?

Every unit is 860 square feet of living area on the county roll, with two bedrooms on the unit cards we opened. Listings describe two bathrooms and in-unit laundry, and some list a larger figure that counts a porch.

How many floors are the buildings?

Two. Units 101 to 104 are on the ground floor and 201 to 204 upstairs, reached by exterior stairs whose railings were replaced on all 25 buildings in 2024.

Are there elevators?

No elevator appears on the county records or in the permit history, and none is expected in a two-story building of this kind.

How much do Deep Creek Gardens condos sell for?

In the 12 months to September 26, 2026, the county recorded 10 qualified sales from $113,000 to $165,000 at a $135,000 median. In the last 24 months, 16 sales at a $139,950 median.

What is the highest price ever recorded at Deep Creek Gardens?

$234,000, for a second-floor unit in Building S in October 2022, the highest qualified sale in the county file since 2009.

What does the county say the units are worth in 2026?

The 2025 certified just value was $146,200 for every unit. The 2026 preliminary values we opened are $127,925 for lake-flagged units and $119,153 for the others.

What are the HOA fees at Deep Creek Gardens?

The association does not publish them. Listing remarks described roughly $200 to $300 a month between 2022 and 2026; the budget and the estoppel certificate state the real figure.

Is there a master association or Section 20 fee too?

On the documents we read, no. The Section 20 declaration covers Blocks 516 to 628 of its plat, and Deep Creek Gardens is a separate recorded condominium. Confirm on the estoppel certificate.

What amenities are included?

A 1,789 square foot clubhouse, a community pool, a tennis court, shuffleboard, a lake and 7.68 acres of common grounds, per the county's record. Golf and the county park are separate.

Is golf included?

No. Deep Creek Golf Club is semi-private with daily-fee play and optional annual memberships, about 1.9 miles and 5 minutes away.

Does Deep Creek Gardens need a structural integrity reserve study?

It does not appear to: the SIRS law applies to buildings three habitable stories or higher, the buildings are two stories, and neither state SIRS database lists the complex.

Is a milestone inspection required?

It does not appear to be: the milestone law applies to condominium buildings three habitable stories or more, and Deep Creek Gardens' buildings are two.

When were the roofs replaced?

All 25 buildings and the clubhouse were re-roofed under county permits issued July 31 and August 1, 2023, all closed. The previous full re-roof followed Hurricane Charley in 2004.

Are there hurricane shutters?

Yes, on the record: the county issued hurricane shutter permits for every building and the clubhouse in May and June 2006. Some owners have since added impact windows.

Is there a special assessment?

None is disclosed publicly. Ask the association in writing and read the estoppel certificate, which lists any levied special assessment.

Is Deep Creek Gardens a 55+ community?

Not on any public record we read, and a listing marked it "Senior Community: No." Only the declaration can impose an age restriction.

Can I rent out my condo?

Yes, within the association's rules. Listing remarks describe a 30-day minimum, a six-month maximum, no more than six months a year and no tenant pets; confirm in the documents.

Are pets allowed?

Listing remarks describe one pet up to 25 pounds for owners and none for tenants. The association's rules are the authority.

What flood zone is Deep Creek Gardens in?

FEMA Zone X, area of minimal flood hazard, on FIRM panel 12015C0068G, effective December 15, 2022, at every point we checked.

Do I need flood insurance?

A federally backed loan does not require it in Zone X, but a lender may, and Citizens may require flood coverage for its policyholders. Price it before closing.

What hurricane evacuation zone is it in?

Charlotte County Evacuation Zone D at the center of the complex. Check your exact address in the county's Know Your Zone tool.

What schools serve Deep Creek Gardens?

Deep Creek Elementary, Punta Gorda Middle and Charlotte High School, per the district's Boundary Locator for 25100 Sandhill Boulevard.

Who supplies water and sewer?

Charlotte County Utilities. Whether the association or each unit pays the bill is a budget question.

Is there a CDD?

No community development district was found for Deep Creek, and none appears on the complex's county records.

How far is it to the beach?

Englewood Beach is about 26.5 miles and 42 minutes by routing estimate; downtown Punta Gorda about 15 minutes.

How does Deep Creek Gardens compare with Deep Creek Section 20?

A $135,000 condominium median against a $355,000 single-family median, an association that maintains the roof and grounds against a house you maintain yourself, and a pool and clubhouse against a private lot.

Who manages the association?

The state register lists the association itself as managing entity, and its 2026 annual report lists an officer titled manager at the complex's office, Unit X-104. Confirm the current contact before ordering an estoppel.

Frequently Asked Questions, Seller Edition

These Deep Creek Gardens seller questions come from what owners ask us and from the questions buyers ask before they write an offer, answered from the county record, the permit file, the Florida Statutes and the state's condominium records.

What is my Deep Creek Gardens condominium worth?

Start from the recorded sales on your floor and side: in the last 12 months, lake-side units sold at a $138,250 median and road-side units at $129,500. Condition, windows and systems move a unit above or below those figures, and Jesse prices each unit from them.

How many Deep Creek Gardens units sold last year?

Ten qualified sales recorded in the 12 months to September 26, 2026, at a $135,000 median, and 8 in calendar 2025.

Are Deep Creek Gardens prices dropping?

On the county record, yes since 2023: the calendar-year median went from $184,000 in 2023 to $178,750 in 2024, $152,500 in 2025 and $135,000 so far in 2026.

Has the market bottomed?

The record does not show it yet. The 12-month and 24-month medians are close, $135,000 and $139,950, which points to a flattening, but the county's 2026 values fell again. We price to today's sales, not to a hoped-for turn.

How long does it take to sell a Deep Creek Gardens condo?

The MLS has no Deep Creek Gardens closing under its Deep Creek label in the last year to measure. Community-wide, the median is 76 days on market; a condominium in a slower condominium market can take longer, so we plan the launch for the season.

What share of asking price do Deep Creek homes get?

Community-wide on the MLS, a 97.9 percent median sale-to-list ratio over 37 closings in the 12 months to September 26, 2026. Correctly priced units sell near list; overpriced ones sit.

Is it a buyer's or seller's market at Deep Creek Gardens?

A buyer's market on the numbers: fewer sales than the 16-a-year average of 2009 to 2023, lower prices than 2023, and county values cut for 2026.

When is the best time to list a Deep Creek Gardens condo?

Late October to early December, so the listing is live and photographed before seasonal buyers arrive, with a second window in January and February. Nearly half the owners live elsewhere, and so do many buyers.

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

It does not appear to. The law covers buildings three habitable stories or higher; Deep Creek Gardens' buildings are two, and neither state SIRS database lists the complex. We confirm building height in the declaration for your file.

Do I have to give my buyer a SIRS or milestone report?

Under section 718.503 the resale package includes the association's most recent structural integrity reserve study or a statement that none has been completed, and the milestone summary if one exists. For a two-story building outside both laws the statement is the expected answer, and we give it in writing with the reasoning.

Will buyers still worry about Florida's condo laws?

Many will, because of headlines about high-rises. Answering the question in the first line of the listing, with the 2023 roof permits beside it, turns the worry into a selling point.

What if there is a special assessment when I sell?

Who pays is negotiable, but it must be disclosed. The estoppel certificate lists any levied assessment, and we settle in the contract whether seller or buyer pays the remaining installments.

Must I disclose an assessment the board is only discussing?

Disclose what you know. A proposed assessment in board minutes is information a buyer's agent will find, and hiding it risks the deal and your liability. We read the minutes before listing.

Who pays the estoppel fee?

The association charges it under section 718.116, and the contract assigns who pays; the common Florida resale contract forms put the estoppel fee on the seller, but read yours.

Does the association have to approve my buyer?

That is set in the declaration, which is not public. We confirm it from your documents before listing and build any application period into the contract.

What must I disclose about flooding?

Florida's flood disclosure law, section 689.302, requires a seller to disclose known flood-related insurance claims, federal flood assistance and flood damage, at or before the contract. Your unit is in Zone X, which does not remove the duty.

Does my roof count as new?

Yes on the record: your building's roof was replaced under a county permit in July or August 2023 and closed. We include that permit number in the listing file.

Should I replace my windows before selling?

Only if they are failing. The 2006 building shutters are the storm protection of record, and non-impact replacements cite them; impact windows add value but rarely return their full cost at this price point.

What updates pay off before selling?

Paint, flooring, lighting and a working air conditioner almost always do. A full kitchen rarely returns its cost on an 860 square foot, $135,000 unit; we walk the unit and tell you which items move the price.

Does first floor or second floor sell for more?

In the last 12 months the three first-floor sales had a $140,000 median and the seven second-floor sales $135,000. It is a small sample; buyers who want to avoid stairs pay for the ground floor, and buyers wanting privacy pay for the upper one.

Does the lake side sell for more?

Yes. The county's 2026 values put lake-flagged units about $8,800 above the others, and the last 12 months of sales show about $8,750 between the two medians.

Can I sell my unit furnished?

Yes, and many Deep Creek Gardens buyers want a turnkey seasonal home. List the furniture on a separate inventory and agree its value, since a lender does not finance furniture.

Can I sell while the unit is leased?

Yes. The buyer takes the unit subject to the lease, so provide the lease and the rent roll early. If the association's six-month cap applies, a winter lease usually ends before a spring closing.

Should I rent instead of selling?

Only if the leasing rules and the numbers work. If the six-month maximum described in listing remarks is accurate, the unit is a seasonal rental, and the fee, insurance and vacancy months weigh heavily against rent at this price.

Will my buyer's taxes be higher than mine?

Often, yes. A homesteaded seller's assessed value is capped; a buyer is assessed at market value the next year. On a $135,000 purchase the difference can be meaningful, so we show buyers the math up front.

What happens to my homestead exemption when I sell?

It ends with the sale, but if you buy another Florida homestead within the allowed period, section 193.155 lets you carry part of your Save Our Homes benefit to the new home.

Can I sell by owner?

You can. At a one-plan complex with thin sales, most of the value an agent adds is pricing to floor, side and condition, managing the condominium paperwork and reaching seasonal buyers who are not yet in Florida.

Can I put up a For Sale sign?

Sign rules are in the association's rules, not a public document. Ask the office before placing one; we market online and by direct outreach so a sign is rarely decisive here.

Can I sell from out of state?

Yes. Ninety-two of the 199 owners mail from outside Florida, and we handle showings, repairs, inspections and a mail-away closing for owners who are not here.

How do I sell an inherited Deep Creek Gardens unit?

Start with the probate or trust paperwork that gives someone authority to sign, then the association's estoppel and any unpaid dues. We work with the estate's attorney and can prepare and list a unit the family has never visited.

Is there an unpaid dues or lien problem I should fix first?

Check your ledger with the association before listing. Unpaid assessments appear on the estoppel certificate and must be paid at or before closing.

Who should I call first?

Jesse, at (239) 898-6072. He will pull the county record for your unit, the roof permit for your building and the recent sales on your floor and side before recommending a price.

Why hire McGreevy and Comisar to sell my Deep Creek Gardens home?

Because we price from the county record for your floor and side, build the condominium-law and roof file before the first showing, and reach the Northeastern, Midwestern and Canadian buyers who make up much of Deep Creek Gardens' market. Jesse McGreevy and Marc Comisar have been among the Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012. Call Jesse direct at (239) 898-6072.

Sources and Authoritative References

Every Deep Creek Gardens fact on this page traces to a primary record, grouped below by issuer and numbered continuously: the Charlotte County Property Appraiser, Charlotte County government, the State of Florida, the associations and club, federal agencies, schools and news reports, plus the county sales file and MLS pull in plain text.

Charlotte County Property Appraiser

1. Deep Creek Gardens common-element parcel record, clubhouse, pool, courts, paving, zoning, land use and flood panel
2. Unit record, a first-floor unit in Building G, 2026 preliminary value and homestead example
3. Unit record, a second-floor unit in Building S
4. Unit record, a first-floor unit in Building A
5. Unit record, a second-floor unit in Building C
6. Unit record, a first-floor unit in Building X
7. Charlotte County Property Appraiser home page, public roll and sales downloads

Charlotte County Government and GIS

8. Subdivision and condominium plat layer, Deep Creek Gardens, Condominium Book 7
9. Zoning layer
10. Future land use layer
11. Developments of Regional Impact layer
12. Storm Surge Evacuation Zones layer
13. Florida Building Code wind speed layer
14. Building permit and code enforcement layer
15. Road centerlines layer
16. Accela Citizen Access, building permit search, 25100 Sandhill Boulevard
17. How to research permit and inspection information online
18. Sandhill Development of Regional Impact, development order repository
19. Sandhill development order, Resolution 80-4, February 17, 1981
20. Sandhill development order, Resolution 86-230, September 9, 1986
21. Sandhill Boulevard Widening project
22. Kings Highway Widening project
23. MSBUs and MSTUs
24. Deep Creek Non-Urban Street and Drainage Unit
25. Deep Creek Non-Urban Street and Drainage Unit boundary map
26. 50% FEMA Rule
27. 50% FEMA Rule information packet
28. Know Your Zone
29. Evacuation Zones map
30. Utilities Department
31. Potable Water Master Plan
32. Sewer Master Plan Update, 2024
33. Fire and EMS Station Listing
34. Deep Creek Park
35. Pickleball Courts
36. Harbour Heights Park
37. Dogs in Parks
38. Punta Gorda Charlotte Library
39. Utilities, Charlotte County Economic Development Office
40. Charlotte County Sheriff's Office, Patrol
41. Charlotte County Clerk of Court, plats and condominiums search

State of Florida

42. DBPR condominium register extract, Deep Creek Gardens A Condo, PR1P015136
43. DBPR, SIRS Reporting and Database
44. DBPR, SIRS submitted prior to July 2025 database
45. DBPR, SIRS submitted July 2025 and after database
46. DBPR, Condominium inspections and milestone guidance
47. DBPR, Condominium frequently asked questions
48. DBPR, public licensee search
49. Florida Division of Corporations, Deep Creek Gardens Condominium Association, Inc., N15644, filing image
50. Section 718.111, Florida Statutes, association records, website and insurance
51. Section 718.112, Florida Statutes, reserves and structural integrity reserve study
52. Section 718.503, Florida Statutes, resale disclosure
53. Section 718.116, Florida Statutes, assessments and estoppel certificates
54. Section 718.504, Florida Statutes, prospectus and question-and-answer sheet
55. Section 718.110, Florida Statutes, amendments to the declaration, including rental amendments
56. Section 553.899, Florida Statutes, milestone inspections
57. Section 689.302, Florida Statutes, flood disclosure
58. Section 193.155, Florida Statutes, homestead assessment and portability
59. Florida Building Commission, Wind-Borne Debris Regions report
60. Florida DEP, Hurricane Helene and Milton post-storm report, March 2025
61. Citizens Property Insurance, flood insurance coverage rules
62. My Safe Florida Home, Florida Department of Financial Services

Associations and Club

63. Section 20 Property Owner's Association, Inc.
64. Section 20 Compiled and Integrated Declaration of Restrictions
65. Section 23, Property Owner's Association, Inc.
66. Deep Creek Civic Association
67. Deep Creek Golf Club
68. Deep Creek Golf Club, Memberships

Federal Records

69. FEMA National Flood Hazard Layer
70. FEMA NFHL flood hazard zones layer
71. FEMA NFHL FIRM panels layer
72. FEMA Flood Map Service Center
73. FEMA, CRS eligible communities, April 1, 2026
74. National Hurricane Center, Tropical Cyclone Report, Hurricane Charley
75. National Hurricane Center, Tropical Cyclone Report, Hurricane Ian
76. USGS Elevation Point Query Service
77. U.S. Census Geocoder
78. FCC National Broadband Map

Schools, Health Care and Routing

79. Charlotte County Public Schools, Boundary Locator
80. Charlotte County Public Schools, Boundary Locator address tool
81. Charlotte County Public Schools, School Choice
82. AdventHealth Port Charlotte, location
83. HCA Florida Fawcett Hospital, contact
84. OSRM open routing engine
85. Dollar General, store 25953, 25240 Sandhill Boulevard

News of Record

86. "Riding the storm out," Golf Course Industry, September 3, 2014
87. "270 apartments proposed at Sandhill Boulevard," Charlotte Sun
88. "ShorePoint Health in Punta Gorda to permanently close," WINK News
89. "Charlotte County maintains 25% CRS flood insurance discount," WINK News

Records Cited in Plain Text

90. Charlotte County Property Appraiser public roll (charlotte.zip) and sales file (sales.zip), downloaded September 27, 2026, index built September 29, 2026: all 200 Deep Creek Gardens records and all 271 DOR-qualified improved sales over $1,000 recorded for them from 2009 to July 10, 2026; our analysis.
91. Charlotte County Accela permit records for 25100 Sandhill Boulevard, 2004 to September 2026, read September 29, 2026; our tabulation.
92. 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).
93. Drive times: OSRM routing engine on OpenStreetMap roads, fastest free-flow route from the center of the Deep Creek Gardens common elements, destinations geocoded by the U.S. Census Geocoder, computed September 29, 2026; our analysis.

Downloadable Documents

The official documents below are published by the issuing authority, and each link opens the issuer's own copy. The Deep Creek Gardens declaration of condominium, budget and rules are not posted publicly; buyers receive them under section 718.503, and the recorded declaration can be searched at the Charlotte County Clerk.

Market data from Southwest Florida MLS, pulled September 2026.

McGreevy and Comisar, Best Realtor for Deep Creek Gardens. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.