Deep Creek - Section 20

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

McGreevy and Comisar wrote this guide first for Section 20 owners who are weighing a sale, and second for buyers who want the record instead of a listing sheet: which of the 3,082 homes sold, for what, on which street, under which covenant, and on which side of the flood line. Deep Creek Section 20 is a deed-restricted neighborhood of detached single-family homes on greenbelt lots inside the master-planned community of Deep Creek in Punta Gorda, Florida. It is the larger and younger of Deep Creek's two plats, the half north of Sandhill Boulevard, with its own property owners' association, its own recorded restrictions and the highest sales volume in the community. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, and have been Top 1% Real Estate Agents Nationally Since 2008.

The Punta Gorda address needs one sentence of explanation, because it changes the tax bill, the flood map and the phone numbers you call. Section 20 lies in unincorporated Charlotte County: the envelope says Punta Gorda 33983, but Charlotte County values and taxes the home, draws its evacuation zones, issues its building permits, supplies its water and sewer and runs its schools, and the City of Punta Gorda, across the Peace River, has no role at all.

This guide is built from the Charlotte County Property Appraiser's recorded, qualified sales and parcel roll for every one of the 3,595 parcels on the Punta Gorda Isles Section 20 plat; the association's Articles of Incorporation, Bylaws, Compiled and Integrated Declaration of Restrictions, Rules and Regulations and its 13 permit packets; the Florida Division of Corporations record for the association; a lot-by-lot test of all 3,875 platted lots against FEMA's flood map, Charlotte County's evacuation zones and the county's scrub-jay permit boundary; and the Southwest Florida MLS. If you own in Section 20 and are thinking about selling, start with the market snapshot and the seller section, then call Jesse. If you are buying, the covenant, flood and permit detail below tells you which lot fits before you tour.

Why McGreevy and Comisar Are the Best Realtor for Deep Creek Section 20

McGreevy and Comisar are the best realtor for Deep Creek Section 20 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 Section 20 price read built from all 165 recorded sales of the last year and a flood and permit test of every platted lot.

If you're searching for the best realtor for Deep Creek Section 20 in Deep Creek, Punta Gorda, whether you're ready to sell your Deep Creek Section 20 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 in Section 20 for three reasons particular to this neighborhood. First, Section 20 is big and it is not uniform. It holds 3,082 homes built across five decades, from 1980s block houses to homes finished this year, plus about 505 vacant lots where builders are still starting new houses. A 1987 resale and a 2025 builder home can share a block, and they are different products at different prices. Second, the listing portals blur it. The Southwest Florida MLS labels only a fraction of Deep Creek's sales with the Deep Creek name, many listings say Port Charlotte, and an automated estimate that blends Section 20 with Section 23, the condominiums and Harbour Heights is not pricing your house. Third, the details that move price here are on paper, not in the kitchen: which of the association's restrictions apply to your lot, whether your lot is one of the 114 Section 20 parcels our test places in a FEMA special flood hazard area, whether a buyer building on the lot next door owes the county a scrub-jay fee, and how old your roof and windows are.

Recent Deep Creek Section 20 track record (last 12 months): In the last 12 months Deep Creek Section 20 has seen 165 recorded, qualified sales in the Charlotte County Property Appraiser's files (September 27, 2025 to September 26, 2026), at a median of $359,900, from $222,500 to $600,000, for $59,916,700 in volume. The 161 single-family sales carried a $355,000 median, an estimated 21 were builders' first sales at a $380,000 median, and the 144 resales sold at a $352,500 median (an even count, so the median is the mean of $350,000 and $355,000). The highest-priced Section 20 sale of the year was $600,000 on Uruguay Drive in April 2026. On the Southwest Florida MLS, Deep Creek sales are labeled too inconsistently to split by section, so days on market and sale-to-list are shown community-wide and labeled as such: 37 closings under the Deep Creek development name in the 12 months to September 26, 2026, a 76-day median on market (66 days for single-family homes) and a 97.9% median sale-to-list ratio. The county record and the MLS pull do not record the listing office on each sale, so we state no represented-sale count for Section 20; ask us and we will walk you through the sales on your street.

For Section 20 sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database and off-market discretion when you want it. In Section 20 it has to answer the four questions every serious buyer asks here: what the association assessment is (it is not published, so we get it on the estoppel certificate before we list), whether every fence, pool cage, lanai and paint color on the house carries an association permit, which flood and evacuation zone the lot sits in, and how old the roof and openings are. We build that paperwork before the first showing.

For Section 20 buyers: the first question is the lot, the second is the era and the third is the covenant. Section 20 does not allow sheds, carports, detached garages, above-ground pools or privacy fences, it parks boats in the driveway only from Friday noon to Sunday night, and it keeps removable hurricane shutters down from December through May. Sellers and buyers comparing the best real estate agents in Punta Gorda should ask each one to answer those questions for a specific Section 20 address; we answer them below.

Honors and recognition:

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

Selling your Deep Creek Section 20 home? Get a free Deep Creek home valuation or Call Jesse direct at (239) 898-6072.

Buying a home in Deep Creek Section 20? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.

What Is It Like to Live in Deep Creek Section 20 as a Homebuyer?

Living in Deep Creek Section 20 means a detached single-family house on a platted lot that backs onto association greenbelt, on a quiet residential street north of Sandhill Boulevard, under a recorded set of restrictions enforced by an owners' association, with Charlotte County as the government and downtown Punta Gorda about 15 minutes away by car.

Data updated: September 2026 (Section 20 association documents and pages, read September 29, 2026; Charlotte County Property Appraiser roll, downloaded September 26, 2026; Charlotte County GIS and FEMA map services, queried September 29, 2026).

Section 20 is the half of Deep Creek most buyers picture when they hear the name: block homes and newer builds on quarter-acre lots, a greenbelt behind the back yard instead of a neighbor's fence, and a street grid named for South American cities and rivers. What follows is daily life drawn from the county record and the association's own documents.

What is Deep Creek Section 20?

Deep Creek Section 20 is the recorded subdivision Punta Gorda Isles, Section 20, filed by the developer Punta Gorda Isles, Inc. in Plat Book 11, Pages 2A through 2Z42 of the Charlotte County public records. The association's declaration describes the land it governs as "Blocks 516 through 628 inclusive, Punta Gorda Isles, Section 20," together with the pedestrian walkways, parkways, private easements, private walkways and private park areas designated "A" on the plat (Section 20 Compiled and Integrated Declaration of Restrictions). The association's home page puts the geography in one line: "Sandhill Boulevard divides Deep Creek into two sections: Section 20 to the north and Section 23 to the south" (Section 20 Property Owner's Association).

The Charlotte County Property Appraiser carries 3,595 parcels on the plat under its PGI 020 plat code: 3,082 single-family homes, 504 vacant residential lots plus one other vacant parcel, and 8 tracts and other parcels, including the 391.28-acre greenbelt parcel and the commercial Tract A on Sandhill Boulevard (Charlotte County Property Appraiser). The county's lot layer draws 3,875 individual platted lots, because many homes sit on one platted lot and a few owners hold two (Charlotte County GIS, Lots layer).

A neighborhood of greenbelts, not canals

The Section 20 association describes the design plainly: "Deep Creek was laid out so that all lots border open space called greenbelts which are maintained by the POA. Many homes are on freshwater lakes or canals. Section 20 consists of single-family homes only" (About Section 20). The recorded declaration makes the greenbelt a shared possession: each lot owner holds "an equal undivided interest" in the plat's "A" areas, which the declaration calls Common Property and intends as "a private park for the exclusive enjoyment of the owners" and their guests. Cars, trucks, motorcycles and all-terrain vehicles are barred from it, bicycles are allowed as the association approves, and owners may not cut its trees, pick its flowers or put benches, grills or structures on it (Section 20 Declaration, Section 21).

The water is scenery and drainage, not a boat route. No county, association or club record we read shows a navigable connection from a Section 20 lot to the Peace River, and the county's Deep Creek Park, on the Section 23 plat, posts "No Boat Ramp" (Charlotte County, Deep Creek Park). Buyers who want a boat launch use Harbour Heights Park, covered in the boat section below.

The streets

Most Section 20 streets carry South American place names. By single-family parcel count on the roll, the largest are Aysen Drive (213 homes), Deep Creek Boulevard (173), Copiapo Circle (94), Tierra del Fuego Circle (88), Seasons Drive (69), Corrientes Circle (67), Santarem Circle (59), Encarnacion Street (54), San Ambrosio Street (51), Barranquilla Avenue (49), Trinilas Drive (43), Rio de Janeiro Avenue (41) and Posadas Circle (39), across 151 named streets in all (Charlotte County Property Appraiser roll, our analysis). Deep Creek Boulevard is the section's spine, and the county's Sandhill Boulevard widening is designed to end at it with a roundabout (Charlotte County, Sandhill Boulevard Widening).

The houses, in one paragraph

The median Section 20 home was built in 2000, and the median single-family home carries 1,971 square feet of heated area on the county roll, from 1,157 to 4,484. Of the 3,087 Section 20 parcels with a year built, 876 date before 1990, 651 to the 1990s, 786 to the 2000s, 277 to the 2010s and 497 to 2020 or later (Charlotte County Property Appraiser roll, our analysis). Building has not stopped: the roll dates 137 Section 20 homes to 2023 alone. The recorded restrictions set the template for anything new: at least 2,000 square feet of living area unless the association consents in writing, a tile roof, a roof pitch of at least five to one, a cement drive, an attached garage and association-approved colors (Section 20 Declaration, Sections 4, 5 and 8).

A day in Section 20

A February morning might start with a walk or bike ride along the greenbelt behind the house, then a round at Deep Creek Golf Club, the semi-private 18-hole course on the Section 23 side of Sandhill Boulevard, which opens daily at 7 a.m. and sells daily tee times to the public (Deep Creek Golf Club). Pickleball players head to Deep Creek Park at 25555 Sandhill Boulevard, where the county counts eight pickleball courts along with tennis and basketball courts (Charlotte County, Pickleball Courts). Errands on Sandhill Boulevard run to the Dollar General on Section 20's own Tract A and the Deep Creek Commons center; the weekly grocery run means a drive, because we found no supermarket on Sandhill Boulevard or Kings Highway.

The social calendar belongs to the voluntary Deep Creek Civic Association, which describes itself as "a nonprofit, volunteer-led organization serving the Deep Creek community since 1985" and separate from both owners' associations (Deep Creek Civic Association). The Section 20 association's home page links to it for social activities and monthly meetings.

What Section 20 does not have

Six things buyers sometimes assume. No community pool or clubhouse: neither the association's documents nor the roll show one; the association's building is an office unit on Sandhill Boulevard. No golf membership: the golf course is a separate, semi-private club across Sandhill Boulevard, and nothing in a Section 20 deed includes play. No boat ramp or navigable canal: the lakes and canals drain the section. No gate: we found no gate or guardhouse in any association or county record; Charlotte County maintains the streets, swales and sidewalks through its Deep Creek street and drainage benefit unit, covered in the fee section. No sheds, carports or detached garages: the declaration bars them. No condominium safety laws: Florida's milestone inspection and structural integrity reserve study requirements apply to condominium buildings of three or more habitable stories, not to Section 20's detached houses (Florida DBPR, Inspections).

Buying in Section 20, step by step

Buying here runs through one owners' association and Charlotte County, in this order.

1. Choose the lot, then the house. Check the block and lot on the county record, then test the address against FEMA's map, the county's evacuation zones and, for a vacant lot, the scrub-jay permit boundary; the lot-by-lot results are below.
2. Price against Section 20 sales of the same era and size. The 161 single-family sales of the last year ran $222,500 to $600,000; a 1980s resale and a 2024 builder home are different comparables.
3. Ask for the estoppel certificate early. The Section 20 assessment is not published; Florida Statutes 720.30851 makes the association state the assessment, any special assessment and any balance owed on the estoppel certificate (Florida Statutes 720.30851).
4. Read the declaration, rules and permit history. Ask the seller for the association permits behind every pool cage, fence, lanai, pergola, driveway and paint change, because an unpermitted change is the buyer's problem after closing.
5. Inspect the roof and openings and quote insurance early. Get the roof permit, a four-point and wind mitigation report and, if the lot tests in a special flood hazard area, a flood quote.
6. Close and register with the association. Ownership brings membership automatically, and the association's records move to the new owner when the deed is recorded.

Deep Creek Section 20 Market Snapshot: What Do Homes Actually Sell For?

Deep Creek Section 20 recorded 165 qualified sales in the 12 months to September 26, 2026, at a $359,900 median, from $222,500 to $600,000, per the Charlotte County Property Appraiser. The 161 single-family sales carried a $355,000 median, and the 24-month record holds 345 sales at a $360,000 median.

Data updated: September 2026 (Charlotte County Property Appraiser public parcel and sales files, downloaded September 26, 2026, newest Section 20 sale recorded September 8, 2026; Southwest Florida MLS, closings to September 26, 2026, community-wide).

We tracked every one of the 165 qualified Section 20 sales the county recorded in the last 12 months, deed by deed, matched each to its block, its year built, its county heated area and its flood and evacuation zone, and built every table in this section from those rows, not from an automated estimate or a Deep Creek-wide median.

Three rules run through the section. First, the county record leads, because in Charlotte County it is complete and the MLS label is not: the county counts every qualified deed on the Section 20 plat whatever a listing called the home. Second, a median carries its count and parity: an odd count gives a real middle sale, and an even count gives the average of the middle two, which we print. Third, price per square foot uses the county's heated area for the house only, reported as the median of each sale's own price per foot, and it is never compared with an MLS square-footage figure.

The 12-month record

Source: Charlotte County Property Appraiser public sales files, qualified improved sales over $1,000, our analysis. Builder-direct is our estimate: the first qualified sale within one year of the roll's year built, or a sale of a home the roll does not yet date.

The wider windows

Source: Charlotte County Property Appraiser public sales files, our analysis. Each window counts improved sales only.

The longer the window, the higher the median, because the longer windows reach back into 2022 and 2023, when Section 20 prices peaked. The $739,000 high in the 36- and 60-month windows is a single sale; we would not price from it.

Calendar-year medians since 2015

Source: Charlotte County Property Appraiser public sales files, 2015 to 2026, qualified improved sales, our analysis. The 2026 row is a partial year.

Read the table the way a seller should. From 2019 to the 2022 peak, the Section 20 median rose from $237,000 to $409,600, and sales volume peaked a year earlier, at 276 in 2021. Since the peak, the median has given back about 12 to 13 percent, to $360,000 in 2025 and $357,000 in 2026 so far, and the 2026 median is still about 51 percent above 2019. The builder column tells the other half of the story: estimated new-home first sales climbed from none in 2015 to 104 in 2023, then fell to 39 in 2025 and 9 so far in 2026. Fewer new homes competing on the same streets is one reason resale prices have held flat rather than kept sliding.

Quarter by quarter, the last 12 months

Source: Charlotte County Property Appraiser public sales files, our analysis. The last quarter is not complete in the file, because deeds reach the roll with a lag.

Spring is still the strongest selling season by count: 54 sales from April to June against 30 in the summer quarter. The summer median of $340,500 is lower, but 30 sales is a thin quarter and the file is not yet complete for September.

Price bands

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

Eight in ten Section 20 sales, 139 of 165, landed between $250,000 and $449,999. The top band is thin, three sales at $550,000 or more, which is why a Section 20 seller who hopes for a Section 23 new-construction price needs a house and a lot that justify it.

By the decade the house was built

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

The spread between eras is narrower than most buyers expect. A 1990s Section 20 home sold at a higher median than a 2000s home. The county file cannot say why; size, roof age, a pool and updates are the usual reasons, and we check them house by house before pricing. Homes built in 2020 or later lead at $370,000, about $30,000 above the pre-1990 median. Condition and size, not the decade alone, set the price.

By size

Source: Charlotte County Property Appraiser public roll and sales files, our analysis. Heated area is the county's figure, not an MLS or appraisal square footage.

Price per foot is flat, about $190, up to roughly 2,100 square feet and then drops to the $160s, the ordinary pattern where the extra rooms of a big house add less per foot than the kitchen and baths every house has. For a seller of a 2,200 square foot home, that means the price argument is the lot, the pool and the condition, not the square footage.

The top sales of the last 12 months

Source: Charlotte County Property Appraiser public sales files, our analysis. We show the street only, never the house number or the parties.

Four of the eight highest Section 20 sales were homes built from 1989 to 1993, and six of the eight were recorded from February to April. A well-kept older house with size, a pool and the right lot competes with new construction at the top of this market.

Builder-direct against resale

An estimated 21 of the 165 sales were builders' first sales of new homes, at a $380,000 median, from $309,900 to $458,700, against a $352,500 median for the 144 resales. That $27,500 gap is the most important number for a Section 20 seller: new homes on scattered vacant lots compete directly with resales on the same streets, usually with a new roof, impact-rated openings, a builder warranty and the association's current design minimums. A resale wins on lot, pool, location, updates and price, and the listing has to say which. We do not name builders; a builder's marketing is not a public record, and the county deed index by grantee is the record that would show who built on which lot. For the wider decision, see our guide to new construction in Punta Gorda.

Vacant lot sales

Source: Charlotte County Property Appraiser public sales files, qualified vacant-land sales, our analysis. The 12-month count is 20 sales at a $40,000 median; 36 months, 100 sales at $42,500.

The lot market ran hottest in 2021, when builders bought 123 Section 20 lots, and the median lot price more than doubled from 2019 to 2022. It has held near $40,000 since. A lot owner deciding whether to sell should read the scrub-jay section below first, because the county's habitat fee and the association's $2,500 job-site deposit are both costs a builder prices into the offer.

What the Southwest Florida MLS shows, and why we lead with the county

The MLS carries two measures the county file cannot: days on market and sale-to-list ratio. It cannot split them by section. Under the development name Deep Creek, the MLS recorded 37 closings in the 12 months to September 26, 2026, at a $342,500 median, a 76-day median on market (66 days for single-family homes) and a 97.9% median sale-to-list ratio (Southwest Florida MLS, pulled September 26, 2026). Those are community-wide figures, covering both sections and some condominiums, and we label them that way wherever they appear. The label also undercounts: 37 labeled closings against 165 recorded sales in Section 20 alone, because most Deep Creek listings are entered under other names, often Port Charlotte, or with the field blank.

The two measures still say something useful. A 66-day median for single-family homes and a 97.9% sale-to-list ratio mean a correctly priced Deep Creek home sells in about two months for close to its asking price. Overpriced homes stretch the averages.

Does the flood zone move the price?

Not much, on the record so far, and the sample is small. Of the 165 sales, 142 were on lots our test places in FEMA Zone X, minimal flood hazard, at a $352,500 median (even; $350,000 and $355,000); 17 were in the shaded Zone X, the 0.2 percent annual chance area, at $370,000; four were in Zone AE at $362,500; and two were in Zone A at $382,000. Over 36 months, 11 AE-zone sales carried a $395,000 median. The lots near the water are often the larger, newer or lake-view lots, which offsets the insurance cost in the price. The insurance cost is still real, and it belongs in the listing's disclosure, not in the buyer's surprise. The flood section below lists the streets.

Ready to Sell or Buy in Deep Creek Section 20? Talk to the Team That Tested All 3,875 Lots

Deep Creek Section 20, the 3,082-home north half of Deep Creek, recorded 165 sales in the last year at a $359,900 median, while 21 builder homes sold at a $380,000 median on the same streets as the resales. A Section 20 listing priced against its own era, size and block, with the association estoppel in hand, has an advantage over one priced from a Deep Creek average.

Selling a Section 20 home? Get a free Deep Creek home valuation, or Call Jesse direct at (239) 898-6072.

Buying in Section 20? Call Marc at (239) 287-5873, or read our Deep Creek buyer guide before you tour.

Every Section 20 sale in the last 12 months

For owners who want to find their own comparables, here is every one of the 165 qualified sales, with the street, block, year built, county heated area and price. We show no house numbers and no names.

Source: Charlotte County Property Appraiser public sales files, qualified improved sales recorded September 27, 2025 to September 26, 2026, our analysis. Four new homes still coded as vacant land on the 2026 roll show no year built or heated area.

How Did Deep Creek Section 20 Begin?

Deep Creek Section 20 began as Punta Gorda Isles, Section 20, a plat recorded by the developer Punta Gorda Isles, Inc. and bound by a Declaration of Restrictions at Official Records Book 373, Page 109. The developer finished the section in December 1981, formed the association in 1984 and handed owners control on October 1, 1992.

Data updated: September 2026 (Section 20 Articles of Incorporation, certified copy with amendments, and Bylaws, as posted by the association; Florida Division of Corporations record N03231; Charlotte County Property Appraiser roll).

The developer and the plat

Section 20 was platted by Punta Gorda Isles, Inc., the Punta Gorda company whose numbered "Punta Gorda Isles Section" plats also produced the canal neighborhoods of Punta Gorda Isles inside the city, Burnt Store Isles, Burnt Store Lakes and Burnt Store Marina. Deep Creek is two of those plats: Section 20 north of Sandhill Boulevard and Section 23 south of it. The Section 20 Bylaws identify the plat by its recorded reference, "plat book 11, pages 2-A thru 2-Z-42, of the public records of Charlotte County, Florida" (Section 20 Bylaws), and the same reference appears in a Charlotte County map-change record for a Section 20 lot (Charlotte County, FEMA letter of map change, Lot 16, Block 620). On the county's parcel map every Section 20 parcel falls in survey sections 3, 4 and 5 of Township 40 South, Range 23 East.

The original restrictions: O.R. Book 373, Page 109

Our Deep Creek guide reported that Section 20's original recording reference was not online. It is, in two of the association's own documents. Article 2 of the Articles of Incorporation says the association was formed to carry out the duties imposed "thru the Declaration of Restrictions, recorded as follows: Declaration of Restrictions recorded in O.R. Book 373, Page 109 of the Public Records of Charlotte County, Florida," and paragraph 1.A of the Bylaws repeats the same book and page (Section 20 Articles of Incorporation; Section 20 Bylaws). The recording date itself is not printed in either document. Section 23's first declaration sits in the same era of the county's books, at Official Records Book 393, and a 2001 court judgment dates it to July 11, 1972; Section 20's book number is lower, but we do not assign it a date until the Clerk's index is read.

The Articles also mention "Declaration of Restrictions, Single Family, and Declaration of Restrictions, Multi Family." The association today publishes only the single-family compiled declaration and describes Section 20 as "single-family homes only." Whether a separate multi-family declaration was ever recorded for Section 20 land is not answered by any public document we read.

December 1981: the developer finishes

Article 4.2 of the Articles records a date the hub research did not have: "Punta Gorda Isles, Inc. completed the development of Punta Gorda Isles, Section 20, in December, 1981." Completing the development meant the plat, roads and drainage; it did not mean the houses. As the roll shows, most Section 20 homes were built afterward, lot by lot, over four decades.

1984: the association is formed

Section 20 Property Owner's Association, Inc. was filed with the Florida Secretary of State on May 22, 1984, as a not-for-profit corporation, document number N03231, and it is active today (Florida Division of Corporations, N03231). Its first directors and officers were developer employees at the developer's office, 1625 West Marion Avenue in Punta Gorda, and Section 23's association was filed the same day.

October 1, 1992: owners take control

As first filed, the Articles gave Punta Gorda Isles, Inc. all voting rights until December 1991. An amendment signed by PGI Incorporated, "formerly Punta Gorda Isles, Inc.," moved the date to October 1, 1992, and the Bylaws provide that transfer of control "shall take place during the month of October 1992," when the developer would deliver the books, records, articles, bylaws and minutes to the owners' board (Section 20 Articles of Incorporation, with amendments; Section 20 Bylaws). Section 23 turned over the same month, so both halves of Deep Creek have been owner-run since the fall of 1992.

Four building waves

Source: Charlotte County Property Appraiser roll, downloaded September 26, 2026, our analysis. Counts include every Section 20 parcel that carries a year built.

The single-family years since 2018 show the current wave in detail: 60 homes dated 2018, 102 in 2019, 99 in 2020, 72 in each of 2021 and 2022, 137 in 2023, 67 in 2024 and 48 in 2025 on the 2026 roll. The roll lags construction, so 2025 and 2026 will fill in as homes receive their first assessments.

How Is Deep Creek Section 20 Laid Out?

Deep Creek Section 20 is laid out as 113 numbered blocks, 516 through 628, north of Sandhill Boulevard, with lots that back onto 391.28 acres of association greenbelt, freshwater lakes and drainage canals. Deep Creek Boulevard, Aysen Drive and Rio de Janeiro Avenue carry most traffic, and Tract A holds the section's only commercial land.

Data updated: September 2026 (Charlotte County GIS lot layer and Property Appraiser roll, our analysis; Section 20 declaration; Charlotte County project pages).

Blocks, lots and the greenbelt

The recorded declaration covers "Blocks 516 through 628 inclusive," and the county's lot layer draws 3,875 platted lots inside them (Charlotte County GIS, Lots layer). By our measurement of that layer, the median platted lot is 9,915 square feet, about 0.23 acre, and the most common size is 9,600 square feet, an 80 by 120 foot lot, on 1,737 of them. The declaration sets a floor for anything re-divided: no dwelling on a parcel less than 75 feet wide at the front setback line or smaller than 7,200 square feet, "except that a dwelling may be erected or placed on any lot as shown on the recorded plat" (Section 20 Declaration, Section 7).

Behind the lots runs the greenbelt, a single 391.28-acre parcel on the roll, described "as per Plat Book 11 Pg. 2" (Charlotte County Property Appraiser). The declaration reserves easements six feet wide along side lot lines and ten feet along rear lot lines for utilities and drainage, which is why a fence or pool deck near the back line needs care (Section 20 Declaration, Section 15).

Lakes, canals and drainage

The association describes "many homes" on freshwater lakes or canals, and its FAQ asks whether fishing is allowed in "the canals and lakes of Section 20" (Section 20 POA, Frequently Asked Questions). Which specific lots front water is not a field on the roll, so check the plat and the survey for any home you are pricing. Drainage has three owners: the association keeps the greenbelt, lakes and common drainage; Charlotte County Public Works keeps the swale in front of each lot, at (941) 575-3600 on the association's own list of helpful numbers; and the county's Deep Creek Non-Urban Street and Drainage benefit unit, billed on the tax bill, funds culverts, catch basins, sidewalks and road repair (Section 20 POA, Helpful Numbers and Links). The association's 2026 board agendas list a "Drainage Contract Update and resolution," so ask for the current drainage contract and its scope if a lot has standing water.

Sandhill Boulevard, Tract A and Tract B

Sandhill Boulevard forms the south edge. Its even-numbered, north side carries Section 20's Tract A, 23.76 acres on the roll, part of it the Dollar General store at 25240 Sandhill Boulevard, a 2024 building (Dollar General, store 25953). Tract B, 20.117 acres at 516 Rio de Janeiro Avenue, carries a rental apartment property the roll codes as ten or more units, built in 2011; its name is not on the roll, so we do not attach one. The Deep Creek Gardens condominium at 25100 Sandhill Boulevard and The Pines at Deep Creek at 25050 Sandhill Boulevard also sit north of Sandhill in the same survey section as Section 20; our guide to Deep Creek Gardens covers the condominium's own association and records.

Which parts of Section 20 are near the river?

The east end of Section 20, around Paramaribo Street, Posadas Circle, Obidos Drive and the low end of Deep Creek Boulevard, sits closest to the tidal water of the Peace River system, and it is where FEMA's coastal flood zone and the county's lowest evacuation zones reach into the section. The interior and the west, around Aysen Drive, Uruguay Drive and the 600-numbered blocks, sit higher. The storm section below gives the lot counts street by street.

Maps you can open

Any Section 20 parcel can be looked up by address on the Charlotte County Property Appraiser site, where the legal description names the section, block and lot. The county's GIS map viewer carries the lot lines, flood zones, evacuation zones and the scrub-jay permit boundary as layers, and the association posts its documents and permits on its documents page.

What Are the Homes Like in Deep Creek Section 20?

Deep Creek Section 20 homes are one-story detached houses with attached garages on quarter-acre lots, a median of 1,971 square feet of heated area on the county roll, built from the 1980s to this year. New homes must meet the declaration's 2,000 square foot minimum, a tile roof, a five to one roof pitch and a cement drive.

Data updated: September 2026 (Charlotte County Property Appraiser roll, our analysis; Section 20 Declaration and New Construction permit packet, revised July 2024).

Sizes on the county roll

Across the 3,082 single-family parcels, the median heated area is 1,971 square feet, the smallest 1,157 and the largest 4,484 (Charlotte County Property Appraiser roll, our analysis). The homes that sold in the last year were a little larger at the median, 1,990 square feet. The roll does not carry bedroom or bathroom counts for these parcels, so we read them from the listing and the property record for every comparable we use.

The 2,000 square foot rule, and why so many homes are below it

The declaration says "no building with less than 2000 square feet of living area shall be erected on any lot without the express written consent of the Section 20 Property Owner's Association," and it measures that area by "the outside horizontal dimensions of the building," leaving out garages and roofed screen porches (Section 20 Declaration, Sections 5 and 6). The association's current New Construction packet states the same floor as "Minimum Square Footage Under Air (living area): 2,000 sq. ft." (Section 20 POA, New Construction Permit). Yet about half of the existing homes show less than 2,000 square feet of heated area on the county roll. Two reasons are possible and neither is on the public record for any single house: the county measures heated area differently from the declaration's outside-dimension method, and the association can consent in writing to a smaller home. For a buyer, the point is simple: an existing smaller home is not a violation you inherit by default, but any new house or rebuild is held to the current minimum unless the association consents.

What a new Section 20 house must look like

The declaration's construction clause lists "tile roof, minimum roof pitch five to one, cement drives, outside building colors subject to approval," requires the association to approve the builder, and allows it to require a performance and completion bond (Section 20 Declaration, Section 4). The July 2024 New Construction packet adds design minimums: at least one window on each side of the house, at least two wall-mounted sconces on the front, a front door that is not flat or six-panel, a covered front entry at least six feet deep, and at least two architectural features on the front, such as stonework, columns, banding, siding or window shutters. House colors may not include black, neon, stripes or patterns (Section 20 POA, New Construction Permit).

Setbacks

Source: Section 20 Declaration, Section 5; the permit application's office checklist repeats the same four figures.

The association may grant a setback variance for good cause, but a variance counts only if it is in writing, signed by at least two directors and recorded in the county's public records against the lot, and the party who asked for it pays to prepare and record it. If a seller says a pool cage or addition was approved closer to the line, the recorded variance is the proof.

Garages, pools and what cannot be built

Every garage must be attached to the house, and carports are not permitted. Sheds are allowed only temporarily during active construction; portable buildings, modular homes, manufactured homes and trailers are barred. Above-ground pools, spas and similar installations more than six inches above grade are not allowed unless they sit inside an enclosed lanai, and the Rules bar gazebos, except those already permitted, and tree houses (Section 20 Declaration, Sections 1, 8 and 31; Section 20 Rules and Regulations). In-ground pools and pool cages are allowed through the association's Pool and Cage permit.

Sewer, water and wells

The declaration requires every owner to connect to and pay for sewer, water and electric service, and it states flatly that "septic tanks are not allowed to be maintained or installed on any lot." Water wells may be drilled only with the written approval of both the association and the proper government authority (Section 20 Declaration, Sections 19 and 22), and the association sells a Water Well permit for $50. Charlotte County Utilities supplies the water and sewer; the county's 2024 sewer master plan traces the Deep Creek system to the county's 2000 purchase of the Florida Water Services system, which then served "3,400 sewer connections in the Deep Creek area" (Charlotte County Sewer Master Plan Update, 2024).

Who Governs Deep Creek Section 20?

Deep Creek Section 20 is governed by Charlotte County as its government and by Section 20 Property Owner's Association, Inc., a mandatory-membership Florida not-for-profit filed in 1984 under document number N03231. The association enforces the recorded restrictions, keeps the greenbelts and lakes, reviews every exterior change and bills an annual assessment it does not publish.

Data updated: September 2026 (Florida Division of Corporations record N03231, amended annual report of April 30, 2026; Section 20 Articles, Bylaws, Declaration and 2026 board agendas; association website, read September 29, 2026).

The association on the state's records

The Florida Division of Corporations lists Section 20 Property Owner's Association, Inc. as an active Florida not-for-profit corporation, document number N03231, filed May 22, 1984, with its last formal amendment filed December 5, 2016; the 2013 and 2016 amendments on file changed the officer list, not the Articles' substance (Florida Division of Corporations, N03231 search; 2016 amendment image). Its amended 2026 annual report, filed April 30, 2026, moved the principal address to "C/O RealManage," 4670 Cardinal Way, Suite 302, Naples, with a Dallas mailing box and Corporation Service Company as registered agent.

The office, the manager and the 2026 transition

The association's website still lists its office at 24710 Sandhill Boulevard, Unit 804, Punta Gorda 33983, open Monday through Friday from 8:00 a.m. to 4:00 p.m., at (941) 627-6562 and [email protected], and it says the board works "with assistance from the Community Association Manager" under Chapter 720 of the Florida Statutes (Section 20 POA; Contact Us). The 2026 board agendas show a management change in progress: a January 14, 2026 agenda item for "Real Manage, Management Discussion," a February agenda that pointed owners to a proposed Real Manage contract, and "Real Manage Update" items in March and April (Section 20 POA, Meeting Schedules). For a seller or buyer, the practical question is which office issues the estoppel certificate today. Ask the association in writing before the contract is signed, and use the address it gives you.

The board and its meetings

The website lists a seven-member board: a president, vice president, treasurer and secretary, and four directors. The Bylaws, as posted, call for at least five directors after turnover, staggered two-year terms, a limit of two consecutive two-year terms, and removal of a director by a majority of the entire membership (Section 20 Bylaws). Board meetings are held the second Thursday of each month at 6:00 p.m. at the association office, with Zoom attendance by registration, and owners may speak for up to three minutes in a 20-minute comment period (Section 20 POA, Meeting Schedules). An owner who wants a topic on the agenda submits a request one week ahead (Section 20 POA, Frequently Asked Questions).

What the 2026 agendas tell a buyer

Agendas are not minutes, and we report only what they list. The posted 2026 agendas include "Review of the Audit" and "Forensic Audit" under unfinished business, a drainage contract update and resolution, a cyber-security insurance quote, a code of conduct policy, term limits, the Deep Creek Civic Association, a change of landscaping contractor and a contract renewal. None of those items is, by itself, a problem. A careful buyer asks the association for the most recent approved minutes, the current budget, the most recent financial review or audit and any special assessment under discussion before the inspection period ends.

Is membership mandatory?

Yes. Article 4.1 of the Articles reads: "Every fee simple owner of a parcel of land, including the owner of a condominium unit, in Punta Gorda Isles, Section 20, Charlotte County, Florida, shall be a member of the Association," and section 21 of the declaration says each buyer "shall subscribe to and join said association and become a member thereof immediately upon obtaining an interest" (Section 20 Articles of Incorporation; Section 20 Declaration, Section 21). Membership passes to the new owner when the deed is recorded, and a member's share of association funds cannot be transferred apart from the lot. One detail for condominium buyers north of Sandhill: a later amendment to the voting article shows the words "and condominium units" struck through in the definition of a parcel, so whether any condominium unit owner pays Section 20 today is a question to put to the association in writing.

One vote per lot

Each parcel carries one vote. Where a lot has several owners, they file a written statement naming a single voting member, and fractional voting is not permitted. Votes may be cast in person, by absentee ballot or by proxy, and a proxy lasts only for the meeting named and 90 days at most (Section 20 Bylaws).

How the restrictions are amended

The declaration may be amended by not less than 60 percent of the members voting in person or by proxy at a noticed meeting with a quorum, proposed either by a board majority or by a petition of at least 5 percent of the members, with the meeting held within 90 days, and the amendment takes effect when a certificate is recorded in the county records (Section 20 Declaration, Section 25). The Bylaws may be amended by 60 percent of the board and 60 percent of the membership, or by 70 percent of the membership. Because the declaration can change, a buyer should read the version current at closing, not a copy from a prior sale.

Enforcement, fines and self-help

The declaration lets the association levy fines under the procedure of Section 720.305 of the Florida Statutes, with a cap of $500 per violation and $5,000 for a continuing violation; an unpaid fine of $1,000 or more can become an individual assessment against the lot. After 14 days' written notice, the association may enter a lot to correct a violation and charge the cost, including reasonable attorneys' fees, as an individual assessment (Section 20 Declaration, Sections 28 and 29). Owners report violations on the association's Deed Restriction Violation Form. For a seller, the rule of thumb is to clear any open notice before listing, because the estoppel certificate is where it surfaces.

What Charlotte County does, and what it does not

Charlotte County taxes the home, patrols it through the Charlotte County Sheriff's Office, answers fire and medical calls through Charlotte County Fire and EMS, supplies water and sewer, keeps the front swales and runs the building department. The county does not enforce the association's private covenants on architecture, parking, signs or paint; those run through the association as covenants recorded against the land (Charlotte County Sheriff's Office, Patrol; Charlotte County Fire and EMS, Station Listing). A county building permit and an association permit are two separate approvals; the association's permit application says so in its own words, "County approval does not preclude the need for ARC approval."

What Are the HOA Fees in Deep Creek Section 20?

Deep Creek Section 20's annual owners' assessment is not published on any public page; the association keeps its budget and financials behind a resident login. The Bylaws set the timing: a fiscal year from October 1, an assessment made by October 30 and due in one installment within 60 days of the year's start, stated in writing on the estoppel certificate at sale.

Data updated: September 2026 (Section 20 Bylaws and Declaration as posted; association FAQ list; Florida Statutes 720.30851 and 720.303, 2026 editions; read September 29, 2026).

What we know, and what we will not print

You may see a dollar figure for Section 20 dues on a listing or a portal. We do not repeat it, because no association or government record we read states it. The amount is on the association's adopted budget and on the estoppel certificate the association issues at sale, and an owner can ask the office what is billed. That is the route: a buyer's title company requests the estoppel certificate, and the certificate is the written, binding figure.

How the assessment is set and billed

The Bylaws, as posted by the association, set out the process (Section 20 Bylaws, Section 6):

• Fiscal year: October 1 to September 30.
• Budget: the board mails the proposed budget 30 to 60 days before the meeting, and the membership adopts it at the annual meeting in October. The budget must include reserve accounts for capital expenditures and deferred maintenance unless the members vote by two-thirds to provide less.
• Assessment: made on or before October 30 for the fiscal year, due in one annual installment not later than 60 days after the fiscal year begins. If no assessment is made, the prior year's amount carries forward.
• Late payment: an unpaid assessment becomes a continuing lien on the lot, bears interest at the maximum lawful rate after 30 days, and may be collected by suit or foreclosure with reasonable attorneys' fees.
• Special assessments: for emergencies the annual assessment cannot cover, only after notice and written approval by members entitled to cast more than half of the votes concerned.
• Review: an accountant reviews the accounts each year, and members may request the report.

The declaration adds that the cost of keeping the Common Property "shall be divided equally among each of the afore-mentioned lots," which is why the assessment is per lot, not per square foot (Section 20 Declaration, Section 21). An owner of two adjoining lots should ask how a combined parcel is billed.

What the assessment pays for

The Bylaws describe the association's job as "maintaining of the common areas of Section 20, providing for the maintenance of the lakes, any entranceway," and carrying out the declaration. In practice that means the greenbelts, lakes and common drainage, the association office and staff or manager, architectural review and deed-restriction enforcement. It does not include a pool, clubhouse or golf, because the association owns none, and it does not include trash collection, the swale in front of a lot or street repair, which are county services.

Estoppel fees are capped by statute

Florida caps what an association may charge for the estoppel certificate: no more than $250 when no delinquency is owed, plus $100 if the certificate is requested on an expedited basis and delivered within three business days, and an additional charge of up to $150 if a delinquent amount is owed (Florida Statutes 720.30851). The certificate states the regular assessment, any special assessment, any unpaid balance and any open violation or fine. Florida also requires a homeowners' association with 100 or more parcels to post its articles, bylaws, declaration, rules and other official records on a website or app, a requirement that took effect January 1, 2025 (Florida Statutes 720.303); the Section 20 documents page carries the articles, bylaws, declaration and rules.

What Does It Cost to Own a Home in Deep Creek Section 20? The Full Fee Stack

Owning in Deep Creek Section 20 costs Charlotte County property tax, the county's Deep Creek street and drainage assessment on the same tax bill, the Section 20 owners' assessment billed by the association, insurance, and optional costs such as golf. There is no community development district and no condominium layer on a Section 20 house.

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

The MSBU line is the one buyers have not heard of. The Deep Creek Non-Urban Street and Drainage Municipal Service Benefit Unit is a non-ad valorem assessment, charged per equivalent residential unit rather than by value, that funds road and pothole repair, catch basins, sidewalks, driveway culverts, drainage and canal cleaning, right-of-way mowing, signs and debt service on paving bonds. Its most recent documented rates are the FY2022/23 figures in the advisory board's April 2023 rate history, flat since FY2015/16; the county's FY2024/25 budget hearing lists the unit's total budget, $4,454,756, without a per-unit rate (Charlotte County, FY2024/25 final budget hearing). We do not present the 2022/23 rate as today's; the rate on the current tax bill is the one that counts. A vacant lot pays the higher vacant rate, which is part of a lot owner's carrying cost.

Property tax follows the buyer, not the seller. The seller's bill shows the seller's assessed value and exemptions, which reset after a sale, so budget from your own price and file your homestead exemption with the Charlotte County Property Appraiser. Florida's portability rules let a homesteaded seller carry part of the Save Our Homes benefit to a new Florida homestead (Florida Statutes 193.155).

What Do the Deed Restrictions Allow in Deep Creek Section 20?

Deep Creek Section 20's recorded restrictions and Rules require association approval for any exterior change, allow only open-style fences up to four feet, bar sheds, gazebos, carports and above-ground pools, cap For Sale signs at six by eight inches, and set permit fees from $20 to $150, with a $2,500 refundable deposit on new homes and additions.

Data updated: September 2026 (Section 20 Compiled and Integrated Declaration; Compiled and Integrated Rules and Regulations; 13 permit packets, revised July 2024; read September 29, 2026).

The architectural review committee

Nothing may be built, placed or changed on the outside of a Section 20 house until the association approves plans that show the building, terraces, patios, walls, fences, driveways, property lines, poles and setbacks, and the association may refuse approval "on any ground, including purely aesthetic grounds." The same review applies "equally to repair, alterations, or modifications" (Section 20 Declaration, Section 4). The Architectural Review Committee meets on the first and third Thursday of each month, and a complete permit with fees must be in by noon on the Tuesday before. An approved permit runs 12 months under the Rules; the permit packets set shorter working windows of 90 or 180 days by type, and accounts with past-due balances must be paid before a permit is submitted (Section 20 Rules and Regulations).

Permit fees

Source: Section 20 POA permit packets, each marked "Revised 7/2024," on the association's documents page; for example the New Construction, Fence and Pool and Cage packets. Confirm the current fee with the association before submitting.

Fences and walls

Every fence needs an association permit. The Rules require open construction: "no privacy fencing is allowed," no shadowbox style, pickets no wider than one and a half inches with gaps at least four times the picket width, a maximum height of four feet, and no fence past the front of the house. A fence not on the property line must sit at least three feet off the side line, survey pins must stay exposed for inspection, and an owner who fences inside a utility or drainage easement pays to remove and replace it when work is needed there (Section 20 Rules and Regulations, Rule 14). The declaration separately requires written approval for any wall, hedge or fence over four feet along side or rear lot lines (Section 20 Declaration, Section 23). A buyer who needs a fenced yard for a large dog should plan for a four-foot open fence, not a six-foot privacy fence.

Paint, roofs and colors

A paint color may not change without the association's written consent. Staff may approve a repaint in the same colors, or in a scheme the committee approved within the prior 12 months; anything else goes to the committee. The Rules allow no more than four colors, bar fluorescent and neon colors and stripes, dots or artistic designs, and limit black or near-black, including dark charcoal gray, to trim, accents and doors (Section 20 Rules and Regulations, Rule 9). The declaration requires buildings, driveways, fences and mailboxes to be kept "in a like-new, neat, clean, and attractive condition" and "freshly painted including side-walls and roofs" (Section 20 Declaration, Section 16).

Lanais, patios, pergolas and play sets

A new lanai must use the home's existing roofline and roof material, unless it is attached to an existing pool cage, and it must have screened walls. A patio may rise no more than four inches above grade, span no more than half the rear width of the house and run no more than 20 feet out. Pergolas and arbors are allowed by permit behind the front of the house, with two lattice sides, two open sides and no solid roof. One swing set or play set per lot is allowed in the rear, no taller than 10.5 feet, and trampolines must be anchored (Section 20 Rules and Regulations, Rules 5, 8, 16 and 17).

Trash, lawn and everyday rules

• Trash containers must be out of sight from neighboring lots, and bins go back in by the end of collection day. A trash enclosure needs a permit, solid walls of block, wood or PVC, no more than six feet high, 18 feet long or six feet wide, and no prefabricated units.
• Lawns are sodded to the pavement and kept "uniformly green, luxuriant and well-kept," with an approved landscape plan for new homes.
• Vacant lots with grass must be mowed at least once a month, and plants other than trees and grass may not stand within ten feet of a vacant lot's boundary.
• Lawn equipment is stored out of sight.
• Tarps may cover storm damage temporarily but not personal property.
• Tents and canopies may stay up no more than seven consecutive days, with prior written notice.
• Clothes drying is allowed only in a side yard screened by shrubbery.
• House numbers must be visible from the street, and one flagpole is allowed per lot as Florida law permits.
• Home businesses that are visible, audible, use the address in advertising, or bring customers or deliveries are prohibited.

Sources: Section 20 Declaration, Sections 2, 3, 12, 13 and 31; Section 20 Rules and Regulations.

Signs

The declaration allows one "For Sale" or "For Rent" sign per contiguous ownership, no larger than six by eight inches, and political campaign signs from two months before an election until seven days after it (Section 20 Declaration, Section 14). Six by eight inches is smaller than a standard yard sign, so a Section 20 listing leans on photography, video and online reach rather than the sign on the lawn.

Can You Keep a Boat or RV at a Deep Creek Section 20 Home?

Deep Creek Section 20 allows a boat on a trailer, a personal watercraft, a kayak or a canoe in the driveway from noon Friday to 11:59 p.m. Sunday, and an RV for trip preparation or up to 48 hours twice a month; at other times they must be garaged or have the association's prior written consent. Commercial trucks may not park overnight.

Data updated: September 2026 (Section 20 Compiled and Integrated Declaration, Section 8; Rules and Regulations, Rule 19; Charlotte County park pages).

The declaration's words

"No commercial vehicles, trailers or trucks of any kind nor any boats, boat trailers, personal watercraft, kayaks, canoes, campers, mobile homes or the like shall be parked overnight on or adjacent to the above-mentioned land without the express, prior written consent of the Section 20 Property Owner's Association." The exceptions follow: boats on trailers, personal watercraft, kayaks and canoes may be parked in driveways "between the hours of 12:00 pm on any Friday and 11:59 pm on the following Sunday," and recreational vehicles and motor homes may be parked in driveways while being outfitted for a trip, and otherwise "for a maximum of forty-eight (48) hours and not more than two (2) times per month" (Section 20 Declaration, Section 8).

The definitions that decide the answer

"Overnight" means 5:00 p.m. to 7:00 a.m. A "commercial vehicle" is broadly defined: any vehicle, including a passenger car, that shows commercial or institutional markings, tools, racks, ladders, graphics, wraps, logos, phone numbers or web addresses, plus limousines, hearses and trucks with flat, dump or open beds or more than two axles. The Rules narrow the truck ban to "construction trucks or commercial trucks with any commercial sign(s) and/or logo(s)," allow two covered vehicles in a driveway, and bar tarps used to hide commercial vehicles, campers, boats or trailers (Section 20 Rules and Regulations, Rule 19). Unlicensed or inoperable vehicles must be garaged, allowed vehicles must sit in the garage or completely on the paved driveway, not on the swale or lawn, and nothing may be parked on a vacant lot except construction vehicles during active building.

What it means for a boater

The Section 20 boat rule is the most searched question about the section, and the answer is yes with limits: a boat lives in the garage, lives elsewhere and comes home for weekends, or stays with the association's prior written consent. Measure the garage depth and door height before you write an offer. The nearest public ramp in the county's records is Harbour Heights Park at 27420 Voyageur Drive, with a boat launch, canoe and kayak launch and fishing access (Charlotte County, Harbour Heights Park), about 3.5 miles and 9 minutes from the center of Deep Creek by the free-flow routing estimate in our Deep Creek guide. Buyers who want the boat behind the house belong on a canal: our guides to Punta Gorda Isles and Burnt Store Lakes cover those markets.

Is Deep Creek Section 20 a 55+ Community?

No document we read makes Deep Creek Section 20 an age-restricted community. The recorded declaration restricts each lot "to the use of a single family, their household, their domestic help, and household guests," with no age qualifier, and the county's school locator assigns Section 20 addresses to Deep Creek Elementary, Punta Gorda Middle and Charlotte High.

The Section 20 declaration's residential-use clause is the only occupancy rule in the documents, and it says nothing about age (Section 20 Declaration, Section 1). Neither the Articles nor the Bylaws mention housing for older persons, and the association does not describe itself as a 55-plus community.

Can You Rent Out a Deep Creek Section 20 Home?

Yes. Deep Creek Section 20's declaration allows an owner to rent "for single-family, residential use," and neither the declaration nor the Rules and Regulations we read set a minimum lease term. The rental must stay single-family use, and tenants must follow every restriction, including the parking, sign and business rules.

The permission sits in the declaration's business clause, which bars commercial activity but adds that it "shall not prevent an owner of a building from renting said property for single-family, residential use" (Section 20 Declaration, Section 2). Section 23 is different: its association sets a one-month minimum and bars daily and weekly rentals (Section 23 FAQ). Two cautions for a Section 20 investor. First, the business clause is broad, so a rental run with visible commercial signage, a business address or guest traffic that reads as a business invites enforcement. Second, the absence of a minimum term in the posted documents is not a written promise that short stays are welcome; ask the association in writing how it treats short-term rentals before you buy for that purpose, and check Charlotte County's own rules and the state's vacation-rental licensing through the Florida Department of Business and Professional Regulation. The declaration also lets the association fine a tenant or guest, not only the owner.

Are Pets Allowed in Deep Creek Section 20?

Deep Creek Section 20 allows dogs, cats and other household pets, provided they are not kept, bred or maintained for any commercial purpose and are not a nuisance. Pets must be leashed off the owner's lot and on the greenbelts and rights-of-way, owners must pick up after them, and a kennel or dog run needs a permit.

The declaration permits "dogs, cats and other household pets" with those two limits, and bars raising or breeding animals, birds or reptiles of any other kind (Section 20 Declaration, Section 9). The Rules require leashes whenever a pet is off its owner's lot and on the common areas or rights-of-way, make owners responsible for their pets' conduct and waste, and allow a chain-link kennel no more than four feet high, six feet wide and 18 feet long, at the rear of the lot, by permit (Section 20 Rules and Regulations, Rules 6 and 7). Pets may not be destructive on the Common Property. We found no breed or number limit in the documents. Deep Creek Park itself posts "No Dogs," and Charlotte County's off-leash dog parks are elsewhere in the county (Charlotte County, Dogs in Parks).

How Does Deep Creek Section 20 Handle Hurricanes and Flooding?

Deep Creek Section 20 is mostly high, dry ground: by our lot-by-lot test, 3,440 of its 3,875 platted lots sit in FEMA Zone X, minimal flood hazard. The exception is the east end near Paramaribo Street and Posadas Circle, where 78 lots test in coastal Zone AE with a 10-foot base flood elevation and county Evacuation Zone A reaches in.

Data updated: September 2026 (FEMA National Flood Hazard Layer and FIRM panel index, Charlotte County Storm Surge Evacuation Zones and Lots layers, queried September 29, 2026, our analysis; Charlotte County 50% FEMA Rule page; Section 20 Declaration, Section 30).

In the last 12 months we tested every one of the 3,875 platted Section 20 lots against FEMA's flood map and Charlotte County's evacuation zones, instead of relying on a handful of sample addresses. The results below come from that test, and they add detail our Deep Creek guide's seven-point sample could not show.

The flood map, lot by lot

Method: we took an interior point of every lot on Charlotte County's Lots layer for the Punta Gorda Isles Section 20 plat and tested it against FEMA's National Flood Hazard Layer, then joined the lots to the county roll by block and lot. Server-side checks on sample lots matched. All of Section 20 falls on FIRM panel 12015C0070G, effective December 15, 2022 (FEMA NFHL, flood hazard zones; FIRM panels; Charlotte County GIS, Lots). A lot test is not a flood determination for any house.

By street, the Zone AE parcels are on Paramaribo Street (32), Posadas Circle (14), Deep Creek Boulevard (8), Obidos Drive (4), Rosario Street (2) and Pasto Drive (1), the east end nearest the tidal water. The Zone A parcels are scattered along interior lake and canal edges: Barcelona Street (9), Pelotas Drive (7), Tocantins Court (5), Corrientes Circle (4), and a few on Sandhill Boulevard, Arequipa Drive, Bolivar Drive and elsewhere. Counting any part of a lot, not just its center, 351 lots and 247 home parcels touch a special flood hazard area somewhere on the parcel, often only at the back line along a lake or canal.

What the split means for an owner

A Zone X house is outside FEMA's special flood hazard area, so the federal flood-insurance mandate for a federally backed mortgage does not apply, though a lender may still set its own rule. A house in Zone A or AE is inside it, and a federally backed mortgage will require flood insurance. Zone AE comes with a base flood elevation, 10 feet here, and the house's elevation certificate shows how far its lowest floor sits above that line, which is what prices the policy. Zone X is not zero risk: heavy rain and blocked swales flood houses outside mapped floodplains, and the front swale is county Public Works' job. Search any address at the FEMA Map Service Center for the official panel and zone.

The 50 percent rule

Charlotte County applies a substantial improvement and substantial damage rule in FEMA's high-risk zones: if the cost of an improvement or repair is more than 50 percent of the building's value, the building must be brought up to current code, including elevation. The county states the rule does not apply to structures in Zone X (Charlotte County, 50% FEMA Rule). So for most Section 20 homes a large remodel or storm repair is not pushed into elevation work, while for the 94 homes whose lots test in Zone A or AE it can be. Confirm the zone of the specific house before relying on either answer.

Evacuation zones

Source: Charlotte County GIS, Storm Surge Evacuation Zones, queried at every Section 20 lot, September 29, 2026, with server-side spot checks; our analysis.

Charlotte County orders evacuations by lettered zone, A first (Charlotte County, Know Your Zone). Most of Section 20 is Zone D or C, but the east end is not: the Zone A parcels are on Paramaribo Street (24), Posadas Circle (8), Deep Creek Boulevard (2) and Santos Drive (1), and Zone B covers much of the east and south, including parts of Deep Creek Boulevard, Posadas Circle, Porto Alegre Street, Puno Drive, Fortaleza Street, Pasto Drive and Porto Nacional Drive. An evacuation zone is not a flood zone: it tells you when the county may order you out, not how your insurance is rated. Register for Alert Charlotte, as the Section 20 association's hurricane page recommends (Section 20 POA, Hurricane Tips).

Hurricane shutters: a rule unique to Section 20

The Section 20 declaration has a storm rule most buyers do not expect. Removable or visible hurricane shutters and similar protection devices "shall not be permitted during the months of December, January, February, March, April and May." Owners who will be away for the whole of June through November may, with written approval and a showing of hardship, leave them up while the house is empty, but must take them down when they return or by the next December 1, whichever comes first, and no shutter system may leave the house with no point of access (Section 20 Declaration, Section 30). Plywood must come down within 96 hours after a tropical watch or warning is lifted (Section 20 Rules and Regulations, Rule 20). For a seasonal owner, that makes impact-rated windows and doors worth more in Section 20 than in a community without the rule, and a listing with them should say so.

The storm record

Hurricane Charley made landfall in the Charlotte Harbor area on August 13, 2004, and the club's superintendent at the time told a trade magazine that "its eye passed right over Deep Creek, spawning tornadoes" (Golf Course Industry, September 3, 2014; National Hurricane Center, Charley report). Hurricane Ian crossed Charlotte Harbor on September 28, 2022 (National Hurricane Center, Ian report). We found no public count of Section 20 homes damaged in either storm, so we publish none; a house's own permit history shows what was replaced. Punta Gorda sits inside Florida's wind-borne debris region, where new exterior glass must be impact-rated or protected (Florida Building Commission, Wind-Borne Debris Regions report).

Insurance

Wind premiums are priced on the house: roof age and covering, roof-to-wall connections, a secondary water barrier and opening protection, documented on a wind mitigation report that Florida law requires insurers to credit (Florida Statutes 627.711). 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). Florida's My Safe Florida Home program offers inspections and hardening grants when funded (My Safe Florida Home). No public source publishes an average Section 20 premium, so we do not estimate one.

Can You Build on a Vacant Lot in Deep Creek Section 20?

Yes, and about 505 of Deep Creek Section 20's lots are still vacant. A builder needs the association's New Construction permit ($150 plus a $2,500 refundable job-site deposit), a Charlotte County building permit and, on 2,452 of the section's 3,875 lots, compliance with the county's scrub-jay habitat plan, including a 2026 fee of $2,031 or $4,063 for a typical lot.

Data updated: September 2026 (Charlotte County Scrub-jay Habitat Conservation Plan page, 2026 fee schedule and FAQ; ScrubjayPermitBoundary layer queried at every Section 20 lot; Section 20 New Construction packet, revised July 2024).

The Florida scrub-jay and Deep Creek

The Florida scrub-jay is a state and federally protected bird found only in Florida (U.S. Fish and Wildlife Service, Florida scrub-jay). Charlotte County's habitat conservation plan names Deep Creek among the suburban areas where scrub-jays persist and identifies the Deep Creek and Harbour Heights subdivisions as the expected source population for relocating birds to protected reserves (Charlotte County Scrub-jay Habitat Conservation Plan). In December 2014 the county received a federal incidental take permit with that plan, good for 30 years, so that owners of lots inside the plan area can build by paying a fee and following its rules instead of seeking an individual federal review (Charlotte County, Scrub-jay Habitat Conservation Plan). The Section 20 association lists "Where can I get an update on Scrub Jay Zoning?" among its own frequently asked questions.

Which Section 20 lots are in the permit area

Source: Charlotte County GIS, ScrubjayPermitBoundary, queried at every Section 20 lot, September 29, 2026, with server-side spot checks; our analysis. The county confirms a parcel's status at permitting.

The "Permit Required" area covers most of the older, lower-numbered blocks, roughly 516 through 589, and the "No Permit Required" area most of the blocks from 590 up to 628, with 23 blocks split between the two. Of the 505 vacant lots, 362 test inside the permit area; the largest groups of those are on Deep Creek Boulevard, Seasons Drive, San Cristobal Avenue, Copiapo Circle, Trinilas Drive and San Ambrosio Street. Most of the vacant lots outside it are on Aysen Drive. The county states that the boundary "will remain static for the 30 year duration of the plan."

What the plan requires

An owner who builds inside the permit area under the county plan must file the county's scrub-jay application, pay the development fee, and do no vegetation clearing during nesting season, March 1 through June 30, although a parcel cleared before March 1 may be built during the season. The alternative is an individual review by the U.S. Fish and Wildlife Service, and no county development permit issues until one route or the other is complete (Charlotte County, Scrub-jay FAQ).

Source: Charlotte County, 2026 HCP Development Fees. The county adjusts the fee annually for inflation.

On the county's lot layer, 1,827 Section 20 lots measure 0.22 acre or less and 2,035 measure 0.23 to 0.49 acre by our geometry; the most common lot, 9,600 square feet, is just over 0.22 acre, and the county, not our measurement, decides the tier from the original plat. The county's FAQ answers the questions lot owners ask most: the fee is based on the original platted lot, so combining lots does not reduce it and splitting one triggers the full fee; once paid, the fee "stays with the parcel, not with the owner"; the county does not accept a private survey showing no birds; and clearing without paying brings violation fees and a settlement or a Special Magistrate hearing.

What a lot seller should gather

For a vacant-lot seller, the fee and the nesting-season window shape the offer, because a builder prices both in. Before listing a Section 20 lot, we confirm whether it is in the permit area, whether a fee was already paid on it, which tier the county applies, and whether the lot has been cleared. We also confirm the association account is current, because the association will not accept a permit from an account with a past-due balance, and that the lot has been mowed monthly as the Rules require.

The association's building rules

A new Section 20 house needs the association's New Construction permit with a surveyor's site plan, construction and landscape plans, photos of the roof material and paint colors, a signed owner and builder agreement and a performance bond waiver, reviewed at a first or third Thursday committee meeting. The permit runs 180 days, with one free 180-day extension if the house has no roof at the end of the first period. The builder must keep a portable toilet on site, a solid-sided dumpster from the slab pour until the certificate of occupancy, silt fences and a drainage path to the road; the association inspects job sites monthly and bills mowing it has to do. The $2,500 deposit is refunded when the certificate of occupancy is filed with the association, less any corrective costs (Section 20 POA, New Construction Permit and Clean Job Site Program). The house may not be used as a model home without contacting the association first.

Which Schools Serve Deep Creek Section 20?

Deep Creek Section 20 is zoned, on Charlotte County Public Schools' boundary locator, to Deep Creek Elementary School, Punta Gorda Middle School and Charlotte High School for the Deep Creek addresses our research tested. The district calls its locator "only a guide," so a family confirms the assignment with the school before buying.

Charlotte County Public Schools' boundary locator returned the same three schools for every Deep Creek address tested across both sections (Charlotte County Public Schools, Boundary Locator). Deep Creek Elementary is at 26900 Harborview Road, Punta Gorda 33983; the middle and high schools are across the river in the City of Punta Gorda. The district adds that its locator "is only a guide, please call the school indicated to confirm that your child will attend that school," and it runs a controlled open enrollment program for families who want another school (Charlotte County Public Schools, School Choice). A listing's school field is entered by an agent and can be wrong; the locator result for the specific address is the record.

What Should You Know About Daily Life and Services in Deep Creek Section 20?

Deep Creek Section 20 runs on Charlotte County services: county water and sewer, weekly county trash collection by contract, the Charlotte County Sheriff's Office, Charlotte County Fire and EMS, and a Punta Gorda 33983 postal address. Downtown Punta Gorda is about 15 minutes away, and the nearest operating hospitals are in Port Charlotte.

Data updated: September 2026 (Charlotte County utility, fire, park and project pages; USPS; drive times from the OSRM routing estimates in our Deep Creek guide, computed September 26, 2026).

Utilities

Charlotte County Utilities supplies water and sewer, and the Section 20 declaration requires every home to connect; septic tanks are prohibited (Charlotte County Utilities). The county's water master plan schedules a looping project at Posadas Circle, a Section 20 street, and a 12-inch main along Rio de Janeiro Avenue, both serving Deep Creek (Charlotte County Potable Water Master Plan). Electric service is Florida Power and Light, on the association's list of helpful numbers. Internet options vary by address; check the FCC National Broadband Map for the specific house.

Mail, safety and trash

Mail runs through the Punta Gorda postal system, and the U.S. Postal Service operates a self-service Deep Creek Post Office (USPS, Deep Creek Post Office). Law enforcement is the Charlotte County Sheriff's Office, because Section 20 is unincorporated county; fire and ambulance service comes from Charlotte County Fire and EMS, which lists stations with 33983 addresses at 27055 Rushmore Avenue and 2001 Luther Road. Trash and recycling are a county program collected by contract, and the Section 20 Rules require bins to be put away by the end of collection day.

Drive times

Method: OSRM routing engine on OpenStreetMap roads, fastest free-flow route from 1009 Rio de Janeiro Avenue, geocoded with the U.S. Census Geocoder, computed September 26, 2026 for our Deep Creek guide (OSRM; U.S. Census Geocoder). Add time for traffic, signals and the Kings Highway construction.

Health care

ShorePoint Health Punta Gorda closed after Hurricane Helene flooding in 2024 and will not reopen (WINK News). The operating hospitals nearest Section 20 are AdventHealth Port Charlotte at 2500 Harbor Boulevard and HCA Florida Fawcett Hospital at 21298 Olean Boulevard (AdventHealth Port Charlotte; HCA Florida Fawcett Hospital).

County permits for the house

Charlotte County's building department permits roofs, windows, doors, pools, additions and structural work, and the association's permit is a separate approval that the county permit does not replace. Before listing, pull the house's county permit history; buyers and insurers ask for the roof permit first.

What Is Being Built Near Deep Creek Section 20?

Deep Creek Section 20 sits beside two county road projects: the widening of Sandhill Boulevard, its southern edge, to four lanes with roundabouts at Capricorn Boulevard and Deep Creek Boulevard, now in design, and the widening of Kings Highway from Sandhill Boulevard to the DeSoto County line, under construction to October 2027. New homes keep rising on its vacant lots.

Data updated: September 2026 (Charlotte County project pages; Charlotte Sun; county roll).

Sandhill Boulevard widening

Charlotte County is designing Sandhill Boulevard from Kings Highway to Deep Creek Boulevard as a four-lane divided road with an eight-foot sidewalk on the south side, a six-foot sidewalk on the north side, and roundabouts at Capricorn Boulevard and at Deep Creek Boulevard. Design is forecast to finish May 21, 2027, on a $17,328,000 budget funded by road impact fees (Charlotte County, Sandhill Boulevard Widening). The north side of that road is Section 20's Tract A and the ends of several Section 20 streets, so a home near Sandhill Boulevard or Deep Creek Boulevard should be read against the design.

Kings Highway widening

Kings Highway from Sandhill Boulevard to the DeSoto County line is under construction to four divided lanes with a multi-use path, forecast to finish October 19, 2027, on a $10,564,117.70 budget (Charlotte County, Kings Highway Widening). Kings Highway carries Deep Creek traffic toward Interstate 75 and the Kings Highway shops.

Apartments and commerce on Sandhill Boulevard

A 270-unit apartment project was approved in 2022 on Sandhill Boulevard, as the Charlotte Sun reported; we have not confirmed its build status (Charlotte Sun). The Sandhill development of regional impact, which governs the commercial and multi-family land along the corridor, dates to Resolution 80-4 of February 17, 1981 (Charlotte County, Sandhill DRI). Inside Section 20, the newest commercial building is the 2024 Dollar General on Tract A.

New homes on vacant lots

The biggest change on Section 20's own streets is the steady fill-in of vacant lots: an estimated 21 builder first sales in the last 12 months, 104 in 2023, and about 505 lots still coded vacant on the 2026 roll. For an owner next to a vacant lot, construction means months of trucks and noise, bounded by the association's Clean Job Site Program; for a seller, it means a new-home competitor that may list on the same street.

How Does Deep Creek Section 20 Compare With the Rest of Deep Creek?

Deep Creek Section 20 is the largest and youngest part of Deep Creek, with 3,082 homes at a median year built of 2000 and 165 county sales in the last year at a $359,900 median. Section 23 is older and holds the golf course, the park and the duplex blocks; Deep Creek Gardens is a 199-unit 1980s condominium.

Data updated: September 2026 (Charlotte County Property Appraiser roll and sales files, 12 months to September 26, 2026, our analysis; association documents).

The benchmark table

Sources: Charlotte County Property Appraiser public roll and sales files, our analysis; Section 20 and Section 23 association documents; FEMA flood map; our guides to Deep Creek, Deep Creek Section 23 and Deep Creek Gardens. The Section 23 and whole-community flood results are from the seven sampled points in our Deep Creek guide, not a lot-by-lot test.

Where Section 20 sits in the Deep Creek market

On price, Section 20 and Section 23 trade within a few thousand dollars at the median, for different reasons. Section 20's houses are younger and sell for about $4.60 more per square foot. Section 23's overall median is lifted by its 14 duplex sales at a $575,000 median and new homes at a $409,000 builder median, while its older single-family resales sell for a little less per foot. The top band shows the difference: Section 23 recorded 14 sales at $550,000 or more, Section 20 three. Deep Creek Gardens, north of Sandhill Boulevard beside Section 20, is a separate market at a little over a third of the Section 20 house price, with its own association, dues and building questions; our Deep Creek Gardens guide covers them.

Deep Creek Section 20 vs Deep Creek Section 23: Which Should You Choose?

Choose Deep Creek Section 20 for a younger house on a greenbelt lot north of Sandhill Boulevard, no rental minimum in the posted documents and the most inventory; choose Deep Creek Section 23 for a published $205 assessment, a golf course and county park inside the plat, older and larger resales, and the duplex blocks.

Both halves of Deep Creek share a developer, a street grid, a school zone and a county government; the difference is the paper that binds the lot. Our Deep Creek Section 23 guide covers the south side in the same depth.

The decision table

Sources: county roll and sales files, our analysis; Section 20 Declaration; Section 23 FAQ; Section 23 Articles and court record.

Who should choose Section 20

Buyers who want a house built in the last 25 years at a Deep Creek price, owners who value the widest selection of listings and lots, and investors who want the flexibility of no posted minimum lease term (confirmed in writing) usually land in Section 20. So do buyers building new, because Section 20 has more vacant lots, many of them outside the scrub-jay permit area in the higher-numbered blocks.

Who should choose Section 23

Golfers who want the course on the plat, buyers who prefer an association that publishes its assessment, seasonal owners who want to leave shutters up, and investors looking at duplexes usually land in Section 23. Its older resales also offer more house per dollar at the median.

Honest Pros and Cons of Owning in Deep Creek Section 20

Deep Creek Section 20's strengths are a younger housing stock, greenbelt lots, a light association layer, county water and sewer, and a deep, liquid resale market of about 165 sales a year. Its drawbacks are an unpublished assessment, strict design and parking rules, a winter shutter ban, no boat access, and flood and evacuation exposure at its east end.

The pros

• Liquidity. 165 recorded sales in 12 months and 345 in 24 months: a seller has comparables on nearly every street, and a buyer has choice.
• Younger houses. A median year built of 2000, with 497 homes dated 2020 or later.
• Greenbelt lots. Every lot borders association open space, and each owner holds an undivided interest in the Common Property.
• A light association. No pool, clubhouse or gate to fund; the assessment covers greenbelts, lakes, drainage, administration and enforcement.
• Standards that protect value. Tile roofs, a 2,000 square foot minimum for new homes, open fences, design review and a job-site program for builders keep the streets consistent.
• Mostly dry ground. 3,440 of 3,875 lots test in FEMA Zone X, minimal flood hazard.
• No community development district, and central county water and sewer with septic prohibited.
• No posted minimum lease term, a flexibility Section 23 does not offer.

The cons

• The assessment is not public. A buyer learns it from the estoppel certificate, not a website.
• Strict rules. No sheds, gazebos, carports, above-ground pools or privacy fences; paint colors need approval; boats and RVs are limited to weekends and short stays.
• The winter shutter ban. Removable shutters must be down from December through May, which matters to seasonal owners without impact windows.
• No boat access and no amenity center. The lakes are not navigable, and the golf course and park are across Sandhill Boulevard.
• Flood and evacuation exposure at the east end. 133 lots test in Zone A or AE, and 35 parcels in Evacuation Zone A.
• Construction next door. About 505 vacant lots mean new homes, trucks and noise for years, and new-home competition for resellers.
• Road work. The Sandhill Boulevard and Kings Highway projects will disrupt the approach through 2027.
• A management transition. The association's 2026 filings and agendas show a change of manager and an audit review under way; ask for current minutes and financials.

Thinking of Selling Your Deep Creek Section 20 Home? List With the #1 Team in Southwest Florida Since 2012

If you're searching for a Deep Creek Section 20 listing agent, or thinking, 'I need someone to sell my Deep Creek Section 20 home...' you are selling into the busiest market in Deep Creek, 165 recorded sales in the last year, where new homes compete on the same streets. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price every Section 20 listing from the Section 20 record alone.

Honors and recognition:

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

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

Deep Creek Section 20 Sold Stats, Window by Window

Data updated: September 2026 (Charlotte County Property Appraiser recorded qualified sales, newest Section 20 sale September 8, 2026; Southwest Florida MLS, closings to September 26, 2026)

• Last 12 months, county recorded, September 27, 2025 to September 26, 2026: In the last 12 months Deep Creek Section 20 has seen 165 recorded sales, 144 of them resales, total volume $59,916,700, median $359,900 (n = 165, odd), single-family median $355,000 (n = 161, odd), resale median $352,500 (n = 144, even), median $182.50 per county heated square foot.
• 24 months: 345 sales, median $360,000 (odd).
• 36 months: 565 sales, median $370,000 (odd).
• Days on market and sale-to-list, community-wide (Southwest Florida MLS, development Deep Creek, 12 months to September 26, 2026): 37 closings, a 76-day median on market (66 days for single-family homes) and a 97.9% median sale-to-list ratio. The MLS label cannot be split by section, so these figures cover all of Deep Creek.

Selling a Section 20 Home Is Different in Six Ways

• Your buyer cannot look up the assessment. We request the estoppel figure and the current budget before we list, so the number is in the listing packet, not a surprise at contract.
• Every exterior change needs its permit. Fences, pool cages, lanais, pergolas, driveways, patios and paint colors all run through the association; we pull your permit history and clear any gap before a buyer's title company finds it on the estoppel.
• Your comparables are 165 sales, sorted by era and size. A 1989 house and a 2023 builder home are different products; we price against the same decade, size band and part of the section, not the Deep Creek median.
• New homes are your competition. Builder first sales ran $27,500 above the resale median in the last year; your listing has to show what a new home does not have, such as a pool, mature landscaping, a finished lot or a lake view.
• Your lot's flood and evacuation zone is part of the pitch. For the 3,440 Zone X lots, we say so in the first line; for an AE or A lot, we show a real flood quote and the elevation certificate.
• The sign is small. The declaration caps a For Sale sign at six by eight inches, so marketing reach carries the listing: photography, video, drone, our buyer database and search.

Timing, Estoppel and the Seller's Paperwork

Spring is the strongest Section 20 season by count: 54 of the last year's sales closed from April through June. We list for the winter arrivals and the spring market, and we assemble the paperwork before the first showing: the estoppel request, the association permits for every exterior change, the county permit history with the roof permit, a four-point and wind mitigation report, the flood zone determination and any elevation certificate, and the Florida flood disclosure a seller must now give a buyer at or before the contract (Florida Statutes 689.302).

What Is Your Deep Creek Section 20 Home Worth? Get a Free Valuation in 60 Seconds.

Start with a free Deep Creek home valuation. It takes about a minute, and Jesse follows up with the Section 20 sales that fit your home: same era, same size band, same part of the section, adjusted for pool, roof, windows, lot and updates. An automated estimate that blends Section 20 with Section 23, the condominiums and Harbour Heights cannot do that. If you are still deciding whether to sell at all, our Deep Creek seller guide walks through timing and costs.

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

Is now a good time to sell a Deep Creek Section 20 home?

For a well-prepared, correctly priced home, yes: the Section 20 median has held near $360,000 for two years, fewer new homes are competing than in 2023, and community-wide homes sold at a 97.9% median sale-to-list ratio. Price and paperwork decide the timeline.

How do I price my Section 20 home against new construction?

Against the 144 resales of the last year first, then against the 21 builder sales at $380,000, adjusted for what your home has that a new home lacks, and what a new home has that yours lacks, such as a new roof and impact windows.

Will an unpermitted fence or paint color hold up my sale?

It can. The association can enforce against the new owner, so buyers and title companies look for it on the estoppel certificate. Apply for the missing permit, or correct the change, before listing.

Who orders the Section 20 estoppel certificate, and what does it cost?

The seller authorizes it and the title company usually requests it from the association. Florida caps the fee at $250 when no delinquency is owed, plus $100 for delivery within three business days.

Does my flood zone change my price?

On the last three years of sales, not downward: the 11 AE-zone sales of the last 36 months carried a $395,000 median. It does change the buyer's insurance cost, so we document it up front.

What should I gather before listing?

The estoppel request, your association permits, the county permit history and roof permit, a four-point and wind mitigation report, your flood zone and any elevation certificate, your insurance declarations, your survey and the Florida flood disclosure.

Your Local Real Estate Experts

Deep Creek Section 20 owners and buyers work directly with Jesse McGreevy and Marc Comisar, not a call center. For this page we tracked every recorded Section 20 sale of the last year, sale by sale. Before writing this guide they read the Section 20 Articles, Bylaws, declaration, rules and all 13 permit packets, the association's state filings and 2026 agendas, every recorded Section 20 sale of the last year, and a flood, evacuation and scrub-jay test of every platted lot.

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 Section 20 guide: Jesse McGreevy, Sales Associate, who leads the team's listing and seller strategy, and Marc Comisar, Broker Associate, who leads buyer representation and negotiation. Jesse has been in the business since October 2004, the team launched in October 2008, and both work the Southwest Florida market that Deep Creek sits in, from Punta Gorda and Port Charlotte south to Naples.

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

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

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

What Our Clients Say

Jesse McGreevy is a top-reviewed Deep Creek Section 20 realtor, and every quote below is a five-star review left by a client on McGreevy and Comisar's Google Business Profile, reproduced in the client's own words. We publish no aggregate score and no star-rating widget.

★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Donald Vogler, verified Google review

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

★★★★★ “No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional.” Christian Schnabel, 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 Section 20 home? Get a free Deep Creek home valuation, or Call Jesse direct at (239) 898-6072.

Buying in Deep Creek Section 20? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Licensure, and the Office of Record

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

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

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

Where Else to Find the Team

Find the team on McGreevy and Comisar on YouTube, McGreevy and Comisar on LinkedIn and McGreevy and Comisar on Facebook. For the wider picture, see our guide to Deep Creek and our Punta Gorda guide. Our guides to Deep Creek Section 23 and Deep Creek Gardens cover the rest of the community.

Frequently Asked Questions, Buyer Edition

Deep Creek Section 20 buyers ask most about the association fee, the boat rule, fences, flood zones and the price range. The short answers below come from the county record, the association's recorded and posted documents, FEMA and Charlotte County; the sections above carry the detail and the sources.

What is Deep Creek Section 20?

The half of Deep Creek north of Sandhill Boulevard: the recorded plat Punta Gorda Isles, Section 20, Blocks 516 to 628, with 3,082 single-family homes and about 505 vacant lots in unincorporated Charlotte County, governed by Section 20 Property Owner's Association, Inc.

Where is the boundary between Section 20 and Section 23?

Sandhill Boulevard. Section 20 is north of it and Section 23 south; the association and the county roll agree parcel by parcel.

Is Deep Creek Section 20 in Punta Gorda or Port Charlotte?

Neither city. It is unincorporated Charlotte County with a Punta Gorda 33983 mailing address. Some listings say Port Charlotte; that is a data-entry choice, not a boundary.

How many homes are in Section 20?

The county roll carries 3,595 Section 20 parcels: 3,082 single-family homes, 504 vacant residential lots plus one other vacant parcel, and 8 tracts and other parcels. The county's lot layer draws 3,875 platted lots.

How much do Section 20 homes sell for?

In the 12 months to September 26, 2026, the county recorded 165 sales at a $359,900 median, from $222,500 to $600,000. Single-family homes carried a $355,000 median.

Are new homes still being built in Section 20?

Yes. An estimated 21 builder first sales closed in the last 12 months at a $380,000 median, the roll dates 137 homes to 2023 alone, and about 505 lots remain vacant.

What are the HOA fees in Deep Creek Section 20?

The association does not publish its assessment. It is on the adopted budget and the estoppel certificate issued at sale; the Bylaws make it an annual, per-lot assessment for a fiscal year starting October 1.

Is the Section 20 association mandatory?

Yes. The Articles make every fee simple owner of a parcel a member, and the declaration requires each buyer to join immediately on taking title.

Does Section 20 have a pool, clubhouse or gate?

No. The association owns no pool, clubhouse or gate; its assessment covers greenbelts, lakes, drainage, administration and enforcement.

Is golf included with a Section 20 home?

No. Deep Creek Golf Club is a separate, semi-private club across Sandhill Boulevard that sells daily tee times and annual memberships from $2,700 to $7,025, tax included, as posted.

Can I park a boat at my Section 20 home?

In the driveway from noon Friday to 11:59 p.m. Sunday, on a trailer. Otherwise it must be in the garage or have the association's prior written consent.

Can I park an RV in Section 20?

While outfitting it for a trip, or otherwise for up to 48 hours, no more than twice a month.

Can I have a fence in Section 20?

Yes, by association permit: open construction only, no privacy or shadowbox fencing, no higher than four feet and not past the front of the house.

Can I add a shed or gazebo?

No. Sheds are allowed only during active construction, and the Rules bar new gazebos. Pergolas and arbors are allowed by permit.

Can I have an above-ground pool?

No, unless it sits inside an enclosed lanai. In-ground pools and cages are allowed by permit.

Can I rent out a Section 20 home?

Yes, for single-family residential use. We found no minimum lease term in the posted declaration or Rules; ask the association in writing about short-term rentals before buying for that purpose.

Is Deep Creek Section 20 a 55+ community?

No. The declaration restricts lots to single-family residential use with no age qualifier.

Are pets allowed?

Yes. Dogs, cats and household pets are allowed if not kept commercially or as a nuisance, leashed off the owner's lot, with waste picked up.

What flood zone is Deep Creek Section 20 in?

Mostly Zone X. By our lot test, 3,440 of 3,875 lots are Zone X minimal hazard, 302 shaded Zone X, 78 Zone AE with a 10-foot base flood elevation and 55 Zone A. Check the specific address at FEMA's Map Service Center.

Do I need flood insurance in Section 20?

Only if the house is in Zone A or AE and has a federally backed mortgage, or if your lender requires it. In Zone X it is optional and usually worth pricing.

What hurricane evacuation zone is Section 20 in?

Mostly D and C. By our lot test, 42 lots are Zone A, 488 Zone B, 1,074 Zone C and 2,271 Zone D. Look up the address in Charlotte County's Know Your Zone.

Can I keep hurricane shutters up in winter?

No, not removable or visible shutters: the declaration bars them from December through May, with a hardship exception by written approval for owners away all summer.

Does the 50 percent rule apply to my remodel?

Not for a house in FEMA Zone X, per Charlotte County. For a house in Zone A or AE it can.

What schools serve Section 20?

Deep Creek Elementary, Punta Gorda Middle and Charlotte High, per the district's boundary locator for the addresses tested. Confirm the specific address with the school.

Is Section 20 on central water and sewer?

Yes. Charlotte County Utilities serves it, and the declaration prohibits septic tanks.

Is there a CDD in Deep Creek Section 20?

No. We found no community development district for Deep Creek.

What is on a Section 20 tax bill besides property tax?

The Deep Creek Non-Urban Street and Drainage assessment, charged per unit; the most recent documented rate is $187.94 occupied and $197.64 vacant for FY2022/23. Read the current bill for this year's rate.

Can I build a house on a Section 20 lot?

Yes, with the association's New Construction permit, a county building permit and, on lots in the county's scrub-jay permit area, the county's habitat fee and nesting-season clearing rules.

What is the minimum house size for new construction?

2,000 square feet of living area under the declaration and the current permit packet, unless the association consents in writing.

How does Section 20 compare with Section 23?

Section 20 is younger (median year built 2000 against 1990) and busier (165 sales against 132), with no posted rental minimum; Section 23 publishes a $205 assessment and holds the golf course and park.

Who do I call at the association?

The website lists (941) 627-6562 and an office at 24710 Sandhill Boulevard, Unit 804; the association's 2026 state filing shows management c/o RealManage. Confirm the current contact in writing.

Where is the nearest boat ramp?

Harbour Heights Park, 27420 Voyageur Drive, about 3.5 miles and 9 minutes from the center of Deep Creek by free-flow routing estimate.

Frequently Asked Questions, Seller Edition

Deep Creek Section 20 sellers ask most about price, timing, the unpublished assessment, permits, flood paperwork and new-home competition. The answers below come from the county record of 165 Section 20 sales, the association's documents and Florida statutes; the market snapshot and seller section above carry the tables.

Who is the best listing agent for Deep Creek Section 20?

We think it is the team that prices from the Section 20 record alone and clears the association paperwork before listing. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012; ask any agent you interview to show you the Section 20 sales on your street.

What is my Deep Creek Section 20 home worth?

Start with the 165 sales of the last year, a $355,000 single-family median, then narrow to your era, size band and part of the section. Our free Deep Creek home valuation does that in about a minute, and Jesse follows up with the matching sales.

How many Section 20 homes sold in the last year?

165 recorded, qualified sales in the 12 months to September 26, 2026, per the Charlotte County Property Appraiser: 161 single-family homes and 4 new homes still coded vacant.

Are Section 20 prices dropping?

They have been flat for two years. The calendar-year median peaked at $409,600 in 2022, eased to $387,700 in 2024, and has held at $360,000 in 2025 and $357,000 in 2026 so far, still about 51 percent above 2019.

How long does it take to sell a Section 20 home?

The MLS cannot split Deep Creek by section; community-wide, single-family homes sold at a 66-day median on market in the last year. A correctly priced, well-documented home can beat that; an overpriced one stretches it.

What sale-to-list ratio should I expect?

The community-wide median was 97.9% in the last year (Southwest Florida MLS, development Deep Creek, 37 closings). Pricing it right at launch is what keeps a sale close to list.

What is the highest recent sale in Section 20?

$600,000 on Uruguay Drive in April 2026, a 2019 home with 1,791 square feet of county heated area. The next highest were $575,000 on Japura Street and $571,000 on Franca Street.

How do builder homes affect my resale price?

They compete on the same streets. Builder first sales carried a $380,000 median in the last year against $352,500 for resales. The good news for sellers: estimated builder sales fell from 104 in 2023 to 39 in 2025.

Does my home's age matter as much as its size?

Size and condition matter more. Pre-1990 homes sold at a $340,000 median and 2020-or-later homes at $370,000, a $30,000 spread, while the spread across size bands ran from $266,000 to $415,000.

Does my flood zone affect my sale?

It affects the buyer's insurance, not the recent prices: AE-zone sales carried a $395,000 median over 36 months. We document the zone and the elevation certificate so the buyer prices insurance early.

Should I get an elevation certificate before listing?

Yes if your lot tests in Zone A or AE, and it can help in shaded Zone X. It shows the lowest floor against the flood elevation and is what a flood insurer rates.

What flood disclosure must I give a Section 20 buyer?

Florida requires a seller of residential property to give a flood disclosure at or before the contract, stating whether you know of flooding, filed a flood claim or received federal flood assistance during your ownership.

Should I replace my roof before listing?

Not automatically. Get a roof inspection and a wind mitigation report first; a documented, sound tile roof often sells better than a rushed replacement, and a failing roof becomes a price credit either way. A new roof needs a county permit and, for a color change, association approval.

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

An inspection of roof covering, deck attachment, roof-to-wall connections, secondary water barrier and opening protection that insurers must credit under Florida law. Buyers ask for it to quote insurance, so having it ready shortens the sale.

Do impact windows add value in Section 20?

They add more here than in many places, because the Section 20 declaration bars removable shutters from December through May. A seasonal buyer without impact glass must plan around that rule.

Who orders the Section 20 estoppel certificate?

The seller authorizes it and the title company usually requests it from the association. It states the assessment, any special assessment, any balance and any open violation.

What does the estoppel certificate cost?

Florida caps it at $250 when nothing is delinquent, plus $100 for delivery within three business days, and up to $150 more if a delinquency is owed.

What association documents do I give my buyer?

The declaration, rules, articles and bylaws are posted on the association's documents page. Florida also requires that a buyer in a mandatory association be presented a disclosure summary before signing the contract; if it is not, the buyer may cancel within three days (Florida Statutes 720.401). We attach it to every Section 20 contract.

Does my buyer need association approval to buy?

We found no approval or interview requirement for a sale in the Section 20 documents. Membership transfers to the buyer when the deed is recorded.

What if I added a fence, pool cage or lanai without a permit?

Apply for the permit before listing, or correct the change. The association can enforce against the new owner and charge the cost to the lot, so a title company and a careful buyer will ask.

Can I put a For Sale sign on my Section 20 home?

Yes, one sign per contiguous ownership, no larger than six by eight inches, under the declaration. That is why Section 20 marketing leans on photography, video and online reach.

Can I hold an open house?

We found no open-house rule in the Section 20 documents. The sign limit and parking rules still apply, so we plan open-house signage and guest parking within them.

Can I sell a vacant Section 20 lot?

Yes. Twenty qualified lot sales closed in the last 12 months at a $40,000 median. Confirm first whether the lot is in the county's scrub-jay permit area and whether the fee was paid, because a builder will ask.

Does the scrub-jay fee stay with my lot if I sell?

Yes. Charlotte County says the fee "stays with the parcel, not with the owner," and it is recorded in the county permitting database under the address.

Can I split my lot, or sell two lots together?

The declaration sets a 75-foot width and 7,200 square foot minimum for any re-divided parcel, and the county's scrub-jay fee follows the original plat, so combining lots does not reduce it and splitting one triggers the full fee. Talk to us before you plan either.

Can I sell my Section 20 home while it is rented?

Yes. The lease transfers with the sale unless it says otherwise, and the buyer takes it subject to its terms. We time showings around the tenant and put the lease and deposit details in the listing packet.

Can I sell my Section 20 home if I live out of state?

Yes. We handle showings, the association and the closing, and most of the paperwork signs electronically; the deed signs before a notary where you are.

How do I sell an inherited Section 20 home?

Start with the probate or trust paperwork that gives someone authority to sign, then the association estoppel, the county permit history and an insurance-grade inspection. An estate sale of an older Section 20 house often benefits from a pre-listing roof and wind report.

Can I sell by owner?

You can. The six-by-eight-inch sign limit, the unpublished assessment and the permit history are the three places a Section 20 sale by owner most often stalls.

What seller closing costs apply in Florida?

Florida documentary stamp tax on the deed, at 70 cents per $100 of the price in Charlotte County, the estoppel fee, title and settlement charges as negotiated, any prorated taxes and assessments, and brokerage fees (Florida Statutes 201.02).

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

Florida's portability rule lets a homesteaded seller carry the Save Our Homes difference, up to $500,000, to a new Florida homestead established within the time the statute allows (Florida Statutes 193.155). File the application with the property appraiser of the new county.

When is the best time to list a Section 20 home?

Late winter through spring. Last year's sales peaked from April to June, with 54 closings, and the highest prices clustered from February to April.

Why hire McGreevy and Comisar to sell my Section 20 home?

Because we price from the 165 Section 20 sales, not a Deep Creek average; we clear the association and permit paperwork before the first showing; and we market beyond a six-by-eight-inch sign. McGreevy and Comisar are the #1 team in Southwest Florida since 2012. Call Jesse direct at (239) 898-6072, or read our Deep Creek seller guide.

Sources and Authoritative References

Every Deep Creek Section 20 fact on this page traces to a primary record, grouped by issuer and numbered continuously: the Section 20 association's own documents, the State of Florida, Charlotte County and its Property Appraiser, federal agencies, the other Deep Creek associations and news reports. No brokerage or listing portal is cited.

Section 20 Property Owner's Association, Inc.

1. Section 20 POA home page
2. About Section 20
3. Documents and Permits page
4. Frequently Asked Questions
5. Contact Us
6. Meeting Schedules and 2026 agendas
7. Hurricane Tips
8. Helpful Numbers and Links
9. Articles of Incorporation, certified copy with amendments
10. Bylaws
11. Compiled and Integrated Declaration of Restrictions, Section 20
12. Compiled and Integrated Declaration of Restrictions, earlier posted version
13. Compiled and Integrated Rules and Regulations
14. Rules and Regulations, second posted version
15. New Construction permit and Clean Job Site Program, revised July 2024
16. Addition and Lanai permit
17. Pool and Cage permit
18. Fence permit
19. Exterior Change permit
20. Concrete and Pavers permit
21. Trash-can Enclosure permit
22. Kennel and Dog Run permit
23. Patio and Deck permit
24. Playground Equipment permit
25. Pergola and Arbor permit
26. Trellis permit
27. Water Well permit
28. Board meeting agenda, January 14, 2026
29. Board meeting agenda, February 12, 2026
30. Board meeting agenda, March 19
31. Board meeting agenda, April 9, 2026

State of Florida

32. Division of Corporations, Section 20 Property Owner's Association, Inc., N03231 (search listing)
33. Division of Corporations, N03231 amendment filed December 5, 2016
34. Division of Corporations, N03231 amendment filed July 1, 2013
35. Florida Statutes 720.30851, estoppel certificates
36. Florida Statutes 720.303, association records and websites
37. Florida Statutes 720.401, disclosure summary
38. Florida Statutes 689.302, flood disclosure
39. Florida Statutes 193.155, homestead assessment and portability
40. Florida Statutes 201.02, documentary stamp tax on deeds
41. Florida Statutes 627.711, wind mitigation discounts
42. Florida DBPR, milestone inspections and SIRS guidance
43. Florida DBPR, public licensee search
44. Florida Building Commission, Wind-Borne Debris Regions final report
45. My Safe Florida Home, Florida Department of Financial Services

Charlotte County and its Property Appraiser

46. Charlotte County Property Appraiser (roll, sales and parcel records)
47. Charlotte County GIS, Lots layer
48. Charlotte County GIS, Storm Surge Evacuation Zones layer
49. Charlotte County GIS, Scrub-jay Permit Boundary layer
50. Charlotte County GIS map viewer
51. Charlotte County, Scrub-jay Habitat Conservation Plan
52. Charlotte County, 2026 HCP Development Fees
53. Charlotte County, Scrub-jay FAQ
54. Charlotte County Scrub-jay Habitat Conservation Plan, final plan
55. Charlotte County, 2025 Annual Scrub-jay Report
56. Charlotte County, FEMA letter of map change citing the Section 20 plat, Lot 16, Block 620
57. Charlotte County, 50% FEMA Rule
58. Charlotte County, Know Your Zone
59. Charlotte County, Sandhill Boulevard Widening
60. Charlotte County, Kings Highway Widening
61. Charlotte County, Sandhill Development of Regional Impact
62. Charlotte County, MSBUs and MSTUs
63. Deep Creek Non-Urban Street and Drainage advisory board minutes, April 13, 2023
64. Charlotte County, FY2024/25 final millage and budget hearing
65. Charlotte County Utilities
66. Charlotte County Potable Water Master Plan
67. Charlotte County Sewer Master Plan Update, 2024
68. Charlotte County Fire and EMS, Station Listing
69. Charlotte County Sheriff's Office, Patrol
70. Charlotte County, Deep Creek Park
71. Charlotte County, Pickleball Courts
72. Charlotte County, Harbour Heights Park
73. Charlotte County, Dogs in Parks
74. Charlotte County Public Schools, Boundary Locator
75. Charlotte County Public Schools, School Choice

Federal agencies

76. FEMA National Flood Hazard Layer, flood hazard zones
77. FEMA National Flood Hazard Layer, FIRM panels
78. FEMA Flood Map Service Center
79. FEMA, CRS Eligible Communities, April 1, 2026
80. National Hurricane Center, Tropical Cyclone Report, Hurricane Charley
81. National Hurricane Center, Tropical Cyclone Report, Hurricane Ian
82. U.S. Fish and Wildlife Service, Florida scrub-jay
83. U.S. Census Geocoder
84. FCC National Broadband Map
85. U.S. Postal Service, Deep Creek Post Office

Other Deep Creek associations, the club and neighbors

86. Section 23, Property Owner's Association, Inc., FAQ
87. Section 23 Articles of Incorporation packet and 2001 court judgment
88. Deep Creek Civic Association
89. Deep Creek Golf Club
90. Deep Creek Golf Club, Memberships
91. Dollar General, store 25953, 25240 Sandhill Boulevard
92. AdventHealth Port Charlotte, location
93. HCA Florida Fawcett Hospital, contact
94. OSRM open-source routing engine

News reports

95. Golf Course Industry, "Riding the storm out," September 3, 2014
96. Charlotte Sun, 270 apartments proposed at Sandhill Boulevard
97. WINK News, ShorePoint Health in Punta Gorda to permanently close

Records cited in plain text

98. Charlotte County Property Appraiser public roll and sales files for the Punta Gorda Isles Section 20 plat, qualified improved and vacant-land sales, 2015 to September 26, 2026, downloaded September 26, 2026 (our analysis).
99. Lot-by-lot test of the 3,875 Section 20 platted lots against FEMA flood zones, Charlotte County evacuation zones and the county scrub-jay permit boundary, September 29, 2026 (our analysis).
100. Southwest Florida MLS Matrix, residential closings with development "Deep Creek," September 26, 2025 to September 26, 2026, pulled September 26, 2026 (member access, cited as text).

Downloadable Documents

The official Deep Creek Section 20 documents below are published by the Section 20 association, Charlotte County, the State of Florida and FEMA, and each link opens the issuer's own copy. The original Declaration of Restrictions itself is not published online; it is in the Charlotte County official records at Book 373, Page 109, and the association posts the compiled and integrated version.

Market data from Southwest Florida MLS, pulled September 2026.

McGreevy and Comisar, Best Realtor for Deep Creek Section 20. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.