Deep Creek - Section 23

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

McGreevy and Comisar wrote this guide first for owners of a Deep Creek Section 23 home who are weighing a sale, and second for buyers who want the record rather than a listing sheet: what the 118 Section 23 homes that sold in the last year actually brought, which deed restrictions come with the lot, and where the flood and evacuation maps change from one block to the next. Deep Creek Section 23 is a deed-restricted neighborhood of 2,411 single-family homes on the recorded Punta Gorda Isles Section 23 plat inside the master-planned community of Deep Creek in Punta Gorda, Florida. It is the older, southern half of Deep Creek, below Sandhill Boulevard, and it holds the community's golf course on plat Tract E and Charlotte County's Deep Creek Park on Tracts C and D. 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.

One sentence of geography saves a lot of confusion. Section 23 has a Punta Gorda 33983 mailing address, but it lies in unincorporated Charlotte County, north of the Peace River and outside the City of Punta Gorda. Charlotte County values and taxes the home, maps its flood zone, issues its permits, collects its trash, supplies its water and sewer and sends the sheriff. The City of Punta Gorda has no role. What sits on top of the county is a private layer: Section 23, Property Owner's Association, Inc., a mandatory association that enforces its own recorded Declaration of Restrictions and bills every lot $205 a year.

This guide is built from the Charlotte County Property Appraiser's recorded sales and parcel roll for every Punta Gorda Isles Section 23 parcel; the association's recorded single-family and multi-family declarations, bylaws, posted policies, permit fee schedule and permit forms, all read on September 29, 2026; the association's filings with the Florida Division of Corporations; FEMA's flood map tested at 331 Section 23 home sites; Charlotte County's storm surge evacuation layer tested at the same 331 sites; the school district's boundary locator; and routed drive times from inside the section. If you own in Section 23 and are thinking about selling, start with the market snapshot and the seller section, then call Jesse. If you are buying, the deed-restriction and flood detail below tells you which lot fits before you tour.

Why McGreevy and Comisar Are the Best Realtor for Deep Creek Section 23

McGreevy and Comisar are the best realtor for Deep Creek Section 23 because the case is documented: the #1 team in Southwest Florida since 2012, Top 1% nationally since 2008, over $900 million in personal sales, and a Section 23 price read built from every recorded sale, the section's deed restrictions and a flood and evacuation test of 331 lots.

If you're searching for the best realtor for Deep Creek Section 23 in Deep Creek, Punta Gorda, whether you're ready to sell your Deep Creek Section 23 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 23 for three reasons particular to this side of Sandhill Boulevard. First, Section 23 is two markets wearing one name. Most of it is detached houses on single-family blocks, which recorded a $356,500 median over the last year, but it also holds multi-family blocks where new two-family buildings sold at a $575,000 median, and the portals blend the two. Second, the housing stock spans five decades on the same streets: 1,160 of the section's 2,388 homes on single-family blocks were built before 1990, and 228 were built in 2020 or later, so a 1986 house and a 2025 build two doors apart are different products at different prices. Third, the flood and evacuation maps are not uniform here the way they are north of Sandhill. Our lot-by-lot test found every sampled Section 23 home site outside FEMA's high-risk flood zones, but 27 sites in the southeast corner fall in the 0.2 percent annual chance shaded Zone X, and 10 sites near the southern edge fall in Charlotte County Evacuation Zone B. Those facts change a buyer's insurance quote and a seller's pitch.

Recent Deep Creek Section 23 track record: In the last 12 months Deep Creek Section 23 has seen 118 recorded home sales in the Charlotte County Property Appraiser's qualified sales (September 27, 2025 through the newest Section 23 sale in the file, August 26, 2026): 104 resales and 14 first sales of new homes, $42,553,500 in recorded volume and a median of $356,500 (118 sales, an even count, so the median is the mean of $355,000 and $358,000), from $189,000 to $665,000. The highest-priced Section 23 home of the year was $665,000 for a 2023 house on St Helena Lane in August 2026. The 115 homes the county codes as single-family sold at a $350,000 median, the figure our parent guide reports. On the Southwest Florida MLS, Section 23 closings are filed under the development label Deep Creek together with Section 20 and the condominiums, and this build could not split them by address, so days on market and sale-to-list are shown as community-wide figures, labelled as blended: 37 closings in the 12 months to September 26, 2026, a 76-day median on market (66 days for single-family homes) and a 97.9 percent 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 23; ask us and we will walk you through every one of the 118 sales.

For Deep Creek Section 23 sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database and off-market discretion when you want it. In Section 23 it has to answer the questions every serious buyer asks here: which era the house is and what has been replaced, whether the lot backs onto a lake, a greenbelt or the golf course, how the house compares with the new builds on the same street, and which flood and evacuation zone the lot sits in. We build that paperwork before the first showing: the Section 23 estoppel certificate, the association approvals for the pool, fence, enclosure and paint, the roof and window permits, a four-point and wind mitigation report, and the FEMA determination for your lot.

For Deep Creek Section 23 buyers: the first question is the block, the second is the era and the third is the roof. The block tells you whether the single-family or multi-family declaration governs, the era tells you what the insurer will ask about, and the roof and windows decide the carrying cost more than the kitchen does. Sellers and buyers comparing the best real estate agents in Punta Gorda should ask each one to answer those three questions for a specific Section 23 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 23 home? Get a free Deep Creek home valuation or call Jesse direct at (239) 898-6072.

Buying a home in Deep Creek Section 23? 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 23 as a Homebuyer?

Living in Deep Creek Section 23 means a detached, one or two story house with an attached garage on a lot that usually backs onto a greenbelt, a freshwater lake or the golf course, a $205 annual association assessment, a strict but published rulebook, and Charlotte County services, about 13 minutes by car from downtown Punta Gorda.

The association describes its section in its own words: "Our community is surrounded by serene, wooded areas and boasts six freshwater lakes, canals and beautiful views," with "spacious greenbelts primarily to accommodate drainage, but also providing a buffer between homes," and "two exit points very near I-75" (Section 23 POA home page). It calls the section "about 85% developed" with "a blend of older and new construction homes and condominiums," and it describes residents from "young growing families to retired couples." What follows is daily life drawn from the county record and the association's recorded documents.

What Is Deep Creek Section 23?

Deep Creek Section 23 is the land platted as Punta Gorda Isles, Section 23, in Plat Book 12, Pages 2A through 2Z41 of the Charlotte County public records, by the developer Punta Gorda Isles, Inc. (Section 23 Bylaws). On the county roll it is every parcel whose legal description begins "PGI 023," 3,108 parcels in all. The association home page puts it plainly: "Properties south of Sandhill Blvd. are in Section 23 and properties north of Sandhill Blvd. are in Section 20. Each section operates independently with separate bylaws and deed restrictions" (Section 23 POA).

The single-family neighborhood this page covers is the part of that plat recorded for one house per lot: Blocks 630 to 634, 636 to 639, Lots 1 to 15 of Block 640, 641, 661 to 682, 684 to 735, 740, 742, 743, 747 to 757 and 762 to 830, per the association's articles packet as summarized in our Deep Creek guide. The multi-family blocks between them, along Explorer Road, Navigator Road, Oceanic Road and Bismarck Road, sit under the same association but a different declaration, and we cover them in their own section below.

The Numbers That Describe Section 23

Source: Charlotte County Property Appraiser 2026 roll, downloaded September 26, 2026, our analysis; Section 23 FAQ for the assessment. Counts differ slightly from our parent guide where it counted by a different definition; both are shown with their definitions.

Who Lives in Section 23?

No federal survey breaks out Section 23 alone, and we do not invent one. The records point to a mix. The association itself describes families and retirees. The school district's locator assigns every Section 23 address we tested to Deep Creek Elementary, which sits about 2.3 miles from the association office. And Charlotte County's water planners, modeling water age across the system, noted that water age "improves by nearly 24 hours in the Deep Creek and Ackerman areas, which may indicate a more seasonal population resides in the area" (Charlotte County Potable Water Master Plan). For a seller, that means two buyer pools: households moving to Florida to live year-round, many with children, and seasonal owners who want a low-fee detached house near I-75.

A Day in Section 23

A weekday might start with a walk along the greenbelt behind the house, which the association mows "12 times per year," more often in the June to September rainy season (Section 23 FAQ). Pickleball players head to Deep Creek Park at 25555 Sandhill Boulevard, a county park on Section 23's own plat tracts with eight pickleball courts, tennis, basketball and a playground (Charlotte County, Deep Creek Park). Golfers book a tee time at Deep Creek Golf Club, 0.8 miles and about 3 minutes by car from the association office on our routing, which is semi-private and "open to the public for an affordable daily fee" (Deep Creek Golf Club, Course Details). Trash goes out Thursday for Waste Management under the county's program, and bins go back out of sight the next day.

The evening options are mostly outside the section: the club's Creekside Tavern, the Deep Creek Civic Association's happy hours and garden club, or a 13-minute drive across the Peace River to downtown Punta Gorda. The Deep Creek Garden Club meets at the Section 23 association office, per the association's own calendar (Section 23 POA).

What Section 23 Does Not Have

Five things buyers sometimes assume. No community pool or clubhouse: the association's FAQ says "POAs typically don't maintain amenities like pools or gyms," and the declaration lets a clubhouse be built only by a two-thirds member vote (Single Family Restrictions, Article XXVII). No gate: the streets were "dedicated to public use" by the developer (Article III). No boat access to the Gulf: the six lakes are freshwater drainage lakes, gasoline motors are banned on them, and Deep Creek Park posts "No Boat Ramp." No sheds: Article XIII prohibits "gazebos, green-houses, sheds, tents, lean-tos, tree houses, playhouses." No short-term rentals: leases must run at least one month.

Buying in Section 23, Step by Step

1. Read the legal description. Confirm the block and lot are Punta Gorda Isles Section 23, and whether the block is a single-family or multi-family block; that decides which declaration governs.
2. Price against Section 23 sales of the same era and size. The 104 resales of the last year ran from $189,000 to $665,000 by age, size, lot and condition; the section-wide median is a starting point only.
3. Check the lot against FEMA's map and Charlotte County's evacuation zones. Most lots test Zone X minimal hazard and Evacuation Zone C or D; the southeast and south-edge blocks differ.
4. Ask for the Section 23 estoppel certificate. It states the assessment, any balance and any open violation under Florida Statutes 720.30851 (Florida Statutes 720.30851).
5. Confirm association approvals for past work. The pool, cage, fence, enclosure, driveway, slab and paint each need a Section 23 permit; ask for them with the county permits.
6. Inspect and quote insurance early. Get the roof permit history, a four-point and a wind mitigation report and a flood quote before the inspection period ends.

Deep Creek Section 23 Market Snapshot: What Do the Homes Actually Sell For?

Deep Creek Section 23 recorded 118 qualified home sales in the 12 months to September 26, 2026, at a $356,500 median and $189,000 to $665,000, per the Charlotte County Property Appraiser. Resales ran at a $347,450 median and 14 new homes at $387,500. The 36-month record holds 402 sales at a $370,000 median.

Data updated: September 2026 (Charlotte County Property Appraiser recorded qualified sales, public sales files downloaded September 26, 2026, newest Section 23 home sale August 26, 2026; Southwest Florida MLS, closings to September 26, 2026)

We tracked every one of the 118 qualified Deep Creek Section 23 home sales the county recorded in the last 12 months, sale by sale, matched each to its block, its year built and its county living area, and built every table in this section from those rows, not from an automated estimate or a community-wide median.

Three rules run through the section. First, the county record leads, because it is complete: the Charlotte County Property Appraiser records every qualified deed, while the Southwest Florida MLS applied its Deep Creek development label to only 37 closings across all of Deep Creek in the same year. Second, the Section 23 count here is the 115 sales the roll codes as single-family homes anywhere on the Section 23 plat plus 3 new homes that sold while the 2026 roll still coded the lot vacant, which reconciles to our neighborhood inventory and to the parent guide's 115 single-family sales at $350,000. The 15 sales on the multi-family blocks are reported separately below. Third, price per square foot uses the county's living-area field, which differs from MLS and appraisal square footage, so it compares only with other county figures.

The Leading Window: 12 Months of Recorded Section 23 Sales

Source: Charlotte County Property Appraiser public sales files, qualified improved sales over $1,000, our analysis. "Qualified" is the state Department of Revenue flag for an arm's-length market sale. The newest Section 23 home sale in the file is dated August 26, 2026, so the last month of the window is not yet recorded.

A hundred and eighteen sales across roughly 2,400 homes is about one home in 20 changing hands in a year, by our arithmetic, a steady market with real comparables on almost every street. The 115 sales coded single-family, the parent guide's measure, sold at a $350,000 median (odd count, an actual sale).

Every Price Band, 12 Months

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

Nearly two thirds of Section 23's sales, 78 of 118, landed between $250,000 and $399,999. Only three reached $550,000: the St Helena Lane house at $665,000, a 2017 house on Sofia Lane at $575,000 and a 1999 house on Malaya Court at $568,000.

The Top Sales of the Last 12 Months

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

The top of the Section 23 market is not only new construction. Two of the eight highest sales were houses from 1990 and 1999 with size, and the Malaya Court sale is also the highest Deep Creek closing on the Southwest Florida MLS for the year.

New Homes Against Resales

Source: Charlotte County Property Appraiser public sales files, our analysis. We count a new-home sale as the first qualified sale within one year of the roll's year built, or a sale of a lot the roll still codes vacant; it is an estimate. We do not name builders; the county deed index by grantor is the record that would.

The $40,050 gap between the new-home median and the resale median is the number a Section 23 seller has to answer. New homes on scattered lots compete directly with resales on the same streets, usually with a new roof, impact-rated openings and a builder warranty, and the association's current rule sets their floor: a new single-family home in Section 23 "shall not have less than two thousand (2,000) square feet of living area" (Single Family Restrictions, Article VI). The median new home sold had about 2,080 square feet of county living area. A resale that wins against them wins on lot, pool, view, upgrades and price, and the listing has to say so.

By Era: When Were the Homes That Sold Built?

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

The pre-1990 homes are the heart of the Section 23 market, 54 of 118 sales. Read the 2000s row carefully: those homes sold below the 1990s homes because many are smaller builds from the 2003 to 2006 boom, not because the decade is worth less. Size explains more than age here.

By Size

Source: Charlotte County Property Appraiser public sales files, our analysis; three new homes with no living area yet on the roll are excluded.

The jump from the 1,800 to 2,099 band to the 2,100 to 2,399 band, about $66,500 at the median, is the single largest step in the table. It is also roughly where the association's 2,000 square foot minimum for new homes sits, which is why a 2,200 square foot older house competes with new construction in a way a 1,700 square foot house cannot.

Ready to Sell or Buy in Deep Creek Section 23? Talk to the Team That Tested 331 Lots

Deep Creek Section 23, the older southern half of Deep Creek below Sandhill Boulevard, recorded 118 home sales in the last 12 months at a $356,500 median, and our test of 331 lots found the flood and evacuation maps changing at the southeast and southern edges. A Section 23 listing priced and documented for its own block, era and size has an advantage over one priced from a community average.

Selling a Section 23 home? Get a free Deep Creek home valuation, or call Jesse direct at (239) 898-6072.

Buying in Section 23? Call Marc at (239) 287-5873, or read our Deep Creek buyer guide before you tour.

The 24, 36 and 60-Month Windows

Source: Charlotte County Property Appraiser public sales files, our analysis, same Section 23 home definition in every window.

The five-year high was $767,500 for a 2019 house on Madagascar Road in March 2025. The longer windows carry higher medians because they reach back into the 2022 peak.

Calendar-Year Medians Since 2014

Source: Charlotte County Property Appraiser public sales files, 2014 to 2026, our analysis. The 2026 row is a partial year.

Read the table the way a seller should. The Section 23 median rose from $167,000 in 2014 to $425,000 in 2022, about two and a half times, and volume peaked at 200 sales in 2021. Since the peak the median has given back about 15 to 16 percent, to $355,000 in 2025 and $360,000 so far in 2026, and price per county square foot has fallen from $214.87 to about $174. The flat 2025 and 2026 medians say the slide has paused; they do not yet say it has turned. New construction peaked at 54 first sales in 2023 and has slowed to 8 so far in 2026, which lowers the new-home competition a resale faces this year.

Seasonality

Over the last 36 months, home sales on the Section 23 single-family blocks recorded most often in June, March, July and April (41, 40, 40 and 38 sales) and least often in January (20), September (23) and August (29), per the county record, our analysis. Deeds record weeks after contracts, so a spring recording month means a late-winter contract: the seasonal buyer is here from January to April.

What the Southwest Florida MLS Shows

The MLS supplies the two measures the county file cannot: days on market and sale-to-list. For the 12 months to September 26, 2026, the MLS development label Deep Creek carried 37 closings at a $342,500 median, a 76-day median on market (66 days for single-family homes) and a 97.9 percent median sale-to-list ratio (Southwest Florida MLS Matrix, pulled September 26, 2026). Those figures blend Section 23 with Section 20 and the condominiums, because this build did not split the MLS rows by address, and we label them as community-wide wherever they appear. The practical reading for a Section 23 seller: a correctly priced single-family home sells in about two months for close to asking, and the overpriced ones are what stretch the averages.

Why the MLS Count Is So Much Smaller

The county recorded 118 Section 23 home sales; the MLS development label caught 37 closings across all of Deep Creek. Most Section 23 listings are entered under Port Charlotte, Punta Gorda Isles or with no development label at all. So when a portal or a buyer's agent quotes "a few dozen sales last year," the correct answer for Section 23 alone is 118 recorded home sales, plus 15 on the multi-family blocks.

What the County Says a Section 23 Home Is Worth

The county's just value on the roll is a tax figure set as of January 1, not a market price, and it moves a year behind the market. Use the recorded sales above, adjusted for the house, not the just value, to price a Section 23 home, and read the homestead-capped assessed value on the seller's tax bill as the seller's number, not the buyer's.

How Did Deep Creek Section 23 Come to Be?

Deep Creek Section 23 began as Punta Gorda Isles Section 23, platted by Punta Gorda Isles, Inc. in Plat Book 12 with deed restrictions first recorded on July 11, 1972. Its owners' association was incorporated on May 22, 1984, took control from the developer in October 1992, and restated its single-family restrictions in 1996.

The Developer and the Plat

Punta Gorda Isles, Inc. platted a family of numbered "Punta Gorda Isles Section" subdivisions around Charlotte Harbor. Section 23, recorded in Plat Book 12, Pages 2A through 2Z41, is one of the two that make up Deep Creek; Deep Creek Section 20, north of Sandhill Boulevard, is the other. The canal neighborhoods of Punta Gorda Isles inside the city share the developer's name, not the plat. The association's bylaws describe the association's purpose as "administering the common area of Punta Gorda Isles section 23, according to the plat thereof recorded in Plat Book 12, Pages 2-A thru 2-Z-41" (Section 23 Bylaws).

The association's home page says Section 23 was "originally designed in the early 1980s." The recorded evidence starts earlier: the single-family declaration's own public-record article traces the restrictions to "O.R. Book 393, pages 600 and 607, Public Records of Charlotte County, Florida, July 11, 1972," amended in 1976 and 1984 (Single Family Restrictions, Article XXIX). The houses came later: of the 2,388 homes on the single-family blocks, 44 carry a year built before 1980 on the roll, the oldest 1974.

The Association, 1984 to 1992

The Florida Division of Corporations lists Section 23, Property Owner's Association, Inc. as a Florida not-for-profit corporation, document number N03233, filed May 22, 1984, status active, with its principal address at 26217 Rampart Boulevard (Florida Division of Corporations, N03233). Section 20's association is a separate corporation, document N03231, recorded by our parent research as filed the same day. The bylaws gave the developer "all voting rights of the Association" until October 1, 1992, when "each parcel owner shall be entitled to one vote for each parcel," and required the developer to hand over the books, records and property that October (Section 23 Bylaws).

The 1996 Restatement and the Amendments Since

The single-family declaration in force today was "Amended and Restated 10/29/1996 (Book 1515, Pages 1909 to 1927)," and the association's own amendment table lists 16 article amendments since, voted at annual meetings from 1998 to 2024: Article IV (plans) in 1998 and 2023, Article VI (square footage) in 2003, 2004 and 2019, Article XII (walls and fences) in 2008, 2015, 2019 and 2024, Article XVI (parking) in 2008, 2016 and 2019, Article II and Article XVIII in 2018, Article X (pools) in 2022 and Article XX in 2024 (Single Family Restrictions). The multi-family declaration was restated on October 13, 1998 at Book 1652, Pages 1944 to 1962 and amended from 2017 to 2024 (Multi-Family Restrictions). Charlotte County switched from book and page to instrument numbers in 2022, so the recent amendments are cited as instruments.

A 2001 circuit court judgment, Barnes v. Section 23 Property Owner's Association, voided a 1997 attempt to eliminate proxy voting and related bylaw changes, and found the 1997 single-family amendment valid; the association then filed restated articles, accepted by the Secretary of State on March 19, 2002 (Section 23 Articles of Incorporation packet). The state record shows further amendments filed December 20, 2021 and December 6, 2022.

Building Eras on the Single-Family Blocks

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

The 1980s built nearly half the section, 1,116 homes, and that decade is why the median year built is 1990. The second wave came from 2000 to 2009, and the third is under way now: 61 homes carry a 2023 year built, the most of any single year since 2015, followed by 44 in 2019 and 42 in 2018.

How Is Deep Creek Section 23 Laid Out?

Deep Creek Section 23 is laid out as a grid of 200-odd numbered blocks south of Sandhill Boulevard, with lots backing onto greenbelts and six freshwater lakes, the golf course on Tract E near its center, Deep Creek Park on Sandhill Boulevard, and multi-family blocks threaded through the middle.

The Main Roads

Rampart Boulevard, Rio de Janeiro Avenue, Nuremberg Boulevard, Mauritania Road and Capricorn Boulevard carry most of the traffic. The association office sits on Rampart Boulevard at 26217, and the golf club at 1260 San Cristobal Avenue. Charlotte County's Sandhill Boulevard widening, from Kings Highway to Deep Creek Boulevard, is in design with a roundabout planned at Capricorn Boulevard, the entrance most Section 23 residents use from the north, and a total budget of $17,328,000 (Charlotte County, Sandhill Boulevard Widening).

The Streets With the Most Homes

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

The street names follow a theme of world cities and seafaring and sky words, from Bonn Court, Bremen Court and Hamburg Lane to Navigator Road, Zodiac Lane and Capricorn Boulevard. No record we found explains the naming.

Greenbelts and Common Property

The declaration describes the land behind the lots: "Adjacent to the rear, and in some cases the side lot lines of the building lots, are areas designated as Track A on the recorded plats, known as the Common Property," which covers "pedestrian walkways, greenbelts (grassed or wooded areas), lakes, streams, canals, swales and easements," and "each owner(s) of an afore described building lot shall have an equal, but undivided, interest" in them (Single Family Restrictions, Article XXII). That undivided interest conveys with the lot automatically, "although such interest is not expressly mentioned" in the deed. The roll carries the greenbelt as one 470.88-acre parcel.

Three limits come with it. Owners may not cut trees, plant or place "benches, barbecue pits, or structures of any type" on the Common Property; vehicles, golf carts and horses may not travel over it; and nobody may drive to or park at the lake shoreline. The association says it "does not cut down healthy trees" and handles safety issues case by case (Section 23 FAQ).

The Lakes

The six lakes are drainage lakes managed by the board, open to owners, families and guests, with rules a buyer should read before assuming a lake lot means a boat: "Swimming in the lake system is prohibited"; children under 12 must be with an adult; canoes, jon boats and other boats are allowed only if they do not exceed 16 feet; "The use of gasoline motors is prohibited," and electric motors over 5 horsepower are prohibited; and boats may not be left in the lakes or on the Common Property (Single Family Restrictions, Article XXII). The association's lake policy adds that "Piers, decks, bridges, and other structures are not permitted on the lakes" and that watercraft may not be moored (Section 23 Lake Policy).

A lake lot can irrigate from the lake, but only since October 13, 2022 under two conditions: the home must be classified "Waterfront" on the Property Appraiser's site, and the owner must hold a Lake Water Usage Permit, $20 plus a $250 refundable deposit, before any pipe crosses the greenbelt (Section 23 Lake Water Usage Permit).

Drainage Work

Section 23 has spent recent years on drainage. The association runs a Drainage and Engineering Committee, posted a drainage video of the section and, in 2026, published photographs of an improved drainage run from Rampart Boulevard to Lake Henry (Section 23 Announcements). Drainage has three owners here: the association keeps the lakes and greenbelts, Charlotte County Public Works keeps the front swales, and the county's Deep Creek Non-Urban Street and Drainage unit pays for culverts, catch basins and pipe work through the tax bill.

Golf Frontage and Tract E

Deep Creek Golf Club sits on Section 23's Tract E, an 86.81-acre plat tract, and the homes and golf-edge condominiums around it are Section 23. The club is semi-private: owning a lot beside it conveys a view, not a membership (Deep Creek Golf Club, Memberships). The county roll does not flag golf frontage for sales analysis, so we confirm the view lot by lot from the plat and the property record.

Deep Creek Park on the Plat

Deep Creek Park, at 25555 Sandhill Boulevard, is county land on Section 23's Tracts C and D, with basketball, tennis and eight pickleball courts, a playground, picnic tables and restrooms, and two posted rules: "No Dogs" and "No Boat Ramp" (Charlotte County, Deep Creek Park; Charlotte County, Pickleball Courts). It is a county park, open to the public, not an association amenity.

What Are the Homes Like in Deep Creek Section 23?

Deep Creek Section 23 homes are detached single-family houses with attached garages, most built in the 1980s, with a median of 2,040 square feet of county living area and a range from 958 to 3,995. The declaration requires on-site construction, an attached garage, concrete driveways, screened pools and at least 2,000 square feet for new homes.

Sizes

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

Most of the 561 homes under 1,800 square feet predate the current 2,000 square foot minimum, which the association's amendment table shows was amended in 2003, 2004 and 2019. We have not read the earlier versions of Article VI, so we do not state the older minimums; an existing smaller home is not in violation for having been built under an earlier rule.

What the Declaration Requires of a Section 23 House

The single-family declaration reads like a builder's specification (Single Family Restrictions):

• One house per lot, for "one family, their household servants and guests as a single family dwelling only" (Article I).
• Built on site. Modular, manufactured and mobile homes "are not to be erected or assembled in PGI Section 23" (Article IV).
• A full reinforced concrete foundation, and roofs of shingle, tile or metal at a minimum 3 to 1 pitch (Article IV).
• Setbacks of 25 feet in front, 15 feet in the rear and 7.5 feet at the sides (Article V).
• At least 2,000 square feet of air-conditioned living area for a new home, and no building higher than two stories or 25 feet without written board approval (Article VI).
• Central water and sewer. Owners must connect to the municipal water system, and "Septic tanks or drain fields shall not be installed" (Articles VII and VIII).
• An attached garage with a paved concrete driveway for at least one and a half cars, a culvert under the driveway, and "Carports are not permitted" (Article IX).
• Pools fully screened, with a 10-foot rear setback, and "Above ground pools are prohibited" (Article X).
• Sod on all sides and a board-approved landscape plan before the building permit issues (Article XI).
• Repair after a storm within six months. If the home is damaged "by accident, fire, or natural disaster," the owner must restore it "within six (6) months," a period the association's natural disaster policy extends (Article XV).

New Construction on Scattered Lots

About 291 single-family lots remain vacant on the 2026 roll, spread across the section, with Mauritania Road holding the most at 23. A new home here is a scattered-lot build, and the association's single-family building permit sets the process: a surveyor's site plan, construction plans, a landscape plan, a clean site policy, and completion "within a twelve (12) month period, commencing the day after the lot is cleared," with one six-month extension available (Section 23 Single Family Building Permit). The permit fee schedule revised September 10, 2026 sets a $150 application fee and a $2,500 refundable deposit for a single-family home (Section 23 Permit Fee Schedule). For the contract side of a new build, see our guide to new construction in Punta Gorda.

The Multi-Family Blocks and the New Duplexes

Section 23's multi-family blocks, 629, 635, Lots 16 and 17 of 640, 642 to 660, 683 and the 736 to 761 range, carry a different product under the Multi-Family Residential Declaration: 183 two-family buildings, 7 small apartment buildings and about 191 vacant multi-family lots on the roll. In the last 12 months the county recorded 15 sales there at a $575,000 median (odd count), from $395,000 to $603,000, 7 of them first sales of new buildings, with a median year built of 2024 and a median of 2,634 square feet of county living area. The streets are Explorer Road, Oceanic Road, Bismarck Road, Navigator Road, San Cristobal Avenue, Nomad Road and Saxony Circle. One of the 15, a 2019 single-family house on Sandhill Boulevard, is also counted among the 118 home sales above.

These are income properties as much as homes, and they follow the same one-month rental minimum. A multi-family building permit carries a $200 application fee and a refundable deposit that scales from $2,500 for one to three units to $20,000 for 25 or more (Section 23 Permit Fee Schedule). If you own or want one, read the multi-family declaration, not the single-family one, and price it against the multi-family sales, not the house median.

Who Governs Deep Creek Section 23?

Deep Creek Section 23 is governed by Charlotte County for public services and by Section 23, Property Owner's Association, Inc. for its recorded deed restrictions. Membership is mandatory, each lot carries one vote, a volunteer board of Section 23 owners sets the budget, and a small paid staff runs the office at 26217 Rampart Boulevard.

The Association on the State's Records

Sources: Florida Division of Corporations, N03233, read September 29, 2026; Section 23 POA; Section 23 ARC Policy, adopted under Florida Statutes 720.303.

Mandatory Membership, One Vote per Lot

The declaration is direct: "The owner of a lot or parcel, shall represent one (1) membership in Section 23, Property Owner's Association, Inc. and that owner, purchaser, or optionee, whichever the case may be, shall become a fee paying member thereof immediately upon obtaining an interest" (Single Family Restrictions, Article XXII). Co-owners share one vote and must file a written statement naming their voting member before a meeting, or they lose that meeting's vote (Section 23 Bylaws, 2.E).

The Board and the Annual Meeting

The bylaws set a board of at least five directors after turnover, each a member, on staggered terms, with a limit of two consecutive two-year terms, and an annual members' meeting in October that elects directors and adopts the budget. The fiscal year runs October 1 to September 30. The association's elections procedures and nominating committee policies are posted, and in September 2026 its site carried a "Meet the Candidates" page for the coming election (Section 23 POA).

The Budget, Reserves and Review

The bylaws require the proposed budget to be mailed 30 to 60 days before the meeting that considers it, with "reserve accounts for capital expenditures and deferred maintenance" unless two thirds of the members vote otherwise, and an annual accountant's review furnished to any member on request by January 31 (Section 23 Bylaws, 6.B and 6.L). The adopted budget, reserve balances and review report are not published on the association's public pages; the financial information sits behind the owner login. An owner can request them under the association's records policy, and a buyer should ask the seller to request them.

Official Records an Owner Can See

The association's record retention policy, created September 12, 2024, says records requested by an owner in writing are made available "within 10 business days," can be photographed at no charge, are emailed as PDFs at no charge, and cost $0.25 a page for paper copies of 10 pages or more, up to 25 pages (Section 23 Record Retention Policy). The policy lists the Chapter 720 disclosure summary provided to a purchaser's title company among the records kept for seven years.

The Governing Documents

What Are the HOA Fees in Deep Creek Section 23?

Deep Creek Section 23's association assessment is $205 per lot per year, billed once and due October 1, per the association's FAQ. It pays for the association's office building and staff and for the greenbelts, lakes, drainage and signs, not for a pool, gym or clubhouse, because Section 23 has none. There is no community development district.

What the $205 Covers, in the Association's Words

"The annual assessment of $205 per lot is billed annually and due October 1st of each year," and it "supports the POA-owned building (including the property taxes, insurances, utilities, upkeep and maintenance); the paid office staff; office operations; and maintenance of common areas such as signage, greenbelts, lakes and drainage within Section 23" (Section 23 FAQ). The association adds: "Because POAs typically don't maintain amenities like pools or gyms, our annual fees are often lower than those in HOAs." The office "accepts checks only" at the counter, and the FAQ also lists payment by mail or online through the association's site.

What It Does Not Cover

Mowing your own lot, trash collection (a county service funded through taxes), the swale in front of your lot (Charlotte County Public Works), golf, and anything on the county tax bill. A vacant lot pays the same $205 as a built lot; the association's vacant lot program covers owners' mowing obligations separately, and its details sit behind the owner login.

Late Payment, Interest and the Lien

The bylaws make an unpaid assessment "a continuing lien on the lot which shall run with the land," with interest "at the maximum percentage rate permitted by law" after 30 days, and they let the association sue the owner or foreclose the lien and add its collection costs and reasonable counsel fees (Section 23 Bylaws, 6.F and 6.G). That is why the estoppel certificate matters at every sale.

Special Assessments

A special assessment for emergency expenses the annual assessment cannot cover "shall be made only after notice" and approval "in writing by members entitled to cast more than one-half (1/2) of the votes concerned," and becomes due after 30 days' notice (Section 23 Bylaws, 6.J). We found no special assessment published on the association's public pages; the estoppel certificate is where one would appear.

The Full Fee Stack for a Deep Creek Section 23 Home

A Deep Creek Section 23 owner pays Charlotte County property tax, the county's Deep Creek street and drainage assessment on the same bill, the $205 association assessment, and permit fees only when building or changing the exterior. Golf and the civic association are optional. No community development district and no transfer fee appears in the documents we read.

Property Tax on a Section 23 Home

Section 23 is in unincorporated Charlotte County, so its millage is the county's and the school board's and the other countywide authorities', not the City of Punta Gorda's. We have not published a sampled Section 23 tax bill here, and we do not estimate one: the seller's bill reflects the seller's homestead-capped assessed value, and a buyer's first full bill resets to market value the year after purchase. A buyer who will live in the home should file for the homestead exemption with the Property Appraiser (Florida Statutes 196.031; Florida Department of Revenue, exemptions).

A Worked First Year for a Section 23 Buyer

The fixed pieces we can document are small: $205 to the association and, at the latest published rate, $187.94 for one occupied unit on the street and drainage line, $392.94 together, before property tax, insurance and utilities. The two numbers that decide the real budget, property tax on your purchase price and homeowners insurance on your specific house, are not publishable in advance; we get both quoted for every buyer before the inspection period ends.

Who Pays What at Closing

In a typical Southwest Florida resale the seller pays the state documentary stamp tax on the deed (Florida Statutes 201.02) and the association's estoppel fee is usually a seller cost, while the $205 assessment and the tax bill are prorated between the parties. The contract controls, so read it; we explain every line before you sign.

Deed Restrictions, Architecture and Permits in Deep Creek Section 23

Deep Creek Section 23 requires an association permit before new construction, additions, pools, fences, driveway and slab changes, enclosures, roof replacements and exterior paint, reviewed by the Architectural Review Committee on the fourth Thursday of each month, on top of any Charlotte County permit. The rules are published and specific.

How the Architectural Review Works

Applications go to the office, are date-stamped and checked for completeness, and the committee then approves or denies them "citing the specific Deed Restriction provision or policy requirement that was not satisfied." A denied owner can revise and resubmit or ask to put a variance request on the next board agenda. The policy states that "The Association allows hurricane protection products for home protection provided such products comply with all applicable local, state, and federal laws" (Section 23 ARC Policy). Applications for a house, pool, addition, driveway or lake water permit are due by close of business the Monday before the meeting (Permit Fee Schedule).

The Permit Fee Schedule

Source: Section 23 Permit Application Fee Schedule, revised September 10, 2026. Some individual permit forms dated 2025 show lower fees; the September 2026 schedule is the newer document, so confirm the current amount with the office.

Fences, Walls, Hedges and Enclosures

"All fences are restricted to the four (4) foot height limitation," measured from the property elevation, and no fence may extend "forward of the front corners of the building into the front yard," or on a corner lot outward toward the road. Hedges are also limited to four feet. Walls may not exceed three feet unless part of the original design. Equipment and trash enclosures must attach to the house, run five to six feet high, extend no more than five feet from the house and total no more than 64 square feet, two per residence (Single Family Restrictions, Article XII). A fence must be finished within 90 days of its permit (Section 23 Fence Permit).

Pools, Driveways and Slabs

Pools, spas and hot tubs must be fully screened, sit at least 10 feet from the rear line, and above-ground pools are prohibited. Driveway widening needs a county permit first, then the association's, may run toward the side line only to the 7.5-foot setback, and may extend toward the front door no more than 8 feet; parking on gravel, stones or landscape blocks is prohibited, and so are parking strips and chains (Section 23 Driveway Policy). A slab extension must be finished within six months of its permit (Section 23 Slab Extension Policy).

Paint, Roofs and Landscaping

A change of exterior, roof or driveway color needs the Paint Color Permit with a sample, and a repaint in the same approved color does not (Section 23 Paint Color Permit; Article IV). The landscaping standard, updated August 13, 2026, requires full sod on all four sides, at least two in-ground plants or shrubs on each side of the home, garage and pool cage, and at least five trees on a new home (Section 23 Landscaping Requirements).

Structures, Signs and Everyday Rules

No sheds, gazebos, greenhouses, tents or playhouses (Article XIII). One "For Sale" or "For Rent" sign per lot, no larger than 6 by 8 inches (Article XIV). No more than two yard sales in 12 months, each with a permit, lasting no more than three days, with signs no larger than 9 by 12 inches (Article II). Trampolines belong in the back yard, basketball hoops must be secured in the ground or weighted, and bicycles and toys stored out of view (Section 23 Recreational Equipment Policy). A portable storage container may stay no more than five days without an extension (Section 23 Mobile Storage Unit Policy).

Boats, RVs, Trailers and Work Trucks

This is the rule to read before you buy with a boat. The Section 23 declaration says "Trucks with a rated capacity of one (1) ton or more and trailers are prohibited," golf carts and other unlicensed vehicles are restricted "to the garage only," and "Recreational vehicles (RV's, motor homes, campers, boats, conversion vans, etc.) may temporarily park on a driveway for the purpose of cleaning and outfitting for travel not to exceed one day," with any extension approved by the manager before the day ends (Single Family Restrictions, Article XVI). Parking on vacant lots or the Common Property is prohibited, and guests park on the driveway. In practice a Section 23 owner with a boat plans on storage outside the section, or gets the association's written answer on keeping a boat and trailer inside the garage before buying.

A 2024 policy lets a work vehicle with business lettering park in the driveway if it carries no ladders, racks or visible equipment, while a commercial vehicle over 26,001 pounds or with three axles, as defined in Florida Statutes 320.01, may park only during construction (Section 23 Commercial and Work Vehicle Parking Policy).

How Violations Are Enforced

The enforcement policy, amended December 12, 2024, sets the steps and the clocks: a Friendly Reminder Notice, a Second Notice citing the article, a Final Notice warning of attorney referral, an attorney letter charged to the owner's account, then board approval of an offer to mediate and, last, litigation. Compliance periods are 24 hours for commercial vehicles, parking on lots or lawns, boats, trailers and campers, signs and visible trash bins; 48 hours for disabled vehicles, business use and unsightly items; and 10 days for fences, structures, the home's exterior and landscaping. Construction started without a permit "may incur a legal cease and desist order" (Section 23 Deed Restriction Enforcement Policy).

Is Deep Creek Section 23 a 55+ Community?

No. Deep Creek Section 23 has no age restriction in its single-family declaration, which limits each lot to "one family, their household servants and guests," and the association describes residents "from young growing families to retired couples." Every address we tested is zoned to Deep Creek Elementary. The association's fair housing policy is posted with its other policies.

A buyer looking for a 55-plus community in Punta Gorda is looking at a different kind of neighborhood; Section 23 is open to all ages, and a seller's buyer pool includes families.

Can You Rent Out a Deep Creek Section 23 Home?

Yes, for a month or longer. Deep Creek Section 23 lets an owner lease to a single family "for a period of not less than one (1) month," bars daily and weekly rentals, and requires a copy of the lease at the association office 30 days before the tenant moves in.

The declaration's Article II carries the rule, and the association's rental policy adds the procedure: the lease must say the home is in a deed-restricted community, the tenant must receive the deed restrictions and policies, the owner remains responsible for violations and costs, "An owner may not post on social media platforms or advertise the rental offering for a term of less than one month," and the lease copy with the tenant's emergency contact goes to the association 30 days before the term starts (Section 23 Rental Policy). The association charges no rental fee in the documents we read, and it does not approve or screen tenants in them. For an investor that means Section 23 works for annual and seasonal leases, not vacation rentals.

What Are the Pet Rules in Deep Creek Section 23?

Deep Creek Section 23 allows dogs, cats and house birds, not kept for any commercial purpose, with no breed ban. Pets must be leashed or in a fenced yard, owners must pick up after them, and a pet that roams, endangers others or makes persistent noise can be reported to the county. Deep Creek Park does not allow dogs.

The declaration's Article XVIII reads: "Dogs, cats and house birds may be kept provided they are not kept, bred or maintained for any commercial purpose," and "Pets are not permitted to roam free and shall be under the control of the owner at all times either in a fenced yard or leashed." The association's FAQ confirms "there is no specific breed banned from our community" and adds that "Vacant land is not a dropping ground for dog waste" (Section 23 FAQ). Livestock, poultry and reptiles are not allowed. The nearest county park that permits dogs is Harbour Heights Park, 2.7 miles from the association office on our routing (Charlotte County, Dogs in Parks).

Hurricanes, Flood Zones and Insurance in Deep Creek Section 23

Deep Creek Section 23 sits inland, but lower and nearer the Peace River than Section 20. In the last 12 months we tested 331 Section 23 home sites against FEMA's flood map and Charlotte County's evacuation zones: none fell in a high-risk flood zone, 27 fell in shaded Zone X, and 10 fell in Evacuation Zone B.

The Flood Map, Block by Block

We sampled two homes on each of the 166 blocks that carry Section 23 single-family homes, 336 addresses, geocoded 331 of them with the U.S. Census Geocoder, and queried FEMA's National Flood Hazard Layer at each point on September 29, 2026 (FEMA National Flood Hazard Layer, flood hazard zones; U.S. Census Geocoder).

Source: FEMA National Flood Hazard Layer, Charlotte County FIRM (DFIRM 12015C), maps effective December 15, 2022, queried September 29, 2026, our test. A sample is not a determination for any parcel.

Our parent guide sampled three Section 23 points, all minimal-hazard Zone X. The fuller test confirms that no sampled Section 23 lot is in a Special Flood Hazard Area, where federally backed mortgages require flood insurance, and adds one refinement: the southeast corner sits in the shaded 0.2 percent annual chance zone, which is still Zone X and still outside the mandatory purchase rule, but is the moderate-risk shade, not the minimal one.

Ground Elevation, North to South

The USGS elevation service reads about 23.4 feet at the northwest corner near Palisade Road, 20.7 feet near Blue Lake Circle, 17.1 feet at the association office on Rampart Boulevard, 15.1 feet at the east end of Navigator Road and 11.6 to 13.8 feet along the southern edge on Mauritania Road and Constantine Road (USGS Elevation Point Query Service). Those are bare-ground model values at a point, not floor elevations, and they explain the flood and evacuation pattern: the section slopes about 12 feet from its northwest corner to its southern edge. An elevation certificate is the document that states a house's lowest floor.

Evacuation Zones

Source: Charlotte County Storm Surge Evacuation Zones layer, queried at the same 331 points on September 29, 2026, our test.

Charlotte County color-codes its zones from A, the first to leave, to E (Charlotte County, Know Your Zone). Our parent guide's seven-point sample found no Deep Creek point in Zone A or B; in Section 23 the southern edge does reach Zone B, and a buyer there should expect to be in the second group ordered out in a strong storm. An evacuation zone is not a flood zone: it sets when the county may order you to leave, not how your flood policy is rated. The association says plainly that it "does not issue evacuation orders" (Section 23, Hurricane Preparedness).

The Storm Record

Hurricane Charley crossed Charlotte Harbor on August 13, 2004, and a former Deep Creek Golf Club superintendent on Section 23's Tract E said "its eye passed right over Deep Creek, spawning tornadoes" (Golf Course Industry, September 3, 2014; National Hurricane Center, Hurricane Charley report). Ian followed in 2022 and Helene and Milton in 2024 (National Hurricane Center, Hurricane Ian report). We found no public count of Section 23 homes damaged in any of them; the county permit history for a given address, and the seller's claim history, answer the question for one house.

The Association's Natural Disaster Policy

For 12 months after a hurricane or other natural disaster, the association may let an owner, with board and manager approval, park a travel trailer or RV under 40 feet on the property, place a portable storage unit, and put a temporary fence around the pool until the cage is rebuilt, with further extensions for insurance or contractor delays on board approval (Section 23 Natural Disaster Policy). Storm debris must still be removed and lawns mowed.

Charlotte County's 50 Percent Rule

Charlotte County's substantial improvement rule requires work costing more than half a building's value in a FEMA high-risk flood zone to meet current code, including elevation, and the county states it does not apply to structures in Zone X (Charlotte County, 50% FEMA Rule). On our test every sampled Section 23 lot, shaded or not, is Zone X; confirm the zone for the specific house before relying on the exemption.

Insuring a Section 23 House

Insurance is priced house by house, and no public source publishes an average Section 23 premium, so we do not estimate one. What moves it: roof age and covering, opening protection, roof-to-wall connections and a secondary water barrier on a wind mitigation report, which Florida requires insurers to credit (Florida Statutes 627.711); a four-point report on older systems for the 1,160 homes built before 1990; and flood. Citizens Property Insurance requires flood coverage on all remaining personal residential policies by January 1, 2027 (Citizens, flood coverage rules), and Charlotte County's Class 5 rating in FEMA's Community Rating System takes 25 percent off National Flood Insurance Program premiums (WINK News, September 2025; FloodSmart). A shaded-X lot usually quotes differently from a minimal-hazard lot, so get the quote for the address. The state's My Safe Florida Home program offers hardening grants on its own terms (My Safe Florida Home), and the Section 23 committee must approve roof and opening work first.

No Condominium Safety Laws Here

Florida's milestone inspection and structural integrity reserve study laws reach condominium and cooperative buildings of three or more habitable stories (Florida DBPR, Inspections). A Section 23 single-family house is limited to two stories by Article VI, so those laws do not touch it; the golf-edge condominiums inside the Section 23 plat have their own associations and are covered in our Deep Creek guide.

Which Schools Serve Deep Creek Section 23?

Deep Creek Section 23 is zoned to Deep Creek Elementary, Punta Gorda Middle and Charlotte High School. Every one of the seven Section 23 addresses we tested on September 29, 2026, from the northwest corner to the southern edge, returned those three schools from Charlotte County Public Schools' own boundary locator.

Source: Charlotte County Public Schools, Boundary Locator, live queries September 29, 2026, which listed an August 10, 2026 school-year start; our parent guide's three earlier Section 23 tests returned the same schools.

The district's own caveat applies: "This is only a guide, please call the school indicated to confirm that your child will attend that school." Deep Creek Elementary, at 26900 Harborview Road, is 2.3 miles and about 5 minutes from the association office by our routing, and 1.4 miles from the southern edge. Punta Gorda Middle and Charlotte High are across the Peace River in the city, about 7 miles and 12 to 14 minutes away. The district also runs Controlled Open Enrollment; we have not confirmed this year's seats.

County Permits and Recorded Work in Deep Creek Section 23

Deep Creek Section 23 building work needs two approvals: a Charlotte County building permit and a Section 23 association permit. The association asks for the county permit number on its checklists and for driveway and slab work wants the county permit first, so the county file and the association file together are a Section 23 home's permit history.

For a seller that history is the listing file. A reroof, windows, a pool cage or an addition after Charley or Ian should show a closed county permit and, where the work changed the exterior, a Section 23 approval. Tree removal on a building lot needs the county's residential tree permit, which the association's landscaping standard cites (Charlotte County, Residential Tree Permits). Unpermitted exterior work surfaces as an open violation on the estoppel, and the enforcement policy lets the association issue a cease and desist order against construction started without its permit. Check both files before you list, or before your inspection period ends.

What Is Being Built Near Deep Creek Section 23?

Deep Creek Section 23 sits between two county road projects, Kings Highway widening under construction to October 2027 and the Sandhill Boulevard widening in design with a roundabout at Capricorn Boulevard, and it keeps adding scattered new homes and duplexes. Fiber internet is being installed across Deep Creek, and the association has rebuilt drainage near Lake Henry.

Sandhill Boulevard and Kings Highway

Charlotte County's Sandhill Boulevard project, from Kings Highway to Deep Creek Boulevard, is a four-lane divided road with sidewalks and roundabouts at Capricorn Boulevard and Deep Creek Boulevard, in design to a May 21, 2027 forecast, $17,328,000 budget (Charlotte County, Sandhill Boulevard Widening). Kings Highway from Sandhill Boulevard to the DeSoto County line is under construction to four divided lanes, forecast to finish October 19, 2027, $10,564,117.70 budget (Charlotte County, Kings Highway Widening). For Section 23 homes on or near Sandhill Boulevard and Capricorn Boulevard, the roundabout design is the thing to read before buying or listing.

Fiber Internet

The association reported in mid-2026 that fiber installation work throughout Deep Creek "is being managed by Tillman, the primary contractor," with Mastic as a subcontractor, and that Charlotte County Public Works' engineering inspector takes reports of damaged sod, irrigation, mailboxes, driveways and drainage features (Section 23, Fiber Installation Information). The association does not say which retail provider will sell service on the new fiber, and we did not confirm service at any address; check the FCC National Broadband Map for a specific home.

New Homes and Duplexes

Section 23 recorded 14 first sales of new single-family homes and 7 new multi-family buildings in the last 12 months, and about 291 single-family and 191 multi-family lots remain vacant on the roll. Building has slowed from its 2023 peak, when 54 new Section 23 homes first sold. Each new build brings a construction site for up to 12 months under the association's clean site policy, which requires portable toilets, a four-sided dumpster, silt fences and a maintained swale (Section 23 Clean Site Policy).

Water and Sewer Plans

Charlotte County's water master plan scopes a 12-inch main along Rio de Janeiro Avenue from Rampart Boulevard to Harborview Road, through Section 23, for fire-flow looping, and notes Deep Creek's low chlorine residuals and routine flushing (Charlotte County Potable Water Master Plan). The county's 2024 sewer plan lists the Deep Creek force main along Rio de Janeiro Avenue as replaced and upsized in 2023 (Charlotte County Sewer Master Plan Update, 2024).

Daily Logistics in Deep Creek Section 23

Deep Creek Section 23 runs on Charlotte County services: county water and sewer, Thursday trash pickup by Waste Management, the county sheriff and Charlotte County Fire and EMS, with the association office on Rampart Boulevard for everything the deed restrictions touch. Downtown Punta Gorda is about 13 minutes away and I-75 is close to both exits.

Drive Times From Inside Section 23

Method: OSRM routing engine on OpenStreetMap roads, fastest route, free-flow with no traffic, origins and destinations geocoded with the U.S. Census Geocoder, computed September 29, 2026 (OSRM). Add time for traffic, signals and the Kings Highway construction.

Utilities

Charlotte County Utilities supplies water and sewer, and the declaration requires every owner to connect to both and bars septic systems (Articles VII and VIII). Front swales are Charlotte County Public Works' job, reachable at (941) 575-3600, and the association notes swale water can take 72 hours to dissipate after heavy rain (Section 23 FAQ). During a declared water shortage, the Southwest Florida Water Management District's once-a-week lawn watering schedule applies by address (SWFWMD, Water Restrictions).

Trash and Bulk Pickup

Waste Management collects on Thursday, or Friday in a week with Independence Day, Thanksgiving, Christmas or New Year's; bins go out the day before and back the day after, and bulk pickup is scheduled at 941-629-1106 (Section 23 FAQ).

Safety and Mail

The Charlotte County Sheriff's Office patrols Section 23, not the Punta Gorda Police Department (Charlotte County Sheriff's Office, Patrol), and Charlotte County Fire and EMS answers calls from stations including two with 33983 addresses (Charlotte County, Fire and EMS Station Listing). Mail comes through the Punta Gorda 33983 postal system; the declaration allows a U.S. Post Office approved mailbox on the front county easement and requires it be kept painted.

How Does Deep Creek Section 23 Compare With the Rest of Deep Creek?

Deep Creek Section 23 is the older southern half of Deep Creek's detached market: 2,411 homes with a 1990 median year built, 118 home sales in 12 months at a $356,500 median, the golf course and county park on its plat, and a published $205 assessment. Section 20 is younger; Deep Creek Gardens is a condominium tier.

The Benchmark Table

Data updated: September 2026. Source: Charlotte County Property Appraiser public sales files and roll, 12 months of recorded qualified sales to September 26, 2026, our analysis and our Deep Creek guide and neighborhood inventory. Section 23's 118 is its home sales; with the 14 two-family sales and the new homes on the multi-family blocks, the parent guide counts 132 platted-lot sales at $365,000.

Three things stand out. Section 23 sells slightly below Section 20 at the house median, $350,000 against $355,000 for sales coded single-family, because its homes are a decade older at the median; but its homes are larger, 2,030 square feet of county living area against 1,990 for the homes that sold. Section 23 has the published fee and the published rulebook; Section 20 publishes its declaration but not its assessment. And Section 23 alone holds the golf course, the county park and the duplex market.

Where Section 23 Sits Among Punta Gorda Neighborhoods

Against the wider Punta Gorda market, Section 23 is a value tier: a detached house with a garage near I-75 and a $205 association fee, at a median well below the canal neighborhoods of Punta Gorda Isles inside the city. A buyer who wants water access for a boat is looking at a canal community; a buyer who wants space, low fees and a greenbelt behind the yard is looking here. Burnt Store Lakes, another Punta Gorda Isles plat in unincorporated Charlotte County, is the other scattered-lot option south of the river.

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

Choose Deep Creek Section 23 for a published $205 fee, a larger older house near the golf course and the park, and a one-month rental minimum; choose Deep Creek Section 20 for a younger house, weekend boat parking in the driveway and a quieter north side. The two sections trade within a few thousand dollars.

They share a developer, a ZIP code, a school zone and a county, and a buyer drives between them in six minutes. The difference is two separate associations with two separate rulebooks, and that is where the decision is made.

The Decision Table

Sources: Charlotte County Property Appraiser public sales files and roll, our analysis; Section 23 Single Family Restrictions; Section 23 Rental Policy; Section 20 Compiled and Integrated Declaration of Restrictions; our Deep Creek guide for the Section 20 figures.

Who Should Choose Which

• Choose Section 23 if you want the golf course or Deep Creek Park close by, a larger older house you can update, a known annual fee, or a duplex or annual rental under clear rules.
• Choose Section 20 if you keep a boat or a trailer at home on weekends, want a newer house at a similar price, or prefer the north side's distance from the southern evacuation edge.
• Consider both if your real decision is "a detached house in Deep Creek under $400,000," then compare the specific houses, because the section matters less than the roof, the lot and the era.

Honest Pros and Cons of Owning in Deep Creek Section 23

Deep Creek Section 23 offers detached homes with garages at a value price, a $205 published fee, greenbelts, lakes, the golf course and a county park on its own plat, and no condominium safety-law exposure. Its costs are older housing stock, strict driveway and boat rules, new-build competition and a lower, more exposed southern edge.

The Pros

• A low, published fee. $205 per lot per year, with the coverage spelled out by the association.
• Space behind the house. Most lots back onto a greenbelt, a lake or the golf course, and the undivided interest in the Common Property conveys with the lot.
• Amenities without dues. Deep Creek Golf Club and Deep Creek Park are on the Section 23 plat, both open to the public, neither billed through the assessment.
• A deep resale market. 118 recorded home sales in 12 months gives sellers and buyers real comparables on almost every street.
• Published rules. The declaration, 17 policies and every permit form are posted, so a buyer can read the rules before writing an offer.
• No flood-insurance mandate on the sampled lots. All 331 sampled home sites are outside FEMA's Special Flood Hazard Areas.
• Zoned to a neighborhood elementary school. Deep Creek Elementary is 1.4 to 2.3 miles away.

The Cons

• Older homes. 1,160 homes predate 1990; roofs, windows, wiring and plumbing decide insurance and price.
• Strict vehicle rules. Boats and RVs get one day in the driveway, trailers and one-ton trucks are prohibited, and nothing parks on vacant lots.
• No sheds, carports or tall fences. Four-foot fences behind the front corners; storage has to fit in the garage.
• New-build competition. New homes on the next street sold at a $387,500 median against $347,450 for resales.
• The south edge is lower. Ground falls to about 12 feet along Mauritania Road, with shaded Zone X and Evacuation Zone B there.
• Road work ahead. The Sandhill Boulevard widening and roundabouts and the Kings Highway construction will affect the drive in until 2027 and beyond.
• Budgets behind a login. The association's financial statements and reserves are not on its public pages.

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• 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 23 Sold Stats, Window by Window

Data updated: September 2026 (Charlotte County Property Appraiser recorded qualified sales, newest Section 23 home sale August 26, 2026; Southwest Florida MLS, closings to September 26, 2026)

• Last 12 months, county recorded: In the last 12 months Deep Creek Section 23 has seen 118 home sales, 104 of them resales, total volume $42,553,500, median $356,500 (n = 118, even), low $189,000, high $665,000, median $174.31 per county living-area square foot.
• 36 months: 402 home sales, 70 of them first sales of new homes, median $370,000, $189,000 to $767,500.
• Days on market and sale-to-list, community-wide (Southwest Florida MLS, 12 months to September 26, 2026): 37 closings under the Deep Creek development label, a 76-day median on market (66 days for single-family homes) and a 97.9% median sale-to-list ratio. These blend Section 23 with Section 20 and the condominiums.

Selling a Section 23 Home Is Different in Six Ways

• Your era is your first comparable. A 1980s house, a 2000s house and a 2023 build sell in different bands; we price your home against sales of the same era and size band in Section 23, not the section median.
• New homes are your competition. Fourteen new homes first sold in the last year at a $387,500 median. We show buyers what your lot, pool, upgrades and price give them that a new build on a bare lot does not.
• The estoppel shows everything. The Section 23 estoppel certificate states the assessment and any open violation; an unpermitted fence, enclosure, paint color or slab surfaces there. We check approvals before listing.
• Your flood and evacuation zones are selling points or questions. Most Section 23 lots test minimal-hazard Zone X and Evacuation Zone C or D; if yours is on the southeast or southern edge, we get the flood quote and the elevation certificate before the buyer asks.
• The sign rule is small. A "For Sale" sign is limited to 6 by 8 inches, so marketing carries the listing, not the yard.
• Your buyer includes families and investors. Deep Creek Elementary zoning and the one-month rental minimum widen the buyer pool; we market to both.

Showings, Signs and the Association

Section 23 is ungated, so showings need no gate pass. The declaration limits a sale sign to one per lot at 6 by 8 inches, and models or homes offered by licensed builders or realtors are governed by the association's model home agreement (Article XIV). No association approval of the buyer appears in the documents we read; the buyer becomes a member at closing.

What Is Your Deep Creek Section 23 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 23 sales that fit your home: same era, same size band, same kind of lot, adjusted for pool, roof, windows and updates. An automated estimate that blends Section 23 with Section 20 and the condominiums 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 23 home?

For a well-prepared home priced to the record, yes. Section 23's median has held near $355,000 to $360,000 since 2025, new-home sales have slowed to 8 so far in 2026, and the community-wide median on market is 66 days for single-family homes.

How do I price a Section 23 home against new construction?

Against both: the new-home median was $387,500 and the resale median $347,450. We place your home between them by size, era, roof and lot, and show buyers the difference in the listing.

Will an old violation hold up my closing?

It can. The estoppel certificate reports open violations, and the enforcement policy charges attorney letters to the owner's account. Clear any notice before you list.

Do I need association permits for work I did years ago?

If the work changed the exterior, a pool, fence, enclosure, driveway, slab, addition or paint color, yes. Find the approvals now; if one is missing, the office can tell you how to apply after the fact.

What should I gather before listing?

The Section 23 estoppel request, your association approvals, county permits for the roof, windows and pool cage, a four-point and wind mitigation report, any elevation certificate, your survey and your current tax bill.

Can I sell my Section 23 home with a tenant in it?

Yes. The lease runs with the property under its terms, and the association should already hold a copy under its rental policy; we coordinate showings with the tenant.

Your Local Real Estate Experts

Deep Creek Section 23 owners and buyers work directly with Jesse McGreevy and Marc Comisar, not a call center. Before writing this guide they read the Section 23 single-family and multi-family declarations, the bylaws, the posted policies and permit forms, every recorded Section 23 home sale of the last year, and a flood and evacuation test of 331 lots.

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 23 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 from Punta Gorda 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 23 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.

★★★★★ “Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn't have been happier! If we ever move again we'll always call Jesse and Marc!” Katharine Shea, 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

★★★★★ “Jesse and his team were the most professional and communicative people throughout the entire process! Always available and helpful! Highly recommended!” Matt Haines, 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 23 home? Get a free Deep Creek home valuation, or call Jesse direct at (239) 898-6072.

Buying in Deep Creek Section 23? 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.

• 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.

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 20 and Deep Creek Gardens cover the rest of the community.

Frequently Asked Questions, Buyer Edition

Deep Creek Section 23 buyers ask most about the deed restrictions, the $205 fee, boats and RVs, the flood and evacuation zones and the price range. The short answers below come from the county record, the association's recorded documents and the state and county registers; the sections above carry the detail and the sources.

What is Deep Creek Section 23?

The southern half of Deep Creek, platted as Punta Gorda Isles Section 23 in Plat Book 12, with 2,411 single-family homes, duplex blocks, the golf course and Deep Creek Park, governed by Section 23, Property Owner's Association, Inc.

Where is Deep Creek Section 23?

South of Sandhill Boulevard in unincorporated Charlotte County, with a Punta Gorda 33983 address, north of the Peace River and outside the City of Punta Gorda.

How do I know if a home is in Section 23 or Section 20?

Read the legal description on the Property Appraiser record: "PGI 023" is Section 23, "PGI 020" is Section 20. South of Sandhill Boulevard is Section 23.

How many homes are in Section 23?

The county roll codes 2,411 homes as single-family on the Section 23 plat, plus 183 two-family buildings and 7 small apartment buildings on the multi-family blocks, and about 291 vacant single-family lots.

How much do Section 23 homes sell for?

118 home sales in the last 12 months had a $356,500 median, from $189,000 to $665,000. Resales ran at $347,450 and new homes at $387,500.

What are the HOA fees in Section 23?

$205 per lot per year, due October 1, per the association's FAQ. There is no pool or clubhouse to fund.

Is membership in the Section 23 association mandatory?

Yes. The declaration makes every owner a fee-paying member "immediately upon obtaining an interest" in a lot.

Is Section 23 gated?

No. The streets were dedicated to public use by the developer, and the association runs no gate.

Does Section 23 have a community pool or clubhouse?

No. The association maintains greenbelts, lakes, drainage and its office, and a clubhouse would need a two-thirds member vote.

Can I keep a boat or RV at a Section 23 home?

Only briefly in the driveway: boats and RVs may stay one day for cleaning and outfitting, and trailers and trucks of one ton or more are prohibited. Plan on outside storage.

Can I use a boat on the Section 23 lakes?

Small ones: canoes, jon boats and similar craft up to 16 feet, no gasoline motors, electric motors of 5 horsepower or less, and nothing left moored or on the greenbelt.

Can I swim or fish in the lakes?

Swimming is prohibited. The lakes are for owners, families and guests, and children under 12 need an adult; ask the office about fishing rules.

Can I build a dock on a lake lot?

No. The lake policy bars piers, decks, bridges and other structures on the lakes.

Can I put up a fence?

Yes, with a permit: four feet maximum, behind the front corners of the house, finished within 90 days.

Can I add a shed?

No. Article XIII prohibits sheds, gazebos, greenhouses, tents and playhouses.

Can I add a pool?

Yes, with a $75 permit and $1,000 refundable deposit; it must be fully screened, at least 10 feet from the rear line, and above-ground pools are prohibited.

How big must a new home be?

At least 2,000 square feet of air-conditioned living area, no higher than two stories or 25 feet, built on site within 12 months of clearing.

Can I rent out a Section 23 home?

Yes, to a single family for at least one month, with a lease copy to the association 30 days before the term starts. Daily and weekly rentals are not allowed.

Are pets allowed?

Dogs, cats and house birds, leashed or in a fenced yard, with no breed ban.

Is Section 23 a 55-plus community?

No. There is no age restriction, and the section is zoned to Deep Creek Elementary.

What flood zone is Section 23 in?

Zone X at every one of 331 sites we tested: minimal hazard on most, shaded 0.2 percent annual chance in the southeast corner. None tested in a Special Flood Hazard Area.

Do I need flood insurance in Section 23?

Not by federal mortgage rule on the lots we tested, but a lender can require it and Citizens requires flood coverage on all its residential policies by January 1, 2027. Get a quote for the address.

What evacuation zone is Section 23 in?

Mostly C or D; 10 of 331 sampled sites on the southern edge tested Zone B. Check your address in Charlotte County's Know Your Zone.

What schools serve Section 23?

Deep Creek Elementary, Punta Gorda Middle and Charlotte High, for every address we tested.

Who provides water, sewer and trash?

Charlotte County Utilities for water and sewer, and Waste Management under the county's program for Thursday trash pickup.

Is there a CDD in Section 23?

No community development district was found for Deep Creek.

Is Deep Creek Golf Club part of Section 23?

The course sits on Section 23's Tract E, but it is a separate, semi-private club; owning a home includes no membership.

How far is Section 23 from downtown Punta Gorda?

About 6 to 7 miles and 11 to 13 minutes by free-flow routing, depending on the street.

Are new homes being built in Section 23?

Yes, on scattered lots. Fourteen new homes first sold in the last 12 months, and about 291 single-family lots remain vacant on the roll.

What should I ask for before I make an offer?

The Section 23 estoppel, the association approvals for past work, the roof and window permits, a four-point and wind mitigation report, the flood zone and any elevation certificate, and the seller's tax bill.

Frequently Asked Questions, Seller Edition

Deep Creek Section 23 sellers ask about price, timing, the estoppel and permits, new-home competition, the flood and evacuation edges and the costs of selling. The short answers below come from the county record, the association's documents and our own listing process; call Jesse at (239) 898-6072 for the answer on your address.

Who is the best listing agent for Deep Creek Section 23?

We think it is the team that prices from the Section 23 record: McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012.

What is my Deep Creek Section 23 home worth?

It depends on era, size, lot and condition. Start with a free Deep Creek home valuation, and Jesse will match your home to the Section 23 sales that fit.

How many Section 23 homes sold in the last year?

118 home sales recorded in the 12 months to September 26, 2026, 104 resales and 14 new homes, plus 15 sales on the multi-family blocks.

What is the median sale price in Section 23?

$356,500 across the 118 home sales, and $350,000 for the 115 the county codes as single-family.

Are Section 23 prices dropping?

They fell about 15 to 16 percent from the 2022 median of $425,000 and have held near $355,000 to $360,000 since 2025.

How long does it take to sell a Section 23 home?

The community-wide MLS median was 66 days on market for single-family homes in the last 12 months; overpriced listings take longer.

What sale-to-list ratio should I expect?

The community-wide MLS median was 97.9 percent in the last 12 months. It blends both sections and the condominiums.

Why do the MLS and county numbers differ?

The MLS Deep Creek label caught only 37 closings community-wide; most Section 23 listings carry other labels. The county records every qualified deed.

How do new homes affect my price?

New homes sold at a $387,500 median against $347,450 for resales. A resale competes on lot, pool, upgrades and price; we make those visible in the listing.

Does my home's era matter more than its size?

Size matters most: homes of 2,100 to 2,399 square feet sold for about $66,500 more at the median than homes of 1,800 to 2,099.

What is the price per square foot in Section 23?

A $174.31 median per county living-area square foot over the last 12 months; that measure differs from MLS square footage.

What is the highest recent Section 23 sale?

$665,000 for a 2023 house on St Helena Lane in August 2026; the five-year high was $767,500 on Madagascar Road in March 2025.

What is an estoppel certificate and who orders it?

It is the association's statement of your assessment, any balance and any violations, under Florida Statutes 720.30851. The title company usually requests it with your authorization.

Will an open violation delay my closing?

It can. Clear any notice before listing; the enforcement policy charges attorney letters to the owner's account.

Do I need permits for past work before I sell?

For exterior work, a pool, fence, enclosure, driveway, slab, addition or paint change, the association expected a permit. Find the approvals now.

Does a buyer need association approval?

No approval of the buyer appears in the documents we read. The buyer becomes a member at closing.

Is there a transfer fee when I sell?

None appears in the declaration, bylaws or policies we read. Confirm on the estoppel.

How is the $205 assessment handled at closing?

It is prorated between seller and buyer by the contract, and the estoppel confirms whether this year's bill is paid.

Can I put a For Sale sign in the yard?

Yes, one sign per lot, no larger than 6 by 8 inches, under Article XIV.

Can I hold an open house?

Section 23 is ungated, and we found no association open-house rule in its public documents. Signage limits still apply.

Does my flood zone affect my sale?

Most lots test minimal-hazard Zone X. If yours is in the shaded southeast corner, we get the flood quote and elevation certificate before the buyer asks.

Does my evacuation zone affect my sale?

It affects the buyer's planning more than the price; southern-edge Zone B lots should say so plainly in the listing.

Should I get an elevation certificate before listing?

On a shaded-X or southern-edge lot, yes; elsewhere it still helps a buyer's flood quote.

What flood disclosure must I give?

Florida's flood disclosure statute, 689.302, sets a written disclosure at sale; we provide the current form with the contract.

Should I replace my roof before listing?

Not automatically. Order a roof inspection and wind mitigation report first; a documented roof often beats a rushed replacement, and a failing one becomes a credit.

Should I order a four-point inspection before listing?

On a home built before 1990, yes. It lets buyers get insurance quotes during showings.

Do I have to disclose hurricane damage?

Florida requires disclosure of known material defects. Disclose past damage and show the repair permits.

Can I sell my Section 23 home with a tenant?

Yes, subject to the lease; the association should already hold a copy.

Can I sell a Section 23 duplex?

Yes. It is priced against the multi-family block sales, $575,000 median in the last 12 months, not the house median.

Can I sell a vacant Section 23 lot?

Yes. The buyer inherits the 2,000 square foot minimum, the 12-month build clock and the $150 permit fee and $2,500 deposit.

What does it cost to sell in Section 23?

The commission, the state documentary stamp tax on the deed, title and closing charges and usually the estoppel fee; we estimate your net before you list.

Can I sell my Section 23 home while living out of state?

Yes. We handle showings, inspections and a mail-away or remote closing with the title company.

Can I keep my homestead savings when I buy again?

Florida's portability rule can carry part of the Save Our Homes benefit to a new Florida homestead if you apply in time.

How do I avoid capital gains tax on the sale?

Many primary-home sellers qualify for the federal exclusion; see IRS Topic 701 and your tax adviser.

Can you sell my Section 23 home off-market?

Yes, when privacy matters more than exposure; we explain the trade-off first.

Why hire McGreevy and Comisar to sell my Section 23 home?

Because we price from the Section 23 record, clear the estoppel and permits before listing, and market against the new builds. As the leaders of Domain Realty Group, our team has sold over $2.5 billion in real estate. Call Jesse direct at (239) 898-6072.

Sources and Authoritative References

Every Deep Creek Section 23 fact on this page traces to a primary record, grouped by issuer and numbered continuously: the Section 23 association and its recorded documents, the State of Florida, Charlotte County and its Property Appraiser, federal agencies, the school district, the golf club and news of record. No brokerage or listing portal is cited.

Section 23, Property Owner's Association, Inc.

1. Section 23 POA home page
2. Section 23 FAQ (assessment, rentals, pets, parking, swales, trash)
3. Declaration of Restrictions, Single Family Residential, restated 1996, with amendments to 2024
4. Declaration of Restrictions, Multi-Family Residential, restated 1998, with amendments to 2024
5. Section 23 Bylaws, consolidated internet version
6. Articles of Incorporation packet, with the Barnes v. Section 23 final judgment, Case No. 01-141-CA
7. Deed Restrictions page
8. Policies page
9. Deed Restriction Enforcement Policy, amended December 12, 2024
10. Rental Policy, amended June 11, 2026
11. Architectural Review Committee Policy
12. Clean Site Policy
13. Commercial and Work Vehicle Parking Policy
14. Driveway Policy
15. Lake Policy
16. Landscaping Requirements
17. Mobile Storage Unit Policy
18. Natural Disaster Policy
19. Record Retention Policy
20. Recreational Equipment Policy
21. Slab Extension Policy
22. Fair Housing Policy
23. Elections Procedures Policy
24. Permits and Applications page
25. Permit Application Fee Schedule, revised September 10, 2026
26. Single Family Building Permit
27. Multi Family Building Permit
28. Pool Permit
29. Fence Permit
30. Enclosure Permit
31. Lake Water Usage Permit
32. Paint Color Permit
33. Driveway Modification Permit
34. Yard Sale Permit Request Form
35. Announcements, including the Rampart to Lake Henry drainage update
36. Fiber Installation Information and Contact Information
37. Hurricane Preparedness

State of Florida

38. Florida Division of Corporations, Section 23, Property Owner's Association, Inc., N03233
39. Florida Division of Corporations, Amended and Restated Articles, March 19, 2002
40. Florida Statutes 720.303, association powers and records
41. Florida Statutes 720.3085, assessments and liens
42. Florida Statutes 720.30851, estoppel certificates
43. Florida Statutes 720.401, disclosure summary
44. Florida Statutes 320.01, vehicle definitions
45. Florida Statutes 196.031, homestead exemption
46. Florida Statutes 193.155, homestead assessment and portability
47. Florida Statutes 201.02, documentary stamp tax
48. Florida Statutes 627.711, wind mitigation
49. Florida Statutes 689.302, flood disclosure
50. Florida Department of Revenue, property tax exemptions
51. Florida DBPR, milestone inspections
52. Florida DBPR public licensee search
53. Citizens Property Insurance, flood coverage rules
54. My Safe Florida Home
55. Southwest Florida Water Management District, water restrictions

Charlotte County and Its Property Appraiser

56. Charlotte County Property Appraiser (roll, parcels and recorded sales)
57. Charlotte County, Deep Creek Park
58. Charlotte County, Pickleball Courts
59. Charlotte County, Harbour Heights Park
60. Charlotte County, Dogs in Parks
61. Charlotte County, Sandhill Boulevard Widening
62. Charlotte County, Kings Highway Widening
63. Deep Creek Non-Urban Street and Drainage Advisory Board minutes, April 13, 2023
64. Charlotte County, MSBUs and MSTUs
65. Charlotte County Potable Water Master Plan
66. Charlotte County Sewer Master Plan Update, 2024
67. Charlotte County, 50% FEMA Rule
68. Charlotte County, 50% FEMA Rule information packet
69. Charlotte County, Know Your Zone
70. Charlotte County GIS, Storm Surge Evacuation Zones layer
71. Charlotte County, Residential Tree Permits
72. Charlotte County Public Works, Maintenance Operations
73. Charlotte County Solid Waste, Residential Curbside Service
74. Charlotte County Fire and EMS, Station Listing
75. Charlotte County Sheriff's Office, Patrol

Federal Agencies

76. FEMA National Flood Hazard Layer, flood hazard zones
77. FEMA Flood Map Service Center
78. FEMA, CRS eligible communities, April 1, 2026
79. FloodSmart, National Flood Insurance Program
80. National Hurricane Center, Hurricane Charley report
81. National Hurricane Center, Hurricane Ian report
82. USGS Elevation Point Query Service
83. U.S. Census Geocoder
84. FCC National Broadband Map
85. IRS Topic 701, sale of your home

Schools, the Golf Club, Routing and News

86. Charlotte County Public Schools, Boundary Locator
87. Charlotte County Public Schools, Controlled Open Enrollment
88. Deep Creek Golf Club, Course Details
89. Deep Creek Golf Club, Memberships
90. Deep Creek Civic Association
91. Section 20 Compiled and Integrated Declaration of Restrictions (for the comparison)
92. OSRM routing engine
93. Golf Course Industry, "Riding the storm out," September 3, 2014
94. WINK News, Charlotte County keeps 25 percent CRS flood insurance discount, September 2025

Records Cited in Plain Text

95. Charlotte County Property Appraiser public parcel roll and qualified sales files for every Punta Gorda Isles Section 23 parcel, downloaded September 26, 2026, newest Section 23 home sale August 26, 2026, analyzed September 29, 2026 (our analysis).
96. FEMA flood zones and Charlotte County evacuation zones queried at 331 geocoded Section 23 home sites, two per block, September 29, 2026 (our test).
97. 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 23 documents below are published by the Section 23 association, Charlotte County and the federal government, and each link opens the issuer's own copy. Read the recorded documents for any specific lot before you buy.

Market data from Southwest Florida MLS, pulled September 2026.

McGreevy and Comisar, Best Realtor for Deep Creek Section 23. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.