Burnt Store Isles - Golf Course Homes

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

McGreevy and Comisar wrote this guide first for owners on the Burnt Store Isles golf course who are weighing a sale, and second for buyers who want the record instead of a listing sheet: which of the golf-course homes sold, for what, on which street, under which recorded covenant, and why the tax bill on a golf lot is not the tax bill on a canal lot. Burnt Store Isles Golf Course Homes is a neighborhood of 177 single-family homes and 20 vacant lots on nine golf-course blocks inside Burnt Store Isles in Punta Gorda, Florida. The blocks wrap the course of Twin Isles Country Club, carry their own 1970 golf-course declaration of restrictions, and sit inside the City of Punta Gorda in ZIP 33950. 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 fact separates these homes from the rest of Burnt Store Isles before anyone opens a door. The canal lots pay the City of Punta Gorda's Burnt Store Isles canal maintenance assessment, $1,035 per single-family lot for fiscal year 2027, because they sit inside the city's canal district. The golf-course blocks do not. Every one of the 198 parcels on these blocks is recorded in city tax district 150, the plain City of Punta Gorda district, while the canal lots sit in district 149, which adds the Burnt Store Isles Canal District (Florida Department of Revenue, 2025 Charlotte County Taxing Authority Code Descriptions). A golf-course home trades the dock for a fairway view and, with it, a lower land value and no canal line on the tax bill.

This guide is built from the Charlotte County Property Appraiser's recorded, qualified sales and parcel roll for all 198 parcels on Blocks 283, 284 and 288 through 294 of Punta Gorda Isles Section 15; the Burnt Store Isles Association's reprint of the recorded golf-course declaration and its written policies; the county's parcel, flood, evacuation and wind layers tested parcel by parcel; FEMA's National Flood Hazard Layer; the City of Punta Gorda's assessment records; the Florida Division of Corporations; and Twin Isles Country Club's own published pages. If you own a golf-course home and are thinking about selling, start with the market snapshot and the seller section, then call Jesse. If you are buying, the covenant, club and flood detail below tells you which lot fits before you tour.

Why McGreevy and Comisar Are the Best Realtor for Burnt Store Isles Golf Course Homes

McGreevy and Comisar are the best realtor for Burnt Store Isles golf course homes because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% nationally since 2008, over $900 million in personal sales, and a golf-block price read built from every one of the 13 county-recorded sales since September 2025.

If you're searching for the best realtor for Burnt Store Isles Golf Course Homes in Burnt Store Isles, Punta Gorda, whether you're ready to sell your Burnt Store Isles golf course 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 on the golf blocks for three reasons particular to this neighborhood. First, the portals blur golf and canal. A Burnt Store Isles median that mixes 177 golf-course homes with about 950 canal homes describes neither: in the county record since September 2025, golf-course homes sold at a median of $212.66 per heated square foot and canal homes at $297.69, a gap of about 29 percent that no automated estimate separates. Second, the paperwork differs. The golf-course lots carry their own 1970 declaration, a 30-foot rear setback that the association has waived to 25 feet, an 8,000-square-foot minimum lot and no boat, dock or seawall articles, and all of those restrictions are in court. Third, the club changed hands. Twin Isles Country Club, the course these homes face, was sold for $4,970,000 in a deed recorded December 19, 2025, and the new owner runs public tee times. A buyer asks about all three, and a listing that answers them first sells cleaner.

Recent Burnt Store Isles Golf Course Homes track record (county record, 12-month window): In the last 12 months the Burnt Store Isles golf course homes have seen 13 recorded, qualified resales in the Charlotte County Property Appraiser's files (sales recorded from September 1, 2025, index dated September 29, 2026), at a median of $479,000, from $365,000 to $875,000, for $6,573,500 in volume. Thirteen is an odd count, so the median is a real sale, the seventh of thirteen. None was a builder's first sale. The highest-priced golf-course sale of the window was $875,000 on Bordeaux Drive in February 2026, a 2020 house. On the Southwest Florida MLS, Burnt Store Isles sales are too thinly labeled to split by block, so days on market and sale-to-list are shown community-wide and labeled as such: 14 closings under the Burnt Store Isles label in the 12 months to September 24, 2026, a 121-day median on market and a 95.2% 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 the golf blocks; ask us and we will walk you through the sales on your street.

For golf-course sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database and off-market discretion when you want it. On a golf lot that marketing starts with the view and the paperwork: which hole or lake the lanai faces, whether the pool cage and lanai sit inside the association's 20-foot rear line, the roof material against the tile rule, the home's elevation certificate against the 9-foot base flood elevation, and a plain statement that the canal assessment is not on the bill.

For golf-course buyers: the first question is the lot, the second the era of the house and the third the club. Membership at Twin Isles is not tied to the deed, so decide separately whether you want to join, and read the club's current terms rather than a neighbor's memory of them. Sellers and buyers comparing the best real estate agents in Punta Gorda should ask each one to answer those questions for a specific golf-course 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 Burnt Store Isles golf course home? Get a free Burnt Store Isles home valuation or Call Jesse direct at (239) 898-6072.

Buying a home in the Burnt Store Isles golf course homes? 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 the Burnt Store Isles Golf Course Homes as a Homebuyer?

Living in the Burnt Store Isles golf course homes means a detached, one-story, tile-roofed house on a quarter-acre lot that backs onto the Twin Isles course or one of its lakes, on Monaco Drive, Madrid Boulevard, Bordeaux Drive or Tripoli Boulevard, inside the City of Punta Gorda, about 8 minutes from downtown by car.

Data updated: September 2026 (Charlotte County Property Appraiser roll, index dated September 29, 2026; Charlotte County GIS and FEMA map services, queried September 29, 2026; Burnt Store Isles Association pages, read September 29, 2026).

The golf blocks are the quiet interior of Burnt Store Isles. The canal side of the community faces water and docks; the golf side faces fairways, bunkers and the course's lakes, with the clubhouse at 301 Madrid Boulevard in the middle. What follows is daily life drawn from the county record, the recorded restrictions and the club's own pages, not from a brochure.

What are the Burnt Store Isles golf course homes?

The golf course homes are the single-family lots that the developer, Punta Gorda Isles, Inc., set aside around the course when it platted Punta Gorda Isles, Section 15, in Plat Book 8, Pages 20-A through 20-Z-5. The golf-course declaration names them exactly: "All lots in Block 283 and 284, inclusive, and all lots in Blocks 288 through 294, inclusive, Punta Gorda Isles, Section 15" (Burnt Store Isles Association, Deed Restrictions). The Charlotte County Property Appraiser carries 198 parcels on those nine blocks: 177 single-family homes, 20 vacant residential lots and one golf-course parcel, the 175.75-acre course itself (Charlotte County Property Appraiser).

A neighborhood of fairways, not canals

A golf-course lot here has no seawall and no dock, and its deed says nothing about boats. The declaration's own summary of how it differs from the waterfront version is blunt: it "contains no references to BOATS, BOATHOUSES AND ANCHORAGE, FILLING IN, SEAWALLS" (BSIA, Deed Restrictions). The rear of the lot meets the course or a course lake. The county's appraiser marks the record cards we read "Waterfront: NO," and its GIS flags only 8 of the 198 parcels as touching water at all.

The streets

Four streets carry every golf-course home. By single-family parcel count on the roll, Monaco Drive holds 63, Madrid Boulevard 46, Bordeaux Drive 44 and Tripoli Boulevard 24 (Charlotte County Property Appraiser roll, our analysis). Madrid Boulevard is the community's spine and the clubhouse address; Monaco Drive runs along the northern and eastern holes on Blocks 283 and 290; Bordeaux Drive loops the southern blocks 292 and 293; and Tripoli Boulevard holds the golf homes of Blocks 288 and 289 on the east side.

The houses, in one paragraph

The median golf-course home was built in 1999 and carries 2,306 square feet of heated area on the county roll, from 1,290 to 3,734. By decade, 47 were built in the 1980s, 46 in the 1990s, 47 in the 2000s, 22 in the 2010s and 15 since 2020, and 34 of the 177 date from 2015 or later (Charlotte County Property Appraiser roll, our analysis). That is a slightly older and more even spread than the canal side, and it means a buyer here chooses among three distinct products: 1980s block houses, 1990s and 2000s Mediterranean homes, and new construction on the last open lots.

A day on the golf blocks

A February morning might start with a walk along Madrid Boulevard, then a tee time at Twin Isles, which describes an 18-hole, par-72, 6,722-yard course with "wide fairways and extensive lake system" and a practice area with a full grass driving range, putting and chipping greens and a sand bunker (Twin Isles Country Club, Course Details). The club lists eagles, osprey, roseate spoonbills, wood storks, egrets, ibis and herons among the wildlife on the course. Evenings at the clubhouse run to bingo, bridge, mahjong and a Monday guitar jam, according to the club's June 2026 newsletter (Twin Isles Country Club, Newsletter, June 2026). Downtown Punta Gorda, its harbor and Fishermen's Village are 8 to 9 minutes north.

One caution a buyer from out of state should hear early: a golf cart is not a street vehicle here. The Punta Gorda Police Department's notice, posted by the association, says "Golf carts are not authorized to be operated on streets or public sidewalks in the City of Punta Gorda," with a single exception on West Retta Esplanade downtown; a registered low-speed vehicle may use city streets posted at 35 miles per hour or less (Punta Gorda Police Department notice, as posted by BSIA; Florida Statutes 316.212). Carts belong on the course, not on Madrid Boulevard.

What the golf blocks do not have

Six things buyers sometimes assume. No dock or boat access: the golf declaration has no boat articles, and the lots are not on the canal system. No canal assessment: the lots sit outside the city's canal district, covered in the fee section. No mandatory homeowners association: the Burnt Store Isles Association is voluntary, "not a mandatory HOA," in its own words (BSIA, Realtor Information). No included club membership: the recorded restrictions never mention Twin Isles, and the club sells memberships separately. No gate: the community is open to public streets. No condominium safety laws: Florida's milestone inspection and structural integrity reserve study rules apply to condominium and cooperative buildings of three or more stories, not to detached houses (Florida Statutes 553.899).

Buying a golf-course home, step by step

Buying here runs through the city, the county record and, voluntarily, the association.

1. Choose the lot, then the house. Check the block and lot on the county record and look at what the lanai faces: fairway, green, tee or lake. A lot behind a tee box and a lot on a quiet lake bank are different purchases.
2. Price against golf-block sales of the same era. The 13 golf-course sales since September 2025 ran $365,000 to $875,000; a 1980s house and a 2020 house are different comparables, and canal sales are not comparables at all.
3. Ask for the permit history. Pool cages, lanais, roofs and additions need a city permit, and the association asks for its architectural approval as well; ask the seller for both.
4. Read the golf-course declaration and the lawsuit status. The restrictions are under appeal; title counsel should say where the case stands on the day of contract.
5. Inspect the roof and openings and quote insurance early. Every golf-course parcel tests in FEMA Zone AE with a 9-foot base flood elevation, so the elevation certificate and a flood quote belong in the first week.
6. Decide on the club separately. Membership is optional; read the club's current membership terms and dues before you close if golf is the reason you are buying.

Burnt Store Isles Golf Course Homes Market Snapshot: What Do Homes Actually Sell For?

The Burnt Store Isles golf course homes recorded 13 qualified sales from September 1, 2025 through the county index of September 29, 2026, at a $479,000 median, from $365,000 to $875,000, per the Charlotte County Property Appraiser. The 36-month record holds 35 sales at a $519,000 median, about 29 percent below canal homes per square foot.

Data updated: September 2026 (Charlotte County Property Appraiser public parcel and sales files, index dated September 29, 2026, newest golf-block sale recorded July 20, 2026; Southwest Florida MLS, closings to September 24, 2026, community-wide).

We tracked every one of the 13 qualified golf-course sales the county recorded since September 1, 2025, deed by deed, matched each to its block, its year built and its county heated area, and built every table in this section from those rows, not from an automated estimate or a Burnt Store Isles-wide median that is four-fifths canal homes.

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

The 12-month record

Source: Charlotte County Property Appraiser public sales files, qualified improved single-family sales over $1,000 on Punta Gorda Isles Section 15, Blocks 283, 284 and 288 to 294, our analysis. The county's own query window opens at the start of September 2025; the rolling row shows the strict 12 months for comparison.

Every golf-course sale in the 12-month window

Source: Charlotte County Property Appraiser recorded qualified sales; street, price and date only, no party names. Price per square foot is price divided by the county roll's heated area.

Read the list the way a buyer's appraiser will. Ten of the thirteen houses were built between 1983 and 1999, and they sold between $365,000 and $519,000. The three built since 2003 sold at $565,000, $625,000 and $875,000. Year built explains more of the spread than square footage: the $400,000 sale on Bordeaux Drive had more heated area than the $519,000 sale on Monaco Drive.

The wider windows

The longer windows carry higher medians because they reach back into 2022 and 2023, when the golf blocks sold at their peak, and because more new houses sold in those years. The highest golf-course sale of the five years was $1,100,000 in February 2024 for a 2018 house on Madrid Boulevard that had sold for $1,050,000 in November 2022.

Calendar-year medians since 2015

Source: Charlotte County Property Appraiser qualified improved single-family sales, our analysis. "Rest of Section 15" is every other single-family parcel on the Section 15 plat and its replat, almost all of them canal lots. The two columns add up to the hub's Burnt Store Isles totals, for example 12 plus 61 equals the 73 single-family sales of 2025.

The golf blocks moved with the rest of Burnt Store Isles and then diverged. Golf-course prices doubled from 2019 to 2023, from $358,750 to $711,000, and peaked a year after the canal side did. Since then they have fallen further: the 2025 median of $495,000 sat about 30 percent below 2023, and the 2026 median so far is $479,000, while the canal side came back to $693,000. Two things explain most of it. Small samples swing: 5 golf sales in 2022 and 13 in 2023 included several new houses. And the post-storm market has rewarded boat access more than fairway views, a pattern the repeat sales below make plain.

Repeat sales: the same house, twice

The cleanest read on price direction is a house that sold twice. Four of the houses that sold in the 12-month window had also sold in the five years before it.

The first three are the post-2023 correction in plain numbers. The fourth is the exception that proves the rule on condition: a 1984 house that sold at $305,000 in March 2025 and resold eleven months later at $410,000, the kind of gain that usually follows work on the house. Repeat sales do not tell you why a price moved; the permit history does, and we pull it.

Golf against canal, era by era

Source: Charlotte County Property Appraiser, our analysis.

The golf discount holds in every era, from about 20 percent per square foot on the newest houses to about 31 percent on the 1980s houses, which is why it is a lot premium on the canal side rather than a difference in houses. The county's own land values say the same: the Property Appraiser values 172 of the 177 golf-course home sites at $100,000 of land on the 2025 roll, and 707 of the 948 canal home sites at $305,000 (Charlotte County GIS, Property Ownership layer). Two record cards we read for 2026 show golf-lot land at $105,000 on the preliminary roll.

Price bands, 36 months

Of the 35 golf-course sales in the 36 months from September 30, 2023, 4 closed below $400,000, 15 between $400,000 and $549,999, 9 between $550,000 and $699,999, 5 between $700,000 and $899,999 and 2 at $900,000 or more. The two sales above $900,000 were houses built in 2018 and 2023. (Charlotte County Property Appraiser, our analysis.)

Ready to Sell or Buy a Burnt Store Isles Golf Course Home? Talk to the Team That Read All 198 Parcels

A golf-course home in Burnt Store Isles is priced on facts a portal cannot see: the era of the house, the hole or lake behind it, the permit behind the pool cage, and the fact that it carries no canal assessment. We read all 198 parcels on the nine golf blocks of Burnt Store Isles to build the numbers on this page. Sellers can get a free Burnt Store Isles home valuation built on the 13 recorded golf-block sales, or Call Jesse direct at (239) 898-6072. Buyers can Call Marc at (239) 287-5873 or read how we represent buyers before touring.

New construction and builder sales

No sale in the 12-month window was a builder's first sale, but the blocks are still being built. Two houses completed in 2024 sold new in spring 2025, 469 Monaco Drive at $625,000 and 675 Monaco Drive at $770,000, the roll dates two more golf-course houses to 2024 and two to 2023, and one of the 2023 houses, on Bordeaux Drive, sold for $945,000 in May 2024. Twenty lots remain vacant: four on Block 283, two each on Blocks 284, 288 and 293, one each on Blocks 290 and 294, five on Block 291 and three on Block 292. A new house competes directly with the resales around it, and a seller of a 1980s house should price with that in view.

Vacant golf-course lot sales

Source: Charlotte County Property Appraiser, qualified vacant-land sales on the golf blocks since 2015.

The last recorded golf lot, $105,000 in July 2025, is about a quarter of what a canal lot brought in the same months: the county recorded canal-lot sales at $350,000, $375,000, $385,000 and $450,000 from September 2025 to May 2026.

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

The Southwest Florida MLS reports Burnt Store Isles only as one community: 14 closings under the Burnt Store Isles label in the 12 months to September 24, 2026, a median sale price of $803,250, a median 121 days on market and a median sale-to-list ratio of 95.2 percent (Southwest Florida MLS Matrix, pulled September 25, 2026). Many Section 15 homes list under Punta Gorda Isles labels instead, so the MLS count is a fraction of the county's, and a per-association MLS split for the golf blocks is not published on this page. We use the MLS only for days on market and sale-to-list, labeled as community-wide, and the county record for everything else.

Does the flood zone move the price here?

Not within the golf blocks, because it does not vary: all 198 golf-block parcels test in FEMA Zone AE with the same 9-foot base flood elevation, so flood zone cannot explain one golf sale against another. What varies is the house's floor height against that 9 feet, which drives the flood premium and is written on the elevation certificate. A seller who has one should put it in the listing packet.

How Did the Burnt Store Isles Golf Course Homes Begin?

The Burnt Store Isles golf course homes began as the golf-course lots of Punta Gorda Isles, Section 15, platted by Punta Gorda Isles, Inc. in Plat Book 8. The developer filed a separate golf-course declaration of restrictions with the Charlotte County Clerk on January 29, 1970; the club opened for members in 1985.

The developer and the plat

Punta Gorda Isles, Inc. built the canal neighborhoods west of downtown Punta Gorda in numbered sections, and Burnt Store Isles is Section 15. The same plat that carved the finger canals on the west and south set aside a course and its lakes in the east-central core, with nine blocks of single-family lots around it. The Charlotte County GIS subdivision layer carries the plat under the Punta Gorda Isles designator, section 015 (Charlotte County GIS, web layers).

Four declarations, one of them for golf

"There are, in fact, 4 sets of deed restrictions covering the lots within BSI (PGI Section 15)," the association explains: two identical sets for waterfront lots, one for golf-course lots and one for multi-family lots, the last two "filed in the office of the Charlotte County Clerk on January 29, 1970" (BSIA, Deed Restrictions). The association reprints the golf-course set by listing only its differences from the waterfront set: the covered land, the rear setback, the minimum lot area, and the absence of boat, filling and seawall articles. Every other article, from the tile roof to the size of a For Sale sign, reads the same as on the canal side.

1983 to 1985: the association and the club

The Burnt Store Isles Association was "established in 1983 as a non-profit corporation (not a mandatory HOA)" under Chapter 617 of the Florida Statutes (BSIA, Realtor Information). In 1985, according to the association, "the responsibility for enforcement of the deed restrictions was conveyed from PGI, Inc. to BSIA by signed agreement." The same year the club began: Twin Isles Country Club says "Since 1985 our Members enjoy private amenities" (Twin Isles Country Club), and the Florida Division of Corporations records a not-for-profit Twin Isles Country Club, Inc. filed April 2, 1985 (Florida Division of Corporations, N08494). The county's sales history for the course parcel shows a $1,237,500 transfer in June 1985.

Four building waves

The golf blocks filled slowly. The oldest house still on the roll dates to 1980, and building ran in three even waves, 47 houses in the 1980s, 46 in the 1990s and 47 in the 2000s, before slowing to 22 in the 2010s and picking up again with 15 since 2020. The 20 lots still vacant are the last of the original golf-course lots.

2001 and 2025: the restrictions renewed, then challenged

The association's own history says its attorneys, hired in January 2001, found that the restrictions' reaffirmation had not been done on time and "went thru the process that was then state law to get them reinstated. That occurred in April 2001" (BSIA, Deed Restrictions Q&A, August 5, 2025. In April 2025 a Charlotte County circuit judge ruled that the restrictions "had expired in January of 2001," and the association appealed; that case is covered in the governance section below.

December 2025: the course changes hands

On December 19, 2025, the county recorded the sale of the 175.75-acre course parcel at 301 Madrid Boulevard for $4,970,000, a qualified sale, to WG Twin Isles Golf LLC of Jackson, New Jersey (Charlotte County Property Appraiser, parcel 412320376001). The club section below explains what that does, and does not, mean for the homes around it.

Which Homes Count as Burnt Store Isles Golf Course Homes?

Burnt Store Isles golf course homes, on the county record, are the 177 single-family homes and 20 vacant lots on Blocks 283, 284 and 288 through 294, the lots named in the 1970 golf-course declaration. The association describes "approximately 400 golf-course homes"; we could not reproduce that figure on the county record, and we explain why.

Data updated: September 2026 (Charlotte County Property Appraiser roll and GIS Property Ownership layer, queried September 29, 2026).

The count, block by block

Source: Charlotte County Property Appraiser parcel roll, short legal descriptions beginning "PGI 015" with Blocks 283, 284 and 288 to 294, our analysis.

Why the association's 400 is a different count

The association's realtor page says Burnt Store Isles has "approximately 1,000 canal-front and 400 golf-course homes" (BSIA, Realtor Information). The county record supports the first number closely, with 948 single-family homes in the canal district, but not the second. We tested it two ways. By the recorded covenant, the golf-course declaration covers 197 lots, 177 of them built. By geography, we drew a 15-foot buffer around the course parcel on the county's parcel map: it touches the 197 golf-declaration lots, five homes and attached units on the multi-family Blocks 285 and 286 along San Rocco Drive, and the common-element parcels of three condominiums on San Rocco Drive, Vizcaya, the Retreat and Fairways at Burnt Store Isles, plus a few tracts (Charlotte County GIS, Property Ownership layer). No canal lot touches the course.

The most likely reading is that the association's figure is a rounded description that counts golf-view condominium units and lots, not only the single-family homes on the golf declaration. Condominium units that face the course are real golf-course living, but they are a different product with their own associations, and they have their own pages: our guides to Vizcaya at Burnt Store Isles, the Villas of Burnt Store Isles, Villa Grande at Burnt Store Isles and Mondovi Bay Villas cover them. This page covers the 177 houses and 20 lots.

Lake lots and fairway lots

The county's GIS flags 8 of the 198 golf-block parcels as touching water, on Tripoli Boulevard, Madrid Boulevard, Bordeaux Drive and Monaco Drive; none of them is in the canal district, so the water is part of the course's lake system rather than a boating canal, and the appraiser's record cards we read list golf lots as "Waterfront: NO." A lake lot is still a golf lot for tax and covenant purposes. Many buyers prefer the longer view over water to a lot behind a tee box, but the county does not value it differently: 172 of the 177 home sites carry the same $100,000 land value on the 2025 roll.

Selling or buying a golf-course home? Sellers can get a free Burnt Store Isles home valuation that starts from the 177 golf-course homes, not the canal side, or Call Jesse direct at (239) 898-6072. Buyers can Call Marc at (239) 287-5873 or read how we represent buyers.

What Are the Lots Like in the Burnt Store Isles Golf Course Homes?

Burnt Store Isles golf course home lots are about a quarter-acre: the county's parcel map measures a median of about 10,800 square feet across the 197 lots, from about 9,900 to 24,000 where two lots were combined. The recorded minimum for building is 8,000 square feet and 75 feet of width.

Size and shape

We measured every golf-block lot polygon on the county's parcel map in Florida state plane feet: the median is about 10,800 square feet, the smallest about 9,900, and the largest, a double lot, about 24,000 (Charlotte County GIS, Property Ownership layer). GIS polygons are mapping lines, not a survey; the survey in the closing package controls. The golf-course declaration sets the building floor: "No dwelling shall be erected or placed on any parcel having a width of less than 75 feet at the minimum building front setback line nor less than 8,000 square feet, except that a dwelling may be erected or placed on any lot as shown on the recorded plat" (BSIA, Deed Restrictions). The canal version says 7,200 square feet.

Setbacks, recorded and waived

Sources: BSIA, Deed Restrictions; Policy 006-2020; Policy 2020-005 as amended by 2024-001.

Policy 006-2020, approved by the association's board on October 2, 2020, explains its purpose: "To bring the allowed minimum rear set-back for the main residence structure on golf course lots in Burnt Store Isles to be the same as BSI canal lots." The pool-cage policy traces to a March 28, 1986 members' vote and says the association "will allow a pool, patio, pool cage or patio cage to the 20-foot rear setback from a seawall or golf course lot property line," excluding "sand-based patio pavers and planting areas." For a buyer planning a pool, that 20-foot line is the one that matters. The City of Punta Gorda's own zoning, General Single Family (GS-3.5) on every golf-block parcel, applies on top (City of Punta Gorda zoning layer).

What the lot is worth on the county roll

The Property Appraiser's land value is the plainest measure of what the fairway is worth against the canal. On the 2025 roll, 172 of the 177 golf-course home sites carry $100,000 of land, while the canal home sites run in three tiers, $210,000, $305,000 and $385,000, with 707 of 948 at $305,000. The 2026 preliminary roll shows $105,000 on the golf lots we checked (Charlotte County Property Appraiser, 443 Madrid Boulevard record). Recorded sales agree: golf lots have sold for $65,000 to $110,000 since 2016, canal lots for $350,000 to $450,000 in the last year.

What Are the Homes Like in the Burnt Store Isles Golf Course Homes?

Burnt Store Isles golf course homes are detached, one-story houses of about 2,300 heated square feet, built from 1980 to 2024 with a median year of 1999, under tile or tile-profile roofs, with attached garages and, on many lots, a screened pool facing the course.

Sizes and ages on the county roll

The 177 golf-course homes carry a median of 2,306 heated square feet, from 1,290 to 3,734, and a median year built of 1999 (Charlotte County Property Appraiser roll, our analysis). Of the 13 homes that sold in the 12-month window, the median was 2,306 square feet and 1989, older than the neighborhood as a whole, because the older houses turn over more often.

What the recorded restrictions require of a house

The article every golf-course house shares with the canal side sets the template: plans approved before building, "tile roof, minimum roof pitch three to one, cement drives, outside building colors subject to approval," no house under 1,200 square feet of living area, no garage or carport separate from the house, and lawns sodded to the pavement with a sprinkler system (BSIA, Deed Restrictions). The association's roofing policy defines tile to include "metal, as well as composite tile, clay, and cement as long as it resembles tile," and states that "No shingled roofs, nor flat metal or metal standing seam roofs are considered acceptable"; a 2023 clarification requires metal roofs to have "a nose dimension of at least 1 inch."

New construction on the golf blocks

Of the 34 golf-course houses built since 2015, most are on Monaco Drive's Block 283 and Madrid Boulevard's Blocks 284 and 291, where the last open lots were. The association's new-construction application for single-family homes carries a $250 fee, which covers plan review and site visits and gives the new owner a one-year membership; a model home adds $500 a year (BSIA, Forms and Applications). City building permits come from the City of Punta Gorda's building division, not the county.

Sewer, water and trash

The City of Punta Gorda supplies water and sewer, and the restrictions bind each lot to the sewer system (City of Punta Gorda, Water and Wastewater). The city's sanitation collects household trash on Wednesdays and Saturdays and recycling and yard waste on Wednesdays in Burnt Store Isles, according to the association's summary of city service (BSIA, Good Things to Know).

Who Governs the Burnt Store Isles Golf Course Homes?

The Burnt Store Isles golf course homes are governed by the City of Punta Gorda, which zones, permits and polices them, and by a voluntary association, the Burnt Store Isles Association, which holds the developer's deed-restriction enforcement rights. There is no mandatory homeowners association, no community development district and, on the golf blocks, no canal district.

The city

Every golf-block parcel is inside the City of Punta Gorda, zoned General Single Family, GS-3.5, and recorded in city tax district 150 (Charlotte County Property Appraiser, 3847 Bordeaux Drive record). The city supplies police, fire, water, sewer and sanitation and issues building permits. Code compliance is a city function; the association's own Q&A says that if the restrictions fall, "any issues regarding individual properties for example dirty roofs, uncut lawns, commercial vehicles in driveways for overnight extended periods etc. will be enforced by Code Compliance from the City of Punta Gorda."

The Burnt Store Isles Association

The association is a Chapter 617 non-profit whose "membership is voluntary" (BSIA, Realtor Information). Membership costs $50 a year by check or $55 online and brings the weekly Tuesday Bulletin, a newsletter and a directory (BSIA, Membership Information). It reviews exterior changes through an Architectural Change Form and says the requirement applies "for all property owners whether they are members of BSIA or not" (BSIA, Deed Restrictions). It also maintains the landscaped islands at the Madrid and Monaco entrances, which it says cost "between $9K and $10K per year" and which "the city has told us they do not have the staff to" maintain. The association reported about 450 member properties out of about 1,300 in its August 2025 Q&A.

No mandatory dues, and why

The association has considered mandatory membership and set it aside: its Q&A says making membership mandatory would need a positive vote from every affected property owner, and calls that "impossible" (BSIA, Deed Restrictions Q&A. A golf-course home therefore carries no association assessment, no estoppel certificate from an association, and no association approval of a buyer.

The club is not a governing body

Twin Isles Country Club owns the course and sets its own rules for members and players, but it has no role in the houses, their lots or their sale. Nothing in the golf-course declaration, as the association reprints it, mentions the club or requires membership.

What Do the Deed Restrictions Say for Burnt Store Isles Golf Course Lots?

The Burnt Store Isles golf course lots carry the waterfront declaration's articles with three changes: a 30-foot rear setback, which the association waives to 25 feet, an 8,000-square-foot minimum parcel, and no boat, filling-in or seawall articles. Everything else, from tile roofs to 6-by-8-inch For Sale signs, reads the same.

Data updated: September 2026 (Burnt Store Isles Association Deed Restrictions page and posted policies, read September 29, 2026).

The recorded covenants for Burnt Store Isles are at Charlotte County Official Records Book 328, Pages 85 through 91, with certificates of renewal at Book 2460, Page 425, according to the association, which prints the golf-course articles on the same page (BSIA, Deed Restrictions). The association also mailed a booklet of the restrictions to every owner in September 2024 and posts it as a PDF (BSIA, Deed Restrictions booklet). Read each rule below together with the court case in the next section.

Use

"The lot(s) aforementioned ... are restricted to the use of a single family, their household servants and guests. Only one building shall be erected to the lot." No trade or business may be carried on, but "This shall not prevent an owner of a building from renting said property for residential use."

Plans, roofs and colors

No building, alteration or change of exterior appearance may be made without the grantor's written approval of plans, and "The color of paint shall not be changed without the written consent of the Grantor." The association now acts as the grantor and reviews changes on its Architectural Change Form (BSIA, Architectural Change Form).

Garages, trucks, boats and trailers

"No garage or carport shall be erected which is separated from the main building." "No trailers or trucks of any kind nor any boats, boat trailers, campers, mobile homes or the like shall be parked overnight on or adjacent to the above-mentioned land without the express written consent of the Grantor." The association's 2023 policy reads "trucks" to mean commercial vehicles, including any vehicle "with business graphics or signage," and does not bar a truck parked overnight inside a closed garage. On a golf lot, which has no canal to park a boat on, the rule means a boat lives in the garage or in storage.

Recreational vehicles

The association's posted recreational vehicle policy excerpts a 1999 city ordinance that allowed a single vehicle for human habitation on the driveway from 7 a.m. to 7 p.m., and overnight only by free city permit for up to seven occasions in 30 days (BSIA, Policy 2001-0001). City code has been rewritten since 1999, so confirm the current rule with City of Punta Gorda Code Compliance before you rely on it.

Fences, hedges and walls

The restriction caps side and rear walls, hedges and fences at three feet unless approved; the association's Policy 003-2020 waived that in favor of the city's 48-inch maximum (BSIA, Policy 2020-0003). On a golf lot, a low fence keeps the view the lot is valued for.

Pets

"Dogs, cats and other household pets may be kept, provided they are not kept, bred or maintained for any commercial purpose," and no animal may be kept "in such a manner as to constitute a nuisance."

Trash, gas tanks and clothes drying

Trash containers must be placed in walled-in areas so they are not visible from neighbors; a 2021 policy dropped the wall requirement for oil and bottled-gas tanks for safety reasons and asks for shrubbery screening instead. Outdoor clothes drying is allowed only in the side yard behind shrubbery.

Signs

"No 'For Sale' or 'For Rent' sign shall be in excess of 6" x 8" in size," and only one For Sale sign is allowed per property. The association's open-house policy allows 6-by-8-inch open-house signs on Saturdays and Sundays from noon to 5 p.m., one at each turning point, and "No balloons, flags, banners or other attention getting devices are permitted" (BSIA, Open House Sign Policy).

Solar

The association "fully supports and complies with Florida Statute 163.04 regarding energy devices based on renewable resources" and may choose where panels go on the roof so long as that does not impair them (Florida Statutes 163.04).

Easements

The declaration reserves six-foot utility and drainage easements along side lot lines, and "In the case of non-water front lots an easement identical to that one afore stated is reserved along the rear lot lines." A golf lot is a non-waterfront lot, so a six-foot rear easement is reserved too; a title search will show whether it has been used or abandoned.

Are the Deed Restrictions Enforceable on Burnt Store Isles Golf Course Lots?

As of September 2026, a 2025 circuit-court ruling holds that the Burnt Store Isles restrictions, including the golf-course declaration, expired in 2001; the association has appealed, and its own Q&A says it has "no grounds to legally enforce" them while the appeal is pending. It asks owners to follow them voluntarily.

The ruling and the appeal

The association reports that "In April of 2025, a hearing was held before a judge challenging the validity of the BSI deed restrictions," that "The judge ruled that our deed restrictions had expired in January of 2001," and that it filed an appeal with the Sixth District Court of Appeal on July 24, 2025 (BSIA, Deed Restrictions Update). The case is Burnt Store Isles Association, Inc. v. Stanley A. Munson and Dianne Marie Munson, number 6D2025-1778 (Florida appellate case docket). As of March 4, 2026, the association reported that the homeowners had offered to file a concession "if we would allow them to keep their roof until it needs to be replaced," which a board majority approved as a path to "reinstatement of the deed restrictions." Its June 6, 2026 update reported "There is no update to report," and its September 4, 2026 draft minutes said the appeal "has still not been heard by the appeals court despite the deadline passing" (BSIA board minutes, September 4, 2026, draft).

What the association itself says about the interim

The association's August 2025 Q&A answers the question every golf-course buyer asks. "As a result of the judge's ruling, they are expired. Right now, we have no grounds to legally enforce the deed restrictions. The board is asking for the cooperation and support of all property owners to voluntarily uphold the existing deed restrictions while the legal process moves forward." Asked whether someone could put up a metal roof during the appeal, it answered: "Unfortunately, they are not in effect."

What changes if the appeal fails

The same Q&A says that if the appeal is lost, "BSIA will become a social organization similar to PGI Civic Association" and "Anything the city allows in PGI will be allowed in BSI," with the flat standing-seam metal roof as its example. Reinstating restrictions afterward would need "50% plus 1" of all property owners, with non-votes counted as no (BSIA, Deed Restriction History, August 6, 2025). Florida's Marketable Record Title Act, Chapter 712 of the Florida Statutes, is the law that extinguishes old recorded restrictions unless they are preserved; we do not characterize the court's reasoning beyond what the association reports.

What it means for a golf-course buyer or seller

A buyer planning a metal roof, a color change, a fence, a pool cage inside the 20-foot line or a rental should ask title counsel and the association where the case stands on the day of contract. A seller should disclose the status in writing so it never surprises a buyer late. For a golf-course lot specifically, the setback and lot-size rules are the ones that shape a rebuild or an addition, and the city's GS-3.5 zoning applies whatever the appeal decides.

What Does It Cost to Own a Burnt Store Isles Golf Course Home? The Fee Stack

Owning a Burnt Store Isles golf course home costs city and county property tax, optional $50 association dues, optional Twin Isles Country Club membership, and flood and wind insurance. Unlike a canal home, it carries no Burnt Store Isles canal maintenance assessment and no Alligator Creek waterway charge. There is no mandatory homeowners association.

Data updated: September 2026 (Florida Department of Revenue; Charlotte County Property Appraiser; City of Punta Gorda; Charlotte County MSBU budget, read September 29, 2026).

Why the canal assessment does not reach the golf blocks

The City of Punta Gorda levies the Burnt Store Isles canal maintenance assessment "on each subdivided lot zoned for a single family residence" inside the district, and for other property "for each square foot of land lying less than 120 lineal feet from any dedicated canal or waterway" (City of Punta Gorda, Special Assessments). The district's parcels are coded on the tax roll: the Florida Department of Revenue's 2025 code list defines tax district 149 as "CD4 + CITY (PGI)," the Burnt Store Isles Canal District plus the city, with 1,084 parcels, and district 150 as "CITY (PGI)" alone (Florida DOR, 2025 Charlotte TACD). All 198 golf-block parcels are in district 150; the canal lots are in 149 (Charlotte County GIS, Property Ownership layer). The city's own budget math fits: its June 2026 canal-district pro forma says "Every $100 assessment would equal approximately $103,000 revenue," about 1,030 assessed lots, the canal side only (City of Punta Gorda, BSI Canal Advisory Committee packet, June 9, 2026). Confirm on the seller's latest tax bill; it is the document that settles it for one parcel.

What the canal owners pay, and what it buys

The fiscal year 2027 canal assessment is $1,035 per single-family lot, adopted by City Council at its September 9, 2026 hearing: the city's pro forma breaks it into an $845 operating rate, a $100 additional rate for land and channel-corner widening and a $90 debt rate for the lock project (City of Punta Gorda, BSI Canal Advisory Committee packet, June 9, 2026; tentative levy item, July 1, 2026). It pays for seawalls, dredging and the Burnt Store Isles boat lock, none of which a golf lot uses. The county's Alligator Creek Waterway unit, which funds dredging of the Alligator Creek entrance channel, shows a cost of $78 per equivalent residential unit in its adopted fiscal year 2026 and approved fiscal year 2027 budget (Charlotte County, Alligator Creek Waterway MSBU budget); the county's benefit-unit map lists canal parcels in it and no golf-course home (Charlotte County GIS, MSBU layer).

The yearly difference, stated carefully

Together, those two lines come to about $1,113 a year on a canal home in fiscal year 2027 by our arithmetic, and $0 on a golf-course home. Against that, a canal home owns a dock and a route to Charlotte Harbor. The difference is flat per lot, so it does not change with the price of the house, and homestead exemptions do not reduce it.

Property tax on a purchase

A new owner's taxable value resets to market at purchase, so budget from the price you pay, not the seller's bill. Homestead exemption and portability are filed with the Charlotte County Property Appraiser under Florida Statutes 193.155. The City of Punta Gorda set its fiscal year 2027 millage at 3.9928 mills when it adopted a $219.3 million budget on September 23, 2026 (Gulfshore Business, September 24, 2026).

Selling or buying a golf-course home? Sellers can get a free Burnt Store Isles home valuation that accounts for the lot, the era and the missing canal line, or Call Jesse direct at (239) 898-6072. Buyers can Call Marc at (239) 287-5873 or read how we represent buyers.

What Is Twin Isles Country Club, and Do Burnt Store Isles Golf Course Homes Include Membership?

Twin Isles Country Club is the 18-hole, par-72, 6,722-yard course at 301 Madrid Boulevard that the Burnt Store Isles golf course homes face. Membership is optional and not tied to any deed. The course sold for $4,970,000 in December 2025 to WG Twin Isles Golf LLC, and the club now sells public tee times.

Data updated: September 2026 (Charlotte County Property Appraiser record for 301 Madrid Boulevard; Florida Division of Corporations; Twin Isles Country Club pages, read September 29, 2026).

The course

The club describes "an 18 hole championship golf course. With its wide fairways and extensive lake system, our par 72, 6,722-yard course provides a challenging but fair test for both the high and low handicapper," with men's and ladies' leagues, a PGA professional, a full grass driving range, putting and chipping greens and a sand bunker (Twin Isles Country Club, Course Details). The course parcel on the county roll is 175.75 acres, 42.14 of them classed as wetland, and includes the lots and tracts the developer set aside for it on Blocks 284, 291, 292, 293 and 294 (Charlotte County Property Appraiser, parcel 412320376001). Our Burnt Store Isles hub credits the design to Ron Garl and Mark McCumber.

Who owns the course now

The county record is plain. The course parcel sold on December 19, 2025 for $4,970,000, instrument 3599435, coded as a qualified sale, and the owner of record is WG Twin Isles Golf LLC of Jackson, New Jersey (Charlotte County Property Appraiser, parcel 412320376001). The Florida Division of Corporations shows WG Twin Isles Golf LLC formed on October 7, 2025, managed by WG Golf Manager LLC at the same New Jersey address (Florida Division of Corporations, L25000456437). A golf-industry announcement dated December 23, 2025 said Walden Golf Group's portfolio included "the pending acquisition of Twin Isles Country Club in Punta Gorda, Florida," scheduled "to transition to Walden ownership this month," with Pinnacle Golf Properties as its management partner (The Golf Wire, December 23, 2025). The earlier not-for-profit Twin Isles Country Club, Inc., filed in 1985, was administratively dissolved in September 2022 (Florida Division of Corporations, N08494). The course's previous recorded transfer was $1,586,500 in July 2021, a transfer the appraiser did not treat as a qualified market sale.

Membership is optional and separate

Owning a golf-course home does not make you a member, and buying a membership does not require owning a home. The recorded golf-course declaration, as the association reprints it, differs from the canal declaration only in setbacks, lot area and boat articles; it contains no club membership, dues or transfer clause (BSIA, Deed Restrictions). That is the opposite of the bundled or equity-club model common in Naples and Bonita Springs, where a membership can be recorded against the house.

What the club published for 2025

The club's membership page lists annual social, tennis and golf memberships and a three-month seasonal golf membership from November through April (Twin Isles Country Club, Memberships). Its membership application, "Revised May 1, 2025," before the ownership change, printed these rates, with 7 percent sales tax not included (Twin Isles Country Club, Membership Application 2025):

The same application priced an annual cart plan at $3,500 for a couple and $1,800 for a single, a walk plan at $700 and $350, a seasonal three-month golf membership at $4,050 and $3,450, and said annual memberships are "a 1-year paid dues commitment." It authorized "Pope Golf" to collect payments, the operator before the sale. These are published 2025 rates; the new owner may have changed them, so ask the club for the current schedule at (941) 637-1232 before you rely on any figure.

Public tee times

The club's home page now offers "Book Tee Times" for the public alongside member booking, and its pricing page explains demand-based green fees: "Greens fee rates will be adjusted, both higher and lower, in real-time, based on demand, availability, and other changing factors" (Twin Isles Country Club, Pricing Policy FAQs). The club's rules page says the driving range fee is "$18+tax per hour of practice" and is included with green and cart fees (Twin Isles Country Club, Golf Course Rules/Policies). For a golf-course homeowner, public play means more golfers on the holes behind the house than a members-only schedule would bring; for a buyer who plays, it means the course is open without joining.

What a change of course owner means for the houses

A golf-course home's value leans on the course staying a course. Nothing we found in the county record, the club's pages or the city's zoning suggests any change of use: the parcel is coded for golf, zoned GS-3.5 like the homes around it, and the new owner is marketing tee times and memberships. We say so because buyers ask. A buyer who wants more comfort should ask title counsel what the plat and the recorded documents say about the course tracts, and watch the City of Punta Gorda's planning agendas, which is where any change of use would have to be heard.

The clubhouse and social life

The club's June 2026 newsletter lists weekly bingo, mahjong on Tuesdays and Fridays, bridge on Mondays, pinochle on Thursdays, a Monday guitar jam, a book club and a Sunday brunch, with the golf course and clubhouse closed for maintenance for several days in July (Twin Isles Country Club, Newsletter, June 2026). The Burnt Store Isles Association holds its monthly board meetings at the club.

Selling or buying a golf-course home? Sellers can get a free Burnt Store Isles home valuation that explains the club change to your buyer in writing, or Call Jesse direct at (239) 898-6072. Buyers can Call Marc at (239) 287-5873 or read how we represent buyers.

What Is It Like to Live Beside the Twin Isles Course?

Living beside the Twin Isles course means a long green view, wildlife and morning mowers, golfers passing behind the lanai from early morning, and the occasional ball in the yard or the pool cage. The Burnt Store Isles golf course homes trade a dock for that view, and the trade is worth understanding before you buy.

The view, hole by hole

The right lot is the one whose view you want at 5 p.m. A lot behind a tee box hears every drive; a lot beside a green hears conversation; a lot on a lake bank gets a longer, quieter view and more birds. Walk the course or the street at the hours you will use the lanai, and look at the lot from the tee, not only from the house.

Golf balls and screens

Who pays when a ball breaks a window is a question of Florida negligence law and the owner's insurance, not of the recorded restrictions: the Burnt Store Isles golf-course declaration, as reprinted by the association, says nothing about errant balls or a golf easement. We found no recorded golf-ball easement in the association's documents; ask title counsel to confirm for the specific lot. Practical answers on this course are the same as on any other: screened lanais and pool cages, impact glass on the course side, and a look at where the lot sits against the landing area.

Carts, maintenance and hours

Golf carts stay on the course: the Punta Gorda police notice posted by the association says carts are not authorized on city streets or sidewalks (Punta Gorda Police Department notice, as posted by BSIA). Mowing and course maintenance start early in the morning; the club closed the course and clubhouse for maintenance for several days in July 2026, according to its newsletter.

Wildlife

The club lists eagles, osprey, roseate spoonbills, wood storks, egrets, ibis and herons on the course (Twin Isles Country Club, Course Details), and the course lakes are Southwest Florida freshwater: keep pets on a leash near the banks.

Is Burnt Store Isles Golf Course Homes a 55+ Community?

No. The Burnt Store Isles golf course homes are not a 55-and-older community under the federal Housing for Older Persons Act. The recorded restrictions limit use to "a single family, their household servants and guests" and say nothing about age, and neither the city nor the association imposes an age requirement.

The neighborhood draws retirees and seasonal owners, as does Punta Gorda as a whole: the Census Bureau reports 53.6 percent of the city's residents aged 65 or older (U.S. Census QuickFacts, Punta Gorda city). Families and working households buy here too, and schools are assigned by address. The only age line near the homes is the club's own: its 2025 application priced an "Associate Golf" membership for members "55 and younger."

Can You Rent Out a Burnt Store Isles Golf Course Home?

Yes. The Burnt Store Isles golf course homes may be rented for residential use: the recorded no-business article "shall not prevent an owner of a building from renting said property for residential use." No association approves tenants, and the City of Punta Gorda has no short-term rental ordinance of its own; Florida law limits new local rental rules.

Three cautions. First, the restrictions themselves are under appeal, so the rental line depends on the same case as every other rule. Second, the association says any new restrictions could not add a rental ban: "New restrictions would require 100% of all property owners to vote in the affirmative," and "the state is not allowing any local entities to put new restrictions on rental properties" (BSIA, Deed Restrictions Q&A. Third, Florida classifies and licenses vacation rentals through the state's hotel and restaurant law, and short stays carry local tourist development tax; check both before you list a golf-course home as a vacation rental (Florida Statutes 509.242; Florida Statutes 125.0104).

Are Pets Allowed in the Burnt Store Isles Golf Course Homes?

Yes. The Burnt Store Isles golf course homes allow household pets: the restrictions say "dogs, cats and other household pets may be kept, provided they are not kept, bred or maintained for any commercial purpose," and no animal may be a nuisance. The recorded articles set no pet approval, weight limit or count.

City rules apply on top, including leash and waste rules on public streets. The association's sanitation summary asks owners to bag pet waste securely before it goes in a trash cart (BSIA, Good Things to Know). On a golf lot, the practical rule is fencing: a 48-inch fence is the city maximum the association has adopted, and a low fence keeps the course view.

How Do the Burnt Store Isles Golf Course Homes Handle Hurricanes and Flooding?

The Burnt Store Isles golf course homes sit in FEMA flood Zone AE with a 9-foot base flood elevation on every one of the 198 parcels we tested, in Charlotte County storm-surge Evacuation Zone A, under a 160 mph design wind speed. They have no seawall to maintain, and they took the same storms as the rest of Punta Gorda.

Data updated: September 2026 (FEMA National Flood Hazard Layer and Charlotte County GIS layers, queried parcel by parcel September 29, 2026).

The flood map, parcel by parcel

We tested the center of every one of the 198 golf-block parcels against FEMA's National Flood Hazard Layer: all 198 fall in Zone AE, coastal floodplain, with a base flood elevation of 9 feet (FEMA National Flood Hazard Layer). The Property Appraiser's record cards we read name FIRM panels 12015C0243G and 12015C0244G, effective December 15, 2022. Look up any specific address at the FEMA Map Service Center.

Source for the county rows: Charlotte County GIS web layers. The county's elevation-certificate layer carries county-permitted homes; the golf blocks are inside the city, so ask the seller or the City of Punta Gorda for the certificate.

What AE 9 means for a golf-course house

Zone AE is a Special Flood Hazard Area, so a federally backed mortgage requires flood insurance. What sets the premium and the rebuilding rules is how high the house's lowest floor sits against 9 feet, which is why the elevation certificate is the most useful flood document in a golf-course sale. A 1980s house and a 2020s house on the same block can sit feet apart in floor height.

Evacuation Zone A

Zone A is the first zone Charlotte County calls when surge threatens. Evacuation zones are not flood zones; the state's lookup confirms any single address (Florida Division of Emergency Management, Know Your Zone; Charlotte County, Know Your Zone).

The storm record

Hurricane Charley's eye "passed over Punta Gorda at about 2045 UTC, and the eyewall struck that city and neighboring Port Charlotte with devastating results" on August 13, 2004 (National Hurricane Center, Charley report). In 2022, "the center of Ian's large eye made another landfall near Punta Gorda, Florida, with an estimated intensity of 125 kt" (National Hurricane Center, Ian report). Helene and Milton brought surge to Charlotte Harbor in 2024 (Milton report; Helene report). The effective flood maps took effect weeks after Ian and do not yet reflect Ian's or Milton's surge.

No seawall, one less storm bill

A golf lot has no seawall, so the city's post-Ian seawall program and the canal assessment that pays for it do not touch it. The storm costs on a golf-course home are the house's own: roof, openings, and flood damage to the structure.

The 50 percent rule

Punta Gorda enforces FEMA's substantial-improvement and substantial-damage rule strictly, counting "all repair costs, including labor and materials, OVERHEAD AND PROFIT," against the market value of the structure alone (City of Punta Gorda, 50 percent rule). On a golf lot, where the county values the land at about $100,000, the structure carries most of the value, so a large renovation of an older, lower house can cross the line and require elevating it. Ask for permit history and any substantial-damage letters from 2022 and 2024.

The city's flood insurance discount

"As of October 19, 2025, flood insurance premium discounts has remained the same at a 25% discount," the city says, as a Class 5 community in FEMA's Community Rating System (City of Punta Gorda, Flood Information; FEMA Community Status Book, Florida). The discount applies to National Flood Insurance Program policies on golf-course homes as on canal homes.

Selling or buying a golf-course home? Sellers can get a free Burnt Store Isles home valuation that puts your elevation certificate in front of the buyer, or Call Jesse direct at (239) 898-6072. Buyers can Call Marc at (239) 287-5873 or read how we represent buyers.

What Does Insurance Cost for a Burnt Store Isles Golf Course Home?

Insurance for a Burnt Store Isles golf course home is priced house by house: flood cost turns on the lowest floor against the 9-foot base flood elevation, and wind cost on the roof's age and type, the openings and the wind-mitigation credits. We publish no average premium, because one quote says little about the next house.

Flood insurance

FEMA's current pricing reflects "flood frequency, multiple flood types ... and distance to a water source along with property characteristics such as elevation and the cost to rebuild," and most rates may not rise more than 18 percent a year (FEMA, Risk Rating 2.0). A seller's existing National Flood Insurance Program policy can often be assigned to a buyer; ask for it.

Citizens Property Insurance

"Citizens requires a four-point inspection for all property owner, dwelling and mobile home applications for properties more than 20 years old" (Citizens, Inspections). With a median year built of 1999 on the golf blocks, that covers most of the neighborhood. Citizens also requires flood coverage on its policies by value and date (Florida Statutes 627.351).

Wind mitigation

Insurers must offer credits for documented wind-resistant features on the state's uniform form (Florida Statutes 627.711). On a golf lot, impact glass on the course side does double duty against storms and stray balls. The state's My Safe Florida Home program requires an existing homestead exemption, so a new buyer is not eligible at closing.

Can You Build on a Vacant Burnt Store Isles Golf Course Lot?

Yes. Twenty Burnt Store Isles golf course lots are still vacant, and a house may be built on any lot shown on the recorded plat, subject to the golf-course declaration's setbacks, the association's plan review and City of Punta Gorda permits. The county's map places none of the golf blocks in the scrub-jay permit area.

What a lot costs

The last recorded golf-lot sale was $105,000 in July 2025 on Monaco Drive; qualified golf-lot sales ran $65,000 to $110,000 from 2016 through 2025 (Charlotte County Property Appraiser, our analysis). The 2025 roll values the vacant golf lots at $100,000 of land each.

What a new house must meet

The recorded articles require plan approval, a tile or tile-profile roof with at least a three-to-one pitch, a cement drive, an attached garage, at least 1,200 square feet of living area and approved colors (BSIA, Deed Restrictions). The association's single-family new-construction application carries a $250 fee and names the architectural review committee chair as the contact (BSIA, New Construction Application, Single Family). Since 2021 the association no longer requires builders to post a bond or pass its own test, relying on the city's contractor licensing. The city's lot mowing assessment of $285 per 10,000-square-foot unit applies to vacant lots in the city's mowing program (City of Punta Gorda, Special Assessments).

Construction traffic

The association asks builders to keep to the 30 mph limit on Burnt Store Isles streets and 25 mph on Tripoli Boulevard between Madrid Boulevard and Monaco Drive, and not to use Tripoli and Monaco to reach northbound U.S. 41 (BSIA, Forms and Applications).

Which Schools Serve the Burnt Store Isles Golf Course Homes?

The Burnt Store Isles golf course homes are served by Charlotte County Public Schools, which assigns students by address and earned a district grade of A for 2026. The district's board policy places Punta Gorda Middle's zone south of the Peace River, which includes Burnt Store Isles; confirm each address in the district's Boundary Locator.

Grades from the Florida Department of Education school grades. We could not run an automated address check because the district's Boundary Locator sits behind a verification step, so we do not assert which elementary school a given golf-course street is zoned for. Enter the exact address and confirm with the school. The charter option is FSW Collegiate High School.

What Should You Know About Daily Life and Services in the Burnt Store Isles Golf Course Homes?

Daily life in the Burnt Store Isles golf course homes runs on City of Punta Gorda services: city water and sewer, city police and fire, trash on Wednesdays and Saturdays, and one-day-a-week lawn watering under the current regional restrictions. Downtown is about 8 minutes away, Punta Gorda Airport about 15 and I-75 about 7.

Utilities, trash and water rules

The City of Punta Gorda provides water and sewer and curbside sanitation (City of Punta Gorda, Water and Wastewater; City of Punta Gorda, Sanitation). Trash goes out Wednesdays and Saturdays and recycling and yard waste on Wednesdays (BSIA, Good Things to Know). As of September 2026 the regional water district had extended Modified Phase III restrictions through March 31, 2027, limiting lawn irrigation to one day a week by address (City of Punta Gorda, Water Restrictions). A golf lot's lawn, which the restrictions want "uniformly green, luxuriant, and well kept," has to live within that.

Drive times from the clubhouse

Estimates from the open-source OSRM routing engine from 301 Madrid Boulevard, the clubhouse at the center of the golf blocks, computed September 25, 2026; free-flow, not measured trips. Punta Gorda Airport's carriers are Allegiant and Sun Country (Punta Gorda Airport, Airlines).

Health care

The nearest full hospital is AdventHealth Port Charlotte, about 21 minutes north (AdventHealth, Port Charlotte). AdventHealth announced a freestanding emergency department at Jones Loop Road and Mac Ever Street, about 3 miles from the community (AdventHealth announcement); we have not confirmed an opening date.

Safety

The association's minutes show the Punta Gorda Police Department reporting to its board, and the association funds maintenance of neighborhood security cameras, according to its lawsuit update (BSIA, Deed Restrictions Update).

What Is Being Built Near the Burnt Store Isles Golf Course Homes?

The projects closest to the Burnt Store Isles golf course homes are the club's own change of ownership and the last 20 vacant golf lots filling in, the city's canal staging site on U.S. 41, and, a few miles away, AdventHealth's planned emergency department and Punta Gorda Airport's terminal expansion.

New houses on the last golf lots

Twenty golf-course lots remain vacant, five of them on Block 291 along Madrid Boulevard. Each new house brings months of trucks, and each adds a new-construction comparable that resellers compete with.

The canal staging site

"The City of Punta Gorda purchased 5.78 acres at 3695, 3699, and 3731 S. Tamiami Trail for $900,000 to support maintenance of the Burnt Store Isles canal system," as a staging area for seawall and canal work (Gulfshore Business, as posted on BSIA Current News). It is paid through the canal district, not by golf-course owners, and it sits on the U.S. 41 edge of the community, away from the golf blocks.

Healthcare and the airport

AdventHealth's planned emergency department would put emergency care about 3 miles away, and Punta Gorda Airport's terminal expansion, about $44 million for 12 gates, was expected to finish in May 2027 according to the Airport Authority (Punta Gorda Airport, terminal expansion FAQs).

Taxes on the ballot

Charlotte County voters will decide on November 3, 2026 whether to extend the county's 1 percent local option sales tax for 20 years, and Florida voters will decide Amendment 3 on homestead exemptions, according to the city's budget coverage (Gulfshore Business, September 24, 2026).

How Do the Burnt Store Isles Golf Course Homes Compare With the Rest of Burnt Store Isles?

The Burnt Store Isles golf course homes are the community's only detached golf product: about 29 percent below canal homes per square foot, with no canal assessment, and priced above every Burnt Store Isles condominium. The benchmark table sets them beside the canal homes, the four condominium communities with their own guides, and Burnt Store Isles as a whole.

Data updated: September 2026 (Charlotte County Property Appraiser recorded qualified sales, index dated September 29, 2026; association and county unit counts as noted; Burnt Store Isles hub figures, sales to September 2, 2026).

The benchmark table

Sources: Charlotte County Property Appraiser recorded qualified improved sales, our analysis, 36 months from September 30, 2023 to the September 29, 2026 index; condominium unit counts from the county roll and the Burnt Store Isles Association as noted on each community's guide; the Burnt Store Isles hub's 12-month county figures, sales recorded September 25, 2025 to September 2, 2026. Each condominium guide lists its own sales; small counts move medians sharply.

Where the golf blocks sit in the Burnt Store Isles market

The golf-course homes are the entry point to single-family Burnt Store Isles: the median golf-course sale since September 2025, $479,000, is $200,000 below the canal median of $679,000 over the same window, and more than double the $200,000 condominium median the hub reported. A buyer who wants a detached house, a pool and a course view in the city limits, without a canal line on the tax bill, starts here. A buyer who wants a boat behind the house does not.

Burnt Store Isles Golf Course Homes vs Burnt Store Isles Canal Homes: Which Should You Choose?

Burnt Store Isles golf course homes suit a buyer who wants a detached house on a quarter-acre lot with a fairway or lake view, about 29 percent less per square foot and no canal charges. Burnt Store Isles canal homes suit a buyer who wants a dock, a boat lift and a route through the lock to Charlotte Harbor.

Data updated: September 2026 (Charlotte County Property Appraiser; City of Punta Gorda; Charlotte County; Burnt Store Isles Association).

The two share a plat, a city, a zoning district, a flood zone and an association. They differ on the lot, the water and the bill, and those differences set the price.

The decision table

Sources: Charlotte County Property Appraiser and GIS, our analysis; City of Punta Gorda; Charlotte County; Florida Department of Revenue; Burnt Store Isles Association. Canal figures are single-family parcels in city tax district 149.

Who should choose a golf-course home

• Golfers and walkers who want the course out the back door and a club they can join or not.
• Buyers who want a detached Burnt Store Isles house at a lower price per square foot, in the same city, zoning and school zone.
• Owners who want no seawall, no dock and no canal line on the tax bill.
• Buyers planning to build: golf lots have sold for about a quarter of a canal lot.
• Buyers who prefer a view of green space and lakes to a view of neighbors' boats.

Who should choose a canal home

• Boaters: a dock, a lift and a route through the Burnt Store Isles lock and Alligator Creek to Charlotte Harbor.
• Buyers who want the stronger post-storm price recovery: canal medians have come back further than golf medians since 2023.
• Buyers comfortable with about $1,113 a year in canal-related charges for fiscal year 2027 and with the city's seawall program.
• Buyers who want the deepest resale market: 69 canal sales against 13 golf sales in the same window.

Our Burnt Store Isles guide covers the canal side in full: the lock, the seawall program, the dock rules and every canal-district figure.

Honest Pros and Cons of Owning a Burnt Store Isles Golf Course Home

The pros of a Burnt Store Isles golf course home are a lower price per square foot than a canal home, no canal charges, a quarter-acre lot on the course, city services and a short drive to downtown. The cons are no boat access, Zone AE flood exposure, restrictions under appeal, a new course owner and slower price recovery.

The pros

• Lower price per square foot. $212.66 median since September 2025 against $297.69 on the canals, in the same city and zoning.
• No canal charges. Outside the canal district and the Alligator Creek unit: about $1,113 a year less than a canal home in fiscal year 2027 by our arithmetic.
• A view that stays green. The course parcel is 175.75 acres, coded and zoned as it has been since 1985.
• Lots with room. A median of about 10,800 square feet, with a recorded 8,000-square-foot minimum.
• No mandatory HOA. The association is voluntary at $50 a year.
• A club you can choose. Membership is optional; public tee times are now sold.
• Close to everything in Punta Gorda. About 8 minutes to downtown, 7 to I-75 and 15 to Punta Gorda Airport.

The cons

• No boat. No canal, no dock, no lock access, and the restrictions bar overnight boat parking outside the garage.
• Flood exposure. Every golf-block parcel is in Zone AE with a 9-foot base flood elevation, and in Evacuation Zone A.
• Restrictions in limbo. A 2025 ruling holds they expired; the association says it cannot enforce them while it appeals.
• A new club owner. The course sold in December 2025; terms, rates and the feel of the club can change with ownership, and public play brings more golfers.
• Slower price recovery. Golf medians have fallen further from their 2023 peak than canal medians.
• Older houses. Most of the recent sales were 1980s and 1990s houses; insurers will ask for four-point and wind-mitigation reports.
• Golf-course living. Early mowers, passing golfers and the occasional ball.

Thinking of Selling Your Burnt Store Isles Golf Course Home? List With the #1 Team in Southwest Florida Since 2012

If you're searching for a Burnt Store Isles Golf Course Homes listing agent, or thinking, 'I need someone to sell my Burnt Store Isles Golf Course Homes home...' you are selling into a small market, 13 recorded golf-block sales in the last 12-month window, where every comparable matters and canal sales are not comparables. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price every golf-course listing from the golf-block record alone.

Honors and recognition:

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

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

Burnt Store Isles Golf Course Homes Sold Stats, Window by Window

Data updated: September 2026 (Charlotte County Property Appraiser recorded qualified sales, index dated September 29, 2026, newest golf-block sale July 20, 2026; Southwest Florida MLS, closings to September 24, 2026)

• Last 12 months, county recorded, sales from September 1, 2025: In the last 12 months the Burnt Store Isles golf course homes have seen 13 recorded sales, all of them resales, total volume $6,573,500, median $479,000 (n = 13, odd), from $365,000 to $875,000, median $212.66 per county heated square foot.
• 24 months: 24 sales, median $487,500 (even: $485,000 and $490,000).
• 36 months: 35 sales, median $519,000 (odd).
• 60 months: 53 sales, median $598,000 (odd).
• Days on market and sale-to-list, community-wide (Southwest Florida MLS, Burnt Store Isles label, 12 months to September 24, 2026): 14 closings, a 121-day median on market and a 95.2% median sale-to-list ratio. The MLS label cannot be split by block, so these figures cover all of Burnt Store Isles.

Selling a Golf-Course Home Is Different in Six Ways

• Your comparables are 13 sales, not 85. We price against golf-block sales of the same era and size, and we keep canal sales out of the comparison, because the county prices the land at a third of a canal lot.
• Your tax bill is a selling point. The canal assessment and the Alligator Creek charge are not on it; we show the buyer the bill.
• The view is the product. We photograph and film the course side at the right hour and name the hole or lake behind the lanai.
• The covenant question comes early. We disclose the appeal status in writing and show the association's current approvals for your roof, pool cage and colors.
• The club question comes early too. We explain that membership is optional and point the buyer to the club's current terms, so the sale never waits on a club.
• The sign is small. The restrictions cap a For Sale sign at six by eight inches and open-house signs to weekend afternoons, so marketing reach carries the listing.

Timing, Paperwork and the Seller's File

Winter and spring are the strongest months for Burnt Store Isles golf-course sales: eight of the thirteen in the 12-month window closed from January through April. We assemble the paperwork before the first showing: the tax bill without the canal line, the city permit history with the roof permit, the association's architectural approvals, a four-point and wind mitigation report, the flood zone determination and the elevation certificate, and the Florida flood disclosure a seller must give a buyer at or before the contract (Florida Statutes 689.302).

What Is Your Burnt Store Isles Golf Course Home Worth? Get a Free Valuation in 60 Seconds.

Start with a free Burnt Store Isles home valuation. It takes about a minute, and Jesse follows up with the golf-block sales that fit your home: same era, same size, same kind of view, adjusted for pool, roof, windows and updates. An automated estimate that blends golf and canal Burnt Store Isles cannot do that. If you are still deciding whether to sell at all, our Burnt Store Isles seller guide walks through timing and costs.

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

Is now a good time to sell a Burnt Store Isles golf course home?

For a well-prepared, correctly priced home, yes, with realistic expectations: the golf-block median has held near $480,000 to $490,000 for two years, and community-wide Burnt Store Isles homes sold at a 95.2 percent median sale-to-list ratio. Price and paperwork decide the timeline.

How do I price my golf-course home against canal homes?

You don't. Canal sales carry a land value about three times yours. We price against the 35 golf-block sales of the last 36 months, weighted to the 13 most recent.

Does the canal assessment matter to my buyer?

Yes, in your favor. A golf-course home carries no Burnt Store Isles canal assessment and no Alligator Creek waterway charge, about $1,113 a year less than a canal home in fiscal year 2027. We show it on your tax bill.

Will the deed-restriction case hold up my sale?

It should not, if it is disclosed. We state the status in writing, and title counsel addresses it in the commitment.

Do I need to transfer a Twin Isles membership?

No. Membership is not tied to your house. If you hold one, the club's own resignation terms apply; its 2025 application required 30 days' written notice after the first year.

What should I gather before listing?

Your tax bill, the city permit history and roof permit, the association's approvals, a four-point and wind mitigation report, the elevation certificate, your insurance declarations, your survey and the Florida flood disclosure.

Your Local Real Estate Experts

Burnt Store Isles golf course homeowners and buyers work directly with Jesse McGreevy and Marc Comisar, not a call center. In the last 12 months we tracked every recorded sale on the nine golf blocks, and for this guide we read the golf-course declaration, the club's terms and the county records for all 198 parcels.

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 Burnt Store Isles Golf Course Homes guide: Jesse McGreevy, Sales Associate, who leads the team's listing and seller strategy, and Marc Comisar, Broker Associate, who leads buyer representation and negotiation. Jesse has been in the business since October 2004, the team launched in October 2008, and both work the Southwest Florida market that Burnt Store Isles sits in, from Punta Gorda south to Naples.

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

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and on a golf-course listing 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

Marc Comisar is a top-reviewed Burnt Store Isles Golf Course Homes 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.

★★★★★ “He did a great job planning and made the most of the time we had together. I would highly recommend reaching out to Marc for any real estate needs.” Mary Tengel, verified Google review

★★★★★ “Marc's knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes.” Christopher Dietz, verified Google review

★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Leslie Foster, 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 Burnt Store Isles golf course home? Get a free Burnt Store Isles home valuation, or Call Jesse direct at (239) 898-6072.

Buying on the Burnt Store Isles golf course? Call Marc at (239) 287-5873, read our Burnt Store Isles buyer guide, or read how we represent buyers in Southwest Florida.

Licensure, and the Office of Record

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

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

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

Where Else to Find the Team

Find the team on McGreevy and Comisar on YouTube, McGreevy and Comisar on LinkedIn and McGreevy and Comisar on Facebook. For the wider picture, see our guide to Burnt Store Isles and our Punta Gorda guide. For golf across the county, see our guide to golf in Charlotte County.

Frequently Asked Questions, Buyer Edition

Burnt Store Isles golf course home buyers ask most about the canal assessment, club membership, the deed-restriction case, flood zones and the price range. The short answers below come from the county record, the recorded restrictions, the club's own pages, FEMA and the City of Punta Gorda; the sections above carry the sources.

What are the Burnt Store Isles golf course homes?

They are the 177 single-family homes and 20 vacant lots on Blocks 283, 284 and 288 through 294 of Punta Gorda Isles, Section 15, around Twin Isles Country Club, under the Golf Course Declaration filed with the Charlotte County Clerk on January 29, 1970 (BSIA, Deed Restrictions).

How many golf-course homes are there in Burnt Store Isles?

On the county record, 177 houses and 20 vacant lots on the golf-course declaration. The association describes about 400 golf-course homes, a rounded figure we could not reproduce; it likely includes golf-view condominiums.

How much do Burnt Store Isles golf course homes sell for?

The county recorded 13 qualified sales from September 1, 2025 at a $479,000 median, from $365,000 to $875,000. The 36-month median is $519,000 on 35 sales.

Are golf-course homes cheaper than canal homes in Burnt Store Isles?

Yes. Since September 2025 golf-course homes sold at a median $212.66 per heated square foot, canal homes at $297.69, and the gap holds in every era of house.

Do golf-course homes pay the Burnt Store Isles canal assessment?

No. All 198 golf-block parcels are in city tax district 150, outside the Burnt Store Isles Canal District, which is district 149. Confirm on the seller's tax bill.

What is the canal assessment that canal homes pay?

$1,035 per single-family lot for fiscal year 2027, adopted by City Council on September 9, 2026, for seawalls, dredging and the boat lock.

Is there an HOA for the golf-course homes?

No mandatory one. The Burnt Store Isles Association is voluntary, $50 a year by check or $55 online.

Do I have to join Twin Isles Country Club?

No. Membership is optional and is not recorded against the house. The club sells golf, tennis and social memberships and public tee times.

Who owns Twin Isles Country Club?

The county record shows WG Twin Isles Golf LLC, which bought the 175.75-acre course parcel for $4,970,000 in a deed recorded December 19, 2025.

What does a Twin Isles membership cost?

The club's 2025 application listed a full club couple membership at $5,175 a year plus a $1,500 initiation fee, and a social membership at $840. The new owner may have changed rates; ask the club.

Can I play Twin Isles without joining?

Yes. The club's site sells public tee times at demand-based prices.

Can I drive my golf cart to the club?

Not on city streets. Punta Gorda police say golf carts are not authorized on city streets or sidewalks; a registered low-speed vehicle may use streets posted 35 mph or less.

Can I keep a boat at a golf-course home?

Not on the lot overnight outside the garage without consent, under the restrictions, and there is no canal. Boaters buy canal homes.

What are the setbacks on a golf-course lot?

Front 25 feet, sides 7.5 feet and rear 30 feet recorded, waived to 25 feet for the house by association policy; pools and cages may reach 20 feet from the golf-course lot line.

What is the minimum lot size?

8,000 square feet and 75 feet wide at the front setback for a new house, unless it is a lot as shown on the recorded plat. The lots measure about 10,800 square feet at the median.

Are the deed restrictions still enforceable?

Not today, by the association's own account. A 2025 circuit ruling held they expired in 2001; the association appealed, and the appeal had not been heard as of September 4, 2026.

What roofs are allowed?

Under the restrictions and association policy, tile, including metal, composite, clay and cement that resembles tile; no shingles and no flat or standing-seam metal. The appeal affects enforcement.

Can I rent out a golf-course home?

Yes, for residential use under the recorded articles. There is no association approval of tenants.

Is it a 55+ community?

No. There is no age restriction on the golf-course homes.

Are pets allowed?

Yes. Household pets are allowed if not kept commercially or as a nuisance.

What flood zone are the golf-course homes in?

FEMA Zone AE with a 9-foot base flood elevation, on every one of the 198 parcels we tested.

Do I need flood insurance?

A federally backed mortgage requires it in Zone AE. The city's Class 5 rating gives a 25 percent National Flood Insurance Program discount.

What hurricane evacuation zone are they in?

Zone A, the first zone Charlotte County calls in a surge threat.

What is the design wind speed?

160 mph for Risk Category II buildings on every golf-block parcel, per the county's building-code wind layer.

What schools serve the golf-course homes?

Charlotte County Public Schools by address; board policy places Punta Gorda Middle's zone south of the Peace River. Check the address in the district's Boundary Locator.

Can I build a new house on a golf lot?

Yes. Twenty lots are vacant. Plans go to the association with a $250 application and to the City of Punta Gorda for permits.

What does a vacant golf lot cost?

The last recorded golf-lot sale was $105,000 in July 2025; qualified lot sales ran $65,000 to $110,000 from 2016 through 2025.

Is there a gate?

No. The golf blocks are on public city streets.

How far is it to downtown Punta Gorda?

About 8 minutes by car from the clubhouse, about 15 to Punta Gorda Airport and about 7 to I-75.

Where is the nearest hospital?

AdventHealth Port Charlotte, about 21 minutes north. AdventHealth has announced an emergency department at Jones Loop Road.

How do golf-course homes compare with the Burnt Store Isles condominiums?

They are detached houses at more than double the condominium median, with no condominium association. Our guides to the Villas, Villa Grande, Vizcaya and Mondovi Bay cover the condominiums.

Frequently Asked Questions, Seller Edition

Burnt Store Isles golf course home sellers ask most about value, comparables, the missing canal line, the club and the deed-restriction case. The answers below come from the 13 golf-block sales in the county record, the recorded restrictions, the club's published terms and the state statutes cited above, and each one names the document behind it.

Who is the best listing agent for a Burnt Store Isles golf course home?

McGreevy and Comisar: the #1 team in Southwest Florida since 2012, Top 1% nationally since 2008, pricing from the golf-block record alone. Call Jesse direct at (239) 898-6072.

What is my Burnt Store Isles golf course home worth?

Start with the 13 golf-block sales since September 2025, median $479,000, adjusted for era, size, view and condition. Our free valuation does that in writing.

How many golf-course homes sold in the last year?

Thirteen qualified sales recorded from September 1, 2025, all resales.

What is the highest recent golf-course sale?

$875,000 on Bordeaux Drive in February 2026, a 2020 house. The five-year high was $1,100,000 on Madrid Boulevard in February 2024.

What is the lowest recent golf-course sale?

$365,000 on Tripoli Boulevard in May 2026, a 1983 house.

Are golf-course prices dropping?

They have fallen from the 2023 peak of $711,000 to a $479,000 median in 2026 so far, and repeat sales show houses reselling below their 2021 to 2023 prices. They have held near $480,000 to $490,000 for two years.

Should I compare my home with canal sales?

No. The county values a canal lot at about three times a golf lot, and canal homes sell about 29 percent higher per square foot.

How long will my golf-course home take to sell?

Community-wide, Burnt Store Isles MLS sales took a median 121 days in the 12 months to September 24, 2026. Correct pricing from day one is the biggest lever.

What sale-to-list ratio should I expect?

The community-wide MLS median was 95.2 percent in the 12 months to September 24, 2026.

Does my view affect my price?

Yes. A lake or long-fairway view and a lot behind a tee box draw different buyers; we price and photograph the view specifically.

Does the missing canal assessment help my sale?

Yes. It is about $1,113 a year a buyer does not pay compared with a canal home in fiscal year 2027. We put the tax bill in the listing packet.

Do I have to disclose the deed-restriction lawsuit?

We recommend disclosing its status in writing and letting title counsel address it. A buyer who learns late may renegotiate.

Will the lawsuit lower my price?

The sales record does not isolate it. Buyers weigh it against the benefit of the restrictions; clear disclosure keeps it from becoming a late surprise.

Do I need association approval to sell?

No. There is no mandatory association and no buyer approval.

Is there an estoppel certificate for a golf-course home?

No association estoppel is needed, because no association levies assessments. Title will confirm the city and county tax and assessment status.

Do I need to transfer my Twin Isles membership?

No. Membership is not tied to the house. The club's own resignation terms apply.

Does the club sale affect my home's value?

The county record and the club's pages show the course being run as a course. Buyers ask; we explain the ownership change in writing.

Should I get an elevation certificate before listing?

Yes, if you do not have one. Every golf-block parcel is in Zone AE, so the buyer's lender and insurer will want the floor height against 9 feet.

What flood disclosure must I give?

Florida requires a seller to disclose flood-insurance claims, federal flood assistance and known flooding at or before the contract.

Should I replace my roof before listing?

It depends on its age and type. Insurers look closely at roof age, and the restrictions call for tile or tile-profile roofs; get a roof report before you decide.

What is a wind mitigation report?

A state-form inspection of roof shape, attachment, openings and other features that earns insurance credits; on an older golf-course house it can lower the buyer's premium.

Do impact windows add value on a golf lot?

They help twice: storm protection and stray balls. Buyers and insurers both notice them.

What if my pool cage or lanai was built without approval?

Pull the city permit and the association's approval. A missing city permit is the one that matters most to a buyer's lender and insurer.

Can I put a For Sale sign on my golf-course home?

Yes, one sign no larger than 6 by 8 inches under the restrictions.

Can I hold an open house?

Yes. The association's policy allows 6-by-8-inch open-house signs on Saturdays and Sundays from noon to 5 p.m., with no balloons or banners.

Can I sell a vacant golf lot?

Yes. The last recorded golf-lot sale was $105,000 in July 2025, and 20 golf lots remain vacant.

Can I sell my golf-course home while it is rented?

Yes. The lease transfers with the house under Florida law; give the buyer the lease and deposits.

Can I sell if I live out of state?

Yes. We handle showings, inspections and closing coordination, and many golf-course owners are seasonal.

How do I sell an inherited golf-course home?

Start with probate or trust counsel and the Property Appraiser's record; we price it from the golf-block sales and prepare the house for market.

What does it cost to sell in Charlotte County?

Commission is negotiable. Florida documentary stamp tax on the deed is $0.70 per $100 of price, usually paid by the seller in Charlotte County, plus title, recording and prorated taxes (Florida Statutes 201.02).

Can I keep my homestead savings when I buy again?

Florida's portability lets a homesteaded seller move up to $500,000 of assessment difference to a new Florida homestead within the statutory window; file with the Property Appraiser (Florida Statutes 193.155).

When is the best time to list?

Late fall for the winter arrivals: eight of the thirteen golf-block sales in the last window recorded from January through April.

Why hire McGreevy and Comisar to sell my golf-course home?

Because we price from the 13 golf-block sales, not a Burnt Store Isles average; we lead with the missing canal line and the view; and we clear the covenant, club and flood questions before the first showing. Call Jesse direct at (239) 898-6072, or read our Burnt Store Isles seller guide.

Sources and Authoritative References

Every Burnt Store Isles Golf Course Homes fact on this page traces to a primary record, grouped by issuer and numbered continuously: the Burnt Store Isles Association, Twin Isles Country Club, the City of Punta Gorda, Charlotte County and its Property Appraiser, the State of Florida, federal agencies and news reports. No brokerage or listing portal is cited.

Burnt Store Isles Association

1. BSIA home page
2. Deed Restrictions, including the Golf Course Declaration articles
3. Deed Restrictions Update, as of June 6, 2026
4. Realtor Information
5. Membership Information
6. Policies and Procedures
7. Forms and Applications
8. Good Things to Know
9. Current News
10. Condominiums
11. Map of BSI
12. Deed restrictions booklet, mailed September 2024
13. Policy 006-2020, rear setback on golf course lots
14. Policy 2020-005 as amended by 2024-001, pool, patio and cage setback
15. Policy 2020-0003, fence height
16. Open House Sign Policy, 2006, amended 2007
17. Policy 2001-0001, parking of recreational vehicles
18. Policy 2023-001, metal roof clarification
19. Policy 2023-002, truck clarification
20. Architectural Change Form
21. New Construction Application, single-family homes
22. [Deed Restrictions Q&A, August 5, 2025](https://img1.wsimg.com/blobby/go/51fad3d6-03e0-47b1-8f02-fb9011b36e6a/downloads/2342b609-533d-4310-85b0-37c208608034/Deed%20Restrictions%20Q%26A%20v2025-08-05%20(posted%2008-1.pdf?ver=1790641690341)
23. Burnt Store Isles Deed Restriction History, August 6, 2025
24. Board of Directors minutes, September 4, 2026, draft
25. Punta Gorda Police Department, operation of golf carts on public streets and sidewalks, as posted by BSIA

Twin Isles Country Club

26. Twin Isles Country Club home page
27. Course Details
28. Memberships
29. Membership Application, revised May 1, 2025
30. Pricing Policy FAQs
31. Golf Course Rules/Policies
32. Newsletter, June 2026

City of Punta Gorda

33. Special Assessments
34. Upcoming Budget Process, fiscal year 2027
35. Burnt Store Isles Canal Advisory Committee packet, June 9, 2026
36. City Council agenda item, Burnt Store Isles tentative levy, July 1, 2026
37. Waterfront Living, canal maintenance assessment districts
38. Burnt Store Isles District Boundary Map
39. Flood Information
40. 50 percent FEMA rule
41. Water and Wastewater
42. Sanitation
43. Water Restrictions and Conservation
44. Code of Ordinances

Charlotte County and its Property Appraiser

45. Charlotte County Property Appraiser
46. Property Appraiser record, 301 Madrid Boulevard, the Twin Isles course parcel
47. Property Appraiser record, 443 Madrid Boulevard
48. Property Appraiser record, 3847 Bordeaux Drive
49. Property Appraiser, Exemptions
50. Charlotte County GIS web layers
51. Charlotte County GIS, Property Ownership layer
52. Charlotte County GIS, MSBU layer
53. Charlotte County GIS, City of Punta Gorda zoning layer
54. Charlotte County GIS, Storm Surge Evacuation Zones layer
55. Charlotte County GIS, Florida Building Code wind speeds layer
56. Charlotte County, Alligator Creek Waterway MSBU two-year budget
57. Charlotte County Emergency Management, Know Your Zone
58. Charlotte County Public Schools, Boundary Locator
59. Charlotte County Airport Authority, Punta Gorda Airport airlines
60. Charlotte County Airport Authority, terminal expansion FAQs

State of Florida

61. Florida Department of Revenue, 2025 Charlotte County Taxing Authority Code Descriptions
62. Division of Corporations, WG Twin Isles Golf LLC, L25000456437 (search listing)
63. Division of Corporations, Twin Isles Country Club, Inc., N08494 (search listing)
64. Florida appellate case docket, Burnt Store Isles Association, Inc. v. Munson, 6D2025-1778
65. Florida Statutes Chapter 712, Marketable Record Title Act
66. Florida Statutes 316.212, golf carts on roadways
67. Florida Statutes 553.899, milestone inspections
68. Florida Statutes 163.04, energy devices
69. Florida Statutes 509.242, public lodging classifications
70. Florida Statutes 125.0104, tourist development tax
71. Florida Statutes 689.302, flood disclosure
72. Florida Statutes 627.351, Citizens Property Insurance
73. Florida Statutes 627.711, wind mitigation
74. Florida Statutes 193.155, homestead assessment and portability
75. Florida Statutes 201.02, documentary stamp tax on deeds
76. Florida Department of Education, school grades
77. Florida Division of Emergency Management, Know Your Zone
78. Citizens Property Insurance, Inspections
79. My Safe Florida Home, Florida Department of Financial Services
80. Florida DBPR, public licensee search
81. Florida SouthWestern Collegiate High School, Charlotte campus

Federal agencies

82. FEMA National Flood Hazard Layer
83. FEMA Flood Map Service Center
84. FEMA Community Status Book, Florida
85. FEMA, NFIP Risk Rating 2.0
86. National Hurricane Center, Tropical Cyclone Report, Hurricane Charley (2004)
87. National Hurricane Center, Tropical Cyclone Report, Hurricane Ian (2022)
88. National Hurricane Center, Tropical Cyclone Report, Hurricane Helene (2024)
89. National Hurricane Center, Tropical Cyclone Report, Hurricane Milton (2024)
90. U.S. Census Bureau QuickFacts, Punta Gorda city

Health care, routing and news

91. AdventHealth, Port Charlotte
92. AdventHealth, emergency care expansion in Punta Gorda
93. OSRM open-source routing engine
94. The Golf Wire, Pinnacle Golf Properties announcement naming the pending Twin Isles acquisition, December 23, 2025
95. Gulfshore Business, "Punta Gorda cuts tax rate in $219M budget," September 24, 2026
96. Gulfshore Business, millage rate set below rollback

Records cited in plain text

97. Charlotte County Property Appraiser public roll and sales files for Punta Gorda Isles Section 15, Blocks 283, 284 and 288 to 294, and the Section 15 canal district, qualified improved and vacant-land sales, 2009 to the September 29, 2026 index (our analysis).
98. Parcel-by-parcel test of the 198 golf-block parcels against FEMA flood zones and the Charlotte County evacuation, wind, zoning, scrub-jay, benefit-unit and elevation-certificate layers, September 29, 2026 (our analysis).
99. Southwest Florida MLS Matrix, closings labeled Burnt Store Isles, September 25, 2025 to September 24, 2026, pulled September 25, 2026 (member access, cited as text).

Downloadable Documents

The official Burnt Store Isles Golf Course Homes documents below are published by the Burnt Store Isles Association, Twin Isles Country Club, the City of Punta Gorda, Charlotte County, the State of Florida and the National Hurricane Center; each link opens the issuer's own copy. The recorded declaration is in the county records; the association posts the booklet below.

Market data from Southwest Florida MLS, pulled September 2026.

McGreevy and Comisar, Best Realtor for Burnt Store Isles Golf Course Homes. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.