Burnt Store Marina - Harbor Towers

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

McGreevy and Comisar wrote this guide first for Harbor Towers owners who are thinking about selling, and second for buyers who want the building's real record before they tour: what each of the seven floor plans has sold for, why the two towers carry two different build dates, what FEMA did to the flood map under both buildings in 2019, and what the association has said in public about its post-tension cable repair. Harbor Towers is a 120-unit, eight-floor harbor-front condominium inside the master-planned community of Burnt Store Marina in Punta Gorda, Florida. It is the tallest residential building in the community and the only one the Lee County roll classes as a high rise of eight or more floors, with two-bedroom entry prices well below the Grande Isle towers on Prosperity Point. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and Top 1% of agents nationally since 2008.

One address detail matters before anything else. The mail says Punta Gorda 33955, but Burnt Store Marina lies in unincorporated Lee County, so Lee County taxes the units, Lee County's flood maps and building department govern the towers, and the School District of Lee County serves them; Charlotte County's only role is the water and sewer line. Harbor Towers stands at 2060 and 2090 Matecumbe Key Road on the harbor side of the community, the part the master association calls Area II, recorded as Tract C of Punta Gorda Isles, Section 22.

This guide is built from the Lee County Property Appraiser's cost card for every one of the 120 units, the county's recorded-sale file back to the first sales in 1998, Lee County's building and development-order layers, FEMA's Letter of Map Revision for the two buildings, the Florida Division of Corporations and Department of Business and Professional Regulation records for the association, the association's own public president's report, the Section 22 master documents, the Florida Statutes and the Southwest Florida MLS, pulled September 26 and September 29, 2026. If you own at Harbor Towers and are weighing a sale, start with the market snapshot, the structural sections and the seller section, then call Jesse. If you are buying, the plan-by-plan and floor-by-floor record below tells you which of the 120 homes fits before your first showing.

Why McGreevy and Comisar Are the Best Realtor for Harbor Towers at Burnt Store Marina

McGreevy and Comisar are the best realtor for Harbor Towers at Burnt Store Marina 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 Harbor Towers market read built from every county-recorded sale since 2009 and every unit's county cost card.

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

That matters at Harbor Towers for a reason particular to the building. Harbor Towers is the one condominium in Burnt Store Marina where a buyer's first question is structural rather than cosmetic: where does the association stand on its structural integrity reserve study, when is each tower's first milestone inspection due, and is the post-tension cable repair the association described in 2025 finished and paid for? A listing that answers those questions in writing before the first showing sells into a calmer negotiation than one that leaves the buyer to guess. And Harbor Towers is not one product. It is seven floor plans on eight floors, from an 809 square foot two-bedroom that looks over the pool to a 2,314 square foot penthouse, and in the 60 months since September 2021 the county recorded 809 square foot sales from $200,000 to $276,000 against 1,402 square foot sales from $465,000 to $550,000. A listing agent who prices a Harbor Towers unit off the Burnt Store Marina condominium median, or off the last Harbor Towers sale regardless of plan and floor, leaves money on the table or leaves the home on the market.

Recent Harbor Towers at Burnt Store Marina track record (all brokerages, county recorded deeds): In the last 12 months Harbor Towers at Burnt Store Marina has seen 3 recorded resales (Lee County Property Appraiser recorded-sale file, qualified improved sales from September 1, 2025 to August 7, 2026, the newest sale in the file), at a median of $370,000, from $200,000 to $510,000. Three sales is below the ten-sale threshold we use before leaning on a median, so the lead figure on this page is the first window with ten or more sales: 12 resales, county recorded and DOR-qualified, in the 36 months since September 2023, at a median of $372,500 (twelve sales, an even count, so the midpoint of $370,000 and $375,000), from $200,000 to $550,000, none a first sale from the developer. The highest-priced Harbor Towers sale in that window was $550,000, a seventh-floor 1,402 square foot three-bedroom in the 2060 building, recorded December 2, 2024. On the Southwest Florida MLS, split to Harbor Towers by address on September 26, 2026, one Harbor Towers condominium closed in the twelve months to September 26, 2026, at $370,000 after 269 days on market and 94.9% of its final list price; over the MLS file's full record, from November 2021, 17 Harbor Towers closings recorded a median of 19 days on market and a median 100.0% of list price. Across all of Burnt Store Marina, blended, the MLS shows 30 closings in the latest twelve months at a $323,750 median, a median 247 days on market and a 94.1% median sale-to-list ratio. In the last 12 months we tracked every Harbor Towers deed the Lee County Property Appraiser recorded, and we matched each to its tower, floor and plan. The county record does not name the listing office on each sale, so we state no represented-sale count for Harbor Towers here; ask us and we will walk you through all twelve.

For Harbor Towers sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and off-market discretion. At Harbor Towers it has to reach the right audience in the right month: on the Lee County parcel layer, only 56 of the 120 owners (46.7%) receive their tax mail at a Florida address, and 64 (53.3%) receive it out of state, led by Michigan, Illinois, Ohio, Minnesota and New York. Your next buyer is as likely to be in Michigan in October as on Matecumbe Key Road in February. We also build the paperwork file before the first showing: the association's structural integrity reserve study or its statement that none is complete, the resale disclosure package under section 718.503 of the Florida Statutes, the Section 22 and condominium estoppel certificates, and FEMA's 2019 Letter of Map Revision for your building.

For Harbor Towers buyers: the first question is the building's paperwork, because at Harbor Towers the reserve study, the milestone year and the status of the 2025 structural repair are the facts that separate one listing's carrying cost from another's. The second is the plan and stack, which set the price band and the view. The third is what the condominium fee covers, which the association does not publish and the budget states line by line. Sellers and buyers comparing the best real estate agents in Punta Gorda should ask each one to answer those three questions for a specific Matecumbe Key Road unit; 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 Harbor Towers at Burnt Store Marina home? Get a free Harbor Towers home valuation or call Jesse direct at (239) 898-6072.

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

Living in Harbor Towers at Burnt Store Marina as a Homebuyer

Living in Harbor Towers at Burnt Store Marina means an eight-floor elevator tower on Charlotte Harbor, a screened lanai over the bay or the pool, a shared heated pool and hot tub, the marina a short walk down Matecumbe Key Road, and a staffed community gate, while the condominium association handles the building and Section 22 handles the roads.

Harbor Towers is one of four tower condominiums in Burnt Store Marina and the only one on the Lee roll at eight floors. The others are the seven-floor Grande Isle Towers on Prosperity Point, the seven-floor Vista del Sol and the six-floor Tides at Marina Towers. Harbor Towers is also the most affordable way into a harbor-front tower in the community by a wide margin. What follows is what daily life looks like, drawn from the county's records, the association's public report and the master association's documents.

What Is Harbor Towers at Burnt Store Marina?

Harbor Towers at Burnt Store Marina is a residential condominium governed by Chapter 718 of the Florida Statutes and, above it, by the recorded Section 22 restrictions that cover the harbor side of Burnt Store Marina. The legal name on the county roll is "Harbor Towers at Burnt Store Condo," and its Declaration of Condominium is recorded in Lee County Official Records Book 2971, Pages 0452 through 0535, as Document No. 4406846 (FEMA Letter of Map Revision 19-04-5231A; Lee County Property Appraiser cost card).

One association runs it: Harbor Towers Condominium Association, Inc., a Florida not-for-profit corporation filed May 26, 1998 as document N98000002991, active, with its principal address in care of Alliant Property Management in Fort Myers and an annual report on file for every year from 1999 to 2026 (Florida Division of Corporations). The state's condominium register lists the project as PR1P024096 with 120 units, recorded June 10, 1998, and the county roll carries exactly 120 residential units plus one common-elements parcel (Florida DBPR condominium extract).

Two names can confuse a search. The Florida corporate register also holds a "Harbor Towers and Marina Condominium Association" and a "Harbor Towers Owners Association"; both are different entities with different document numbers, and neither is this building.

Two Buildings, One Condominium, Two Build Dates

Harbor Towers is two towers of 60 units each, declared as two phases of one condominium:

Source: Lee County's building footprint layer, queried September 29, 2026, which records each tower as "Condominium, High Rise, 8 or More Floors" with eight stories; building numbers from FEMA's 2019 map revision, which names 2090 as Building 1 and 2060 as Building 2.

Most published descriptions of Harbor Towers, including our own community guide, give 1998 for both towers. That is the condominium-level year on every unit's cost card, and it is right for 2090. It is not right for 2060. Four county fields agree that the second tower is a 2000 building: the building layer dates it to 2000, the 2060 unit cards date their living area and lanai to 2000 while the 2090 cards date theirs to 1998, the county's sales file carries 2000 as the year built for every 2060 unit, and the earliest recorded sale on a sampled 2060 card is dated November 9, 2000, against September 15, 1998 for the first sale on a sampled 2090 card (2060 floor-one cost card; 2090 floor-one cost card).

Why it matters to you: Florida's milestone inspection clock runs from each building's certificate of occupancy. By our reading of the county record, 2090 reaches 30 in 2028 and 2060 in 2030, two years apart. The section on milestone inspections below walks through what that means, and why a seller in 2060 should not let a listing say otherwise.

Eight Floors, Eight Stacks and a Penthouse Level

Every Harbor Towers floor from 1 to 7 repeats the same stack of eight homes in each tower, and floor 8 carries four larger penthouse homes per tower. The unit number tells you the building, the floor and the stack: the first digit is the building (1 for 2090, 2 for 2060), the second is the floor, and the last two are the position from 01 to 08. On the county cost cards:

• Positions 01 and 06 on floors 1 to 7 are 1,402 square foot three-bedroom, two-bath homes with a 164 square foot screened lanai.
• Positions 02 and 05 are two-bedroom, two-bath homes of 1,155 square feet in 2090 and 1,141 square feet in 2060, with lanais of 145 and 159 square feet.
• Positions 03 and 04 are 960 square foot two-bedroom, two-bath homes with a 116 square foot lanai.
• Positions 07 and 08 are 809 square foot two-bedroom, two-bath homes with an 86 square foot lanai.
• Floor 8 holds two 2,314 square foot three-bedroom homes (positions 01 and 04, with 452 square foot lanais) and two 1,916 square foot three-bedroom homes (positions 02 and 03, with 294 square foot lanais) in each tower.

That is 28 homes of 1,402 square feet, 28 of 960, 28 of 809, 14 of 1,155, 14 of 1,141, 4 of 1,916 and 4 of 2,314: 120 in all (Lee County Property Appraiser cost cards, every folio read September 29, 2026). The MLS sometimes shows a larger living area than the county base area for the same home, for example 1,030 square feet for a 960 square foot county record, so compare like with like.

The View Line: 92 Bay Homes and 28 Pool Homes

The county classes the view of every unit, and at Harbor Towers the split follows the stack exactly. Positions 01 through 06 on every floor, and all eight penthouses, carry a "Bay" view on the cost card: 92 homes. Positions 07 and 08, the 809 square foot homes, carry a "Pool" view: 28 homes. Every card records the unit as frontage with a screened balcony.

That single fact explains most of the price gap between the smallest homes and the rest. The 809 square foot homes are the entry point to the building partly because they are small and partly because they face the pool deck rather than Charlotte Harbor. For a buyer on a budget, they are the least expensive harbor-side tower address in Burnt Store Marina; for a seller of one, the right comparable is another 809, not a 960 one door down with a bay view.

Who Owns at Harbor Towers?

The Lee County parcel layer answers the question better than a brochure. Of the 120 Harbor Towers owners of record, 56 (46.7%) receive their tax mail at a Florida address and 64 (53.3%) receive it outside Florida: Michigan leads with 12, then Illinois with 9, Ohio with 7, Minnesota and New York with 5 each, and Virginia, Kentucky and Wisconsin with 4 each, with one owner in Ontario, Canada (Lee County Property Appraiser parcel layer, read September 29, 2026). A Florida mailing address is not the same as a homestead, so read these as a picture of where owners live, not a count of full-time residents.

The association's own president put it more directly in a 2025 summer report to owners: "Since there are very few of us here, I wanted to take a couple of minutes to update you all on what has been going on around here," adding that "Summer is our time to get things done" (Harbor Towers president's report, 2025). For a buyer, expect quiet towers from May to October and a full pool deck in February. For a seller, expect your likeliest buyer to be a seasonal owner from the Midwest, and time the launch for the months they are here.

A Day at Harbor Towers

A February morning at Harbor Towers might start on a bay-view lanai above Charlotte Harbor, then a walk south along Matecumbe Key Road. By straight-line distance from the 2090 tower, the Fitness, Racquet and Pool Club at 3085 Matecumbe Key Road is about 0.2 mile away, the Platinum Point Yacht Club at 3601 Cape Cole Boulevard about a quarter mile, and Safe Harbor Burnt Store's marina office and Cass Cay Restaurant and Bar, at 3192 and 3200 Matecumbe Key Road, about half a mile (our measurement from the U.S. Census geocoder's address points, so treat it as approximate). The fitness club has four tennis courts, eight pickleball courts, a heated pool and spa and a fitness center open every day of the year, on an optional membership of $1,065 a year for a couple or $533 for a single, tax included (Section 22, Fitness, Racquet and Pool Club; 2026 Resident Membership Application).

Afternoons might be the 27-hole Burnt Store Marina Country Club, owned by the Section 22 association and managed by Troon, a Friday farmers market in the yacht club lot, or a boat. Safe Harbor lists wet slips for boats from 30 to 100 feet with a 7-foot maximum draft and unrestricted height, and dry storage for boats from 20 to 40 feet, on its own contracts (Safe Harbor Burnt Store). Living at Harbor Towers does not come with a slip.

What you do not do at Harbor Towers is exterior work on your own. The association maintains the building, the pool, the parking and the grounds, and exterior changes such as hurricane shutters need both the association's approval and Section 22 architectural review (Section 22 ARC General Policies). The association's 2025 report describes the kind of work that falls to it: the post-tension cable repair in Building 1, releveling the hot tub pumps and rebuilding a pump cover damaged in Ian, sealing the 2090 and 2060 parking lots, and a landscape that is "now over 25 years old" and took "a beating" from Ian, Helene and Milton (Harbor Towers president's report, 2025).

What Harbor Towers Does Not Have

Five things buyers sometimes assume. No deeded boat slip: marina space is a separate Safe Harbor contract. No private garage: Harbor Towers parking is surface and covered parking on the common elements; the county's 2022 development order for the site refers to a "parking structure," and assigned spaces are set by the association's rules, which are not public (Lee County development orders layer). No club membership in the price: golf, fitness and the yacht club are each joined and paid for separately. No age restriction at the master level: the Section 22 documents contain none, and we found no published Harbor Towers rule that adds one. No exemption from Florida's condominium safety laws: at eight floors, both towers are inside the structural integrity reserve study and milestone inspection regimes, covered building by building below.

Buying at Harbor Towers, Step by Step

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

1. Choose the stack, then the floor. In the 60 months since September 2021, 809 square foot sales ran $200,000 to $276,000, 960s ran $340,000 to $435,000, the 1,141 and 1,155 square foot homes ran $375,000 to $435,000, and 1,402s ran $465,000 to $550,000 (county recorded).
2. Read the condominium file before you offer. Under section 718.503 of the Florida Statutes you are entitled, at the seller's expense, to the declaration, articles, bylaws and rules, the annual financial statement and budget, the association's most recent structural integrity reserve study or a statement that none was completed, and the inspector's milestone summary if one exists. A contract signed before you receive them is voidable for seven days after you do, excluding weekends and legal holidays (section 718.503).
3. Order both estoppel certificates on day one. The condominium's under section 718.116 and the Section 22 master association's under section 720.30851; the master assessment is not published anywhere else.
4. Ask about the structure in writing. Whether the 2025 post-tension cable repair is complete, what it cost, and how it was paid for.
5. Price against the same plan, view and floor, not the community median, and put any assessment balance into the numbers.
6. Insure before the deadline. Get an HO-6 quote on the actual unit and the association's master insurance declarations page, and give your agent FEMA's 2019 map revision for the building.
7. Register with the gate and join what you want. Owners register with Section 22 for gate access; golf, fitness and the yacht club are separate applications.

Harbor Towers at Burnt Store Marina Market Snapshot: What the Condominiums Actually Sell For

Harbor Towers at Burnt Store Marina recorded 12 resales in the 36 months since September 2023 (Lee County recorded, DOR-qualified) at a $372,500 median, from $200,000 to $550,000; the latest twelve months recorded three sales at a $370,000 median, and one Harbor Towers closing appeared on the MLS in the year to September 26, 2026.

Data updated: September 2026 (Lee County Property Appraiser recorded-sale file, index built September 29, 2026, newest Harbor Towers sale April 30, 2026; Southwest Florida MLS, pulled September 26, 2026)

We tracked every one of the 12 Harbor Towers sales the county recorded in the 36 months since September 2023, sale by sale, and matched each to its building, floor and floor plan from the county's unit record; every table in this section is built from those rows, not from an automated estimate.

Three recorded sales in the trailing twelve months is below the ten-sale threshold at which we let a median lead, and so is the eight-sale, 24-month window, so the leading figure is the first window with ten or more sales, 36 months of county recorded sales. This section then lists all twelve (without unit numbers), splits them by plan, building and floor, shows what the MLS adds, and widens to the 60-month record and the calendar-year record back to 2009, stating the window beside every figure.

The Leading Window: 36 Months of County Recorded Sales

Source: Lee County Property Appraiser public sales files, qualified improved sales, our analysis. None of the sales in any window was a builder-direct first sale. The 12-month row matches our Burnt Store Marina community guide's figure for Harbor Towers exactly. Price per square foot here uses the county's base living area, which is smaller than some MLS living-area figures, so it is not comparable with an MLS price per foot.

All Twelve Sales, One by One

Source: Lee County Property Appraiser recorded-sale file and cost cards, our matching. View class is the county's.

Two readings follow from the list. First, the gap between December 15, 2023 and December 2, 2024 is real: the county file holds no Harbor Towers sale in those twelve months, a quiet year that straddles the 2024 storm season. Second, the $200,000 sale in November 2025 is the lowest Harbor Towers price in the 60-month record and sits $55,000 below the next-lowest 809 in the 36-month window. One sale does not set a market, and the deed does not tell you the unit's condition or whether it sold furnished; it does tell a buyer's agent what the next 809 seller will be measured against.

By Floor Plan

Source: Lee County Property Appraiser recorded-sale file, 60 months since September 2021, our analysis.

The 960 square foot plan is the Harbor Towers surprise. It carries the highest price per square foot in the building, $411.46 on the 60-month median, and its median price matches the larger 1,141 and 1,155 square foot homes. Our reading is that the 960 buys the same bay view and the same building for less money than the next plan up, and buyers have paid for that. For a seller of a 1,141 or 1,155, the practical point is that a 960 at $395,000 is your real competition; for a seller of a 960, the larger plan's price is not a ceiling.

Ready to Sell or Buy at Harbor Towers? Talk to the Team That Read All 120 Cost Cards

Harbor Towers at Burnt Store Marina, the 120-unit eight-floor tower condominium of Burnt Store Marina, recorded 12 county sales in the 36 months since September 2023 at a $372,500 median, and FEMA removed both of its buildings from the high-risk flood zone in 2019. A seller who hands buyers that record in writing, priced to the plan, view and floor, is the seller who closes; the same facts tell a buyer which listings are fairly priced before a first tour.

Selling a Harbor Towers condominium? Get a free Harbor Towers home valuation, or call Jesse direct at (239) 898-6072.

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

By Building

Source: Lee County Property Appraiser recorded-sale file, 60 months since September 2021, our analysis.

The per-foot figures are within about $5 of each other, so the record does not show buyers paying a premium for either tower. The higher 2060 median reflects its mix, including the only penthouse sale, not a building premium we can prove. Over the full record since 2009, 2060 recorded 98 sales and 2090 recorded 80.

By Floor

On the 60-month record, homes on floors 1 to 3 sold at a median of $344.97 per county square foot (22 sales), floors 4 and 5 at $379.94 (10 sales) and floors 6 to 8 at $381.24 (7 sales). The step up from the low floors to the middle floors is about 10 percent, and the step from the middle floors to the upper floors is small. Over the whole record since 2009, the three bands are within a dollar of each other at about $203 to $204 per foot, so the recent upper-floor premium is a post-2021 pattern, not a permanent one. On the county's own 2025 market values, the first floor is valued lowest in every plan, typically $30,000 to $60,000 below the same plan on the second floor, and from the second floor up the values sit close together (Lee County Property Appraiser cost cards).

What the Southwest Florida MLS Shows for Harbor Towers

The MLS carries two measures the county record cannot: how long a home sat on the market and what share of its asking price it sold for. Split to Harbor Towers by address, the MLS file we pulled on September 26, 2026 holds 17 Harbor Towers closings from November 2021 to March 2026. One more row, labeled "Harbor Towers" in the subdivision field, carries a Vista del Sol address on Matecumbe Key Road; it is a coding error and we left it out.

Source: Southwest Florida MLS Matrix, closed sales, Development Burnt Store Marina, pulled September 26, 2026, split by address; medians of per-sale figures; all three counts are odd, so each median is an actual closing.

Three closings is too thin to read as a rate, so the 17-closing line is the one to lean on, and it has to be read in two halves. The 14 Harbor Towers closings from November 2021 to November 2023 mostly sold in days at or above list: a 960 in 2090 went under contract in one day at 100.3% of list in 2021, and three 2060 homes in April 2023 closed at 96.1% to 100.0% within eight days. The three closings since then took 53, 201 and 269 days and sold at 92.8%, 78.9% and 94.9% of their final list prices. That is the same turn the whole community took: across Burnt Store Marina, blended, the MLS shows a 40-day median over five years becoming a 247-day median in the latest twelve months, at a 94.1% median sale-to-list ratio.

Why does the MLS show one Harbor Towers closing in a year when the county recorded three? Because not every sale is listed with the development label, and some are never listed on the MLS at all. That is why this page leads with the county record and uses the MLS for days on market and sale-to-list only.

Widening the Window: 60 Months and the Full Record

The 60-month county record, 39 sales since September 2021, is deep enough to read by plan and floor, and the tables above use it. The full record since 2009 holds 178 qualified resales at a median of $221,000 (even; $220,000 and $222,000), from $66,500 to $750,000, across 89 of the building's 120 homes. The county file also carries four earlier rows: three 1998 transfers recorded at an identical $624,400 on the same day, which is a multi-unit deed and not a unit price, and one 1999 first sale at $180,600. We exclude all four from every statistic.

Seventeen Years of Recorded Medians

Source: Lee County Property Appraiser recorded-sale file, qualified improved sales, calendar years, our analysis. Annual medians swing with the mix of plans sold in a small year, so read the per-foot column for the trend.

Read the per-foot column the way a seller should. From about $127 to $140 a foot in 2009 to 2013, Harbor Towers climbed to $353.80 in 2022 and $372.68 in 2023, then recorded almost nothing in 2024. The 2025 median fell to $321.08 a foot on five sales, three of them 809s, and the two 2026 sales so far average $374.59. The price level has held better than the volume: the building went from 20 recorded sales in 2021 to one in 2024 and five in 2025. That fits the community-wide pattern the MLS shows, where time on market has stretched far more than prices have fallen.

The Same Homes, Sold Twice

Repeat sales of the same home remove the plan and view from the comparison, so they are the cleanest price evidence the building has. From the county record, without unit numbers:

• A fourth-floor 960 in 2090 recorded $340,000 in November 2021, $426,000 in April 2022 and $370,000 in March 2026: down 13 percent from the 2022 price, still up 9 percent on 2021.
• A third-floor 1,402 in 2090 recorded $339,000 in April 2019, $500,000 in June 2023 and $510,000 in April 2026.
• A seventh-floor 1,402 in 2060 recorded $285,000 in February 2019 and $550,000 in December 2024.
• A third-floor 960 in 2060 recorded $395,000 in December 2023 and $387,500 in January 2025.
• A third-floor 809 in 2060 recorded $250,000 in December 2021 and $255,000 in July 2025.
• A seventh-floor 809 in 2090 recorded $180,000 in November 2020 and $259,750 in June 2025.

These are public-record sales, not our transactions. Together they say the larger bay-view homes have held or gained on their 2023 prices, while the smallest plan has been flat since late 2021 and the 960s are a little below their 2022 peak.

What the County Says a Harbor Towers Home Is Worth

The Lee County Property Appraiser values every Harbor Towers home each year. The 2025 market values on the county's cost cards, by plan, are:

Source: Lee County Property Appraiser cost cards, all 120 read September 29, 2026 ("current values 2025"). The 120 values sum to $33,695,278.

The 2026 values are lower. On the 2026 notice of proposed taxes for a seventh-floor 1,155 square foot home in 2090, the county's market value fell from $366,928 for 2025 to $300,494 for 2026, a drop of 18.1 percent (Lee County Property Appraiser, 2026 TRIM notice). A county market value is a mass-appraisal estimate as of January 1, not a listing price, and recorded Harbor Towers sales have run well above it; it is useful as a direction of travel and as the starting point for the tax bill.

What Property Tax Looks Like at Harbor Towers

Every Harbor Towers parcel carries Lee County tax district 034, the Burnt Store Area Fire MSTU (Lee County Property Appraiser parcel layer). On that same 2026 notice, a non-homestead Harbor Towers unit paid $5,167.27 in 2025 ad valorem taxes at the 2025 adopted total of 14.0825 mills, and the proposed 2026 figure is $4,108.89 at a proposed total of 13.6738 mills; the biggest single change is the fire unit, proposed down from 3.1700 to 2.8000 mills. The notice lists no non-ad valorem charge, and it says a final bill may add assessments that the notice does not show.

For a buyer, the seller's bill is not your bill. A new owner is assessed at the county's market value for the year after the purchase, without the seller's exemptions or caps. A buyer who makes Harbor Towers a primary residence can file for the Florida homestead exemption under section 196.031 with the Lee County Property Appraiser, not Charlotte County's, and after the first year of the exemption the assessed value of a homestead rises by no more than 3 percent a year under section 193.155.

Has Harbor Towers at Burnt Store Marina Completed Its Structural Integrity Reserve Study?

Harbor Towers at Burnt Store Marina's structural integrity reserve study status is not published on any public source we could reach on September 29, 2026. Florida required associations like Harbor Towers to finish one by December 31, 2025; the study, its funding plan and any assessment are available to owners and to buyers under contract through the association.

This is the first question a condominium buyer in Florida asks in 2026, and at an eight-floor harbor-front building it is the right one. Here is what the law requires, what we could and could not read, and exactly where the answer lives.

From Surfside to SB 4-D: Why Harbor Towers Has This Question at All

On June 24, 2021, part of the Champlain Towers South condominium in Surfside collapsed, killing 98 people, a failure the National Institute of Standards and Technology is investigating (NIST Champlain Towers South investigation). In its May 2022 special session the Florida Legislature passed SB 4-D, which created two obligations for condominium buildings three stories or taller: a milestone inspection of the structure under section 553.899, and a structural integrity reserve study, or SIRS, under section 718.112(2)(g), with reserves for its components that owners can no longer vote to waive. SB 154 in 2023 refined both, and CS/CS/HB 913 in 2025, chapter 2025-175, Laws of Florida, adjusted the deadlines and funding tools. Harbor Towers' two towers are eight floors each, so both laws apply to both buildings.

What the SIRS Law Requires, in the Statute's Terms

Section 718.112(2)(g) of the 2025 Florida Statutes requires a residential condominium association to have a SIRS "completed at least every 10 years" for "each building on the condominium property that is three habitable stories or higher in height." The study must cover, at a minimum:

• the roof;
• the structure, including load-bearing walls and primary structural members and systems;
• fireproofing and fire protection systems;
• plumbing;
• electrical systems;
• waterproofing and exterior painting;
• windows and exterior doors;
• any other item with a deferred maintenance or replacement cost above $25,000, as adjusted for inflation by the state, whose failure would affect the items above.

It is based on a visual inspection and must be performed or verified by a Florida-licensed engineer or architect, or by a person certified as a reserve specialist or professional reserve analyst. For each item it must state remaining useful life and replacement cost, and it must recommend a reserve funding schedule based on at least a "baseline funding plan" that keeps the reserve cash balance above zero in every budget year. Associations existing on July 1, 2022 had to complete it by December 31, 2025. Within 45 days of receiving it, the association must distribute it, or a notice that it is available, to every owner, and must report its completion to the state's Division of Florida Condominiums, Timeshares, and Mobile Homes.

At Harbor Towers, the "structure" line has a specific meaning. Harbor Towers is post-tensioned concrete construction, and the association's president described the tendons in Building 1 in 2025. A SIRS at Harbor Towers therefore has to put a remaining useful life and a replacement or repair cost on a structural system the association has just repaired in part.

What HB 913 Changed in 2025

The 2025 law set the December 31, 2025 deadline for existing associations, allowed an association to delay a SIRS for up to two budget years after a milestone inspection to pay for its repairs, allowed boards, with a majority of all voting interests, to pause or reduce reserve contributions for up to two budgets adopted on or before December 31, 2028 to fund milestone repairs, and confirmed that SIRS reserves may be funded by regular assessments, special assessments, lines of credit or loans. It also requires any association managing a condominium of 25 or more units to post its official records on a website from January 1, 2026, which covers Harbor Towers' 120 homes (HB 913 bill history and enrolled text). The statute allows those records to sit in an owners-only section, and that is how harbortowers.org is built: its documents, rules, insurance and board pages all return "You must be logged in to view this content" to the public (Harbor Towers association website, read September 29, 2026).

What We Could and Could Not Read

The Department of Business and Professional Regulation publishes two SIRS reporting databases, one for reports submitted before July 2025 and one for reports submitted since (DBPR SIRS reporting page). On September 29, 2026 both would not load for us, in a desktop browser or by direct request; the same databases returned full records for other condominiums three days earlier. We therefore make no statement either way about whether Harbor Towers has filed. Anyone can try the pre-July 2025 database and the post-July 2025 database by searching "Harbor Towers" or the state project number PR1P024096; we will update this page when we can read them.

The Harbor Towers SIRS, its completion date and its funding plan are not published on any public source we could reach. No public source we reached states the study's component list, remaining useful lives, replacement cost estimates, recommended annual reserve contribution, current reserve balance or percent funded.

The Post-Tension Repair, in the Association's Words

The association has put one structural fact in public. Its president's report to owners in 2025 said that "after the rattling and rolling from Hellane and Milton, there was an issue with the post tension cables in building one," that one unit "had a cable come loose and cause ceiling damage," and that when ground-penetrating radar mapped the cables, "they were not where the building plans said they were supposed to be." The report says the deviation from the plans "was found to be limited to the first floor of building one," that Lee County "took almost three months to approve the permit," that the project had "taken almost nine months," and that the contractor was completing the north side of Building 1 and moving to the south side (Harbor Towers president's report, 2025). Building 1 is 2090 Matecumbe Key Road, per FEMA's 2019 determination for the two buildings.

What the report does not say: the final cost, how it was paid for (reserves, a special assessment, insurance or a loan), whether the work is complete, and whether the engineer found anything elsewhere in either tower. Those four answers are what a buyer's agent should ask for in writing, and what a Harbor Towers seller should have ready before listing. We did not find the building permit for the repair on Lee County's public permit layers.

How to Get the Answers

The route is direct and statutory:

• Owners may inspect and copy the study as an official record under section 718.111(12), and since January 1, 2026 an association of Harbor Towers' size must post official records on its website, in the owners' section.
• Buyers receive "the association's most recent structural integrity reserve study," or a statement that none was completed, at the seller's expense under section 718.503(2)(a), and the estoppel certificate under section 718.116 shows current assessments and any special assessment.
• Anyone can ask the association's manager, Alliant Property Management of Fort Myers, the address on the state's corporate record, whether the adopted budget follows the study's funding plan.

What Would a Special Assessment or Loan Require?

Under section 718.112(2)(f), for any budget adopted on or after December 31, 2024, owners of a condominium that must have a SIRS may not vote to waive or reduce reserves for the SIRS items, and reserve funds for those items may not be spent on anything else. Reserves for SIRS items may be funded by regular assessments, special assessments, lines of credit or loans, and a special assessment, a line of credit or a loan for that purpose requires the approval of a majority of the total voting interests of the association. Any such assessment, line of credit or loan must appear in the annual financial statement delivered to owners and to prospective purchasers under section 718.503.

A Section 22 director wrote in 2025 that post-Surfside reserve requirements are driving large special assessments at condominium associations generally (The Beacon, March 2025). That is a statement about Florida condominiums, not about Harbor Towers; the estoppel certificate is the document that says what, if anything, is owed on a specific unit.

Selling at Harbor Towers? A listing file with the SIRS, its funding plan, the current budget and a written account of the 2025 repair answers the first questions every Florida condominium buyer asks. Get a free Harbor Towers home valuation, or call Jesse direct at (239) 898-6072.

Buying at Harbor Towers? Call Marc at (239) 287-5873 and we will request the study, the budget and the repair record on day one, or read how we represent buyers in Southwest Florida. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.

When Are the Harbor Towers at Burnt Store Marina Milestone Inspections Due?

Harbor Towers at Burnt Store Marina has two milestone clocks, one per tower. By the county's building records, the 1998 tower at 2090 Matecumbe Key Road reaches 30 in 2028, so its first inspection is due by December 31, 2028; the 2000 tower at 2060 reaches 30 in 2030. The certificate of occupancy dates govern.

What the Milestone Law Requires

Section 553.899 of the Florida Statutes requires a building "three habitable stories or more in height" in the condominium form of ownership to have a milestone inspection "by December 31 of the year in which the building reaches 30 years of age, based on the date the certificate of occupancy for the building was issued, and every 10 years thereafter" (section 553.899). A local enforcement agency may use 25 years where the building is within three miles of a coastline and local conditions warrant it.

The inspection has two phases. In phase one, a Florida-licensed architect or engineer visually examines the building and gives a qualitative assessment of its structural condition. Phase two, which may include destructive or nondestructive testing, is required only if phase one finds "substantial structural deterioration." The inspector's report and a separate summary go to the association and the local building official, and within 45 days the association must send the summary to every owner, post it on the property and publish it on its website where it is required to have one. The state keeps a milestone inspection resource page for owners and associations.

Two Towers, Two Clocks

Source: Lee County building footprint layer and cost cards; section 553.899. The table is our reading of the county's building years, not a notice from the county; the statute runs from each certificate of occupancy, which the Lee County building department holds.

Three cautions. First, our Burnt Store Marina community guide and most listings give 1998 for both towers and 2028 for both milestones; for 2060 the county's building record says 2000. Second, we did not find a published decision that Lee County adopted the 25-year option, and we found no Lee County public map of milestone buildings like the one Collier County publishes; if Lee had adopted 25 years, both towers would already be past their first deadline, so the association's answer to this question matters. Third, the milestone inspection and the SIRS are different documents: a building can have one and not the other.

What the Schedule Means for Owners and Buyers

• The first report arrives within about two years. Building 1's inspection falls due by December 31, 2028 on the 30-year rule. Its phase one summary, and whether a phase two is needed, will be the first engineering read on a Harbor Towers tower the public can see, because the association must post it.
• The 2025 repair will be in the inspector's file. An engineer performing a milestone inspection on 2090 will see the post-tension repair and its permit. A buyer who reads the repair record now is reading the same file the inspector will.
• A milestone can shift the reserve plan. If a phase two inspection calls for repairs, the association may delay its next SIRS or pause reserves for up to two budgets to fund them, with the member votes the statute sets.
• Buyers after 2028 get more paper. From then on, the inspector-prepared summary for the building is part of the resale package under section 718.503(2)(a).

Selling before 2028? Put the building year, the milestone year and the repair record in the listing file, so the buyer's inspector and lender read them from you first. Get a free Harbor Towers home valuation, or call Jesse direct at (239) 898-6072.

Buying at Harbor Towers? Call Marc at (239) 287-5873 and we will tell you which tower's inspection comes first and what that means for the home you are considering, or read how we represent buyers in Southwest Florida.

What Should a Buyer Request From the Harbor Towers at Burnt Store Marina Association?

A Harbor Towers at Burnt Store Marina buyer should request the structural integrity reserve study and its funding plan, the current budget and reserve schedule, the annual financial statement, the master insurance declarations, the post-tension repair record, any vote on assessments or loans since 2024, and both estoppel certificates, plus the full section 718.503 resale package.

The Statutory Resale Package

Under section 718.503(2)(a) of the Florida Statutes (statute text), a buyer who has signed a contract for a condominium resale is entitled, at the seller's expense, to a current copy of:

1. the declaration of condominium;
2. the articles of incorporation of the association;
3. the bylaws and rules of the association;
4. an annual financial statement and annual budget;
5. the inspector-prepared summary of the milestone inspection report, if applicable;
6. the association's most recent structural integrity reserve study, or a statement that the association has not completed one;
7. the turnover inspection report, for a turnover inspection performed on or after July 1, 2023;
8. the "Frequently Asked Questions and Answers" document required by section 718.504.

At Harbor Towers, item 5 will apply once a tower completes its milestone inspection, and item 7 does not reach a building whose first sales were recorded in 1998 and 2000. The contract must carry the statute's seven-day voidability clause, counted excluding Saturdays, Sundays and legal holidays, and for contracts signed after December 31, 2024, section 718.503(2)(e) requires a conspicuous statement if a required SIRS or milestone inspection has not been completed.

The Questions to Put in Writing

• Has the association completed its structural integrity reserve study, on what date, and does the adopted budget fund reserves at or above the study's baseline plan for every component?
• Is the post-tension cable repair in Building 1 complete, what did it cost, how was it paid for, and did the engineer's investigation extend to Building 2?
• Has the board or the membership approved, or scheduled a vote on, any special assessment, line of credit or loan since 2024?
• What is the master policy's carrier, windstorm deductible, flood coverage and renewal date, and has a loss assessment been levied since Hurricane Ian?
• How many parking spaces go with the unit, is any of it covered, and is there assigned storage?
• What are the declaration's rules on leasing, pets, and board approval of a buyer or tenant?
• How many elevators serve the tower, and when were they last modernized?
• What does the condominium fee include: cable or internet, water and sewer, insurance, pest control?

The Estoppel Certificates

A Harbor Towers sale needs two estoppel certificates: the condominium association's, under section 718.116, which states assessments, special assessments and any balance owed, and the Section 22 master association's, under section 720.30851, which is the only public place the master assessment appears in writing. Order both in the first days of the contract; the estoppel is where a buyer first sees any Harbor Towers assessment and confirms that the Section 22 amenity special assessment, described by the master board as ending with 2026, does not carry forward (The Beacon, March 2026).

Buying at Harbor Towers? We build this file for you. Call Marc at (239) 287-5873, or read our Burnt Store Marina buyer guide.

Selling at Harbor Towers? Assemble the package before listing and the seven-day clock runs in your favor. Get a free Harbor Towers home valuation, or call Jesse direct at (239) 898-6072. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.

How Did Harbor Towers at Burnt Store Marina Come to Be?

Harbor Towers at Burnt Store Marina was declared in 1998 on the harbor side of Punta Gorda Isles, Section 22, during the era when Florida Design Communities, later WCI Communities, was developing Burnt Store Marina. The 2090 tower sold its first homes in 1998 and the 2060 tower in 2000.

The Land: Tract C of Punta Gorda Isles, Section 22

The ground under Harbor Towers is part of the 1973 plat of Punta Gorda Isles, Section 22, recorded at Plat Book 28, Pages 118 through 138 of the Lee County public records, which divided the community into Blocks 990 to 1011 for homes, Tract A for common areas and roads, Tract B for the golf course and Tract C for the marina and harbor side (Lee County, CPA2007-00054 staff report). Harbor Towers sits in Tract C, which the master association calls Area II, together with Marina South Shore, Marina North Shore, Diamond Park, Prosperity Point and Marina Towers (Summary of Section 22 Rules and Regulations). A separate 1980 Declaration of Restrictions covers portions of Section 22 including Tract C, recorded at Official Records Book 1432, Page 249 (Declaration of Restrictions, Section 22, with amendments).

Lee County's 1984 zoning resolution for the community, which rezoned the platted residential land to RM-10, is still the backdrop for what can stand on the harbor side (Lee County Resolution ZAB-83-445).

The Developer Era, 1992 to 2005

In March 1992 the Burnt Store Marina property changed hands to entities of Sun City Center Corp., whose developer was Florida Design Communities, and Florida Design Communities became WCI Communities, which developed Courtside Landings, The Resort and Vista del Sol and in 1999 recorded a declaration naming the whole development "Burnt Store Marina Yacht and Country Club" (Lee County, CPA2007-00054 case file). Harbor Towers belongs to that era. The association's own 2025 report attributes the construction to "WCI or their contractor"; we have not read the developer's name in the recorded declaration, so we treat that attribution as the association's statement rather than a recorded fact.

Declaration, Association and First Sales, 1998 to 2000

The condominium's paper trail is short and consistent:

Sources: Florida Division of Corporations; DBPR condominium extract; FEMA LOMR-F 19-04-5231A; Lee County cost cards for 2090 and 2060.

The Storm Years and the 2019 Map Revision

Harbor Towers has been through every storm in the community's modern record: Charley in 2004, Irma in 2017, Ian in 2022 and Helene and Milton in 2024. In 2019, between Irma and Ian, the association obtained a Letter of Map Revision Based on Fill from FEMA that removed both towers from the Special Flood Hazard Area, covered in detail in the flood section below. After Ian, the association's report records a damaged pool pump cover and a landscape that "took a beating"; after Helene and Milton, it records the post-tension cable issue in Building 1 and a repair that ran through 2025 (Harbor Towers president's report, 2025). Lee County's development-order record for the site shows routine work since 2020: a 2020 order, a 2021 sealcoat and restripe of 106,722 square feet of paving, and a 2022 order to remove an oak "encroaching on parking structure" and replace it with a native canopy tree (Lee County development orders layer).

The Harbor Towers Floor Plans: Seven Sizes in Eight Stacks

Harbor Towers at Burnt Store Marina offers seven county-recorded plan sizes: 809, 960, 1,141 and 1,155 square foot two-bedroom homes, a 1,402 square foot three-bedroom on every floor from 1 to 7, and 1,916 and 2,314 square foot three-bedroom penthouses on floor 8. Every home has two baths and a screened lanai.

The Plans at a Glance

Source: Lee County Property Appraiser cost cards, all 120 read September 29, 2026; recorded-sale file, 60 months since September 2021. The developer's floor plan drawings are not posted publicly; the association's members-only site is the likeliest place they are kept.

The 809: The Entry Point

The 809 square foot plan is the smallest home in the building and the only one the county classes with a pool view. It still has two bedrooms and two baths, which is what makes it the least expensive two-bedroom, two-bath address in a Burnt Store Marina tower. In the 60 months since September 2021 the county recorded eight 809 sales at a $257,375 median; the 36-month range was $200,000 to $276,000. It is also the plan most often bought by seasonal owners and investors, so rental rules in the declaration matter most here.

The 960: The Best Value Per Foot for Buyers, the Best Per-Foot Price for Sellers

The 960 square foot plan takes stack positions 03 and 04 on every floor, facing the bay. On the 60-month record it sold for more per county square foot than any other plan, $411.46, and its $395,000 median equals or exceeds the larger 1,141 and 1,155 square foot homes' $385,000. The MLS sometimes lists these homes at 1,030 square feet of living area; the county's base area is 960.

The 1,141 and 1,155: The Larger Two-Bedroom

The same stack positions, 02 and 05, measure 1,155 square feet in the 1998 tower and 1,141 in the 2000 tower on the county cards, with the 2060 version carrying the larger lanai, 159 against 145 square feet. Eight recorded sales in 60 months ran $375,000 to $435,000 at a $385,000 median. A seller of one of these should expect a buyer to compare it with a 960 first.

The 1,402: The Three-Bedroom on Every Floor

Positions 01 and 06 on floors 1 through 7 are the building's three-bedroom, two-bath homes, 1,402 square feet with a 164 square foot lanai. They set the building's recent high: $550,000 in December 2024 and $550,000 in May 2023, both in 2060, with a 60-month median of $514,500 on ten sales. Some MLS listings describe this plan as two bedrooms and a den; the county records three bedrooms.

The Penthouse Level: 1,916 and 2,314

Floor 8 has four homes in each tower: two 2,314 square foot three-bedroom homes with 452 square foot lanais at the ends, and two 1,916 square foot three-bedroom homes with 294 square foot lanais between them. These eight homes are the largest condominium units at Harbor Towers and among the largest in Burnt Store Marina. They rarely trade: the county recorded one penthouse sale in 60 months, a 2,314 in 2060 at $750,000 in February 2022, and three others since 2009. The county's 2025 market values put the 2,314s at $591,645 to $618,460 and the 1,916s at $467,807 to $477,313. With so few sales, a penthouse is priced from the rest of the building's per-foot evidence and from the Grande Isle towers' larger plans, not from a Harbor Towers median.

What the Owner Maintains, and What the Association Does

In a Florida condominium the declaration divides responsibility, and the Harbor Towers declaration is not posted publicly. As a general rule under Chapter 718, the association maintains and insures the common elements, which at Harbor Towers include the structure, the roof, the elevators, the pool and hot tub, the parking areas and the grounds; the owner maintains and insures the interior of the unit under an HO-6 policy. Where the line falls for windows, sliding doors, the lanai screen and the air-conditioning equipment is set by the declaration, so ask for the relevant sections before you plan a renovation or a hurricane-hardening project.

What Amenities Come With a Harbor Towers at Burnt Store Marina Condominium?

Harbor Towers at Burnt Store Marina owners share the building's heated pool and hot tub, a pool-deck restroom building, parking and harborside grounds, and through Section 22 they get the gated community's roads, gates and security. Golf, fitness, the yacht club and marina slips are separate, optional memberships or contracts.

Inside Harbor Towers

• Pool and hot tub. The association's 2025 report describes the pool pumps and the hot tub pump, releveled that summer, and a pump cover rebuilt rather than replaced after Ian, where a new cover had been estimated at "over $4,000" (Harbor Towers president's report, 2025).
• Pool-deck building. The county roll carries a 324 square foot restroom building on the common elements, built in 1998 (Lee County building footprint layer).
• Parking. Separate lots for 2090 and 2060, sealed in 2025, and a parking structure referenced in the county's 2022 development order. The number of spaces per unit and whether any is covered are in the association's rules.
• Elevators. Both towers are eight floors; the number of elevator cars and their modernization dates are not published, so ask.
• Views. 92 of 120 homes carry a Bay view on the county cards; the other 28 face the pool.

Through Section 22: What the Master Assessment Covers

The master association states that it "collects an annual fee through its property manager to cover the maintenance of the common areas, roads, access systems and infrastructure" (PGI Section 22 home page). That covers the 24-hour staffed main gate on Burnt Store Road, the commercial gate at Matecumbe Key Road and Vincent Avenue, the resident barcode gate at Cape Cole Boulevard, the roving patrol, the private roads and street lights and the entrance landscaping (Section 22, Accessing Our Community). The recorded documents require the charge to be divided equally: "Each unimproved lot and dwelling unit shall be assessed equally," so an 809 at Harbor Towers pays the same master share as a Sunset Key house (Declaration of Restrictions and amendments). The dollar amount is not published; it is on the Section 22 budget and estoppel certificate.

What Is Charged Separately

• Fitness, Racquet and Pool Club: $1,065 a year for a couple, $533 for a single, tax included (2026 resident annual) (2026 Resident Membership Application).
• BSM Barking Lot dog park: $100 per household per year (Section 22 dog park).
• Burnt Store Marina Country Club: membership open to everyone, dollar amounts on the application at the clubhouse, with 6.5 percent sales tax (BSMCC membership).
• Platinum Point Yacht Club: private, member-financed, dues in its membership packet (Platinum Point Yacht Club).
• Safe Harbor wet slip or dry storage: by inquiry, on Safe Harbor's own agreement (Safe Harbor Burnt Store).

"All Club memberships are for people, not properties," in the association's words, so none of these conveys with a Harbor Towers deed unless a transfer rule says so (Section 22, Club Policies and Forms). The one written exception is the country club, whose transfer guideline allows a membership to transfer to the buyer of the property (BSMCC transfer guideline).

What Are the HOA Fees at Harbor Towers at Burnt Store Marina in 2026?

Harbor Towers at Burnt Store Marina does not publish its condominium fee. The 2026 amount, what it covers and any special assessment are on the association's adopted budget, its Frequently Asked Questions and Answers sheet and the estoppel certificate, all of which a buyer receives under Florida law. The Section 22 master assessment is also unpublished.

We looked in every public place a Harbor Towers fee could be stated: the association's website, whose "HOA Info," "Documents" and "Insurance" pages are members-only; the Section 22 master association's pages and newsletter; the Florida corporate and condominium registers; and the county roll. None states a dollar figure. We will not quote a fee from a listing or a portal, because those figures are unsourced and often out of date.

Where the Fee Is Written Down

• The adopted budget, which section 718.112 requires the association to adopt each year and provide to owners, lists the operating and reserve lines, including any reserve schedule the SIRS requires (section 718.112).
• The Frequently Asked Questions and Answers sheet, required by section 718.504, states the assessment and what it covers in plain language, and is part of the resale package.
• The estoppel certificate under section 718.116 states the regular assessment, its frequency, any special assessment and any balance owed on the specific unit.
• Harbor Towers' manager, Alliant Property Management, 13831 Vector Avenue, Fort Myers, is the association's address on the state's corporate record and the office that issues estoppel certificates.

What a Harbor Towers Fee Typically Has to Pay For

We can say what the fee must fund without guessing its size, because Florida law and the building's own record define the obligations: a master insurance policy on two eight-floor harbor-front towers, reserves for the SIRS components including roofs, structure, waterproofing, windows and exterior doors, elevator service and reserves, the pool and hot tub, parking and landscaping, management, and the 2025 post-tension repair, however the association chose to pay for it. Some Burnt Store Marina tower associations also bundle services: the Sunset Pointe Towers association says its quarterly dues include "Direct TV, High Speed Fiber Optic internet, water and sewer" (Sunset Pointe Towers). Whether Harbor Towers' fee includes cable, internet or water and sewer is stated on its own budget, not on anyone else's.

Harbor Towers' Layered Fees at Burnt Store Marina: Condominium, Section 22, Taxes and Closing Costs

Owning at Harbor Towers at Burnt Store Marina means four layers of cost: the condominium fee, the Section 22 master assessment, Lee County property tax at 14.0825 mills for 2025, and optional club and marina charges. There is no community development district. The first two are unpublished and appear on each estoppel certificate.

Data updated: September 2026 (Lee County Property Appraiser 2026 TRIM notice; PGI Section 22 pages and The Beacon; 2026 Resident Membership Application).

The Layers, One by One

A Worked First Year for a Harbor Towers Buyer

Here is the arithmetic for a buyer at the 36-month median of $372,500, stated as a method because two of the lines are unpublished:

• Florida documentary stamp tax on the deed, $0.70 per $100 under section 201.02: $2,607.50, customarily paid by the seller in this market, but negotiable.
• Property tax, first full year: the county's market value for the year after purchase times the adopted millage. At the proposed 2026 total of 13.6738 mills, each $100,000 of taxable value costs about $1,367 a year before any exemption. A non-homestead Harbor Towers unit on the 2026 notice we read was proposed at $4,108.89.
• The condominium fee and the Section 22 assessment: read both off the estoppel certificates, and add any special assessment balance.
• Insurance: an HO-6 policy for the interior, and a flood policy if your lender requires one or you choose one; the towers' 2019 map revision affects both.
• Optional: club memberships, the dog park and any marina contract.

What Is Not Published

The Harbor Towers condominium fee, its reserve contribution, any special assessment, the Section 22 master assessment, any capital contribution or transfer fee at either level, and the association's insurance deductibles are not published on any public source we could reach. Each is on the budget or the estoppel certificate, and a buyer is entitled to both before the voidability period runs out.

Who Governs Harbor Towers at Burnt Store Marina? The Association, Its Records and Its Documents

Harbor Towers at Burnt Store Marina is governed by its own condominium association, Harbor Towers Condominium Association, Inc., managed by Alliant Property Management, under the Section 22 master association's restrictions for Area II, with Lee County as the government. Section 22 rules take precedence where they are stricter.

The Association on the State's Records

Sources: Florida Division of Corporations; DBPR condominium extract; Lee County Property Appraiser parcel layer. The corporate record names the officers and directors; we do not name them here.

Who Manages Harbor Towers?

Alliant Property Management of Fort Myers manages Harbor Towers, the same company that manages the Section 22 master association (Section 22, Association Management Company). The association's 2025 report refers to its on-site maintenance and management staff and notes that Alliant arranged temporary maintenance help for staff vacations. For a buyer, Alliant is the office that answers the estoppel request and the resale questionnaire.

The Documents That Govern a Harbor Towers Home

• The Declaration of Condominium, Lee County OR Book 2971, Pages 0452 to 0535 (Document No. 4406846), with its exhibits and amendments. It sets the unit boundaries, the share of common expenses, the leasing and pet rules, any approval of buyers or tenants, and the insurance split. It is not posted publicly; the association's documents page is members-only.
• The association's articles, bylaws and rules, on the same members-only page, and required in the resale package.
• The Section 22 restrictions for Tract C and the master rules summary, which the master association publishes. The summary says Section 22 documents "take precedence over individual association documents," and that a smaller association's rules "can be more restrictive but not less restrictive" (Summary of Section 22 Rules and Regulations).
• The Section 22 bylaws, which govern the master association's budget and special-assessment votes (Section 22 bylaws, 2016).

Architecture and Exterior Changes

Every exterior change at Burnt Store Marina needs Section 22 architectural approval, including in condominium buildings, and hurricane shutters need an Architectural Review Committee application (ARC General Policies). At Harbor Towers the condominium association's approval comes first, because the exterior walls, windows and lanai openings are part of the building the association maintains and insures.

Is Harbor Towers at Burnt Store Marina a 55+ Community?

Harbor Towers at Burnt Store Marina is not a 55+ community at the master level, and we found no published Harbor Towers rule that makes it one. The Section 22 documents contain no age restriction; the Harbor Towers declaration is not public, so a buyer should confirm in writing with the association.

None of the Section 22 governing documents, which include the 1977 declaration and its amendments, the articles, the 2016 bylaws and the rules summary, contains an age restriction or Housing for Older Persons Act language; the bylaws define a living unit as one "intended for occupancy by one family or household" (Section 22 bylaws). The Fitness, Racquet and Pool Club sells a child add-on for children 16 and under, and the community's Code of Conduct requires a responsible adult with minors under 17 at the facilities (Burnt Store Marina Code of Conduct). A condominium can in principle adopt its own age rule; ask the Harbor Towers association in writing before you write an offer if it matters to you.

Can You Rent Out a Harbor Towers at Burnt Store Marina Condo?

Renting a Harbor Towers at Burnt Store Marina condo is allowed at the master level, and the Harbor Towers declaration sets the minimum lease term, any limit on leases per year and any tenant approval; that declaration is not public. Renters register with the Section 22 gate and buy their own club memberships.

The Leasing Rules in One Table

For comparison, the Sunset Pointe Towers association on Prosperity Point publishes a 30-day minimum lease (Sunset Pointe Towers). That is a different association's rule and tells you nothing binding about Harbor Towers.

What a Harbor Towers Landlord Should Plan For

Harbor Towers units do appear as seasonal rentals on national vacation-rental platforms, which shows demand but does not prove what the declaration allows. Before you buy to rent, read the declaration's leasing article and any amendment, ask whether the association requires a tenant application or a fee, and budget for vacancy in summer, when the owners' own report notes that "very few of us" are there. A landlord renting for six months or less also owes Florida's transient rental tax under section 212.03, plus Lee County's tourist development tax, so register before the first booking.

Pet Rules at Harbor Towers at Burnt Store Marina

Harbor Towers at Burnt Store Marina's pet limits are set by its declaration and rules, which are not public. The master rules allow household pets, bar breeding and nuisance, and require dogs to be leashed outside, under both Lee County law and Burnt Store Marina rules.

At the master level, dogs, cats and other household pets are allowed, but not for breeding or commercial purposes and not as a nuisance, and "it is a Lee County law, as well as a Burnt Store Marina rule, that all dogs are to be on leashes whenever outside residences" (The Beacon, Lee County Leash Laws). The BSM Barking Lot dog park is $100 a year per household (Section 22 dog park). In a tower, the questions that matter are the number and weight of pets per unit, whether pets may use the elevators and pool deck, and whether tenants may keep pets; ask for the Harbor Towers rules in writing. The Sunset Pointe Towers association allows two pets, which again is another building's rule.

Hurricanes, Flood Zone and Insurance at Harbor Towers at Burnt Store Marina

Harbor Towers at Burnt Store Marina's two towers were removed from FEMA's high-risk flood zone by a 2019 Letter of Map Revision and map as Zone X shaded on the current Lee County panel, though parts of the grounds remain Zone AE 8. Every point is Lee County Evacuation Zone A, and Ian, Helene and Milton all reached the building.

The 2019 Letter of Map Revision, Building by Building

On July 26, 2019, FEMA issued Letter of Map Revision Based on Fill 19-04-5231A for "Buildings 1 and 2, Harbor Towers Condominium." It determined that both structures are not in the Special Flood Hazard Area:

Source: FEMA LOMR-F 19-04-5231A, July 26, 2019, flooding source Charlotte Harbor, community 125124, Lee County unincorporated.

Three points from the letter matter to an owner. First, it removed the structures, not the whole property: "Portions of this property, but not the subject of the Determination/Comment document, may remain in the Special Flood Hazard Area," and future construction or substantial improvement on the property stays subject to floodplain rules. Second, it states that "the Federal mandatory flood insurance requirement does not apply," but that "the lender has the option to continue the flood insurance requirement to protect its financial risk on the loan." Third, FEMA's national flood layer lists the case as "Reevaluated," meaning it carried through the county's November 17, 2022 map update (FEMA National Flood Hazard Layer, LOMA layer).

The Current Flood Map at the Towers

On the Lee County flood map effective November 17, 2022, panel 12071C0070G, the county's address points for both towers fall in Zone X, "0.2 percent annual chance flood hazard in coastal zone," the shaded 500-year floodplain. Points on the same site a few dozen yards away, toward the water and the parking areas, return Zone AE with a base flood elevation of 8 feet (FEMA National Flood Hazard Layer, queried September 29, 2026). That is exactly what the 2019 letter describes: the buildings out, parts of the land in.

This is the one place where our community guide's street-level sample, which found Matecumbe Key Road in Zone AE 8 at the 3100 and 3150 blocks, should not be read onto Harbor Towers. The towers sit farther north on the road and hold their own map revision. For a specific unit, pull the FEMA letter above and the association's elevation certificate, and check the address at the FEMA Map Service Center.

Evacuation, Surge and Wind

Lee County's evacuation layer returns storm-surge zone 1 at the Harbor Towers site, which is Lee County Evacuation Zone A, the first zone ordered out (Lee County evacuation zones layer; Lee County Public Safety, Evacuation). Zone A is an evacuation zone, not a flood zone: a Zone X tower is still told to leave when Zone A is ordered out, and Burnt Store Road is the only way out.

The storm record at the building:

• Hurricane Ian, September 28, 2022. The National Hurricane Center records that "the center of Ian's large eye made another landfall near Punta Gorda," and that a sensor at Pirate Harbor, just north on the same shore, measured only 4.47 feet above mean higher high water (National Hurricane Center, Ian report). The Section 22 president wrote that the community "did not receive the water surge that was predicted" but had "lanai cages and stairwells down, water damage to some units" (The Beacon, December 2022). At Harbor Towers, the association's report records the damaged pool pump cover and landscape.
• Helene and Milton, 2024. The Hurricane Center found 3 to 5 feet of surge inundation from south of Englewood to Bonita Beach, including Charlotte Harbor, in Helene, and 5 to 8 feet in the northern part of Charlotte Harbor in Milton (Helene report; Milton report). The Section 22 board wrote that "the storm surges caused significant damage to many docks, boats, vehicles and some houses" (The Beacon, December 2024). At Harbor Towers, the association's report ties the post-tension cable problem in Building 1 to "the rattling and rolling from Hellane and Milton."
• The seawall in front of the towers. The association's 2025 report describes Safe Harbor's replacement of the marina's east seawall "along the entire eastern wall and around the corner in front of 2060," with all docks replaced and the new seawall and walk "raised 18 inches which will give us added protection from storms," on a 23-week schedule. The marina's own manager reported demolition of S dock on the same 23-week schedule in July 2025 (The Beacon, Marina Beat, July 2025).

The Master Policy and the HO-6

At Harbor Towers the association insures the buildings, and each owner insures the interior and personal property with an HO-6 policy. The association's "Insurance" page is members-only, so the carrier, wind and flood deductibles and any loss assessment since 2022 are not public; ask for the declarations page and the declaration's insurance article. Two practical points: a high windstorm deductible on a two-tower master policy can become a special assessment after a named storm, and an HO-6 with loss-assessment coverage is the owner's protection against that.

Flood Insurance, Citizens and Lee County's Discount

Because the 2019 letter removed both towers from the Special Flood Hazard Area, a federally backed lender is not required to demand flood insurance on them, though a lender may. Citizens Property Insurance, the state-created insurer, is phasing in a flood-coverage requirement for its wind policyholders by replacement cost, reaching all remaining personal residential policies on January 1, 2027, so a Harbor Towers owner insured through Citizens should ask the agent how the rule applies to a condominium unit policy (Citizens, flood coverage rules). Unincorporated Lee County is a Class 5 community in FEMA's Community Rating System, worth a 25 percent discount on National Flood Insurance Program premiums, per FEMA's April 1, 2026 list (FEMA CRS eligible communities, April 2026; Lee County CRS discounts).

Wind Mitigation and the 50 Percent Rule

Wind cost falls when you can document what protects the unit. The state's My Safe Florida Home program advertises grants for opening protection and runs a separate condominium pilot program; eligibility is set by the program. At Harbor Towers, shutters and impact openings need the association's approval and Section 22 architectural review, and in many Florida condominiums the windows and sliding doors fall on the association's side of the insurance line, so read the declaration first. For the building, Lee County applies its substantial-improvement rule to repairs and renovations, measured against the market value of the structure (Lee County DCD, Substantial Improvement); the FEMA letter's reminder that the property remains subject to floodplain rules is why that matters even for a building out of the high-risk zone.

The Seller's Flood Disclosure

Florida's flood disclosure statute, section 689.302, requires a seller of residential real property to disclose, before or at the contract, whether the seller has filed a flood-damage insurance claim, received federal flood assistance, or knows of flood damage to the property. A Harbor Towers seller should pair that disclosure with what the association knows about its own claims, and ask the closing attorney how the statute applies to a condominium unit.

Which Schools Serve Harbor Towers at Burnt Store Marina?

Harbor Towers at Burnt Store Marina is served by the School District of Lee County, not Charlotte County, despite its Punta Gorda address. The district's zone map places the towers in Elementary Proximity Zone A, Middle School Zone AA and High School West sub-zone 2, where families rank schools in Cape Coral and North Fort Myers.

Data updated: September 2026 (School District of Lee County 2026 to 2027 zone lookup at the Harbor Towers parcel, as sampled for our community guide; Florida Department of Education 2026 school grades).

The U.S. Census geocoder places 2090 Matecumbe Key Road in Lee County, in the Burnt Store Marina census-designated place and Census Tract 101.04 (U.S. Census geocoder), and the district's school zone map, run at a Harbor Towers parcel, returned the same assignment as every other point in the community.

Grades from the Florida Department of Education; drive times are free-flow estimates from the marina, from our community guide. Lee is a choice system: families rank the schools in their zone during Open Enrollment, placement is by lottery, and busing follows the zones (Student Enrollment Plan 2026-2027). The district accepts "a mortgage acceptance letter with a closing date within 30 days of the student starting school" as proof of address. A listing that shows Charlotte County schools for Harbor Towers is wrong.

County Permits and Recorded Work at Harbor Towers at Burnt Store Marina

Harbor Towers at Burnt Store Marina's public county record shows routine site work since 2020 and one structural repair in 2025. Lee County, not the City of Punta Gorda, issues its permits and development orders, and the post-tension repair permit is not on the county's public map layers.

Sources: Lee County development orders layer, queried September 29, 2026; Harbor Towers president's report, 2025. The repair permit's number and final inspection date are not on the county's public layers; they are in Lee County's permit system and the association's records.

For an owner planning interior work, Lee County's building department permits it, the association approves it first under the declaration, and Section 22 reviews anything visible from outside. For a buyer, ask the seller for any permits pulled on the unit, especially for windows, sliding doors, electrical panels and water heaters, and ask the association for the final inspection on the 2025 repair.

What Is Being Built Near Harbor Towers at Burnt Store Marina?

The projects that will change daily life at Harbor Towers at Burnt Store Marina are the marina's rebuild and dry-storage redevelopment along Matecumbe Key Road, an approved but unfunded four-lane widening of Burnt Store Road, a mixed-use plan across that road, and a rezoned grocery-anchored site to the north.

• The marina, next door. Lee County issued Safe Harbor a development order for its South Basin renovation, later expanded to the north basin, and a 2025 order for a dry-slip facility redevelopment; the Lee Plan caps the marina core at 525 wet slips and 800 dry storage spaces, and Safe Harbor's contractor describes "500+ new outdoor dry stack slips" and "plans for three future buildings" (Lee County development orders layer; Lee County Ordinance 09-16). For Harbor Towers owners, the seawall work in front of 2060 is the part already under way.
• Burnt Store Road widening. FDOT approved the four-lane concept on August 5, 2025; right-of-way and construction were unfunded at the public hearing, with the project shown as cost-feasible in 2031 to 2035 (FDOT, Burnt Store Road PD&E). The association's 2025 report says county officials expected completion "most likely" in 2030; we rely on FDOT's record, which sets no construction year.
• The interim safety project. On May 19, 2026 Lee County authorized a $3 million contract for paved shoulders, turn lanes and rumble stripes on Burnt Store Road from Delilah Drive north to Vincent Avenue, starting June 2026 and running about nine months (Cape Coral Breeze, May 19, 2026).
• Burnt Store Mixed-Use. Across Burnt Store Road, Lee County approved 354 multi-family units and commercial space on 35.49 acres in 2024; no construction start has been announced (Lee County, DCI2022-00039).
• A grocery-anchored site to the north. Charlotte County rezoned 41.314 acres at 17150 Burnt Store Road to Commercial General on July 28, 2026; press coverage of the application described a Publix-anchored center, but no lease or opening date is published (Charlotte County Ordinance 2026-025).

Daily Logistics at Harbor Towers at Burnt Store Marina

Daily life at Harbor Towers at Burnt Store Marina runs through a staffed Section 22 gate, Lee County services, Charlotte County water and sewer, a Punta Gorda 33955 mailing address and the association's own parking and pool rules. The practical details below come from the county, the master association and the utilities.

The association's 2025 report also notes that owners who keep cars and golf carts at the towers must move them when the lots are sealed, which tells you carts are kept on site; how many, and where, is in the association's rules.

How Does Harbor Towers at Burnt Store Marina Compare to the Other Burnt Store Marina Neighborhoods?

Harbor Towers at Burnt Store Marina is the tallest and among the newest of Burnt Store Marina's harbor condominiums, priced between the 1979 and 1980 walk-ups and the Grande Isle towers. Its 12-month county median, $370,000 on three sales, sits above Marina South Shore and Commodore Club and well below Grande Isle III and IV.

Data updated: September 2026 (Lee County Property Appraiser cost cards and recorded-sale file, 12 months of recorded sales from September 1, 2025 to August 7, 2026, the window of our community guide; Lee County building layer).

The Benchmark Table

Sources: Lee County Property Appraiser parcel layer, cost cards and recorded-sale file, our analysis; Florida Statutes 553.899 for the milestone screen. "Reaches 30" uses each group's earliest county year built; the milestone clock actually runs from each building's certificate of occupancy. Rows marked thin are too few sales to read as a market rate.

Three readings follow. First, Harbor Towers and the Grande Isle towers are the only harbor-front towers among the six, and Harbor Towers is the less expensive by a wide margin: its highest 36-month sale, $550,000, is below the Grande Isle III and IV 12-month median. Second, Harbor Towers is in the middle of the milestone calendar: the 1979 and 1980 walk-ups passed 30 long ago and are already inside the milestone regime, the Grande Isle towers reach 30 in 2034 and 2035, and Harbor Towers' two towers reach it in 2028 and 2030. Third, Harbor Towers holds the widest spread of plan sizes of the six, seven county sizes from 809 to 2,314 square feet in one building, which is why its recorded prices run from a $200,000 two-bedroom to a $750,000 penthouse.

Harbor Towers vs Grande Isle Towers at Burnt Store Marina: Which Should You Choose?

Harbor Towers suits a buyer who wants a harbor-front tower address at the lowest price in Burnt Store Marina, from an 809 square foot two-bedroom up, near the marina and the fitness club. Grande Isle Towers suits a buyer who wants larger three-bedroom plans, newer buildings and the double-gated Prosperity Point peninsula.

The two are the community's only harbor-front tower families, and they are the natural comparison: Harbor Towers on Matecumbe Key Road on the mainland side of the basins, and the four Grande Isle Towers at the tip of Prosperity Point on Sunset Key Circle.

The Decision Table

Sources: Lee County Property Appraiser cost cards, parcel and recorded-sale files; Lee County building layer; FEMA LOMR-F 19-04-5231A; Sunset Pointe Towers; Harbor Towers president's report, 2025.

Who Should Choose Which

Choose Harbor Towers if you want a harbor-front tower address for the least money in Burnt Store Marina, you are happy with a two-bedroom of 809 to 1,155 square feet or a 1,402 square foot three-bedroom, you want to walk to the fitness club and the yacht club, you value a building whose structures FEMA has taken out of the high-risk flood zone, and you are prepared to read a structural repair file and a reserve study that is not public before you buy.

Choose Grande Isle Towers if you want a larger three-bedroom plan, buildings four to seven years newer with a later milestone date, the peninsula's second gate and its island pools, and, in III and IV, an association that publishes its reserve-study status, and you are prepared to pay about $125,000 to $255,000 more at the 12-month county medians for it.

For a seller at Harbor Towers, the Grande Isle comparison cuts both ways. A buyer priced out of Grande Isle III and IV is your best prospect, and a listing that answers the reserve-study and repair questions as clearly as Sunset Pointe Towers does its own takes away that building's main advantage.

Honest Pros and Cons of Owning at Harbor Towers at Burnt Store Marina

The pros of Harbor Towers at Burnt Store Marina are the community's lowest harbor-front tower prices, bay views from 92 of 120 homes, a 2019 FEMA map revision and a short walk to the marina. The cons are an unpublished reserve study and fee, a 2025 structural repair, thin sales and a nearing milestone date.

The Pros

• Harbor-front tower living at the community's lowest tower prices. The 36-month county median is $372,500, and 809 square foot two-bedrooms have recorded $200,000 to $276,000 in 36 months.
• Views. 92 of the 120 homes carry a Bay view on the county's cost cards, and every home has a screened lanai.
• The flood map. FEMA's 2019 Letter of Map Revision removed both towers from the Special Flood Hazard Area; the federal mandatory flood insurance requirement does not apply to the structures.
• Location inside the gates. About 0.2 mile to the Fitness, Racquet and Pool Club and about half a mile to the marina office and Cass Cay, by straight line.
• Seven plan sizes in one building. A buyer can move up within Harbor Towers, and a seller has a clear set of same-plan comparables.
• Price resilience in the larger plans. Repeat sales of 1,402 square foot homes recorded $500,000 to $550,000 from 2023 to 2026.
• Lee County's 25 percent flood discount and no community development district.

The Cons

• The reserve study and the fee are not published. Neither is on any public source we could reach, and the association's website is members-only.
• A 2025 structural repair. The association described a post-tension cable problem in Building 1 after Helene and Milton; cost, funding and completion are not public.
• Thin and slow recent sales. Three county sales in the latest twelve months, one MLS closing in the year to September 2026, and 201 to 269 days on market for the last two MLS closings.
• Milestone inspections are coming, by December 31, 2028 for 2090 and by 2030 for 2060 on the county's building years, sooner if Lee County were to use 25 years.
• Evacuation Zone A, with Burnt Store Road the only way out and its widening unfunded.
• Seasonal buildings. 53.3 percent of owners receive their tax mail outside Florida, and the association's own report calls summer occupancy "very few of us."
• Parts of the grounds remain in Zone AE 8, and a lender may still require flood insurance.

Thinking of Selling Your Harbor Towers at Burnt Store Marina Home? List With the #1 Team in Southwest Florida Since 2012

If you're searching for a Harbor Towers at Burnt Store Marina listing agent, or thinking, 'I need someone to sell my Harbor Towers at Burnt Store Marina home...' you are selling to seasonal buyers who ask about the reserve study and the 2025 repair first. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price from this record.

Honors and recognition:

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

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

Harbor Towers Sold Stats, Window by Window

Data updated: September 2026 (Lee County Property Appraiser recorded-sale file, index built September 29, 2026, newest Harbor Towers sale April 30, 2026; Southwest Florida MLS, pulled September 26, 2026)

• County recorded, trailing twelve months, September 1, 2025 to August 7, 2026: In the last 12 months Harbor Towers at Burnt Store Marina has seen 3 resales, dollar volume $1,080,000, median $370,000 (odd), range $200,000 to $510,000.
• Leading window, county recorded, DOR-qualified, 36 months since September 2023: 12 resales, none builder-direct, dollar volume $4,223,250, median $372,500 (n = 12, even; $370,000 and $375,000), low $200,000, high $550,000.
• County recorded, 60 months since September 2021: 39 resales, median $395,000 (odd), $200,000 to $750,000.
• MLS, Harbor Towers only: one closing in the twelve months to September 26, 2026, at $370,000 after 269 days and 94.9% of list; over the MLS file's 17 Harbor Towers closings since November 2021, a median 19 days on market and a median 100.0% of list price. All Burnt Store Marina, blended, latest twelve months: 30 closings, median $323,750, 247 days, 94.1%.
• The county record does not name the listing office on each sale, so we state no represented count.

Selling a Harbor Towers Home Is Different in Six Ways

• The reserve study file: under section 718.503 your buyer receives the association's most recent structural integrity reserve study, or a statement that none was completed, at your expense. We obtain it and the current budget before listing so the answer is in the first showing, not the second week of the contract.
• The repair record: a buyer who reads the association's 2025 report will ask about the post-tension repair in Building 1. A written answer on completion, cost and funding, from the association, removes the question from the negotiation.
• Price by plan, view and floor: a 960 has sold for more per foot than any other plan, an 809 faces the pool, and the middle and upper floors have sold for about 10 percent more per foot than floors 1 to 3 since 2021.
• Your building's year: a 2060 unit is in a 2000 building on the county's building record, two years later on the milestone calendar than 2090. We make sure the listing says so.
• The flood letter: FEMA's 2019 map revision for both towers goes in the listing file; it changes the buyer's lender and insurance conversation.
• Season: 53.3 percent of Harbor Towers owners receive their tax mail outside Florida, led by the Midwest. We time the launch accordingly and market to them before they arrive.

Showings, Signs and the Gate

Showing agents and buyers enter through the staffed main gate on Burnt Store Road, and open houses are allowed Friday, Saturday and Sunday from 11:30 to 5:00 when registered with the gatehouse in advance (Real Estate Open House Policy). The master rules allow one For Sale sign of no more than 6 by 8 inches; in a tower, the association's own rules on lobby notices, lockboxes and elevator use during showings are the ones to check. With more than half the owners out of state, we are set up to sell for an owner who is not here.

What Is Your Harbor Towers at Burnt Store Marina Home Worth? Get a Free Valuation in 60 Seconds.

Start with a free Harbor Towers home valuation. It takes about a minute, and Jesse follows up with the Harbor Towers sales that fit your home: same plan, same view, adjusted for floor, updates, furnishings and any lease. An automated estimate cannot tell a pool-view 809 from a bay-view 960 in the same tower, and at Harbor Towers that difference has been more than $100,000 at the 60-month medians.

(239) 898-6072, text or call. Confidential conversations welcome. Read our Burnt Store Marina seller guide for the community-wide selling process.

Is now a good time to sell a Harbor Towers condominium?

For a home priced to its own plan, view and floor, with the reserve study and the repair record in hand, yes: the larger plans have held their 2023 prices, the building's first milestone deadline is still two years out, and season starts in November.

How do I price a 960 at Harbor Towers?

Against the other 960s, not the 1,141 and 1,155 homes. In the 36 months since September 2023 the county recorded 960 sales at $370,000, $375,000, $387,500 and $395,000.

Will the reserve study hurt my sale?

A completed study with a clear funding plan helps; uncertainty hurts. The task is to have the study, the budget and any assessment decision in writing before the buyer asks.

Does a Harbor Towers sale need association approval?

That is set by the Harbor Towers declaration, which is not public. We confirm it with the association before listing so the buyer's timeline includes it.

What paperwork should I gather before listing?

The section 718.503 package including the reserve study or statement, the current budget and financial statement, the master insurance page, FEMA's 2019 map revision, the association's written account of the 2025 repair, and both estoppel requests ready to order.

Should I sell furnished?

Many Harbor Towers buyers are seasonal owners from out of state who want a turnkey unit, so furnished often helps; list the furniture on a separate bill of sale and price it separately so the appraisal reads the real estate alone.

Your Local Real Estate Experts

Harbor Towers owners and buyers work directly with Jesse McGreevy and Marc Comisar, not a call center. The two have sold Southwest Florida real estate for more than twenty years and read Harbor Towers' county cost cards, FEMA's map revision, the state's corporate and condominium records, the association's public report and every recent sale before writing this guide.

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

McGreevy and Comisar are the Domain Realty team behind this Harbor Towers at Burnt Store Marina guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse runs the valuation and pricing conversation for Harbor Towers sellers; Marc leads buyer representation, which at Harbor Towers means reading the reserve study, the fee stack, the milestone schedule and the repair record before you write an offer.

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

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

What Our Clients Say

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

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

★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Ann Perez, verified Google review

★★★★★ “We have purchased many properties over the years and Jesse is without a doubt the most knowledgeable, personable and efficient real estate broker we have ever worked with!” Jennifer Schnabel Wood, 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 Harbor Towers at Burnt Store Marina home? Get a free Harbor Towers home valuation, or call Jesse direct at (239) 898-6072.

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

Licensure, and the Office of Record

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

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

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

Where Else to Find the Team

Find the team on McGreevy and Comisar on YouTube and McGreevy and Comisar on LinkedIn. For the city-wide picture, see our Punta Gorda guide. Our guides to Grande Isle Towers, Marina South Shore, Commodore Club, Courtside Landings and Sunset Key cover the other Burnt Store Marina neighborhoods. Buyers looking across the whole community can start with our Burnt Store Marina buyer guide.

Frequently Asked Questions, Buyer Edition

These Harbor Towers at Burnt Store Marina buyer questions are answered from the Lee County cost cards and sales file, FEMA's 2019 map revision, the state's association records, the association's public report, the Section 22 documents and the Southwest Florida MLS, pulled September 2026. Where the record stops, we name the document that holds the answer.

What is Harbor Towers at Burnt Store Marina?

A 120-unit condominium in two eight-floor towers at 2060 and 2090 Matecumbe Key Road, inside Burnt Store Marina, a gated Lee County community with a Punta Gorda 33955 address (Lee County roll; Florida DBPR project PR1P024096).

Is Harbor Towers in Punta Gorda or Lee County?

The mailing address is Punta Gorda, but the towers are in unincorporated Lee County: Lee taxes them, maps their floods, permits their work and runs their schools. Water and sewer come from Charlotte County Utilities.

How many floors and units does Harbor Towers have?

Eight floors in each tower: eight homes on each of floors 1 to 7 and four penthouse-level homes on floor 8, 60 per tower and 120 in all.

When was Harbor Towers built?

The 2090 tower in 1998 and the 2060 tower in 2000, per Lee County's building layer; the condominium was declared and its association filed in 1998, and the first 2060 sales were recorded in late 2000.

What floor plans are available?

Seven county sizes: 809, 960, 1,141 and 1,155 square foot two-bedroom, two-bath homes, a 1,402 square foot three-bedroom, and 1,916 and 2,314 square foot three-bedroom penthouses, all with screened lanais.

Which Harbor Towers units have bay views?

Stack positions 01 through 06 on every floor and all eight penthouses carry a Bay view on the county cards, 92 homes; positions 07 and 08, the 809 square foot homes, carry a Pool view.

How much do Harbor Towers condos sell for?

The county recorded 12 resales in the 36 months since September 2023 at a $372,500 median, from $200,000 to $550,000. By plan over 60 months, 809s ran $200,000 to $276,000 and 1,402s $465,000 to $550,000.

What are the HOA fees at Harbor Towers?

Not published. The 2026 condominium fee, what it covers and any special assessment are on the association's budget, its section 718.504 question-and-answer sheet and the estoppel certificate, all of which a buyer receives.

What does the Harbor Towers fee cover?

The association's budget states it. What the fee must fund is set by law and the building: the master insurance policy, reserves including the structural study items, elevators, the pool and hot tub, parking, grounds and management.

Is there a Section 22 master assessment too?

Yes. Every Burnt Store Marina lot and dwelling unit outside Area IV pays an equal Section 22 assessment for the roads, gates, security and common areas; the amount is on the Section 22 budget and estoppel certificate, not online.

Has Harbor Towers completed its structural integrity reserve study?

Not published on any public source we could reach on September 29, 2026, and the state's two SIRS databases would not load for us that day. A buyer receives the study, or a statement that none was completed, under section 718.503.

What was the post-tension cable repair?

The association's 2025 report describes a post-tension cable problem in Building 1 (2090) after Helene and Milton, a loose cable that damaged one unit's ceiling, a county permit and a repair of about nine months. Cost, funding and completion are not public.

When are the Harbor Towers milestone inspections due?

By December 31, 2028 for 2090 and by December 31, 2030 for 2060, reading the county's building years; the statute runs from each certificate of occupancy.

Is Harbor Towers in a flood zone?

FEMA removed both towers from the Special Flood Hazard Area by a Letter of Map Revision in 2019; the buildings map Zone X shaded on the current Lee County panel, while parts of the grounds remain Zone AE with an 8-foot base flood elevation.

Do I need flood insurance at Harbor Towers?

The federal mandatory purchase requirement does not apply to the two structures under the 2019 letter, but a lender may still require it, and Citizens is phasing in flood coverage for its wind policyholders by January 1, 2027.

What hurricane evacuation zone is Harbor Towers in?

Lee County Evacuation Zone A, storm-surge zone 1, the first zone Lee County orders out.

Who insures the building?

The association's master policy insures the buildings and common elements; each owner carries an HO-6 policy for the interior. The carrier and deductibles are on the members-only insurance page and the declarations page.

Is Harbor Towers a 55+ community?

Not at the master level, and we found no published Harbor Towers age rule. Confirm with the association in writing.

Can I rent out my Harbor Towers condo?

Renting is allowed at the master level; the minimum lease term and any tenant approval are set by the Harbor Towers declaration, which is not public. Renters register with the gate and buy their own club memberships.

Are pets allowed at Harbor Towers?

Household pets are allowed under the master rules, leashed outside; the number and size limits for the towers are in the Harbor Towers rules, which are not public.

Does a Harbor Towers condo come with a boat slip?

No. Slips and dry storage at Safe Harbor Burnt Store are separate contracts with the marina.

Is golf or fitness membership included?

No. The Burnt Store Marina Country Club, the Fitness, Racquet and Pool Club ($1,065 a year for a couple, $533 single, in 2026) and the yacht club are each optional and paid separately.

What are property taxes at Harbor Towers?

Lee County district 034 at 14.0825 mills in 2025 and 13.6738 proposed for 2026. A non-homestead Harbor Towers unit on the 2026 notice paid $5,167.27 for 2025 and was proposed at $4,108.89 for 2026.

Is there a CDD at Harbor Towers?

No community development district appears on the Harbor Towers tax notice or the Lee district layers.

What schools serve Harbor Towers?

School District of Lee County schools in Cape Coral and North Fort Myers, by choice within Elementary Zone A, Middle Zone AA and High School West sub-zone 2.

How far is Harbor Towers from the marina and fitness club?

About 0.2 mile to the Fitness, Racquet and Pool Club and about half a mile to Safe Harbor's office and Cass Cay, in a straight line.

Which plan is the best value?

On price per county square foot, the 809 and the 1,141 and 1,155 plans have sold for less per foot than the 960 over 60 months; the 960 is the most expensive per foot but the least expensive bay-view home.

How does Harbor Towers compare with Grande Isle Towers?

Harbor Towers is less expensive, with smaller entry plans and a 2019 FEMA map revision; Grande Isle is newer, larger per home, on the double-gated Prosperity Point peninsula, and in III and IV publishes a fully funded reserve study.

Frequently Asked Questions, Seller Edition

These Harbor Towers at Burnt Store Marina seller questions are the ones owners ask us most, answered from the county record, the MLS, the Florida Statutes and the Harbor Towers and Section 22 documents that are public. Every figure carries its window and date.

What is my Harbor Towers condominium worth?

It depends first on plan, view and floor. Over 60 months the county recorded medians of $257,375 for 809s, $395,000 for 960s, $385,000 for 1,141 and 1,155 homes and $514,500 for 1,402s. Request a free Harbor Towers valuation for your unit.

How many Harbor Towers homes sold last year?

Three county-recorded resales in the twelve months from September 1, 2025 to August 7, 2026, at a $370,000 median, and one Harbor Towers closing on the MLS in the year to September 26, 2026.

Are Harbor Towers prices dropping?

Mixed. Larger bay-view homes have held their 2023 prices on repeat sales, the smallest plan recorded a $200,000 sale in November 2025, and the county's 2026 market value for one sampled unit fell 18.1 percent from 2025.

How long does it take to sell a Harbor Towers condo?

The last two Harbor Towers MLS closings took 201 and 269 days; the 17 closings since November 2021 took a median 19 days. Across Burnt Store Marina the latest twelve months' MLS median was 247 days.

What share of asking price do Harbor Towers condos get?

A median 100.0 percent of list over the 17 MLS closings since November 2021, but 92.8, 78.9 and 94.9 percent on the three since November 2023. Price to the plan and floor from the first day.

Is it a buyer's or seller's market at Harbor Towers?

On current evidence a buyer's market: three county sales in twelve months, long days on market and sale-to-list below 95 percent on recent closings.

When is the best time to list a Harbor Towers condo?

Before season. With 53.3 percent of owners mailing outside Florida and summer occupancy low, listings that are ready by November reach seasonal buyers while they are here.

Does the SIRS law apply to my Harbor Towers condo?

Yes. Both towers are three or more habitable stories, so section 718.112(2)(g) requires a structural integrity reserve study every ten years, with the first due by December 31, 2025 for existing associations.

Do I have to give my buyer the SIRS?

Yes. Section 718.503(2)(a) requires the seller to provide the most recent structural integrity reserve study, or a statement that none was completed, at the seller's expense.

Will the milestone inspection affect my sale?

It will become part of the file. By the county's building years the 2090 tower's inspection is due by the end of 2028 and 2060's by 2030; the inspector's summary joins the resale package once it exists.

Does my building's year matter?

Yes, for the milestone calendar. The county's building layer dates 2090 to 1998 and 2060 to 2000; a 2060 seller should make sure the listing does not repeat the 1998 date.

Will buyers ask about the post-tension repair?

Expect it. The association described the Building 1 repair in a public report. Ask the association for a written account of completion, cost and funding, and put it in the listing file.

What if there is a special assessment when I sell?

It appears on the estoppel certificate. Who pays an assessment levied before closing is a contract term; state it in the listing and the contract so it is not negotiated in the final week.

Who pays the estoppel fees?

Florida law lets the association charge for the certificate, and in most Southwest Florida contracts the seller orders and pays for it. Your contract controls; we set it out on your net sheet.

How many estoppel certificates does a Harbor Towers sale need?

Two: the Harbor Towers condominium association's under section 718.116 and the Section 22 master association's under section 720.30851.

Does the association have to approve my buyer?

That is set by the Harbor Towers declaration, which is not public. We confirm it with the association before listing.

What must I disclose?

Known material defects, the flood disclosures required by section 689.302, and the section 718.503 condominium documents. The 2025 repair and any assessment are facts a buyer will learn from the documents anyway, so disclose them clearly.

Does the 2019 FEMA letter help my sale?

Yes. It removed both towers from the Special Flood Hazard Area, so the federal flood-insurance requirement does not apply to the structures. Put the letter in the listing file for the buyer's lender and insurance agent.

What are my closing costs as a seller?

Commission, Florida documentary stamp tax at $0.70 per $100 of price under section 201.02 ($2,607.50 on a $372,500 sale), title and closing charges, estoppel fees, and prorated taxes and assessments. We give every seller a written net sheet.

Should I sell furnished?

Often, yes, for a seasonal buyer. Price the furniture separately on a bill of sale so the appraisal reads the real estate alone.

What updates pay off before selling?

Condition and presentation: fresh paint, lighting, and repair of anything an inspector will flag. Structural and exterior items belong to the association, so an owner's money goes further inside the unit.

Does the floor I am on change my price?

Since 2021, floors 4 to 8 have sold for about 10 percent more per county square foot than floors 1 to 3. Over the full record since 2009 the difference disappears, so we price from recent same-floor-band sales.

Does a 1,402 sell for more than a 960?

Yes in dollars, about $120,000 more at the 60-month medians, but not per foot: the 960 has sold for the building's highest price per square foot.

How do I price an 809 at Harbor Towers?

Against other 809s, which face the pool. The 36-month record runs $200,000 to $276,000; condition, furnishings and the floor separate one 809 from another.

How do I price a penthouse at Harbor Towers?

From the building's per-foot evidence and Grande Isle's larger plans, because only four penthouse sales are on the county record since 2009, the latest $750,000 in February 2022.

Can I sell by owner?

Yes. Florida law does not require an agent. You still have to deliver the section 718.503 package, order both estoppels and register showings with the gate.

Can I put up a For Sale sign?

The master rules allow one sign no larger than 6 by 8 inches; in a tower the association's rules govern where, if anywhere, it can go.

How are showings handled inside the gate?

Buyers and agents enter at the staffed main gate; open houses need advance registration with the gatehouse and run Friday to Sunday, 11:30 to 5:00.

Can I sell while the unit is leased?

Usually, subject to the lease. The buyer takes the unit subject to the tenancy, and showings need the tenant's cooperation, so check the lease and the declaration first.

Will my buyer's taxes be higher than mine?

Often. Your bill reflects your exemptions and caps; a buyer is assessed at the county's market value for the year after purchase. Show buyers the millage, not your bill.

What happens to my homestead exemption when I sell?

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

Does my country club membership transfer?

The Burnt Store Marina Country Club's transfer guideline allows a membership to transfer to the buyer of the property; the Fitness, Racquet and Pool Club treats memberships as belonging to people, not properties.

Should I rent instead of selling?

Only if the declaration's leasing rules and summer vacancy fit your numbers. We can show you both paths with the same record.

Why hire McGreevy and Comisar to sell my Harbor Towers home?

Because we price Harbor Towers from every county-recorded sale by plan, view and floor, build the reserve-study, repair and flood-letter file before the first showing, and market to the Midwest owners who buy here. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; call Jesse direct at (239) 898-6072.

Sources and Authoritative References

Every Harbor Towers at Burnt Store Marina fact on this page traces to a primary record, grouped below by issuer and numbered continuously: the association and the State of Florida, the Florida Statutes, Lee County, the Section 22 master association, federal agencies, insurance, schools, health care and news, plus the county sales file and MLS pull.

Harbor Towers Association and the State of Florida

1. Harbor Towers association website (members-only documents, rules, insurance and board pages), read September 29, 2026
2. Harbor Towers president's report to owners, 2025 ("Harbor Towers Happenings")
3. Florida Division of Corporations, Harbor Towers Condominium Association, Inc., document N98000002991
4. Florida DBPR condominium register extract, Central West
5. Florida DBPR, structural integrity reserve study reporting
6. Florida DBPR SIRS database, reports submitted before July 2025
7. Florida DBPR SIRS database, reports submitted since July 2025
8. Florida DBPR, milestone inspections resource page
9. Florida DBPR, condominiums and cooperatives FAQs

Florida Statutes and the Florida Legislature

10. Section 553.899, mandatory structural inspections for condominium buildings
11. Section 718.112, bylaws, budgets and the structural integrity reserve study
12. Section 718.503, resale disclosure and the seven-day voidability period
13. Section 718.111, association official records
14. Section 718.116, condominium assessments and estoppel certificates
15. Section 718.504, the Frequently Asked Questions and Answers sheet
16. Section 720.30851, homeowners association estoppel certificates
17. Section 689.302, seller's flood disclosure
18. Section 201.02, documentary stamp tax on deeds
19. Section 196.031, homestead exemption
20. Section 193.155, Save Our Homes assessment limitation and portability
21. Section 212.03, transient rentals tax
22. SB 4-D (2022 special session), condominium safety
23. SB 154 (2023), condominium and cooperative associations
24. CS/CS/HB 913 (2025), condominium and cooperative associations

Lee County Property Appraiser

25. Cost card, seventh-floor 1,155 square foot unit, 2090 Matecumbe Key Road (folio 10444964)
26. Cost card, first-floor 1,402 square foot unit, 2060 Matecumbe Key Road (folio 10444976)
27. Cost card, first-floor 1,402 square foot unit, 2090 Matecumbe Key Road (folio 10444915)
28. 2026 notice of proposed property taxes, Harbor Towers unit (folio 10444964)
29. Parcel layer (ownership mailing state, tax and garbage districts)
30. Subdivision and condominium plat layer
31. Land-type layer (Bay, Canal, Lake, Golf, Dry)
32. Districts map service
33. Lee County Property Appraiser home page (exemptions and filings)

Lee County Government

34. Lee County building footprint layer (building year, stories, units)
35. Lee County development orders layer
36. Lee County evacuation zones layer
37. Lee County Public Safety, evacuation
38. Lee County DCD, substantial improvement and substantial damage
39. Lee County DCD, Community Rating System discounts
40. Lee County Solid Waste, adopted rates
41. Lee County Solid Waste, Area 5 collection
42. Lee County, CPA2007-00054 staff report (Section 22 plat and history)
43. Lee County Resolution ZAB-83-445 (1984 zoning)
44. Lee County Ordinance 09-16 (Burnt Store Marina Village)
45. Lee County zoning case DCI2022-00039 (Burnt Store Mixed-Use)
46. Lee County and City of Cape Coral, Burnt Store fire MSTU interlocal agreement

Punta Gorda Isles, Section 22, and the Community's Clubs

47. PGI Section 22 Homeowners Association home page
48. Summary of Section 22 Rules and Regulations for Owners and Residents
49. Declaration of Restrictions, Section 22, with amendments
50. Section 22 Amended and Restated Bylaws, 2016
51. Section 22, Accessing Our Community (gates)
52. Section 22, Association Management Company
53. Section 22, Rules for Issuing Bar Codes, 2020
54. Section 22, Renter's Gate Access Form
55. Section 22, Club Policies and Forms
56. Section 22, Fitness, Racquet and Pool Club
57. 2026 Resident Membership Application, Fitness, Racquet and Pool Club
58. Section 22, BSM Barking Lot dog park
59. Section 22, Real Estate Open House Policy
60. Section 22, ARC Board of Directors General Policies
61. Burnt Store Marina Code of Conduct
62. The Beacon, Section 22 board, March 2026 (amenity loan paid off)
63. The Beacon, Section 22 treasurer, July 2025 ($380 amenity assessment)
64. The Beacon, "HOA and COA Laws," March 2025
65. The Beacon, December 2022 (Hurricane Ian)
66. The Beacon, December 2024 (Helene and Milton)
67. The Beacon, Marina Beat, July 2025
68. The Beacon, Lee County leash laws
69. Burnt Store Marina Country Club, membership
70. Burnt Store Marina Country Club, membership transfer guideline
71. Safe Harbor Burnt Store
72. Sunset Pointe Towers Condominium Association (Grande Isle III and IV)
73. Platinum Point Yacht Club

FEMA, NOAA, the Census Bureau and Federal Records

74. FEMA Letter of Map Revision Based on Fill 19-04-5231A, Harbor Towers Buildings 1 and 2, July 26, 2019
75. FEMA National Flood Hazard Layer
76. FEMA National Flood Hazard Layer, LOMA and LOMR-F layer
77. FEMA Flood Map Service Center, address search
78. FEMA Community Rating System eligible communities, April 1, 2026
79. National Hurricane Center, Hurricane Ian report
80. National Hurricane Center, Hurricane Helene report
81. National Hurricane Center, Hurricane Milton report
82. NIST, Champlain Towers South collapse investigation
83. U.S. Census geocoder, 2090 Matecumbe Key Road
84. USPS Post Office Locator, 33955
85. FCC National Broadband Map

Florida Insurance and Hardening Programs

86. Citizens Property Insurance, flood coverage rules
87. My Safe Florida Home

Schools, Utilities and Health Care

88. School District of Lee County, school zones
89. School District of Lee County, Student Enrollment Plan 2026-2027
90. Florida Department of Education, school grades
91. Charlotte County Utilities, rates
92. HCA Florida Cape Coral Emergency
93. Lee Health, four acute care hospitals fast facts (UnitedHealthcare notice)

Roads and News

94. FDOT, Burnt Store Road PD&E study
95. Cape Coral Breeze, Burnt Store Road safety contract, May 19, 2026
96. Charlotte County Ordinance 2026-025 (17150 Burnt Store Road)

Records Cited in Plain Text

97. Lee County Property Appraiser public sales files, qualified improved sales for all 120 Harbor Towers parcels, 1998 to April 30, 2026, read through our county sales index built September 29, 2026; windows of 12, 24, 36 and 60 months and calendar years, our analysis.
98. Lee County Property Appraiser cost cards for all 120 Harbor Towers units, read September 29, 2026 (plan, floor, view, lanai and 2025 market value).
99. Southwest Florida MLS Matrix, Development Burnt Store Marina, closed sales to September 26, 2026, pulled September 26, 2026, split to Harbor Towers by address.

Downloadable Documents

The official Harbor Towers at Burnt Store Marina documents below are published by FEMA, the Section 22 master association, the Harbor Towers association and the State of Florida, and each link opens the issuing authority's own copy. The Harbor Towers declaration, budget, rules, insurance summary and structural integrity reserve study are not posted publicly; buyers receive them under section 718.503.

Market data from Southwest Florida MLS, pulled September 2026.

McGreevy and Comisar, Best Realtor for Harbor Towers at Burnt Store Marina. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.