Burnt Store Marina - Marina South Shore

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

McGreevy and Comisar wrote this guide first for Marina South Shore owners who are weighing a sale, and second for buyers who want the building's real record before they tour: what each of the two floor plans has sold for, how the county's 2026 values moved for every one of the 123 homes, what the state's structural integrity reserve study database shows, and what the recorded documents say about the seawall in front of the buildings. Marina South Shore is a 123-home, three-story waterfront condominium inside the master-planned community of Burnt Store Marina in Punta Gorda, Florida. It was the first condominium built on the marina side of the community, in 1980, and it still lines the south marina basin and the harbor channel along South Shore Drive. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and among the Top 1% Real Estate Agents Nationally Since 2008.

One address fact governs everything else on this page. The envelope says Punta Gorda, ZIP 33955, but Marina South Shore sits in unincorporated Lee County, not in the City of Punta Gorda and not in Charlotte County. Lee County values and taxes each unit, Lee County's flood map and building department govern the buildings, and the School District of Lee County serves the address, while water and sewer come from Charlotte County Utilities across the county line.

This guide is built from the Lee County Property Appraiser's parcel file, cost cards and 2026 notices of proposed property taxes for all 123 units, every qualified sale the county has recorded for the condominium since 1980, the Florida Department of Business and Professional Regulation's condominium register and both of its structural integrity reserve study databases, the Florida Division of Corporations, the recorded Tract C declaration and its amendments, FEMA's flood layers, the Florida Statutes and the Southwest Florida MLS, pulled September 26, 2026. If you own at Marina South Shore and are weighing a sale, start with the market snapshot, the reserve study section and the seller section, then call Jesse. If you are buying, the building-by-building and view-by-view record below tells you which of the 123 homes fits before your first showing.

Why McGreevy and Comisar Are the Best Realtor for Marina South Shore at Burnt Store Marina

McGreevy and Comisar are the best realtor for Marina South Shore 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 Marina South Shore read built from every county-recorded sale since 1980 and the state's condominium filings.

If you're searching for the best realtor for Marina South Shore at Burnt Store Marina in Burnt Store Marina, Punta Gorda, whether you're ready to sell your Marina South Shore 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 Marina South Shore for reasons particular to the building. Marina South Shore is not one product. It is two floor plans, a 2,069 square foot three-bedroom and a 1,547 square foot two-bedroom, spread across eight buildings with three different outlooks on the county's record: the open harbor on the west, the marina basin and channel in the middle, and the preserve on the east. In the 2026 county values the harbor-view three-bedrooms sit about $81,000 above the basin-view three-bedrooms, and the preserve-view two-bedrooms sit about $28,000 below the basin-view two-bedrooms. A listing agent who prices a Marina South Shore condominium off the community median, or off the last South Shore Drive sale regardless of plan, floor and view, leaves money on the table or leaves the home on the market.

Recent Marina South Shore at Burnt Store Marina track record (all brokerages, county recorded deeds): In the last 12 months Marina South Shore at Burnt Store Marina has seen 5 recorded resales (Lee County Property Appraiser public sales file, qualified improved sales recorded from September 1, 2025 to August 7, 2026, the newest sale in the file), from $150,000 to $420,000, at a median of $350,000 (five sales, an odd count, so the median is an actual sale), the same five sales and the same median shown in our Burnt Store Marina guide. Five 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 qualified, in the 24 months since September 2024, at a median of $307,500 (an even count, so the midpoint of $300,000 and $315,000), from $150,000 to $535,000, dollar volume $4,075,000, none a first sale from the developer. The highest-priced Marina South Shore sale in that window was $535,000, a first-floor three-bedroom at 3270 South Shore Drive in January 2025. On the Southwest Florida MLS, split to Marina South Shore by address, the Burnt Store Marina development label carried no Marina South Shore closing in the twelve months to September 26, 2026 and 11 over five years, too few for a building-level days-on-market figure for the latest year; across the whole community, blended, the MLS shows 30 closings at a $323,750 median, a median 247 days on market and a 94.1% median sale-to-list ratio. The county record does not name the listing office on each sale, so we state no represented-sale count for Marina South Shore here; ask us and we will walk you through all twelve.

For Marina South Shore sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and off-market discretion. At Marina South Shore it has to reach the right audience in the right month: on the county's 2026 notices only 49 of the 123 units carry a standard homestead exemption, and 64 owners (52.0%) receive their tax notice outside Florida, led by Michigan, Minnesota, Ohio, Wisconsin and Indiana. Your next buyer is as likely to be in Grand Rapids in October as on South Shore Drive in February. We also build the paperwork file before the first showing: the association's structural integrity reserve study or its summary, the resale disclosure package under section 718.503 of the Florida Statutes, the condominium and Section 22 estoppel certificates, the building's flood zone and any elevation certificate, and whatever slip agreement, if any, the seller holds with the marina.

For Marina South Shore buyers: the first question is the building's paperwork, because at a 1980 condominium the reserve study, the reserves and the milestone inspection are the facts that separate one listing's carrying cost from another's. The second is the plan, floor and view, which set the price band. The third is what the condominium fee covers, which is set in an association budget that is not posted publicly. Sellers and buyers comparing the best real estate agents in Punta Gorda should ask each one to answer those three questions for a specific South Shore Drive address; we answer them below.

Honors and recognition:

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

Selling your Marina South Shore at Burnt Store Marina home? Get a free Burnt Store Marina home valuation or call Jesse direct at (239) 898-6072.

Buying a home in Marina South Shore 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 Marina South Shore as a Homebuyer

Living in Marina South Shore means a three-story building on South Shore Drive, a 1,547 or 2,069 square foot home with an enclosed lanai, a view of the harbor, the marina basin or the preserve, the condominium's own clubhouse and pool, and the Burnt Store Marina gate, golf and marina a short walk or cart ride away.

Marina South Shore is the oldest condominium on the marina side of Burnt Store Marina and the largest single condominium in the community by unit count: 123 homes against 120 at Harbor Towers. Only the four Grande Isle Towers, which are two condominiums of 112 and 104 homes, add up to more as a family. What follows is what daily life looks like, drawn from the county's cost cards, the recorded declaration and the association's public filings.

What Is Marina South Shore?

Marina South Shore is a residential condominium governed by Chapter 718 of the Florida Statutes, recorded in four phases at Official Records Book 1432, Page 278 of the Lee County public records, with its condominium plat at Condominium Book 6, Pages 160 to 166. The Florida Department of Business and Professional Regulation lists it as Marina South Shore Condo, project PR1S006483, 123 units, recorded February 20, 1981, managed by Marina South Shore Condo Assn Inc (DBPR managing entity MA00012345) (DBPR condominium register extract, read September 29, 2026). The Lee County parcel file carries exactly 123 residential units plus one common-element parcel, which is the same count.

The association is a Florida not-for-profit corporation, Marina South Shore Condominium Association, Inc., document number 746801, filed April 19, 1979, active, with amended and restated articles filed March 19, 1993 (Florida Division of Corporations). The master association roster lists it simply as "South Shore" among its 47 sub-associations (The Beacon, Resource Hub). Every Marina South Shore owner therefore answers to two associations: Marina South Shore, which maintains and insures the buildings and bills the condominium fee, and the Punta Gorda Isles, Section 22 Homeowners Association, which runs the gates and the community roads and bills the master assessment.

Eight Buildings on South Shore Drive

The county's parcel file places the 123 homes in eight buildings numbered 3210 to 3280 South Shore Drive. The first digit of each unit number is the building, and the letter is the floor: the county's cost cards record every "A" unit on floor 1, every "B" unit on floor 2 and every "C" unit on floor 3 (one first-floor unit in Building 5 is carried without its letter). The buildings are not the same size, and they are not the same product.

Source: Lee County Property Appraiser parcel file (September 2026) and current cost cards for all 123 units, read September 29, 2026 (Lee County Property Appraiser parcel layer; sample card, a third-floor home at 3210 South Shore Drive). Nine plus 12 plus 18 plus 12 plus 18 plus 18 plus 12 plus 24 is 123, and 41 homes sit on each of the three floors.

Why it matters to you: the county classes the whole condominium as "Bay" water on its land-type layer, but the unit cards are more precise, and they split the 123 homes into 32 with a "Bay" view, 79 with a "Canal" view and 12 with a "Preserve" view. Building 8 at 3280 South Shore Drive, the end of the street, is the harbor building. Building 2 at 3220 is the preserve building. Everything in between looks across the south marina basin.

Two Floor Plans: The 2,069 and the 1,547

Every Marina South Shore home has two bathrooms. Ninety of the 123 are three-bedroom homes of 2,069 square feet of base living area on the county card, and 33 are two-bedroom homes of 1,547 square feet. There is no third plan on the roll. The effective year built on every card is 2006, which is the assessor's way of saying the buildings were brought forward from their 1980 construction by later work; the actual year built stays 1980.

The two-bedroom plan concentrates in Building 2, where all 12 homes are two-bedrooms, and in the end stacks of Buildings 4, 5, 6 and 7. Buildings 1, 3 and 8 are three-bedroom only. If you want a two-bedroom with a harbor outlook, the county record shows four such homes, all on the upper floors of Building 7 at 3270 South Shore Drive.

The Enclosed Lanai, and Why Listings Show Two Square Footages

The county card for a typical Marina South Shore home adds a 523 square foot "condo lanai" to the base living area: 117 of the 123 cards carry that 523 square foot line, one more carries 484, and 114 of the 123 record the balcony as "glass," meaning enclosed. That produces the confusion buyers see on listing sites. A three-bedroom is 2,069 square feet of base area and 2,592 square feet in total with the lanai; a two-bedroom is 1,547 square feet and 2,070 in total. In the MLS closings we reviewed, some Marina South Shore listings reported 2,592 or 2,569 square feet for a three-bedroom and 2,070 for a two-bedroom, the lanai-inclusive figure, while others reported the base figure.

Why it matters to you: a two-bedroom listed at 2,070 square feet is not a three-bedroom listed at 2,069. Compare price per square foot only on the same basis, and on this page we use the county's base living area throughout.

First, Second or Third Floor

Each building repeats the same stack on three floors, 41 homes per floor across the complex. The county's 2026 values treat the floors almost identically within a plan and view: a basin-view three-bedroom is valued at $299,194 on the first floor and $299,194 to $299,844 on the second and third. Buyers have not always agreed. The recorded sales are too few to prove a floor premium in the latest two years, but the pattern at Burnt Store Marina's older walk-ups is that the first floor sells to buyers who want no stairs and a lanai near the water, and the third floor sells to buyers who want the long view.

Whether each building has an elevator is not stated on the county cards or on any public association page we reached, and Marina South Shore descriptions vary on the point. Ask the listing agent or the association, in writing, how a third-floor owner reaches the door, and if there is an elevator, when it was last modernized.

The View Decides the Price Band

On the county's 2026 values, view moves a Marina South Shore home more than floor does:

Source: Lee County Property Appraiser 2026 notices of proposed property taxes for all 123 units, "market value" for 2025 and 2026, read September 29, 2026 (sample notice); even-count medians are the mean of the middle pair, rounded to the dollar. The county's market value is its estimate of the most probable selling price as of January 1 of each year, not an appraisal of any single home.

Who Owns at Marina South Shore?

The county's records answer the question better than a brochure. On the 2026 notices, 49 of the 123 homes carry a standard Florida homestead exemption (and three more carry larger exemptions), so roughly four in ten are full-time homes. Fifty-nine owners (48.0%) have a Florida mailing address, 55 of them in Punta Gorda. The other 64 receive their notice out of state, led by Michigan (18), Minnesota (5), Ohio (4), Wisconsin (4) and Indiana (4), with owners in 15 more states (Lee County Property Appraiser parcel layer, owner mailing fields, read September 29, 2026; our count).

That makes Marina South Shore a seasonal building with a strong full-time minority, and a Midwestern one. For a buyer, expect quiet halls from May to October and a full pool deck in February. For a seller, expect your likeliest buyer to come from the upper Midwest, and time the launch for the months that buyer is here or planning to be.

A Day at Marina South Shore

A February morning at Marina South Shore might start on the enclosed lanai over the south basin, with the boats of Safe Harbor Burnt Store below and the channel to Charlotte Harbor beyond. Cass Cay's restaurant and bar and The Trading Post sit on the basin along Matecumbe Key Road, and the Fitness, Racquet and Pool Club at 3085 Matecumbe Key Road is described by the association as "across from marina boat ramp" (Section 22, Fitness, Racquet and Pool Club).

The county cost cards list three recreation features for every Marina South Shore unit: a clubhouse, a community pool and a "mooring slip" code, and the condominium's common-element parcel is classed as "recreational areas" on the county roll with 4.5 acres of buffer land and 6.24 acres of right of way (Lee County Property Appraiser, common-element cost card). What the "mooring slip" code does and does not mean is its own question, answered in the seawall section below.

What you do not do at Marina South Shore is maintain the building. The roof, walls, grounds and the master insurance policy are the association's responsibility under Chapter 718, and exterior changes need both the condominium's approval and the Section 22 Architectural Review Committee's, which reviews homes inside condominium associations too (Section 22 ARC policies).

What Marina South Shore Does Not Have, or Has Not Published

Five things buyers sometimes assume. No public fee schedule: the condominium's budget and dues are not posted on any public page we reached. No boat slip in the deed on the record: the recorded Tract C declaration reserves the seawall to the marina side, as explained below. No age restriction at the master level: Burnt Store Marina's master documents carry none. No garages on the county cards: parking arrangements are set by the association's rules, which are not public. No exemption from Florida's condominium safety laws: at three stories, Marina South Shore sits inside both the structural integrity reserve study and the milestone inspection regimes, which the next sections cover.

Buying at Marina South Shore, Step by Step

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

1. Choose the plan, then the view, then the floor. In the 24 months since September 2024 the county recorded three-bedroom sales from $300,000 to $535,000 and two-bedroom sales from $150,000 to $440,000.
2. Read the condominium file before you offer. Under section 718.503 of the Florida Statutes you are entitled, from a resale seller, to the declaration, articles, bylaws and rules, the annual financial statement and budget, 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.
3. Order both estoppel certificates on day one: the condominium's under section 718.116 and the Section 22 association's under section 720.30851.
4. Price against the same plan, view and floor, not the community median, and put any special assessment balance into the numbers.
5. Insure before the deadline. The whole condominium sits in FEMA Zone AE; get an HO-6 quote on the actual unit and the association's master insurance declarations, including its flood policy.
6. Register at the gate and join what you want. Section 22 membership comes with the deed; the Fitness, Racquet and Pool Club, the country club and any marina slip are separate decisions and separate contracts.

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

Marina South Shore Market Snapshot: What the Condominiums Actually Sell For

Marina South Shore recorded 12 qualified resales in the 24 months since September 2024 at a $307,500 median, from $150,000 to $535,000; the trailing twelve months recorded five sales at a $350,000 median, matching our Burnt Store Marina guide exactly.

Data updated: September 2026 (Lee County Property Appraiser public parcel and sales files, index built September 29, 2026, newest recorded sale August 7, 2026; Lee County 2026 notices of proposed property taxes; Southwest Florida MLS, pulled September 26, 2026)

We tracked every one of the 178 qualified sales the Lee County Property Appraiser has on file for Marina South Shore, from the developer's first sales in 1980 to August 2026, and matched each to its building, floor, plan and county view; every table in this section is built from those rows, not from an automated estimate.

Five recorded sales in the trailing twelve months is below the ten-sale threshold at which we let a median lead, so the leading figure is the first window with ten or more sales, 24 months of county recorded sales. This section lists all twelve (by street address and floor, never by unit number), splits them by plan, adds the 36-month and 60-month windows, lays out the calendar-year record back to 2009, shows what the Southwest Florida MLS adds, and closes with what the county itself now says the homes are worth.

The Leading Window: 24 Months of County Recorded Sales

Source: Lee County Property Appraiser public sales file, qualified improved sales, our analysis; price per square foot uses the county's base living area (2,069 or 1,547), not the lanai-inclusive figure, and is the median of per-sale ratios. None of the twelve was a builder-direct first sale.

All Twelve Sales, One by One

Source: Lee County Property Appraiser public sales file and cost cards, our analysis. Floor is from the county card; view is the card's view code.

Two of those rows are the same homes selling twice. The first-floor three-bedroom at 3230 South Shore Drive recorded at $300,000 in August 2025 and at $420,000 in May 2026, nine months later; the second-floor two-bedroom at 3250 South Shore Drive recorded at $440,000 in March 2025 and at $390,000 in July 2026. The county file does not say why, and we do not guess about any individual owner, but the pair is a reminder that at Marina South Shore the condition of the specific home, not only its plan and view, can swing the price by $100,000 or more.

Two rows deserve a caution. The $150,000 sale of a first-floor preserve-view two-bedroom in August 2026 is recorded as a qualified sale, but it is far below every other sale in the window and below the county's own $224,193 2026 value for that same home; we would not price anything from it. And the $300,000 sale of a first-floor harbor-view three-bedroom at 3280 South Shore Drive in June 2026 sits $80,372 below the county's $380,372 2026 value for that same home, which says more about that home's condition or terms than about the building.

Ready to Sell or Buy at Marina South Shore? Talk to the Team That Read All 123 County Notices

Marina South Shore is the largest single condominium in Burnt Store Marina, and its 2026 county values fell about 21% for the typical unit, so pricing one takes the building's own record, not a portal estimate. Sellers can get a free Burnt Store Marina home valuation built on the plan, view and floor of your home, or call Jesse direct at (239) 898-6072. Buyers can call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida before touring South Shore Drive.

The Trailing Twelve Months, and How They Reconcile With Our Burnt Store Marina Guide

In the last 12 months Marina South Shore at Burnt Store Marina has seen five recorded resales: $420,000 (May 15, 2026), $350,000 (May 22, 2026), $300,000 (June 30, 2026), $390,000 (July 10, 2026) and $150,000 (August 7, 2026), a dollar volume of $1,610,000 and a median of $350,000 (five sales, odd, so the middle sale itself). Those are the same five sales, at the same median, that our Burnt Store Marina guide shows in its "What drives price" table for the twelve months to August 7, 2026. Three were three-bedrooms (median $350,000) and two were two-bedrooms ($150,000 and $390,000). Nothing recorded between September 2025 and April 2026, which is itself a data point: in the county file, Marina South Shore went eight months without a qualified sale through the 2025 to 2026 season.

By Floor Plan and by View

Over the same 24 months, the seven three-bedroom sales ran from $300,000 to $535,000 at a $315,000 median, and the five two-bedroom sales ran from $150,000 to $440,000 at a $300,000 median. Per square foot, the smaller plan sold higher, $193.92 against $152.25 at the median, which is the normal pattern in a building where both plans share the same land, pool and fees.

By county view, ten of the twelve sales were basin-view ("Canal") homes, one was a harbor-view ("Bay") home and two were preserve-view homes. That is too few harbor-view sales to read a harbor premium from the last two years of sales. The county's 2026 values, built from the full market, put that premium at $81,178 for a three-bedroom, and the longer record agrees in direction: the highest Marina South Shore sale the county has on file, $784,500 in June 2022, was a second-floor harbor-view three-bedroom at 3280 South Shore Drive.

By Floor

Source: Lee County Property Appraiser public sales file and cost cards, our analysis. These handfuls are too small to set a floor premium; we show them because a seller will be asked, and the honest answer is that the plan, the view and the condition of the home have mattered more than the floor in the recent record.

Widening the Window: 36 and 60 Months

Source: Lee County Property Appraiser public sales file, our analysis; windows end with the newest recorded sale, August 7, 2026. Each longer window is higher than the one inside it, which is the arithmetic of a market that peaked in 2022 and 2023 and has been giving ground since.

The Calendar-Year Record Since 2009

Source: Lee County Property Appraiser public sales files, 2009 to 2026, qualified improved sales, our analysis. The county's downloadable sale files run from 2009; the file holds no qualified Marina South Shore sale in 2010 or 2011. Even-count medians are the mean of the middle pair.

Read the table the way a seller should. From a 2013 median of $222,500, Marina South Shore climbed through a 28-sale year in 2021 to a 2022 median of $535,000 and a 2023 median of $550,000, the peak, on thin volume. Three-bedroom homes reached a $659,000 median in 2022. Since then the market has repriced hard: the 24-month median of $307,500 is 44% below the 2023 median and roughly where the building traded in 2017 and 2018. Some of that is the whole Burnt Store Marina condominium market, whose county median fell from $408,000 in 2023 to $275,000 in 2026 so far; some of it is specific to older condominium buildings after Florida's post-Surfside laws, which the next sections explain; and some of it is the storm record on the harbor edge.

Before 2009: The Developer's First Sales

The county file carries the earliest recorded sales for many Marina South Shore units, the developer's first sales of 1980 and 1981. They ran from $85,000 for a first-floor two-bedroom in June 1980 to $175,000 for a harbor-building three-bedroom in January 1981, with most three-bedrooms between $120,000 and $145,000; the third-floor three-bedroom at 3210 South Shore Drive whose card we cite above first recorded at $145,000 in October 1980 (Lee County Property Appraiser cost card). Sales from the 1980s and 1990s appear only where they remain on a parcel's history, so we use them for context, never for a median.

What the Southwest Florida MLS Shows for Marina South Shore

The MLS carries two measures the county record cannot: days on market and the ratio of sale price to list price. It also carries far fewer Marina South Shore sales. On the MLS pull for the Burnt Store Marina development label, split to Marina South Shore by address, 11 closings appear in the five years to September 26, 2026, against 40 qualified sales in the county file over nearly the same span, and none in the twelve months to September 26, 2026; the most recent was a third-floor preserve-view two-bedroom that closed March 26, 2025 at $275,000 after 188 days on market, at its list price.

Source: Southwest Florida MLS Matrix, Development Burnt Store Marina, closed September 27, 2021 to September 26, 2026, pulled September 26, 2026, split to Marina South Shore by street address; our arithmetic. Most of those eleven closed in 2021 and 2022, so the 38-day and 97.7% figures describe the boom more than today. For the current year we use the community-wide MLS figures, blended across every Burnt Store Marina home type: 30 closings at a $323,750 median, a median 247 days on market and a 94.1% median sale-to-list ratio in the twelve months to September 26, 2026. The gap between 38 days and 247 days is the single clearest measure of how the market for this kind of home has changed.

What the County Says a Marina South Shore Home Is Worth

The Lee County Property Appraiser values every unit each January 1, and its 2026 values, mailed on the notices of proposed property taxes in August 2026, are the best building-wide picture we have because they cover all 123 homes rather than the dozen that sold. Across the complex, the county's market values fell from $46,503,830 in 2025 to $37,375,550 in 2026, down 19.6%. Leaving aside three units the 2025 roll carried at $38,641 each, a figure far below every other unit whose reason the notices do not state, the typical unit's value fell 21.5% in one year. The median unit went from $381,221 to $299,194.

The same notices show the drop lower down the building's price bands: the median basin-view three-bedroom from $381,221 to $299,194, the median harbor-view three-bedroom from $437,383 to $380,372, and the median preserve-view two-bedroom from $286,743 to $213,710 (sample 2026 notice, a third-floor three-bedroom at 3210 South Shore Drive).

Why it matters to you: an owner who bought in 2021 or 2022 is looking at a county value well under the purchase price, and a buyer can see from the notices exactly where the county, with the whole 2025 sales record in hand, put each home on January 1, 2026. The county's figure is not an appraisal of a particular home, but when a listing is priced well above the county's value for the same plan and view, the listing has to explain why.

What Property Tax Looks Like at Marina South Shore

Every Marina South Shore unit sits in Lee County tax district 034, the Burnt Store Area Fire MSTU, the same district as the rest of Burnt Store Marina's core, at 14.0825 mills adopted for 2025 and 13.6738 mills proposed for 2026. On the third-floor basin-view three-bedroom at 3210 South Shore Drive, which carries no exemption, the 2025 ad valorem taxes were $6,013.30 on a $427,006 value, and the 2026 notice proposes $4,091.10 on $299,194, both before any early-payment discount and before non-ad valorem charges (Lee County Property Appraiser, 2026 notice). Across the 71 units with no exemption on the 2026 notices, the median proposed 2026 ad valorem tax is $4,091.10.

That is one owner's bill, not yours. A buyer's taxable value resets to the county's value in the year after the purchase, homestead and the Save Our Homes cap apply only to a permanent Florida residence (section 193.155, Florida Statutes), and how Lee County's $381.11 solid waste charge applies to a condominium unit is not shown on the notice, so ask for the unit's own prior-year tax bill.

Has Marina South Shore Filed Its Structural Integrity Reserve Study?

Marina South Shore appears in the Florida Department of Business and Professional Regulation's database of structural integrity reserve study reports submitted from July 2025 onward, with all eight South Shore Drive buildings listed. The public database does not show the completion date, the cost or whether an assessment followed; the study itself comes from the association.

Why a 1980 Condominium Has This Question at All

After the June 2021 collapse of Champlain Towers South in Surfside, Florida rewrote the rules for older condominium buildings. Two duties now apply to any condominium building three habitable stories or more in height: a structural integrity reserve study at least every ten years under section 718.112 of the Florida Statutes, and a milestone inspection under section 553.899. Marina South Shore's eight buildings each carry homes on a third floor on the county cards, so both duties reach them unless the association has a building-code determination that says otherwise, which we have not seen.

What the SIRS Law Requires, in Plain Terms

A structural integrity reserve study looks at the parts of the building the association must maintain and sets the reserve funding needed to repair and replace them. The statute's list covers the roof, the structure and load-bearing walls, fireproofing and fire protection, plumbing, electrical systems, waterproofing and exterior painting, and windows and exterior doors. For budgets adopted on or after December 31, 2024, owners may not vote to waive or reduce reserves for those items. The state's own summary gives the timeline in three dates: associations had to submit a completed SIRS reporting form within 45 days from July 1, 2024, create online accounts with the Division by October 1, 2025, and complete the study by December 31, 2025 (Florida DBPR, SIRS Reporting).

What the State's Two SIRS Databases Show for Marina South Shore

The Division publishes two public databases, and "only complete submissions of the SIRS Reporting Form are displayed" in them (Florida DBPR, SIRS Reporting).

• "SIRS Submitted Prior to July 2025." We read all 10,360 entries through the database's own data engine on September 29, 2026. Marina South Shore is not in it, under its project number PR1S006483, its association number MA00012345 or any spelling of its name or addresses (DBPR database, submitted prior to July 2025). Seven other Burnt Store Marina associations are, including Commodore Club, Harbor Towers, Keel Club, The Esplanade, Halyard Club, Spinnaker Club and Tides at Marina Towers.
• "SIRS Submitted July 2025 and After." Marina South Shore is in it: "MARINA SOUTH SHORE CONDO," association "MARINA SOUTH SHORE CONDO ASSN INC," Lee County, with eight street numbers, 3210, 3220, 3230, 3240, 3250, 3260, 3270 and 3280, one for each building (DBPR database, submitted July 2025 and after, read September 29, 2026).

The newer database publishes only the project name, street numbers, city, ZIP, county and association name. Unlike the older one, it does not show who prepared the study, when it was completed, what it cost, or whether the association reported a special assessment tied to it. So the public record tells a buyer that Marina South Shore has filed a complete SIRS report with the state in or after July 2025, and nothing about what the study says.

What Is Not Published, and How to Get It

The Marina South Shore budget, reserve schedule, structural integrity reserve study and any board minutes discussing how to fund it are not posted on any public page we reached. A buyer receives the most recent study, or the association's statement that none has been completed, with the resale documents under section 718.503, at the seller's expense. A seller should request the study and the current budget from the association's manager before listing, so the answer is in the first showing rather than the second week of the contract.

Reading the Budget Against the Study

When you have both documents, three comparisons matter. First, does the adopted budget carry a reserve line for every component the study lists, and at the study's recommended amount? Second, does the study call for work in the next few years, roof, balconies and lanais, waterproofing, windows, that the current reserves cannot cover? Third, has the board voted, or proposed, a special assessment or a loan to close any gap? A Section 22 director has written to residents that post-Surfside reserve requirements are driving large special assessments at condominium associations generally (The Beacon, HOA and COA laws, March 2025); whether that is true at Marina South Shore is exactly what the budget and minutes will show.

Comparing Marina South Shore With Its Neighbors on the State's Record

The older database gives the most detail for the Burnt Store Marina associations that filed early. Commodore Club, the other walk-up of the first building era, reported a study completed April 25, 2024 by an engineer, covering eight buildings, at a reported cost of $17,000, with no SIRS-linked assessment reported, and delivered to owners November 25, 2024. Harbor Towers reported a study completed August 20, 2024 by a reserve specialist. Marina South Shore filed later, which the law allowed, but a buyer comparing the two older condominiums will find more published about Commodore Club than about Marina South Shore until the association's own study is in hand.

When Is the Marina South Shore Milestone Inspection Due?

Marina South Shore's buildings reached 30 years in 2010 by their county year built, so under Florida's milestone statute the first inspection was due by December 31, 2024. The inspection report and its summary are not published on any public page we reached; the association must give owners the summary.

What the Milestone Law Requires

Florida's milestone inspection law applies to condominium buildings "three habitable stories or more in height as determined by the Florida Building Code." The first inspection is due by December 31 of the year the building reaches 30 years of age, based on its certificate of occupancy, and every ten years after; the statute lets the local enforcement agency set an earlier trigger based on local circumstances. Buildings that had already reached 30 before July 1, 2022 had to complete their initial inspection before December 31, 2024. A phase one inspection is a visual examination by a licensed architect or engineer; a phase two inspection follows only if phase one finds substantial structural deterioration. The association must deliver the inspector's summary to every unit owner within 45 days of receiving it and post it on its website if it is required to have one (section 553.899, Florida Statutes; DBPR, milestone inspections).

Where Marina South Shore Sits on That Timetable

By the county's actual year built, 1980 on every card, the eight Marina South Shore buildings turned 30 in 2010, twelve years before the law took effect, so they fall in the group whose first inspection was due before December 31, 2024. Two cautions apply, as they do for every building in our Burnt Store Marina guide's milestone screen. The roll's year built is not the certificate of occupancy date the statute uses, and the phases were completed from 1980 into 1981. And a roll floor count is not a Florida Building Code story determination. Neither caution changes the practical answer: a 1980, three-floor condominium on the harbor edge is squarely the kind of building the law was written for.

Whether Lee County has adopted an earlier local trigger was not published where we looked, and the county does not post milestone results the way some counties do. The Marina South Shore milestone status is therefore something to confirm from the association: ask for the phase one report, any phase two report, the inspector's summary, and the county permits for any repairs the report required.

What the Milestone Schedule Means for Owners and Buyers

For an owner, a completed phase one inspection with no phase two finding is a selling point, and it belongs in the listing file. For a buyer, the inspection is where the building's condition is written down by an engineer, and the reserve study is where the cost of keeping it that way is written down by a reserve professional; read them together. If the inspection required repairs, ask whether they are finished, permitted and paid for, or still to be assessed. The next milestone, ten years after the first, will fall in the mid-2030s.

What Should a Buyer Request From the Marina South Shore Association?

A Marina South Shore buyer should request the full resale package under section 718.503, both estoppel certificates, the structural integrity reserve study and milestone summary, the master insurance and flood policy declarations, and written answers on leasing, pets, parking, any slip arrangement and any pending assessment.

The Statutory Resale Package

Under section 718.503, a unit owner selling a Marina South Shore home must give the buyer, before the contract or within the statute's timetable, a current copy of the declaration of condominium, the articles of incorporation, the bylaws and rules, the most recent year-end financial information, the association's frequently asked questions and answers document, the most recent structural integrity reserve study or a statement that none has been completed, and a copy of the inspector-prepared milestone summary if one exists. If the buyer does not receive them before signing, the contract is voidable by the buyer for seven days after receipt, excluding weekends and legal holidays (section 718.503, Florida Statutes). The question-and-answer sheet required under section 718.504 is where the association states, in its own words, the leasing restrictions, the pet rules and the dues.

The Questions to Put in Writing

• What are the current quarterly or monthly dues for this plan, and what do they cover by name (insurance, water and sewer, cable or internet, grounds, pool, reserves)?
• Is any special assessment voted, proposed or under discussion, including for the structural integrity reserve study, the milestone inspection or post-storm repairs?
• Has the phase one milestone inspection been completed, and did it call for phase two?
• What is the minimum lease term, how many leases a year are allowed, and does the association approve tenants or buyers?
• How many pets, of what size, and are there breed or weight limits?
• How many parking spaces go with the unit, and where do guests park?
• Does anything about a boat slip or dock access convey with this unit, and if so, under what document?
• Who manages the association today, and where are its official records posted?

The Estoppel Certificates

A Marina South Shore sale needs two: the condominium association's under section 718.116, and the Section 22 master association's under section 720.30851. Each states the dues, any special assessment and anything owed as of its date. In late 2026 the master estoppel is also where a buyer confirms that no amenity special assessment carries into 2027, because the association has described 2026 as the final year of that assessment (The Beacon, March 2026).

Want the file built for you? Sellers can get a free Burnt Store Marina home valuation and have us request both estoppels and the structural study, or call Jesse direct at (239) 898-6072. Buyers can call Marc at (239) 287-5873 or read how we represent buyers.

How Did Marina South Shore Come to Be?

Marina South Shore began in 1979, when Punta Gorda Isles' construction company, renamed Burnt Store Marina, Inc., formed the condominium association and restricted Tract C of Punta Gorda Isles, Section 22 for multi-family use. The four phases were recorded in 1980 and 1981, the first condominium on the community's marina side.

Punta Gorda Isles Moves South

Burnt Store Marina is Section 22 of the Punta Gorda Isles development, platted in Lee County at Plat Book 28, Pages 118 through 138, with Tract C set aside for the marina and commercial side (Lee County, CPA2007-00054 staff report). Lee County's 1977 Resolution Z-77-063 rezoned Tract C and the adjacent land from industrial marine zoning to multi-family with special uses on the planned-development concept (Lee County Resolution Z-77-063), and the 1984 Resolution ZAB-83-445 settled the zoning that still governs most of the community (Lee County Resolution ZAB-83-445). Our Burnt Store Marina guide carries the full developer and ownership chain from Punta Gorda Isles through WCI Communities to the 2017 split between Safe Harbor Marinas and the owners.

The Association and the Tract C Declaration

The Marina South Shore association was filed with the Florida Secretary of State on April 19, 1979 (Florida Division of Corporations). On September 14, 1979, Burnt Store Marina, Inc. signed a Declaration of Restrictions for "Portions of Punta Gorda Isles Section 22 Including Tract C and Other Adjacent Lands, Multi-Family," recorded at Official Records Book 1432, Pages 249 through 261, over a tract of about 40.10 acres. It restricted the land to "multiunit residential buildings," required plan approval, tile roofs and approved colors, capped walls and fences at three feet, allowed household pets, barred business use while expressly allowing an owner to rent "for residential use," and made every unit owner a member of the Section 22 association (Declaration of Restrictions and amendments, compiled by the Section 22 association). The Marina South Shore condominium itself was declared in four phases at Official Records Book 1432, Page 278, right behind the restrictions in the same book, and the state register dates its recording to February 20, 1981.

The 1983 Amendment That Named It

On August 2, 1983 the developer amended the Tract C declaration, recorded at Official Records Book 1683, Page 206, because the 1979 legal description "could be construed to restrict all of Punta Gorda Isles, Section 22." The amendment identified the restricted land by name, and the first name in it is "MARINA SOUTH SHORE." It also rewrote the charge paragraph so each unimproved lot and dwelling unit is assessed equally, and rewrote the seawall paragraph discussed in the next section (compiled declaration). The master association still describes Marina South Shore as part of Area II, "Tract C," together with Marina North Shore, Diamond Park, Prosperity Point, Marina Towers and Harbor Towers (Summary of Section 22 Rules and Regulations).

The Road In

In October 1981 Burnt Store Marina, Inc. granted "all persons having an interest in MARINA SOUTH SHORE CONDOMINIUM" and the association a perpetual non-exclusive easement for ingress and egress over a 60-foot strip along "the present road way," recorded at Official Records Book 1554, Page 942, and identified the condominium's plat as Condominium Book 6, Pages 160 to 166. The developer kept the right to use the same strip for drainage and utilities and to dedicate it to the public as road right-of-way (compiled declaration). The county roll today carries 6.24 acres of right of way on the Marina South Shore common-element parcel.

First Sales

The county file shows the developer's first recorded sales from June 1980, with two-bedrooms from $85,000 and most three-bedrooms from $120,000 to $145,000, and a harbor-building three-bedroom at $175,000 in January 1981. By the time the Section 22 association's own history reached the 1980s, Marina South Shore was the building that "settles along the edge of the channel, watching the harbor open wide toward the Gulf," in the words of the association's vice president (The Beacon, August 2026).

The Seawall, the Docks and the 24-Foot Strip: What Marina South Shore Owners Own on the Water

Marina South Shore owners do not own the seawall in front of their buildings under the recorded Tract C declaration: the developer kept it, with an adjoining strip, for a wet dockage rental business now run by Safe Harbor. No public record we reached shows a boat slip conveying with a Marina South Shore unit.

What the 1979 Declaration Reserved

Paragraph 19 of the 1979 Tract C declaration says the developer "shall retain ownership of the seawall and an easement in the adjacent 24 ft. strip," that the adjacent condominium unit owner has a non-exclusive easement across that strip, and that the developer "intends to utilize this seawall area as a wet dockage rental area for the condominium owners in Tract C and adjacent lands described above, other Punta Gorda Isles property Owners in Section 22 and for transient boat rentals" (compiled declaration).

What the 1983 Amendment Changed, and the One Exception

The 1983 amendment kept the seawall "including 1 ft. inward from the seawall" with the developer, tied the 24-foot strip to a Reservation of Easement dated June 29, 1981 at Official Records Book 1537, Pages 226 to 230, as amended August 3, 1983 at Official Records Book 1683, Pages 204 to 205, and then added one sentence that matters to every Marina South Shore owner: "The various condominium associations, with the exception of the Marina South shore Condominium Association, Inc. will be the fee simple owners of the said twenty-four (24) foot strip." In other words, the other Tract C condominiums own their 24-foot strips and carry their upkeep, insurance and taxes; Marina South Shore was expressly carved out. The recorded text does not say who holds the Marina South Shore strip instead, so a buyer who cares should ask the title agent to trace it.

Who Runs the Docks Today

The marina and its basins belong to Safe Harbor Marinas, whose entity bought the marina parcel in January 2017, and Safe Harbor has itself been part of Blackstone Infrastructure since April 30, 2025 (Blackstone). Safe Harbor Burnt Store lists wet slips for boats of 30 to 100 feet with a 7-foot maximum draft and dry storage for boats of 20 to 40 feet, and publishes no rates (Safe Harbor Burnt Store). Safe Harbor has been rebuilding the south basin wall in front of Marina South Shore since Hurricane Ian: in October 2023 the marina's general manager listed "the seawall at Marina South Shore" among the next projects (The Beacon, October 2023), and in September 2025 the Section 22 president wrote that "the seawall along Marina South Shore continues to go in, and should be finished soon," adding that "the new color scheme of the homes along with new seawalls and docks will certainly enhance their look" (The Beacon, September 2025).

What the County's "Mooring Slip" Code Means

Every Marina South Shore cost card lists "mooring slip" among the unit's recreation features, next to the clubhouse and the community pool (Lee County Property Appraiser cost card). That is an appraisal code describing what the location offers; it is not a deed, and it does not tell you that a slip conveys. Some marketing for the building speaks of boat slips; the recorded documents we read reserve the seawall to the marina side. If a slip matters to you, ask the seller for any slip lease or license, confirm with Safe Harbor whether it can be assigned to a buyer, and read the Marina South Shore declaration for any dock provision of its own. Living at Marina South Shore puts your boat a short walk from your door; it does not, on the public record, come with a place to tie it.

What Amenities Come With a Marina South Shore Condominium?

A Marina South Shore condominium carries the condominium's own clubhouse and pool, which the county records on every unit card, and with membership in the Section 22 association that runs the gates and roads. Golf, the Fitness, Racquet and Pool Club, the yacht club and marina slips are separate, optional memberships or contracts.

Inside Marina South Shore

The Lee County cost cards list a clubhouse and a community pool as recreation features of every Marina South Shore unit, and the condominium's common-element parcel at 3200 to 3284 South Shore Drive is classed as "recreational areas" on the county roll, zoned RM-2, owned by the association (Lee County Property Appraiser, common-element cost card). What the association spends on them, their hours and their rules are set in its budget and rules, which are not public.

Through the Section 22 Association: What Membership Includes

Every Marina South Shore owner is a member of the Punta Gorda Isles, Section 22 Homeowners Association by deed. The recorded restrictions make every owner in "Section 22, including Tract C and adjacent lands" a member with the same rights as any other owner (compiled declaration). The association says its annual fee covers "the maintenance of the common areas, roads, access systems and infrastructure" (PGI Section 22 home page), and gate staffing by Platinum Group Security is "paid for with residents' assessments" (Section 22, Accessing Our Community). The main gate on Burnt Store Road is staffed around the clock; the commercial gate at Matecumbe Key Road and Vincent Avenue, the nearest to South Shore Drive, is the one trucks and marina traffic are asked to use.

What Is Charged Separately

• Fitness, Racquet and Pool Club: $1,065 for a couple or $533 for a single, tax included, 2026 resident annual membership; a four-month seasonal membership is $799 or $399 (2026 Resident Membership Application).
• BSM Barking Lot dog park: $100 per household per year (Section 22 dog park).
• Burnt Store Marina Country Club: 27 holes, owned by the Section 22 association and managed by Troon; memberships are priced on the application at the clubhouse, not online, and carry 6.5% sales tax (BSMCC membership).
• Platinum Point Yacht Club: a private, self-financed club whose dues are not published (Platinum Point Yacht Club).
• Marina slips and dry storage: Safe Harbor contracts, rates by inquiry (Safe Harbor Burnt Store).

"All Club memberships are for people, not properties," the association says, so none of the optional memberships passes with the deed unless a club's own transfer rule allows it; the country club does allow a membership to transfer to the buyer of the property under its transfer guideline (Section 22, Club Policies and Forms; BSMCC transfer guideline).

What Are the HOA Fees at Marina South Shore in 2026?

Marina South Shore's 2026 condominium fee is not published on any public page we reached, and the Section 22 master assessment is not published either. Both are set in adopted budgets and stated on the estoppel certificates at sale; the published pieces are the optional club fees, the 2025 amenity assessment of $380 and the county taxes.

Why We Publish No Dues Figure

Listing sites often show a Marina South Shore fee, and the figures they show differ from one listing to the next and from one year to the next. We do not reprint a number we cannot trace to the association's adopted budget. In a year when Florida associations are rebuilding reserves under the structural integrity reserve study law, last year's fee is a weak guide to next year's, and a figure copied from an old listing can be off by a wide margin.

How to Get the Real Number in One Day

Ask the association's manager, or ask us to ask, for three documents: the current adopted budget, which shows the fee for each unit type and the reserve contributions behind it; the question-and-answer sheet under section 718.504, which states the dues in the association's own words; and, once under contract, the estoppel certificate under section 718.116, which states the amount due, any special assessment and anything owed. A declaration of condominium usually allocates common expenses by a stated share per unit, so the two-bedroom and three-bedroom fees will differ; the declaration and the budget will say by how much.

What the Fee Should Cover, and What to Ask About

At a 1980 waterfront condominium, the lines to look for in the budget are the master insurance policy, including wind and flood; building maintenance and reserves for the roof, lanais, waterproofing and painting; the clubhouse and pool; grounds, water and sewer if billed to the association; and management. Ask directly whether cable or internet is paid through the fee, whether water and sewer are, and whether the budget carries a separate line for the structural integrity reserve study components.

Marina South Shore's Layered Fees: Condominium, Section 22, Taxes and Optional Clubs

A Marina South Shore owner pays Lee County property tax, the condominium fee, the Section 22 master assessment and any optional club or marina charges. The table lists every layer, the published amount where one exists, and the document that holds the unpublished ones.

The Layers, One by One

Sources: Lee County 2026 notice; Lee County Solid Waste rates; PGI Section 22 home page; The Beacon, July 2025; The Beacon, March 2026; 2026 Resident Membership Application; Rules for Issuing Bar Codes; Lee County Property Appraiser districts.

A Worked First Year for a Marina South Shore Buyer

Take a buyer who pays $315,000, the 24-month median for a three-bedroom, for a basin-view home and does not claim homestead in the first year. The published pieces of the first year are these: Lee County ad valorem tax on the county's January 1 value for that year, which on a basin-view three-bedroom valued at $299,194 is proposed at $4,091.10 for 2026; the fitness club if wanted, $1,065 for a couple; the dog park if wanted, $100. The unpublished pieces, the condominium fee and the Section 22 assessment, will be the largest recurring lines after tax, and they come from the budget and the two estoppels. In the year after purchase the county resets the assessed value to its market value, and a buyer who makes the home a permanent residence can then apply for homestead with the Lee County Property Appraiser.

What Is Not Published

The Marina South Shore condominium fee, reserve contributions, any special assessment, insurance deductibles, capital contribution or transfer fee if any, and the Section 22 master assessment amount. None of them is on a public page we reached. Every one is on the adopted budgets, the question-and-answer sheet or the two estoppel certificates, and we request them for our clients at the start, not at the end.

Who Governs Marina South Shore? The Association, Its Records and Its Documents

Marina South Shore is governed by Marina South Shore Condominium Association, Inc., a Florida not-for-profit corporation with a seven-member board, under the recorded condominium declaration, the 1979 Tract C restrictions and, above both, the Punta Gorda Isles, Section 22 Homeowners Association. Lee County, not the City of Punta Gorda, is the government.

The Association on the State's Records

The Florida Division of Corporations lists Marina South Shore Condominium Association, Inc. as active, document number 746801, federal employer number 59-2000787, filed April 19, 1979, with amended and restated articles filed March 19, 1993. Its 2026 annual report, filed April 28, 2026, lists a president, vice president, secretary, treasurer and three further directors, seven in all (Florida Division of Corporations). The Department of Business and Professional Regulation lists the condominium as project PR1S006483 under managing entity MA00012345 (DBPR condominium register).

Who Manages Marina South Shore?

The records point to a change in 2026. The state condominium register and the county roll's owner address for the Marina South Shore common elements both still show PO Box 495840, Port Charlotte, the same box the state register lists for Commodore Club "c/o Gateway Management," and the master association's 2025 roster named Gateway as the Marina South Shore manager. On April 28, 2026 the association changed its mailing address and registered agent with the Secretary of State to "c/o Precedent Hospitality and Management," 570 Carillon Parkway, Suite 210, St. Petersburg. A buyer or seller should confirm the current manager before ordering the estoppel certificate, because an estoppel request sent to the wrong manager costs days.

The Documents That Govern a Marina South Shore Home

Sources: compiled declaration; 2016 Certificates of Amendment; Section 22 bylaws.

Official Records and the Association Website

Florida now requires a condominium association of 25 or more units to post its key official records, including the declaration, bylaws, rules, budget, financial statements, the structural integrity reserve study and the milestone summary, on a website or application, which may be limited to owners (section 718.111, Florida Statutes). With 123 units, Marina South Shore is inside that rule. We found no public Marina South Shore website; an owner can ask the manager for portal access, and a buyer receives the documents through the seller.

Architecture and Exterior Changes

Two approvals stand between an owner and any exterior change. The condominium's board decides what an owner may do to a unit's exterior, lanai glass or shutters under the declaration. Section 22's Architectural Review Committee then reviews exterior changes throughout the community, "including homes inside condominium associations," limits fences to three feet in dark metal, and limits colors to earth tones, grey, white or pale pastels (Section 22 ARC policies). The 1979 Tract C restrictions add their own: tile roofs, colors changed only with approval, no outdoor clothes drying, garbage in walled or underground areas with no curbside pickup, and no outside antennas without approval (compiled declaration).

Is Marina South Shore a 55+ Community?

Marina South Shore is not age-restricted at the master level: none of the Section 22 governing documents contains a 55-and-older or Housing for Older Persons Act provision. The Marina South Shore declaration is not public, so ask the association in writing whether it has any age or occupancy rule of its own.

The master documents define a living unit as one "intended for occupancy by one family or household," with no age qualifier, and the Fitness, Racquet and Pool Club sells a child add-on for children 16 and under (Section 22 bylaws; Section 22, Fitness, Racquet and Pool Club). The owner record, with nearly half the homes owned from the Midwest and about four in ten homesteaded, reads like a building of retirees and seasonal owners, but that is who has bought, not a rule about who may.

Can You Rent Out a Marina South Shore Condo?

Marina South Shore owners may rent under the master rules, which bar business use but expressly allow renting "for residential use." The minimum lease term, any annual limit on leases and any tenant approval are set by the Marina South Shore declaration and rules, which are not public; the question-and-answer sheet states them.

The Leasing Rules in One Table

Sources: compiled declaration; Summary of Section 22 Rules; Rules for Issuing Bar Codes; Renter's Gate Access Form; Section 22, Club Policies and Forms.

What a Marina South Shore Landlord Should Plan For

Seasonal rental is the realistic market here: a Midwestern building on the harbor rents to Midwestern snowbirds for January to April. Plan for the association's lease rules before you buy, for Florida sales and tourist development tax on short rentals, for a landlord HO-6 policy, and for the fact that a tenant's club and fitness access is the tenant's own purchase. Florida law also lets condominium amendments restrict leasing, and an amendment that prohibits or regulates rental terms generally applies only to owners who vote for it or who take title after it is adopted (section 718.110, Florida Statutes), so ask whether any leasing amendment is pending.

Pet Rules at Marina South Shore

Marina South Shore sits under the 1979 Tract C restriction that dogs, cats and other household pets may be kept, but not for any commercial purpose and not as a nuisance. Any limit on the number, size or weight of pets is set by the Marina South Shore declaration and rules, which are not public.

Two more rules apply to every Marina South Shore dog. "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), and the Section 22 common-area restrictions say pets "shall not be allowed to be destructive within this Common Area or elsewhere" (compiled declaration). The fenced BSM Barking Lot dog park is $100 a year per household. Before you write an offer with a large dog, get the association's pet rule in writing.

Hurricanes, Flood Zone and Insurance at Marina South Shore

Every one of Marina South Shore's eight buildings sits in FEMA flood Zone AE with an 8-foot base flood elevation and in Lee County Evacuation Zone A. The building lines the south marina basin and the harbor channel, the part of Burnt Store Marina that took the worst of Hurricane Ian and the 2024 surges.

The Flood Map, Building by Building

Source: FEMA National Flood Hazard Layer, queried at the center of each building's units from the county parcel file, September 29, 2026; Lee County flood study, panel 12071C0070G, effective November 17, 2022; Lee County Evacuation Zones layer, which returns county zone A and storm surge zone 1 at the complex. A building sample is not a parcel determination; look up a specific address at the FEMA Map Service Center.

Our Burnt Store Marina guide's county-wide sampling found the harbor edge running higher, AE 9 and in one strip AE 10, with coastal high-hazard VE zones over the harbor water just west of the community; no Marina South Shore building point fell in those. Lee County's 2018 ground model read about 5.6 feet at the South Shore Drive sample point, below the 8-foot base flood elevation, which is why the elevation of each building's lowest floor, not the ground, is what the flood policy prices.

Evacuation, Surge and Wind

Lee County says evacuation zones "are no longer referenced by storm category" and that it "may order the evacuation of zone A before you see any effects of the tropical storm" (Lee County Public Safety, Evacuation). Marina South Shore owners leave by Burnt Store Road, which the association describes as "the primary evacuation route for Cape Coral and Pine Island" (The Beacon, May 2023).

The storm record on this shore is specific. Hurricane Charley's eye passed over Punta Gorda in August 2004 (National Hurricane Center, Charley report). Hurricane Ian made landfall near Punta Gorda on September 28, 2022 at an estimated 125 knots, while a USGS 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 lost trees, lanai cages and stairwells (The Beacon, December 2022). The marina basins took the worst of it. Safe Harbor's general manager later wrote that "the south basin restoration project was completed until Hurricane Ian decided that we should start over" (The Beacon, October 2023), and the south basin is the one Marina South Shore faces. In 2024 the National Hurricane Center found surge inundation of 3 to 5 feet in Helene and 5 to 8 feet in the northern part of Charlotte Harbor in Milton (Helene report; Milton report), and the association's board wrote that the surges "caused significant damage to many docks, boats, vehicles and some houses" (The Beacon, December 2024).

We found no public account of Marina South Shore's own storm damage or insurance claims. The seller's disclosure and the association's minutes are where that history lives, and the 2025 county values, which carried three Marina South Shore units at $38,641 each, a fraction of every other unit, are worth asking about.

The Master Policy and the HO-6

The Marina South Shore association insures the buildings under its master policy, including, in Zone AE, flood coverage on the structure, and the cost of both is in the condominium fee. Each owner insures the unit's interior, contents and liability under an HO-6 policy, with loss assessment coverage for a share of a master-policy deductible. The split between the two is set by the declaration and by section 718.111. Ask for the master policy's declarations page, its wind and flood deductibles, and the building's elevation certificate before you bind a quote.

Flood Insurance, Citizens and Lee County's Discount

Zone AE is a FEMA Special Flood Hazard Area, so a federally backed mortgage requires flood coverage, and Citizens Property Insurance has required flood coverage on its personal-lines wind policies in Special Flood Hazard Areas since 2023 (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, on FEMA's April 1, 2026 list (FEMA, CRS eligible communities; Lee County DCD, CRS discounts). Florida now requires the seller of residential property to complete a flood disclosure, covering flooding that damaged the property during the seller's ownership, flood insurance claims and federal flood assistance, at or before the time the contract is signed (section 689.302, Florida Statutes); at a harbor-edge building, both sides should read that form carefully.

Lee County's 50 Percent Rule and a 1980 Building

Lee County's floodplain rules treat work costing 50 percent or more of a structure's market value as a substantial improvement that must meet current flood standards, and storm damage of the same size as substantial damage (Lee County DCD, substantial improvement). After Ian the county restored the Florida Building Code and National Flood Insurance Program definitions by Ordinance 22-30 (Lee County Ordinance 22-30). For a 1980 building in Zone AE, that rule is applied to the building, so a major post-storm rebuild is an association decision with county limits, not a unit owner's. For an owner, a large interior remodel still needs a Lee County permit and the association's approval.

Hardening and the My Safe Florida Home Condominium Program

Windows, doors and roofs in a condominium usually sit on the association's side of the ledger, which makes hardening a board decision. The state's My Safe Florida Home program runs a separate pilot for condominiums alongside its grants for single-family homes (My Safe Florida Home). Ask the association what it has replaced since Ian, whether the lanai glass is impact-rated, and whether a wind-mitigation report exists for the building.

Selling or buying on the harbor? Sellers can get a free Burnt Store Marina home valuation that accounts for the building's flood zone and storm record, or call Jesse direct at (239) 898-6072. Buyers can call Marc at (239) 287-5873 or read how we represent buyers.

Which Schools Serve Marina South Shore?

Marina South Shore is served by the School District of Lee County, not Charlotte County. The district's zone lookup returned Elementary Proximity Zone A, Middle School Zone AA and High School West Zone, sub-zone 2 at both Marina South Shore parcels we checked, the same assignment as every other Burnt Store Marina address.

Our Burnt Store Marina research ran the district's zone locator at a Marina South Shore phase parcel and at a Marina South Shore condominium parcel, and both returned the same zones (School District of Lee County, school zones). Lee is a choice system: families rank the schools in their zone during Open Enrollment, which opens the first Monday in November for the next school year, and placement is by lottery (Student Enrollment Plan 2026-2027). Proximity preference does not help a Marina South Shore family, because the nearest zoned school is about seven miles away in a straight line.

Grades from the Florida Department of Education school grades file dated September 1, 2026; drive times are free-flow estimates from Matecumbe Key Road, a few hundred yards from South Shore Drive, as computed for our Burnt Store Marina guide. High-school busing covers sub-zone W-2 for all five West Zone 2 high schools (Transportation Optimization). Any listing that shows Charlotte County schools for a South Shore Drive address is wrong.

County Permits and Recorded Work at Marina South Shore

Marina South Shore's recent public record of work is short: a Lee County land development order to reseal and restripe the community's roads and parking lots, finaled May 27, 2026, and Safe Harbor's seawall and basin rebuild in front of the buildings. Individual unit permits are searchable by address in Lee County's permitting system.

What the County's Development Order Layer Shows

Lee County's development order layer lists "South Shore_PG_2025," order LDO2025-00682, to "reseal and restripe community roads and parking lots," with a status of closed and finaled on May 27, 2026 (Lee County GIS, development orders, queried September 29, 2026). Around the complex, the same layer shows Safe Harbor's "SHM Burnt Store South Basin Renovation," issued December 18, 2024 and expanded to the north basin, and earlier orders for Prosperity Point. The Section 22 association separately ran a three-year, $1.5 million program to resurface the roads it owns, finishing in 2026 (The Beacon, September 2025).

What a Buyer Should Pull

For the unit: the Lee County permit history by address, for any remodel, window, door or electrical work, and the association's approval for each. For the building: the permits for any roof, balcony, lanai or structural repair that followed the milestone inspection or the storms. Lee County's building permits are issued through its Building and Permitting Services, and a condominium's association-level permits are usually filed under the common-element address, 3200 to 3284 South Shore Drive.

What Is Being Built Near Marina South Shore?

The changes that will reach Marina South Shore are at the marina and on Burnt Store Road: Safe Harbor's continuing basin and dry-storage rebuild a few hundred feet away, the approved but unfunded four-lane widening of Burnt Store Road, a $3 million shoulder and safety project, and a planned grocery-anchored center to the north.

• At the marina: Lee County rezoned about 9 acres of Safe Harbor's land in 2022 for marine and dry boat storage buildings and racks up to 50 feet, and a development order for a "Dry Slip Facility Redevelopment at Burnt Store Marina" was issued in 2025. The Lee Plan caps the marina core at 525 wet slips, 800 dry storage spaces, 55,000 square feet of retail, 145 hotel units and 160 homes, and requires a planned-development rezoning before redevelopment (The Lee Plan; Lee County Ordinance 09-16). For Marina South Shore, the closest neighbor to that core, this is the project to watch.
• Burnt Store Road widening: FDOT approved the concept for four divided lanes from Van Buren Parkway to the Charlotte County line on August 5, 2025; right-of-way and construction are unfunded, and no construction year is set (FDOT, Burnt Store Road PD&E).
• Interim safety work: on May 19, 2026 Lee County authorized a $3 million contract for paved shoulders, turn lanes and rumble stripes from Delilah Drive north to Vincent Avenue (Cape Coral Breeze, May 19, 2026).
• Across the road: Lee County approved the Burnt Store Mixed-Use Development in 2024 for 354 multi-family units and commercial space on 35.49 acres (Lee County, DCI2022-00039).
• To the north: Charlotte County rezoned 41.314 acres at 17150 Burnt Store Road to commercial on July 28, 2026, the site press reports describe as a planned Publix-anchored center; no lease or opening date is published (Charlotte County Ordinance 2026-025).

Daily Logistics at Marina South Shore

Daily life at Marina South Shore runs on Lee County services with a Punta Gorda address: Charlotte County Utilities water and sewer, Lee County trash collection by Waste Pro, Cape Coral Fire Department protection under a Lee County taxing unit, Lee County EMS and the Lee County Sheriff, and mail to Punta Gorda 33955.

Drive Times From the Marina Side

From Matecumbe Key Road, a few hundred yards from South Shore Drive, the free-flow estimates in our Burnt Store Marina guide put downtown Punta Gorda at about 24 to 25 minutes, Punta Gorda Airport at 24 to 26 minutes, Cape Coral City Hall at 27 to 29 minutes, downtown Fort Myers at 37 to 38 minutes and Southwest Florida International Airport at 50 to 59 minutes. The nearest emergency room is HCA Florida Cape Coral Emergency on Pine Island Road, about 22 to 24 minutes (HCA Florida); Punta Gorda's own hospital closed permanently after the 2024 hurricanes. Lee Health has posted that its hospitals and physicians will be out of network with UnitedHealthcare from January 1, 2027 (Lee Health), which matters to a buyer on a UnitedHealthcare Medicare Advantage plan.

By Water

The association describes Burnt Store Marina as "only 10 miles from the Gulf of Mexico through the Boca Grande Pass" (PGI Section 22 home page). From South Shore Drive the channel to Charlotte Harbor is at the end of the street. Safe Harbor's marina is vested for up to 525 wet slips, and a boat owner's slip, launch and storage are Safe Harbor contracts.

Selling or buying at Marina South Shore? Read our Burnt Store Marina seller guide, value your Burnt Store Marina home, or call Jesse direct at (239) 898-6072. Buyers can call Marc at (239) 287-5873, read our Burnt Store Marina buyer guide or see how we represent buyers.

How Does Marina South Shore Compare With the Other Burnt Store Marina Condominiums?

Marina South Shore is the largest single condominium in Burnt Store Marina at 123 homes, the oldest on the marina side, and the mid-priced harbor-edge choice: its $350,000 twelve-month median sits below the Grande Isle and Harbor Towers high-rises and above the older Commodore Club walk-up.

The Benchmark Table

Data updated: September 2026. The yardsticks are the same for every row: homes on the Lee County roll, highest floor on the county cards, county year built, the county's water class, and the Lee County recorded-sale median for the twelve months to August 7, 2026, as published in our Burnt Store Marina guide. Rows marked thin have fewer than five sales and are not a market rate.

Sources: Lee County Property Appraiser parcel file, cost cards and public sales file, our analysis, as published in our Burnt Store Marina guide; DBPR SIRS database, submitted prior to July 2025 and submitted July 2025 and after, read September 29, 2026. Grande Isle Towers I and II recorded three sales in the same window, at $420,000, $497,000 and $500,000.

What the Table Says

The water sets the tier, and the building sets the price inside it. Marina South Shore shares the county's "Bay" class with the towers and Sunset Key, but it is a 1980 walk-up, and its median sits between the 1979 Commodore Club and the 1998 Harbor Towers. It is also the building where the most homes change hands in a normal year: 28 recorded sales in 2021 alone. For a seller, that means real comparables; for a buyer, it means choice.

Marina South Shore vs Commodore Club: Which Should You Choose?

Marina South Shore and Commodore Club are Burnt Store Marina's two first-era condominiums, built in 1980 and 1979, both three floors and eight buildings. Marina South Shore is on the marina basin and harbor with three-bedroom homes; Commodore Club is on the golf side, almost all two-bedrooms, and costs less.

The Decision Table

Sources: Lee County Property Appraiser parcel file, cost cards and public sales file, our analysis; FEMA National Flood Hazard Layer; DBPR SIRS databases; Summary of Section 22 Rules. County 24-month windows run from September 2024 to the newest recorded sale.

Who Should Choose Which

Choose Marina South Shore if you want the water outside the lanai, a three-bedroom plan, a short walk to Cass Cay, the marina and the Fitness, Racquet and Pool Club, and you accept Zone AE flood insurance and a building whose structural study details you must get from the association. Choose Commodore Club if you want the lowest entry price behind the Burnt Store Marina gates, a two-bedroom that is enough, the golf course and main gate close by, and a building with its structural study already on the public record. The most telling number in the table may be the price per square foot: Commodore Club's smaller homes sold for slightly more per foot than Marina South Shore's in the last 24 months, which says the market has been paying for size and water at South Shore less than it did in 2022.

Deciding between the two? Sellers in either building can see what a Burnt Store Marina home is worth or call Jesse direct at (239) 898-6072. Buyers can call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

Honest Pros and Cons of Owning at Marina South Shore

Marina South Shore offers harbor and basin views, large three-bedroom plans and the marina at the door at a mid-market price, against a 1980 building in Zone AE, unpublished fees and reserve details, a sharp two-year price correction and no recorded boat slip with the unit.

The Pros

• The water. Every building faces the basin, the harbor or the channel, and 32 homes carry a "Bay" view on the county cards.
• Space. Ninety three-bedroom homes of 2,069 square feet plus a 523 square foot enclosed lanai on most cards, large for the price band.
• Walkable marina life. Cass Cay, The Trading Post, the marina and the Fitness, Racquet and Pool Club are on Matecumbe Key Road.
• Its own clubhouse and pool, on the county's cost cards.
• Depth of comparables. 178 qualified sales on file since 1980, so a seller can be priced from real neighbors.
• Price reset. The 24-month median is 44% below the 2023 median, and the county's 2026 values fell about 21%, which is the other side of a buyer's opportunity.

The Cons

• Zone AE and Evacuation Zone A at all eight buildings, and a flood policy at the association and often at the owner level.
• A 1980 building under Florida's post-Surfside laws, with a milestone inspection that was due by the end of 2024 and a structural study whose findings are not public.
• Unpublished fees. The condominium fee and the master assessment must be requested.
• No recorded slip with the unit. The seawall belongs to the marina side under the recorded declaration.
• Thin recent sales and a long MLS time on market. Five county sales in twelve months, none between September 2025 and April 2026, and a community-wide MLS median of 247 days on market.
• Seasonal building. About four in ten homes are homesteaded, and 64 owners mail from out of state.

Weighing it? Sellers can see what a Burnt Store Marina home is worth or call Jesse direct at (239) 898-6072. Buyers can call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

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

If you're searching for a Marina South Shore at Burnt Store Marina listing agent, or thinking, 'I need someone to sell my Marina South Shore at Burnt Store Marina home...' you are selling into a five-sale year. 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.

Marina South Shore Sold Stats, Window by Window

Data updated: September 2026 (Lee County Property Appraiser public sales file, newest recorded sale August 7, 2026; Southwest Florida MLS, pulled September 26, 2026)

• Leading window, county recorded and qualified, 24 months since September 2024: 12 resales, none builder-direct, dollar volume $4,075,000, median $307,500 (n = 12, even; $300,000 and $315,000), low $150,000, high $535,000.
• County recorded, trailing twelve months September 1, 2025 to August 7, 2026: In the last 12 months Marina South Shore at Burnt Store Marina has seen 5 resales, dollar volume $1,610,000, median $350,000 (odd), range $150,000 to $420,000.
• 60 months, county recorded: 40 resales, $19,092,500, median $449,500 (even; $449,000 and $450,000).
• MLS, Marina South Shore by address: no closing under the Burnt Store Marina development label in the twelve months to September 26, 2026; 11 in five years at a 38-day median and a 97.7% median sale-to-list ratio, mostly from the 2021 to 2022 market. Community-wide, blended: 30 closings, a median 247 days on market, 94.1% of list.
• The county record does not name the listing office on each sale, so we state no represented count.

In the last 12 months we read every one of those five Marina South Shore sales against the county card and the 2026 notice for the same home, and we tracked all 178 qualified sales the county has on file for the condominium since 1980; that record, not a portal estimate, is what a Marina South Shore listing is priced from.

Selling a Marina South Shore Home Is Different in Seven Ways

• The structural study file: under section 718.503 your buyer receives the association's most recent structural integrity reserve study at your expense. The state's public database shows only that Marina South Shore filed in July 2025 or later, so we obtain the study, the budget and the milestone summary before listing.
• Price by plan, view and floor: the county's 2026 values put a harbor-view three-bedroom about $81,000 above a basin-view one and a preserve-view two-bedroom about $28,000 below a basin-view one.
• Square footage on the listing: we list the 2,069 or 1,547 square foot base area and show the lanai separately, so your home is compared on the same basis as the county and the appraiser.
• The seawall question: every buyer asks about a slip. We read your file and the recorded declaration first, and say in writing what conveys and what does not.
• The county's new number: your buyer can see the county's 2026 value for your home on its public notice. We price with it in view and explain any gap with your home's own updates and condition.
• Two estoppels, two associations, and a management change: we confirm the current manager and order both on the day the contract is signed.
• Season and geography: 64 of 123 owners mail from out of state, led by Michigan. We market to the upper Midwest before the buyer arrives and time the launch for the season.

Showings, Signs and the Gate

Visitors, including showing agents and buyers, enter through the staffed main gate, where the association handles guests through its Gatekeeper system, 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 Tract C restrictions allow one "For Sale" sign, no larger than 6 by 8 inches. With half the owners away much of the year, we are set up to sell for an owner who is not here.

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

Start with a free Burnt Store Marina home valuation. It takes about a minute, and Jesse follows up with the Marina South Shore sales that fit your home: same plan, same view, adjusted for floor, updates and any lease. An automated estimate cannot tell a harbor-view three-bedroom at 3280 South Shore Drive from a preserve-view two-bedroom at 3220, and at Marina South Shore that difference is well over $100,000.

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

Until a Marina South Shore seller page is built, our Burnt Store Marina seller guide covers the community-wide process.

Is now a good time to sell a Marina South Shore condominium?

For a home priced to its own plan, view and county value, with the structural study file in hand, yes: season starts in November, the 24-month record shows buyers paying up to $535,000 for the right three-bedroom, and a home that answers the buyer's first three questions stands out in a thin market.

How do I price a three-bedroom at Marina South Shore?

Against the three-bedroom sales with the same view. Basin-view three-bedrooms recorded $300,000 to $535,000 in the last 24 months, and the county's 2026 value for a basin-view three-bedroom is $299,194; condition explains most of the spread.

Will the structural study hurt my sale?

A completed study helps; uncertainty hurts. Marina South Shore's filing is on the state record, so the task is to have the study, the budget and any assessment decision ready for the buyer.

Can I tell buyers a boat slip comes with my unit?

Only if a document says so. The recorded declaration reserves the seawall to the marina side, so we ask for any slip lease or license you hold and confirm with Safe Harbor whether it can be assigned.

What paperwork should I gather before listing?

The section 718.503 package including the structural integrity reserve study and milestone summary, the current budget and question-and-answer sheet, the master insurance declarations and elevation certificate, your most recent tax bill, any slip agreement, and the name of the current manager for both estoppels.

Do I need the association's approval to sell?

Whether the Marina South Shore declaration gives the association a right to approve buyers is not public; we confirm it from your documents before listing, and we found no buyer approval step in the Section 22 master association's published rules summary.

Your Local Real Estate Experts

Marina South Shore owners and buyers work directly with Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008, not a call center. The two have sold Southwest Florida real estate for more than twenty years and read Marina South Shore's county cards, tax notices, recorded declaration, state filings and every recorded sale before writing this guide.

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

McGreevy and Comisar are the Domain Realty team behind this Marina South Shore at Burnt Store Marina guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse runs the valuation and pricing conversation for Marina South Shore sellers; Marc leads buyer representation, which at Marina South Shore means reading the structural study, the milestone summary, the fee stack and the seawall documents 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 Marina South Shore 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 did a great job as Realtor and his assistant, Beth, didn't miss a thing throughout the process!” Rob Coats, verified Google review

★★★★★ “Jesse and his team were the most professional and communicative people throughout the entire process! Always available and helpful! Highly recommended!” Matt Haines, verified Google review

★★★★★ “Marc is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house.” Ian Matheson, 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 Marina South Shore at Burnt Store Marina home? Get a free Burnt Store Marina home valuation, or call Jesse direct at (239) 898-6072.

Buying at Marina South Shore? 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 Commodore Club, Harbor Towers, Grande Isle Towers, Sunset Key and Courtside Landings cover the other Burnt Store Marina neighborhoods.

Frequently Asked Questions, Buyer Edition

These Marina South Shore buyer questions are answered from the Lee County Property Appraiser's cards, notices and sales file, the recorded Tract C declaration, the state's condominium and SIRS records, FEMA's map and the Southwest Florida MLS, pulled September 26 and 29, 2026. Where the public record stops, we say so and name the document that holds the answer.

What is Marina South Shore?

A 123-home, three-story condominium at 3210 to 3280 South Shore Drive inside Burnt Store Marina, Punta Gorda 33955, in unincorporated Lee County: eight buildings built in 1980 on the south marina basin and harbor channel (Lee County Property Appraiser; DBPR condominium register).

How many buildings and homes are there?

Eight buildings and 123 homes: 9, 12, 18, 12, 18, 18, 12 and 24 homes from 3210 to 3280 South Shore Drive, 41 on each floor.

What floor plans are available?

Two: 90 three-bedroom, two-bath homes of 2,069 square feet and 33 two-bedroom, two-bath homes of 1,547 square feet of base living area, most with a 523 square foot enclosed lanai on the county card.

Why do listings show 2,592 or 2,070 square feet?

Those figures add the 523 square foot enclosed lanai to the base area. Compare homes on the base figure the county uses.

Which buildings have a harbor view?

On the county cards, all 24 homes at 3280 South Shore Drive and the eight second- and third-floor homes at 3270 carry a "Bay" view; 79 homes carry "Canal" and the 12 at 3220 carry "Preserve."

How much do Marina South Shore condos sell for?

Twelve county-recorded resales in the 24 months since September 2024 ran from $150,000 to $535,000 at a $307,500 median; the trailing twelve months recorded five at a $350,000 median.

What is the highest price ever recorded at Marina South Shore?

$784,500, a second-floor harbor-view three-bedroom at 3280 South Shore Drive in June 2022, in the county file.

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

The county's January 1, 2026 market values have a median of $299,194 across all 123 units, from about $213,000 for a preserve-view two-bedroom to about $400,000 for the highest-valued harbor-view three-bedroom.

What are the HOA fees at Marina South Shore?

Not published. The adopted budget, the question-and-answer sheet and the estoppel certificate state them; we request all three at the start.

Is there a Section 22 master fee too?

Yes. Every owner pays the Section 22 master assessment, which is not published, plus the amenity special assessment of $380 in 2025, described by the association as ending with 2026.

Does a boat slip come with a Marina South Shore condo?

Not on the public record. The recorded Tract C declaration reserved the seawall to the developer for wet dockage rental, and the marina is now Safe Harbor's; any slip is a separate contract.

Does Marina South Shore have a pool?

Yes. The county cost cards list a clubhouse and a community pool for every unit, on the condominium's common-element parcel.

Is golf included?

No. The Burnt Store Marina Country Club is owned by the Section 22 association and membership is optional, priced on its application.

Has Marina South Shore completed its structural integrity reserve study?

The association appears in the state's database of SIRS reports submitted from July 2025 onward, with all eight buildings; that database does not show the completion date, cost or any related assessment.

Is there a special assessment?

None is published. Ask for the budget, recent minutes and the estoppel certificate, which states any assessment levied.

When was the milestone inspection due?

By December 31, 2024, because the buildings reached 30 before July 1, 2022 by their county year built. The result is not published; ask for the inspector's summary.

Who manages the association?

The state register still lists the Port Charlotte box also used by Gateway Management; the association's April 2026 filing with the Secretary of State lists "c/o Precedent Hospitality and Management." Confirm before ordering estoppels.

Is Marina South Shore a 55+ community?

Not at the master level; the Section 22 documents carry no age restriction. Ask the association in writing about its own declaration.

Can I rent out my condo?

The master rules allow residential rental; the minimum lease term and any approval step are in the Marina South Shore documents, which are not public.

Are pets allowed?

The Tract C restrictions allow dogs, cats and other household pets kept non-commercially; any number or size limit is in the association's rules.

What flood zone is Marina South Shore in?

FEMA Zone AE with an 8-foot base flood elevation at all eight buildings, on Lee County panel 12071C0070G, effective November 17, 2022.

Do I need flood insurance?

With a federally backed mortgage, yes, and Citizens requires it on its wind policies in Zone AE; the association also carries a master flood policy.

What hurricane evacuation zone is it in?

Lee County Evacuation Zone A, storm surge zone 1.

What schools serve Marina South Shore?

Lee County schools: Elementary Proximity Zone A, Middle School Zone AA and High School West Zone, sub-zone 2, chosen by ranking in Open Enrollment.

What are property taxes at Marina South Shore?

Tax district 034, 14.0825 mills for 2025 and 13.6738 proposed for 2026. A non-exempt basin-view three-bedroom paid $6,013.30 in 2025 and is proposed at $4,091.10 for 2026.

Is there a CDD?

No community development district appears on the Lee County district layers or sampled bills for Burnt Store Marina.

How far is Marina South Shore from the Gulf?

By boat, the association describes Burnt Store Marina as about 10 miles from the Gulf through Boca Grande Pass; by car the nearest Gulf beaches are about 50 minutes to an hour away.

How does Marina South Shore compare with Commodore Club?

Marina South Shore is on the water with three-bedroom plans at a $307,500 24-month median; Commodore Club is on the golf side, mostly two-bedrooms, at $261,000.

Is Marina South Shore in Punta Gorda or Cape Coral?

Neither city. The mailing address is Punta Gorda 33955, but the government is unincorporated Lee County; Cape Coral's city limits stop at the community's south edge.

Frequently Asked Questions, Seller Edition

These Marina South Shore seller questions come from the questions sellers ask us and from search data for Burnt Store Marina and Florida condominium sales. Answers are drawn from the county record, the recorded documents and the Florida Statutes, pulled September 2026.

What is my Marina South Shore condominium worth?

Start with the county's 2026 value for your unit, then the recorded sales for the same plan and view. Basin-view three-bedrooms recorded $300,000 to $535,000 in the last 24 months; get a free Burnt Store Marina home valuation for your specific home.

How many Marina South Shore homes sold last year?

Five qualified resales recorded from September 1, 2025 to August 7, 2026, at a $350,000 median; twelve in 24 months.

Are Marina South Shore prices dropping?

They have fallen. The 2023 median was $550,000; the 24-month median is $307,500, and the county's 2026 values fell about 21% for the typical unit.

Has the market bottomed?

No record can say that. What the record shows is that 2026 sales so far, $150,000 to $420,000 at a $350,000 median, are above the 2025 median of $300,000.

How long does it take to sell a Marina South Shore condo?

No Marina South Shore closing under the MLS development label in the latest year gives a building-level answer; across Burnt Store Marina the MLS median was 247 days on market in the twelve months to September 26, 2026.

What share of asking price do Burnt Store Marina homes get?

A median 94.1% of list price, community-wide, in the twelve months to September 26, 2026 on the MLS.

Is it a buyer's or seller's market at Marina South Shore?

A buyer's market by the numbers: thin sales, long time on market community-wide and falling county values.

When is the best time to list a Marina South Shore condo?

Before the season. With 64 of 123 owners mailing from out of state, the likeliest buyer arrives between November and March; list in October or early November with the paperwork ready.

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

Yes. Marina South Shore's buildings have homes on a third floor, and the association has filed a SIRS report with the state.

Do I have to give my buyer the structural study?

Yes. Section 718.503 requires the most recent study, or a statement that none was completed, in the resale package at your expense.

Will the milestone inspection affect my sale?

The buyer will ask for the summary. A clean phase one is a selling point; a phase two finding means the buyer will want to know the repair plan and cost.

What if there is a special assessment when I sell?

Assessments due before closing are generally the seller's; installments due after are negotiated in the contract. The estoppel certificate states what is levied.

Must I disclose an assessment the board is only discussing?

Disclose what you know that materially affects value. Florida's condominium disclosures and general disclosure duty make a proposed assessment a subject to raise in writing with your agent and, if needed, your attorney.

Who pays the estoppel fees?

By Florida practice and most contracts the seller orders them, and the statute caps the fee amounts; two are needed here, the condominium's and the Section 22 association's.

Does the association have to approve my buyer?

We found no buyer approval step in the Section 22 master association's published rules summary. Whether the Marina South Shore declaration requires approval is in your documents; we check before listing.

What must I disclose about flooding?

Florida's flood disclosure law requires the seller of residential property to state, at or before the time the contract is signed, whether the seller knows of flooding that damaged the property during the seller's ownership, has filed a flood insurance claim, or has received federal flood assistance.

Does my boat slip transfer?

Only if you hold a slip agreement that allows assignment. The recorded declaration reserves the seawall to the marina side, so a slip is a Safe Harbor contract, not part of the deed.

Can I sell my condo furnished?

Yes, and many seasonal buyers prefer it. List the furnishings in the contract and price them separately if they have real value.

What updates pay off before selling?

At Marina South Shore the recorded pair of sales nine months apart, $300,000 and $420,000 for the same first-floor three-bedroom, shows condition can move price by six figures. Paint, flooring, lighting and a clean lanai come first.

Does the floor I am on change my price?

Less than the plan and view. The county values floors almost identically, and the recent sales are too few to set a floor premium.

Does a harbor view sell for more?

Yes, on the county's values by about $81,000 for a three-bedroom, and the building's record high was a harbor-view home.

Does a two-bedroom sell for more per foot than a three-bedroom?

In the last 24 months, yes: $193.92 against $152.25 per base square foot at the median.

Should I list the square footage with the lanai?

List the base area of 2,069 or 1,547 square feet and show the enclosed lanai separately, so buyers and appraisers compare like with like.

Will my buyer's taxes be higher than mine?

Often not in 2026, because the county's values fell. Your buyer's assessment resets to the county's value in the year after the purchase, and Save Our Homes protection does not transfer with the home.

What happens to my homestead exemption when I sell?

It ends for this home as of January 1 after the sale; you may be able to carry your accumulated Save Our Homes benefit to a new Florida homestead if you apply in time.

Can I sell by owner?

Yes, but you still owe the buyer the full section 718.503 package and two estoppels, and you lose the out-of-state buyer reach that most Marina South Shore sales depend on.

Can I put up a For Sale sign?

One sign, no larger than 6 by 8 inches, under the Tract C restrictions, subject to the association's own rules.

How are showings handled inside the gate?

Visitors enter through the staffed gate, and open houses may run Friday to Sunday from 11:30 to 5:00 when registered with the gatehouse in advance.

Can I sell while the condo is leased?

Yes. The lease generally survives the sale; give the buyer the lease and the tenant's gate registration, and time showings with the tenant.

Should I rent instead of selling?

Compare a season's net rent, after the condominium fee, taxes and insurance, with the carrying cost and the direction of values; at a 21% county value drop, the numbers differ for every owner.

What if my unit is in the preserve building at 3220?

Price it as a preserve-view two-bedroom, which the county values about $28,000 below a basin-view two-bedroom, and market the quiet, the preserve and the price.

Who should I call first?

Call Jesse direct at (239) 898-6072 for a confidential Marina South Shore valuation, or read our Burnt Store Marina seller guide.

Why hire McGreevy and Comisar to sell my Marina South Shore home?

Because we price from the plan, view and county record, build the structural study and seawall file before the first showing, and reach the Midwestern buyers who make up most of Marina South Shore's market. Jesse McGreevy and Marc Comisar have been among the Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012. Call Jesse direct at (239) 898-6072.

Sources and Authoritative References

Every Marina South Shore fact on this page traces to a primary record, grouped below by issuer and numbered continuously: Lee County, the State of Florida, the Section 22 master association and its newsletter, the marina and clubs, federal agencies, schools, utilities and news reports, plus the county sales file and MLS pull in plain text.

Lee County Property Appraiser

1. Parcel layer, owner and mailing fields for all 123 units and the common elements
2. Cost card, a third-floor three-bedroom at 3210 South Shore Drive
3. Cost card, Marina South Shore common elements
4. 2026 notice of proposed property taxes, a third-floor three-bedroom at 3210 South Shore Drive
5. Subdivision and condominium plat layer
6. Land-type (water class) layer
7. Zoning map service
8. Districts map service
9. Lee County Property Appraiser home page, exemptions and homestead

Lee County Government

10. Development orders layer
11. Evacuation zones layer
12. Public Safety, evacuation
13. DCD, substantial improvement and substantial damage
14. DCD, Community Rating System discounts
15. Ordinance 22-30
16. CPA2007-00054 staff report, Burnt Store Marina
17. Resolution Z-77-063
18. Resolution ZAB-83-445
19. Ordinance 09-16, Burnt Store Marina Village
20. The Lee Plan
21. Solid waste rates
22. Solid waste Area 5 collection
23. Interlocal agreement, Burnt Store Area Fire MSTU
24. Lee County EMS
25. Building and Permitting Services
26. Zoning case DCI2022-00039, Burnt Store Mixed-Use

State of Florida

27. Division of Corporations, Marina South Shore Condominium Association, Inc.
28. DBPR condominium register extract, Central West
29. DBPR, SIRS reporting
30. DBPR SIRS database, submitted July 2025 and after
31. DBPR SIRS database, submitted prior to July 2025
32. DBPR, milestone inspections
33. DBPR licensee search
34. Florida Statutes, section 553.899, milestone inspections
35. Florida Statutes, section 718.112, bylaws and structural integrity reserve studies
36. Florida Statutes, section 718.503, resale disclosures
37. Florida Statutes, section 718.504, question-and-answer sheet
38. Florida Statutes, section 718.116, assessments and estoppel certificates
39. Florida Statutes, section 718.111, official records, website and insurance
40. Florida Statutes, section 718.110, amendments including leasing
41. Florida Statutes, section 720.30851, homeowners association estoppel certificates
42. Florida Statutes, section 689.302, flood disclosure
43. Florida Statutes, section 193.155, homestead assessments
44. Citizens Property Insurance, flood coverage rules
45. My Safe Florida Home
46. FDOT, Burnt Store Road PD&E study
47. Florida Department of Education, school grades

Punta Gorda Isles, Section 22 Homeowners Association

48. PGI Section 22 home page
49. Declaration of Restrictions, Section 22 and Tract C, with amendments, compiled
50. Summary of Section 22 Rules and Regulations
51. Amended and Restated Bylaws, 2016
52. 2016 Certificates of Amendment
53. Accessing Our Community
54. Fitness, Racquet and Pool Club
55. 2026 Resident Membership Application
56. Dog park
57. Club Policies and Forms
58. Rules for Issuing Bar Codes, 2020
59. Renter's Gate Access Form
60. Real Estate Open House Policy
61. Architectural Review Committee general policies

The Beacon, the Association's Newsletter

62. Resource Hub, sub-association roster, March 2025
63. From the Section 22 HOA, September 2025, Marina South Shore seawall
64. From the Section 22 HOA Board, August 2026
65. October 2023 issue, Safe Harbor rebuild
66. December 2022 issue, Hurricane Ian
67. December 2024 issue, Helene and Milton
68. May 2023 issue, evacuation route
69. From the Section 22 HOA Board, March 2026, amenity loan paid off
70. From the Section 22 BOD, July 2025, amenity assessment
71. HOA and COA laws, March 2025
72. Lee County leash laws and doggie etiquette

The Marina and the Clubs

73. Safe Harbor Burnt Store
74. Blackstone Infrastructure completes acquisition of Safe Harbor, April 30, 2025
75. Burnt Store Marina Country Club, membership
76. Burnt Store Marina Country Club, membership transfer guideline
77. Platinum Point Yacht Club

Federal Records

78. FEMA National Flood Hazard Layer
79. FEMA Map Service Center
80. FEMA, CRS eligible communities, April 1, 2026
81. National Hurricane Center, Hurricane Charley report
82. National Hurricane Center, Hurricane Ian report
83. National Hurricane Center, Hurricane Helene report
84. National Hurricane Center, Hurricane Milton report
85. USPS Post Office Locator, 33955
86. FCC National Broadband Map

Schools, Utilities, Health Care and Roads

87. School District of Lee County, school zones
88. Student Enrollment Plan 2026-2027
89. Transportation Optimization
90. Charlotte County Utilities, rates
91. Charlotte County Ordinance 2026-025
92. HCA Florida Cape Coral Emergency
93. Lee Health, four acute care hospitals fast facts
94. Cape Coral Breeze, Burnt Store Road safety improvements, May 19, 2026

Records Cited in Plain Text

95. Lee County Property Appraiser public sales file (LCPA parcel data and SDF sales files, 2009 to 2026, plus earlier sales retained on parcel histories), qualified improved sales for every parcel whose legal description names Marina South Shore, index built September 29, 2026, newest recorded sale August 7, 2026; our analysis.
96. Lee County Property Appraiser current cost cards and 2026 notices of proposed property taxes for all 123 Marina South Shore units, read September 29, 2026; our tabulation of plan, floor, view, lanai, market values, exemptions and proposed taxes.
97. Southwest Florida MLS Matrix, Development Burnt Store Marina, closed September 27, 2021 to September 26, 2026, pulled September 26, 2026, split to Marina South Shore by street address.

Downloadable Documents

The official documents below are published by the issuing authority, and each link opens the issuer's own copy. The Marina South Shore declaration of condominium, budget, rules 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 Marina South Shore at Burnt Store Marina. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.