Burnt Store Marina - Sunset Key

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

McGreevy and Comisar wrote this guide first for Sunset Key owners who are weighing a sale, and second for buyers who want the record before they tour: every sale the county has recorded here in five years, what the Property Appraiser did to every Sunset Key value in 2026, how the flood map actually crosses each lot, and which paperwork sits with which of the three associations above a Sunset Key deed. Sunset Key is a 47-home neighborhood of two-story detached land-condominium homes inside the master-planned community of Burnt Store Marina in Punta Gorda, Florida. It is the top of the detached market inside the gates: every Sunset Key sale the county recorded in the last twelve months closed at $950,000 or more. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, and have been Top 1% Real Estate Agents Nationally Since 2008.

The Punta Gorda address needs one explanation up front. Burnt Store Marina, and Sunset Key with it, sits in unincorporated Lee County. The mail says Punta Gorda, Florida 33955, but the Lee County Property Appraiser values the homes, the Lee County Tax Collector bills them, Lee County's flood maps and building department govern them, and the School District of Lee County serves them. The City of Punta Gorda has no role, and Charlotte County's only role is water and sewer.

Sunset Key is two recorded land condominiums on one loop road. Sunset Key, which owners and the association roster call Sunset Key I, is 25 homes on lots 1 to 25 at 3201 to 3297 Sunset Key Circle, built from 1997 to 2000. Sunset Key II is 22 homes on lots 1 to 22 at 3337 to 3421 Sunset Key Circle, built in 2001 and 2002. Both sit on Prosperity Point, the peninsula between the marina's north and south basins, and the Lee County Property Appraiser classes every one of the 47 lots as "Bay" water, the harbor class that carries the top of the Burnt Store Marina market.

This guide is built from the Lee County Property Appraiser's parcel roll, cost cards and 2026 TRIM notices for all 47 homes, the county's recorded qualified sales, the Florida Division of Corporations and the Florida Department of Business and Professional Regulation's condominium register, the recorded Prosperity Point easement instruments, FEMA's National Flood Hazard Layer queried lot by lot, Lee County's evacuation layer, the Punta Gorda Isles Section 22 association's documents and newsletter, the Florida Statutes and the Southwest Florida MLS, pulled September 26 and 29, 2026. Where a record is not public, such as the Sunset Key budgets and declarations, we say so and name the route to it. If you own on Sunset Key Circle and are thinking about selling, start with the market snapshot, the county-value section and the seller section, then call Jesse. If you are buying, the lot-by-lot flood table and the paperwork list are the two sections to read before a showing.

Why McGreevy and Comisar Are the Best Realtor for Sunset Key at Burnt Store Marina

McGreevy and Comisar are the best realtor for Sunset Key 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 Sunset Key read built from every recorded sale, the cost cards and all 47 county tax notices.

If you're searching for the best realtor for Sunset Key at Burnt Store Marina in Burnt Store Marina, Punta Gorda, whether you're ready to sell your Sunset Key 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 Sunset Key for reasons particular to this loop. Sunset Key is a thin market at a high price: 47 homes, four recorded sales in the latest twelve months, and eleven in five years. A thin market is priced from a handful of comparables, and at Sunset Key the handful runs from $650,000 to $1,750,000 over five years, so the listing agent who chooses the comparables is choosing the price. It is also a market where the public numbers disagree with each other. The Lee County Property Appraiser cut its value on every one of the 47 homes for 2026, by a third in total, while buyers kept paying $950,000 to $1,150,000. And the flood map does not sit where most descriptions put it: FEMA's high-risk AE 8 line crosses every Sunset Key lot, but at the county's own parcel point 43 of the 47 homes read Zone X. An agent who repeats "Sunset Key Circle is AE" or prices off the county's new value leaves money on the table.

Recent Sunset Key at Burnt Store Marina track record (all brokerages, county recorded deeds): In the last 12 months Sunset Key at Burnt Store Marina has seen 4 recorded resales (Lee County Property Appraiser, qualified improved sales recorded from September 1, 2025; newest Sunset Key sale July 13, 2026), from $950,000 to $1,150,000, at a median of $1,050,000 (four sales, an even count, so the midpoint of $1,000,000 and $1,100,000). Four 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: 11 resales, county recorded and qualified, in the 60 months since September 2021, at a median of $990,000 (eleven sales, an odd count, so the median is an actual sale), from $650,000 to $1,750,000, none a first sale from a builder. The highest-priced Sunset Key sale in that window was $1,750,000, a 1999 Sunset Key I home in March 2025, and the highest in the last twelve months was $1,150,000 at 3213 Sunset Key Circle on July 13, 2026, which is also the highest sale anywhere in Burnt Store Marina in that year. On the Southwest Florida MLS, five Sunset Key homes closed under the Burnt Store Marina development label in the 60 months to September 26, 2026, at a median 95.8% of final list price after a median 40 days on market; across all of Burnt Store Marina, blended, the MLS shows 30 closings in twelve months at 94.1% after a median 247 days. The county record does not name the listing office on each sale, so we state no represented-sale count for Sunset Key; ask us and we will walk you through all eleven.

For Sunset Key sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and off-market discretion when a sale needs to stay quiet. At Sunset Key that marketing has to reach the right buyer in the right month: on the county roll only 26 of the 47 homes (55.3%) carry a Florida homestead exemption, and 19 owners receive their tax bill in ten other states, led by Illinois, Pennsylvania and Ohio. We also build the paperwork file before the first showing: the resale disclosure package under section 718.503 of the Florida Statutes, the Sunset Key and Section 22 estoppel certificates, the elevation certificate for your lot, and the county's cost card for your home.

For Sunset Key buyers: the first question is which of the two associations the lot sits in and what its budget, declaration and estoppel say, because neither Sunset Key association posts them publicly. The second is where the AE 8 line falls on that specific lot, which moves the flood premium more than the address does. The third is the tax bill you will actually inherit, because the 2026 notices show non-homestead owners here paying about $10,300 to $12,800 in proposed ad valorem tax. Sellers and buyers comparing the best real estate agents in Punta Gorda should ask each one to answer those three questions for a specific Sunset Key Circle 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 Sunset Key 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 Sunset Key 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 Sunset Key at Burnt Store Marina as a Homebuyer

Living in Sunset Key at Burnt Store Marina means a two-story harbor-class house of about 2,100 to 3,250 square feet on a lot of roughly a tenth of an acre, a private pool on the county roll, a garage, a gated peninsula shared with towers and condominiums, and two association layers above the deed.

Sunset Key is the smallest of the six Burnt Store Marina neighborhoods we cover in depth and the most expensive by a wide margin. It has 47 homes against 70 at Courtside Landings, the other detached land-condominium neighborhood with its own guide, and 216 tower residences at Grande Isle Towers, its neighbors at the tip of the same peninsula. What follows is what daily life looks like, drawn from the county roll, the state's records and the association's own documents.

What Is Sunset Key at Burnt Store Marina?

Sunset Key is a detached-home neighborhood built as two land condominiums under Chapter 718 of the Florida Statutes. The Florida Department of Business and Professional Regulation lists Sunset Key Condo (project PR1P023807, 25 units, recorded May 16, 1997) managed by Sunset Key Condo Assn Inc (managing entity MA00022106), and Sunset Key II Condo (project PR1U024965, 22 units, recorded April 25, 2000) managed by Sunset Key II Condo Assn Inc (MA00023274), both at "Sunset Key Circle, Punta Gorda, FL 33955" (DBPR condominium extract, read September 29, 2026). Twenty-five plus 22 is 47, the county roll's count exactly.

On the Lee County roll every one of the 47 parcels carries land use "LAND CONDO," Department of Revenue code 01 for a single-family residence, zoning RM-2, tax district 034 (Burnt Store Area Fire) and land on "BAY" water, and every one records two stories (Lee County Property Appraiser, parcel data file, downloaded September 27, 2026). The Sunset Key I legal descriptions reference Official Records Book 2824, Page 1235; the Sunset Key II descriptions reference Official Records Book 3247, Page 618. Each association also holds a common-elements parcel on the roll, which is why a search of the county file for "Sunset Key" returns 49 parcels rather than 47.

The practical meaning for a buyer is simple. You are buying a house, but the legal wrapper is a condominium: the deed conveys a condominium unit that is the lot and the house, with a share of the common elements, inside an association that has its own declaration, budget and rules. Florida condominium law, not only homeowners' association law, governs the sale.

Two Associations, One Loop Road

Sunset Key I and Sunset Key II are separate corporations with separate managers. The Florida Division of Corporations shows Sunset Key Condominium Association, Inc. (document N97000001344) filed March 11, 1997, active, with its mailing address in care of Star Hospitality Management at 26530 Mallard Way in Punta Gorda; its 2026 annual report was filed April 8, 2026 (Sunbiz, Sunset Key Condominium Association). Sunset Key II Condominium Association, Inc. (document N00000002465) was filed April 13, 2000, is active, and uses Alliant Property Management at 13831 Vector Avenue in Fort Myers as its principal and mailing address; its 2026 annual report was filed April 17, 2026 (Sunbiz, Sunset Key II Condominium Association).

Which association you join depends on the address, and the split is clean:

Sources: Lee County Property Appraiser parcel data file downloaded September 27, 2026; Florida DBPR condominium extract; Florida Division of Corporations. The Sunset Key II lot numbers run in the opposite direction from the addresses: lot 1 is 3421 and lot 22 is 3337.

How the 47 Homes Break Down

The county roll records 15 two-bedroom homes, 21 three-bedroom homes and 11 four-bedroom homes, all on two stories. By heated area, 18 homes are under 2,300 square feet, five are 2,300 to 2,699, 19 are 2,700 to 2,899 and five are 2,900 or more; the median is 2,704 square feet. Under-roof area, which adds the garage, porches and lanais, runs from 3,756 to 5,324 square feet. The lots are small for the price: the county's mapped acreage runs from 0.084 to 0.101 acre, roughly 3,700 to 4,400 square feet of land. A Sunset Key home buys the harbor class, the house and the peninsula, not a big yard.

Why it matters to you: the two size clusters behave like two products. A 2,100 to 2,300 square foot two-bedroom and a 2,800 square foot four-bedroom on the same street are not comparables for each other, and the recorded sales below split along exactly that line.

Who Owns at Sunset Key?

The county roll answers the question better than a brochure. Of the 47 homes, 26 (55.3%) carry a Florida homestead exemption, 14 in Sunset Key I and 12 in Sunset Key II. Twenty-eight owners (59.6%) have a Florida mailing address. The other 19 receive their tax bill in ten states: Illinois, Pennsylvania and Ohio (three each), Michigan, Georgia and Indiana (two each), and Maine, Virginia, Wisconsin and Missouri (one each). No owner mailing address on the roll is outside the United States. About a third of the owner records name a trust (our count of the roll's owner fields).

That makes Sunset Key more year-round than the Burnt Store Marina towers and condominiums, where a resident article after Hurricane Ian reported that only 17 of 112 Grande Isle I and II owners lived there all year (The Beacon, May 2023). For a buyer, expect neighbors in August as well as February. For a seller, expect your likeliest buyer to be a Midwestern or Northeastern owner trading up to a detached harbor home, and plan the launch for the months they are here to tour.

A Day at Sunset Key

A February morning on Sunset Key starts inside two gates: the staffed Burnt Store Marina gatehouse on Burnt Store Road, which the Section 22 association says is "manned 24 hours a day, 7 days a week," and the second gate onto Prosperity Point that the neighboring Sunset Pointe Towers association describes as making the peninsula "double-gated" (Section 22, Accessing Our Community; Sunset Pointe Towers). From Sunset Key Circle the walk to the marina basins, Cass Cay Restaurant and Bar and The Trading Post is a short one, and the Fitness, Racquet and Pool Club on Matecumbe Key Road is a few minutes by cart or bike.

The same loop holds three other neighborhoods: the four seven-floor Grande Isle towers at 3313 to 3333 Sunset Key Circle, the 66 three-unit Emerald Isle condominiums and the 68 Topaz Cove condominiums (Lee County Property Appraiser, subdivision layer). The path around Prosperity Point is one of the designated walking and cart lanes in the Section 22 rules (Summary of Section 22 Rules). Afternoons go to the golf course, the courts or the boat; evenings to the lanai and the pool the county records on every Sunset Key lot.

Errands leave the gates. The nearest Publix stores are about 13 to 14 minutes away, downtown Punta Gorda about 24 to 25 minutes and Punta Gorda Airport about 24 to 26 minutes, per the free-flow routing estimates in our Burnt Store Marina guide. The nearest emergency room, HCA Florida Cape Coral Emergency on Pine Island Road, is about 22 to 24 minutes.

What Sunset Key Does Not Have

Five things buyers sometimes assume. No big lots: about a tenth of an acre each. No included boat slip: the marina is Safe Harbor's, and a few Sunset Key cost cards record a private pier or lift, which is a title question, not a given. No included golf or fitness membership: both are optional and separately priced. No published fees: neither Sunset Key association posts its budget, and the Section 22 master assessment is on the budget and estoppel only. No age restriction at the master level: the Section 22 documents carry none, and the Sunset Key declarations are not posted, so a buyer asks.

Buying at Sunset Key, Step by Step

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

1. Pick the size band, then the lot. Sales under 2,300 heated square feet recorded $650,000 to $1,000,000 in five years; sales of 2,700 square feet and up recorded $775,000 to $1,750,000.
2. Read the condominium file before you offer. Under section 718.503 of the Florida Statutes you are entitled, at the seller's expense, to the declaration, articles, bylaws and rules, the annual financial statement and budget, and the Frequently Asked Questions and Answers sheet, plus the governance form (Florida Statutes 718.503).
3. Order three estoppels on day one: the Sunset Key or Sunset Key II association's, the Section 22 master association's, and any Prosperity Point charge the estoppels disclose.
4. Locate the AE 8 line on the lot and get the elevation certificate. On Sunset Key the flood zone is a lot-by-lot fact.
5. Budget the tax bill you will inherit, not the seller's. The county's 2026 notices are in the tax section below.
6. Close, then set up the gate. Barcodes are issued at the front gate to owners in good standing, and guests go on the Gatekeeper system (Section 22, Accessing Our Community).

Sunset Key at Burnt Store Marina Market Snapshot: What the Homes Actually Sell For

Sunset Key at Burnt Store Marina recorded 11 qualified resales in the 60 months since September 2021 at a $990,000 median, from $650,000 to $1,750,000; the trailing twelve months recorded four sales at a $1,050,000 median, every one at $950,000 or more, and no builder-direct sale appears in the window.

Data updated: September 2026 (Lee County Property Appraiser public parcel and sales files, index built September 29, 2026, newest Sunset Key sale recorded July 13, 2026; Southwest Florida MLS Matrix, pulled September 26, 2026)

We tracked every one of the 11 Sunset Key sales the county recorded in the 60 months since September 2021, sale by sale, and matched each to its lot, its association, its year built and its heated area on the county roll; every table in this section is built from those rows, not from an automated estimate.

Four recorded sales in the trailing twelve months is below the ten-sale threshold at which we let a median lead, and the 24-month and 36-month windows hold only seven, so the leading figure is the first window with ten or more sales, 60 months of county recorded sales. This section lists all eleven, then splits them by association and size, walks through the repeat sales, adds the MLS view, and ends with the county's own 2026 values, which tell a very different story from the sales.

The Leading Window: 60 Months of County Recorded Sales

Source: Lee County Property Appraiser public sales files, qualified improved sales (state qualification codes 01 and 02, with Lee's override code controlling), our analysis. Price per square foot is the median of each sale's price divided by the county roll's heated area; it is a county-area figure and is never compared with an MLS living-area figure. None of the eleven sales qualified as builder-direct; the newest Sunset Key home was built in 2002.

The 24-month and 36-month rows are identical because the county recorded no qualified Sunset Key sale between May 25, 2022 and January 10, 2025, a gap of about 31 months that spans Hurricane Ian in September 2022 and its aftermath.

Every Sale in the Window, One by One

Source: Lee County Property Appraiser public sales and parcel files, our analysis. These are public-record sales, not our transactions, and we list them without owner names. Lot numbers are the county's; addresses for the four trailing-twelve-month sales are 3229, 3209, 3397 and 3213 Sunset Key Circle.

The Trailing Twelve Months, Walked Through

Four Sunset Key homes recorded between September 2025 and July 2026, and they bracket the market cleanly. At the top, 3213 Sunset Key Circle, a 2000 Sunset Key I home of 2,895 heated square feet, recorded at $1,150,000 on July 13, 2026, the highest sale in all of Burnt Store Marina that year. Next, 3229 Sunset Key Circle, a 1999 home of 2,704 square feet, recorded at $1,100,000 on December 10, 2025. Then 3397 Sunset Key Circle, the only Sunset Key II sale of the year and the smallest of the four at 2,132 square feet, recorded at $1,000,000 on May 1, 2026. And 3209 Sunset Key Circle, a 1999 home of 2,237 square feet, recorded at $950,000 on December 29, 2025.

Three things follow. First, $950,000 is the floor the last year set for a Sunset Key home in sellable condition. Second, the two smaller homes recorded the two highest prices per square foot of the year, $469.04 and $424.68, which is the normal pattern in a small-lot neighborhood where the land and the location carry a fixed share of every price. Third, the spread between the smallest and largest home was only $200,000, far less than the 763 square feet between them, so condition and updates, which the deed does not show, explain much of what the county record cannot.

How the Last Year Compares With the Community's Own Table

The Burnt Store Marina hub's "What drives price" table lists Sunset Key at three sales and a $1,100,000 median for the same twelve months. Both figures are right for what they count. The hub table groups sales by the county's short legal description, and "Sunset Key Land Condo" is Sunset Key I; its three sales were $950,000, $1,100,000 and $1,150,000, a $1,100,000 median. Sunset Key II's one sale, $1,000,000, is listed separately in the hub's land-condominium table. Combined, as this page counts them, Sunset Key recorded four sales at a $1,050,000 median.

Ready to Sell or Buy at Sunset Key? Talk to the Team That Read All 47 Tax Notices

Sunset Key, the 47-home detached neighborhood on Prosperity Point inside Burnt Store Marina, recorded four sales from $950,000 to $1,150,000 in the latest twelve months while the county cut its 2026 value on every home. A seller who prices from the sales and hands buyers the flood and paperwork file in writing is the seller who closes; the same facts tell a buyer which listings are fairly priced before a first tour.

Selling a Sunset Key home? Get a free Burnt Store Marina home valuation, read our Burnt Store Marina seller guide, or call Jesse direct at (239) 898-6072.

Buying on Sunset Key? Call Marc at (239) 287-5873, or read our Burnt Store Marina buyer guide.

The 31-Month Gap and What It Means

From the $1,300,000 sale of lot 14 on May 25, 2022 to the $990,000 sale of Sunset Key II lot 4 on January 10, 2025, the county recorded no qualified Sunset Key sale. That window holds Hurricane Ian in September 2022, a year when the Burnt Store Marina marina docks were rebuilt and the whole community's recorded house sales fell from 74 in 2021 to 30 in 2022 and 17 in 2024 (Lee County Property Appraiser public sales files, our analysis, as tabled in our Burnt Store Marina guide).

A gap is not a crash. It means the owners who could wait did. When sales resumed in 2025, prices resumed near the 2022 level: five 2025 sales at a $990,000 median against a 2022 pair at $900,000 and $1,300,000. For a seller, the lesson is that Sunset Key buyers reappear when storms fade; for a buyer, it is that thin years are the ones in which a well-prepared offer has leverage.

Sunset Key I and Sunset Key II, Side by Side

Source: Lee County Property Appraiser public sales files, 60 months from September 2021, our analysis.

The older association sold higher in this window, but the comparison is mostly about which homes happened to sell. Sunset Key I's five sales include the $1,750,000 and $1,300,000 records, and its homes sold were larger. Sunset Key II's six sales include the two September 2021 sales at $650,000 and $775,000, recorded before the 2022 peak. On the county's 2026 values the two associations sit close together, a $848,934 median for Sunset Key I against $881,421 (rounded, an even-count midpoint) for Sunset Key II, so we price every home against the size band and the condition first and the association second.

By Size Band

Source: Lee County Property Appraiser public sales and parcel files, our analysis.

Since January 2025 every sale under 2,300 square feet has recorded at $950,000 to $1,000,000, and every sale of 2,700 square feet or more at $990,000 to $1,750,000. A seller of a smaller two-bedroom should expect pricing near the $1,000,000 line; a seller of a larger four-bedroom should expect the price to depend on condition more than size.

The Repeat Sales: What Owners Have Earned

Several Sunset Key homes have recorded more than one qualified sale since 2009, which is the cleanest test of appreciation because the house is the same.

Source: Lee County Property Appraiser public sales files and cost cards, our arithmetic. Changes are nominal, before improvements, commissions and inflation.

Calendar-Year Record Since 2009

Source: Lee County Property Appraiser public sales files, 2009 to 2026, qualified improved sales, our analysis; periods grouped because single years hold one to seven sales. One 2021 sale carries a month-precision date in the state's sales data file rather than a day.

The arc is plain. A Sunset Key home that recorded around $425,000 in the post-2008 years has recorded around $1,000,000 since 2025. Unlike the Burnt Store Marina condominium market, where the county's median fell from $408,000 in 2023 to $275,000 in 2026, the Sunset Key record shows no decline since the 2022 sales; it shows a pause and then sales at or above the old level.

What the Southwest Florida MLS Shows for Sunset Key

The Southwest Florida MLS labels only part of Burnt Store Marina's inventory with the Burnt Store Marina development name, and at Sunset Key it caught five of the county's eleven sales in 60 months. We pulled every Burnt Store Marina closing for the 60 months to September 26, 2026 and placed each Sunset Key Circle row by address and product, keeping the five detached Sunset Key homes (filed under the subdivision names "Sunset Key" and "Prosperity Point") and setting aside one row labeled "Sunset Key" whose address is a Topaz Cove condominium.

Source: Southwest Florida MLS Matrix, Development is Burnt Store Marina, closed September 27, 2021 to September 26, 2026, pulled September 26, 2026, split to Sunset Key by address. Five closings, an odd count: median sale-to-list 95.8%, median 40 days on market, both actual values. MLS closing dates can differ by days from the county's recording dates.

Two readings. The 2022 sales went in days at or near list price; the 2025 sales took 100 to 258 days and closed 10 to 16 percent under the final list price. The July 2026 sale split the difference, 40 days at 95.8 percent. In the twelve months to September 26, 2026, that one sale is the only Sunset Key closing under the development label, so for twelve-month speed and discount we fall back to the blended community figures, 30 closings at a median 247 days and 94.1 percent, and say plainly that they describe Burnt Store Marina as a whole, not Sunset Key. An MLS pull of current Sunset Key listings by address was not available for this update; call us for the live list.

What the County Says a Sunset Key Home Is Worth

For 2026 the Lee County Property Appraiser cut its market value on every one of the 47 Sunset Key homes. Across all 47, the county's 2026 just values total $39,571,063, against $59,589,314 for 2025, a fall of 33.6 percent. The median home went from $1,329,620 to $855,377; individual homes fell by 11.3 to 42.0 percent. The 2026 values run from $731,435 to $938,727 (Lee County Property Appraiser, 2026 TRIM notices, all 47 read September 29, 2026; our arithmetic).

The notice itself explains the date: "The 2026 market value is an estimate of the most probable selling price as of January 1, 2026, based on comparable sales and other market data from 2025." On 3213 Sunset Key Circle, the county's 2025 value was $1,347,311 and its 2026 value is $895,108; the home recorded at $1,150,000 in July 2026. On 3209, the 2025 value was $1,072,291 and the 2026 value $774,308; it recorded at $950,000 in December 2025.

What that means in plain terms: every Sunset Key sale since January 2025 has recorded above the county's new value for the same home, and none of the 47 homes carries a 2026 county value above $938,727. The county value is a tax figure, not a price, and a Sunset Key seller should never price from it. It does two useful things: it lowers the tax bill a buyer inherits, and it gives a buyer's appraiser a second number to reconcile, which is why we put the recorded sales, not the county value, in front of every appraiser who visits a Sunset Key listing.

What Property Tax Looks Like at Sunset Key

Every Sunset Key parcel carries Lee County tax district 034, "Burnt Store Area Fire," at the 2025 adopted total of 14.0825 mills; the 2026 proposed total is 13.6738 mills (Lee County Property Appraiser, 2026 TRIM notice, 3213 Sunset Key Circle). Read across all 47 notices, the 21 homes without a homestead exemption show proposed 2026 ad valorem taxes of $10,274.67 to $12,835.96, median $11,980.40, against a 2025 median of $14,816.16 for the same homes. The 26 homesteaded homes show a proposed 2026 median of $6,700.46, lower because of the homestead exemption and the Save Our Homes cap.

On top of the ad valorem figure the bill carries non-ad valorem lines, led by Lee County solid waste at $381.11 for a single-family home in 2025 (Lee County Solid Waste rates). There is no community development district. A buyer's own bill resets to the county's value in the year after purchase, so budget from the 2026 proposed rate: about $1,367 per $100,000 of taxable value before exemptions.

How Did Sunset Key at Burnt Store Marina Come to Be?

Sunset Key at Burnt Store Marina was carved from Tract C of the 1973 Punta Gorda Isles Section 22 plat, the marina side of the community, and built in two condominiums: Sunset Key in 1997 to 2000 and Sunset Key II in 2001 and 2002, during the years Florida Design Communities, later WCI Communities, developed Prosperity Point.

The Land: Tract C and Platinum Point

The whole of Burnt Store Marina is one recorded subdivision, Punta Gorda Isles, Section 22, at Plat Book 28, Pages 118 through 138 of the Lee County public records, with Tract C set aside for the marina and harbor side (Lee County, CPA2007-00054 staff report). The peninsula between the two marina basins was first called Platinum Point, the name the yacht club still carries, and was later renamed Prosperity Point (Platinum Point Yacht Club, Club History). A 1980 Declaration of Restrictions at Official Records Book 1432, Page 249 covers portions of Section 22 including Tract C and Platinum Point, and reserved to the developer the seawall and a 24-foot strip along it "as a wet dockage rental area" (Declaration of Restrictions and amendments, compiled).

Every Sunset Key cost card records the same early transfer: a vacant-land sale of $2,500,000 on March 18, 1992, at Official Records Book 2285, Page 3101 (Lee County Property Appraiser cost card, 3213 Sunset Key Circle). That date matches the deeds of March 18, 1992 by which the property passed to BSM Marina, Inc. and Sun City Center Corp., the buyers whose new developer was Florida Design Communities (Articles of Incorporation packet, with the 1992 acquisition summary; Golf Course News, May 1992).

The Prosperity Point Easements, 1996 and 2000

The peninsula's shared recreation was set up by recorded easement before Sunset Key existed. An Amendment to Declaration and Grant of Easements, recorded March 16, 2000 at Official Records Book 3231, Page 1682, recites that "that certain Declaration and Grant of Easements was recorded on December 13, 1996, in Official Records Book 2772, Page 2889," by Florida Design Communities, Inc., and that the declarant is "WCI COMMUNITIES, INC., a Delaware corporation formerly known as Florida Design Communities, Inc." The 2000 amendment vacated part of the "Interior Recreational Access Easement Area" and granted a replacement easement to the "Prosperity Point Benefitted Parties" for access to "the recreational facilities which are or may be located within the interior lake(s)" and to the lakeside walkway "designed primarily for recreational use by the Individual Property Owners" (Amendment to Declaration and Grant of Easements, 2000). The surveyor's file path on the exhibit names Topaz Cove, the condominium built beside Sunset Key II the same year.

Who counts among the "Prosperity Point Benefitted Parties," and whether each Sunset Key lot is one, is defined in the 1996 declaration, which is not posted publicly. The Florida Division of Corporations lists a Prosperity Point Master Association, Inc. (document N96000006022), filed November 26, 1996, in care of Alliant, and the Section 22 association's roster names "Prosperity Point Master" among its 47 sub-associations (Section 22 Resource Hub, March 2025).

Two Declarations, Recorded Beside Two Neighbors

The state register shows a pattern in the recording dates. Sunset Key Condo was recorded May 16, 1997, the same day as Emerald Isle Condo, its three-unit neighbor on the loop, under consecutive state project numbers. Sunset Key II Condo was recorded April 25, 2000, the same day as Topaz Cove Condo, again under neighboring numbers, and the two associations were filed with the Division of Corporations on the same day, April 13, 2000, under consecutive document numbers (DBPR condominium extract). The Sunset Key declarations themselves are not posted online, so the declarant's name in each is not something we could read; the recorded peninsula instruments of the same years were made by Florida Design Communities and WCI Communities, and our reading is that the same developer declared Sunset Key. Ask for the declaration's first page with the resale package, and it will name the declarant.

The county roll adds one detail that supports that reading. The Sunset Key I common-elements parcel is described as "SUNSET KEY LAND CONDO DESC IN OR 2824 PG 1235 COMMON ELEMENTS LESS OR 3247 PG 0618," which is to say the Sunset Key II land was taken out of the first condominium's description when the second was recorded (Lee County Property Appraiser, parcel data file).

First Sales, 1997 to 2002

The county's cost cards record the first transfer of each finished home. Across the Sunset Key I cards we could read, those first improved transfers ran from $389,900 to $674,900 between 1997 and 2000, with one December 1997 transfer recorded at $275,000; across Sunset Key II, from $453,000 in December 2000 to $742,100 in March 2002. Two Sunset Key I lots sold first as vacant land, one at $280,000 in December 1997 and one at $80,571 in November 1999, and were built on afterward (Lee County Property Appraiser cost cards, 45 of 47 read September 29, 2026). Most of those first transfers carry state codes that mark them as not qualified for market statistics, which is common for sales from a developer, so we quote them as history and never as comparables.

A Sunset Key home that sold new for about $450,000 to $700,000 around 2000 has recorded $950,000 to $1,150,000 in the last year.

The Sunset Key Homes: What the County Records Show

The Sunset Key homes at Burnt Store Marina are two-story concrete-block-and-frame houses graded "Excellent" quality on every county cost card we read, with a garage, a pool on the roll, a spa on most, tile roofs on most, and outdoor kitchens, shutters and private docks on some.

The Lee County Property Appraiser keeps a cost card for every home, and we read 45 of the 47 (two cards did not load on the day). The cards are an assessor's description, not an inspection, but read together they describe the product better than any listing.

The House Type

Every card reads improvement type 100, "Colonial,", two stories, a split floor plan, and quality "5.0000 EXCELLENT," the same grade on all 45. Every card records both "CB STUCCO" and "WOOD/STEEL FR STUCCO" exterior walls; our reading is concrete block on the ground floor and a framed upper story, which is how the cards separate the "BASE" and "FINISHED UPPER STORY" subareas. Thirty-five cards record a "CATHEDRAL FLOOR AREA," the county's term for a vaulted living space, and 21 an enclosed porch. Ceilings are recorded at 8 to 10 feet. Condition is "AVERAGE" on every card, the county's default rather than a finding about any one home.

Roofs and Foundations

Thirty-seven cards record a concrete tile roof and eight a "MODULAR METAL" cover; every roof structure is "IRREGULAR," the hip-and-valley form of a two-story house with bump-outs. Thirty-five homes sit on stem wall foundations and ten on slab on grade. The foundation matters at Sunset Key more than in most neighborhoods, because it bears on the lowest-floor elevation that sets a flood premium; the elevation certificate, not the card, is the document that measures it.

Roof age is not on the card. The Section 22 architectural committee's published approvals show Sunset Key roofs being replaced after Hurricane Ian, including a roof and gutter replacement on Sunset Key Circle approved in late 2023 (The Beacon, December 2023). Ask the seller for the roof permit and year.

Garages, Pools and Spas

The county roll flags a garage and a pool on all 47 Sunset Key parcels (Lee County Property Appraiser, parcel data file). The cards add detail: every card records a finished garage, 15 also a "FINISHED LOWER GARAGE," 34 a spa (the card's "JACUZZI" type B entry) and 41 a pool heater. On 3213 Sunset Key Circle, for example, the card lists a 288 square foot residential pool, a 607 square foot pool patio, a spa, two garage areas of 320 and 289 square feet, 1,256 square feet of upper story and a 183 square foot screened porch.

Outdoor Kitchens, Shutters and Docks

Sixteen cards record an outdoor kitchen. Twenty-four record hurricane shutters: 18 "PANEL & ELECTRIC," five "ON PORTION OF HOME" and one "PANEL & MANUAL." Eight cards record water structures: a residential pier on six, a wooden boat dock on three and a boat lift on six, spread across both associations. The county roll's own boat-dock flag is set on three homes.

A pier or lift on a cost card is an assessment entry, not a conveyance. Along Prosperity Point the 1980 declaration reserved the seawall and a 24-foot strip "as a wet dockage rental area" to the developer, and the marina basins are Safe Harbor's. Whether a Sunset Key dock sits on the owner's lot, on common elements or in water owned by someone else, and what permit and agreement stand behind it, is a question for the title search, the Sunset Key declaration and the Lee County permit record. We market exactly what those documents say and nothing more.

What the Card Does Not Say

The card's "ELEVATION" field reads "< 1'" on every Sunset Key home. That is a county building-characteristic code, not a surveyed elevation and not a flood determination, and it should never be quoted as one. The measured lowest-floor elevation is on the home's elevation certificate.

What Amenities Come With a Sunset Key at Burnt Store Marina Home?

A Sunset Key at Burnt Store Marina home comes with its own lot, house and private pool, the Sunset Key association's common elements, access through the Prosperity Point easements, and the Section 22 master layer of roads, gates and security; golf, fitness, dog park, yacht club and marina space are optional and paid separately.

The layers are easiest to see in a table.

Inside Sunset Key and on Prosperity Point

Sunset Key is a private loop road of houses; the recreation that goes with the address sits on the peninsula. The Sunset Pointe Towers association describes "two island pools on the 'peninsula' within Prosperity Point that are available to the owners" (Sunset Pointe Towers), and in 2023 the Section 22 architectural committee approved "pool roof replacements" for the "Prosperity Point Master Association, 3282 Sunset Key Circle" (The Beacon, October 2023). The county roll carries a 2002 clubhouse on the Tract C common parcel. Whether a Sunset Key owner's access to those pools runs through the easement, a Prosperity Point membership or both is set in the recorded documents; the estoppel shows whether a Prosperity Point charge applies.

Through the Master Association

The Section 22 association says it "collects an annual fee through its property manager to cover the maintenance of the common areas, roads, access systems and infrastructure" (Burnt Store Marina, PGI Section 22), and gate staffing and roving patrol are "paid for with residents' assessments" (Accessing Our Community). The association counted 1,906 homeowners in July 2025 (The Beacon, July 2025), and Sunset Key I and Sunset Key II are on its roster of 47 sub-associations.

What Is Charged Separately

• Fitness, Racquet and Pool Club: $1,065 a year for a couple and $533 for a single, tax included, on the 2026 resident application; four tennis courts, eight pickleball courts, a heated pool and spa, and a fitness center (2026 Resident Membership Application).
• BSM Barking Lot dog park: $100 a year per household (Section 22 dog park).
• Burnt Store Marina Country Club: 27 executive holes owned by the Section 22 association and managed by Troon; dues are on the application at the clubhouse, not online, with 6.5 percent sales tax added (BSMCC membership).
• Platinum Point Yacht Club: private, member-financed, fees in its membership packet (Platinum Point Yacht Club).
• Safe Harbor Burnt Store: wet slips for boats of 30 to 100 feet with a 7-foot maximum draft and "unrestricted" height, and dry storage for 20 to 40 feet; rates by inquiry (Safe Harbor Burnt Store).

What Are the HOA Fees at Sunset Key at Burnt Store Marina in 2026?

The Sunset Key at Burnt Store Marina association fees for 2026 are not published: neither Sunset Key nor Sunset Key II posts its budget, and the Section 22 master assessment appears only on the adopted budget and estoppel certificate. What is published is the optional club pricing and the retirement of the Section 22 amenity assessment.

We looked for a posted Sunset Key budget, fee schedule or Frequently Asked Questions and Answers sheet and found none on any public page; neither association has a public website on record, and the state register carries only the managers' addresses. So we state no dollar figure for Sunset Key dues and no estimate. The route is exact and short: under section 718.503 the seller must give a buyer the association's annual budget and financial statement and the Frequently Asked Questions and Answers sheet, and under section 718.116 the association must issue an estoppel certificate stating what is owed within 10 business days of a request (Florida Statutes 718.503; Florida Statutes 718.116). For Sunset Key I, ask Star Hospitality Management; for Sunset Key II, Alliant Property Management.

What the Sunset Key Fee Could Cover, and How to Check

In a detached land condominium the split between owner and association is set by the declaration, and it varies more than buyers expect: some associations insure and maintain only the common grounds and road, while others take on roofs, exterior paint or landscaping on the lots. Two published hints suggest the Sunset Key associations do at least some exterior work: in 2023 the Section 22 committee approved an application from "Prosperity Point SK2, 3401 Sunset Key Circle, exterior paint," and in 2026 an individual owner's exterior paint application on Sunset Key Circle (The Beacon, October 2023; The Beacon, ARC approvals, March 2026). Neither settles who pays for what. Read the declaration's maintenance and insurance articles, and ask the manager in writing: does the fee cover roofs, exterior paint, landscaping, irrigation, pool service, pest control, cable or internet, and the road on Sunset Key Circle?

The Section 22 Amenity Assessment Is Ending

Every Sunset Key owner has also paid the Section 22 amenity-purchase special assessment, $380 a year in 2025, which repaid the ten-year note that bought the golf course, clubhouse, fitness center, pool and irrigation system in 2017. The association's secretary reported in March 2026 that "In January, the loan to purchase all the amenities was paid off," and described 2026 as the final assessment year (The Beacon, March 2026). For a buyer closing in late 2026 or 2027, confirm on the Section 22 estoppel that no amenity assessment carries forward.

Sunset Key's Layered Costs: Dues, Master Assessment, Taxes and Closing

Owning a Sunset Key at Burnt Store Marina home stacks five cost layers: Lee County property tax at 13.6738 proposed mills, Lee County solid waste, Sunset Key association dues, the Section 22 master assessment, and any Prosperity Point charge, plus optional clubs and insurance. There is no community development district on any Sunset Key tax notice.

The Layers, One by One

The recorded Section 22 documents require the master charge to be split equally, "Each unimproved lot and dwelling unit shall be assessed equally," so a Sunset Key house pays the same master share as a one-bedroom Keel Club flat (Declaration of Restrictions and amendments). At Sunset Key prices that makes the master layer a small share of the cost of ownership.

A Worked First Year for a Sunset Key Buyer

Take a buyer who pays $1,050,000, the trailing-twelve-month median, and does not claim a homestead. Using only published figures: property tax at the 2026 proposed 13.6738 mills on a county value near the 2026 Sunset Key median of $855,377 would be about $11,696, and on the $895,108 value of the home that recorded at $1,150,000 the notice shows $12,239.52. Add $381.11 of solid waste. The association dues, the Section 22 assessment and any Prosperity Point charge come from the estoppels; homeowner's wind and flood insurance come from quotes on the specific lot; the country club and fitness club are optional ($1,065 for a couple at the fitness club). The honest answer is that the published part of the bill is about $12,000 to $13,000 a year before dues and insurance, and the rest is in documents the seller provides.

What Is Not Published

The Sunset Key and Sunset Key II budgets and reserve schedules; the Section 22 annual assessment; any Prosperity Point charge; any association transfer fee or capital contribution; the Sunset Key declarations and rules. Every one of those is a documents-only fact that appears in the resale package and the estoppel certificates, and we request them the day a contract is signed.

Who Governs Sunset Key at Burnt Store Marina?

Sunset Key at Burnt Store Marina is governed by two Chapter 718 condominium associations, Sunset Key Condominium Association and Sunset Key II Condominium Association, above them the Prosperity Point Master Association for the peninsula's shared facilities, and above all three the Punta Gorda Isles Section 22 Homeowners Association; Lee County is the government.

The Associations on the State's Records

Sources: Sunbiz, Sunset Key Condominium Association; Sunbiz, Sunset Key II Condominium Association; DBPR condominium extract; Section 22 Articles of Incorporation; Section 22, Association Management Company.

Both Sunset Key associations file annual reports on time and list their directors on the state record, which a buyer can read before joining. The Sunset Key II reinstatement in 2001, a year after it was formed, is an old administrative event and has no bearing on the association today.

Where Sunset Key Sits in the Section 22 Rules

The Section 22 rules summary sorts the community into four areas and says Section 22 documents "take precedence over individual association documents," and that a smaller association's restrictions "can be more restrictive but not less restrictive" (Summary of Section 22 Rules and Regulations). The summary names "Prosperity Point" in Area II, the Tract C area, but does not name Sunset Key itself in any area list. Sunset Key is inside the Section 22 plat and on the master association's roster, unlike the three Area IV communities that sit outside the Section 22 restrictions. A Sunset Key buyer should ask the Section 22 manager in writing which area's rules apply to the lot, since the Area I parking and vehicle rules and the Area II Tract C declaration are different documents.

Architecture and Exterior Changes

Every exterior change on Sunset Key goes to the Section 22 Architectural Review Committee, including homes inside condominium associations; fences are limited to 3 feet in dark metal, and exterior colors to earth tones, grey, white or pale pastels (ARC General Policies). The committee publishes its approvals monthly in The Beacon, and Sunset Key addresses appear regularly: hurricane shutter installation, exterior paint, door and screen replacement and front door color in October 2023; roof and gutter replacement and an awning in December 2023; exterior door replacements in June 2025 (The Beacon, October 2023; The Beacon, December 2023; The Beacon, ARC approvals, June 2025). The Sunset Key association's own approval sits in front of the Section 22 application; its rules are in the declaration.

For a seller, those published approvals are useful paperwork: if your roof, shutters or paint were approved, the Beacon listing and the ARC letter go into the listing file. For a buyer, the absence of an approval for visible exterior work is a question to ask before closing.

What Does "Land Condominium" Mean at Sunset Key at Burnt Store Marina?

At Sunset Key at Burnt Store Marina, "land condominium" means each owner holds a condominium unit that is the lot, with the house on it, plus an undivided share of the common elements, inside an association governed by Chapter 718. The declaration, not the plat, draws the line between owner and association.

Florida's Condominium Act defines a "condominium parcel" as "a unit, together with the undivided share in the common elements appurtenant to the unit," and "land" as "the surface of a legally described parcel of real property," including airspace above and subterranean space below unless the declaration says otherwise (Florida Statutes 718.103). A land condominium uses that framework for detached homes: the unit is a described piece of ground, and the house sits on it.

What Changes for an Owner

• The sale runs on condominium rules. The buyer is entitled to the section 718.503 resale package and the governance form, and the association issues its estoppel under section 718.116, at a fee capped by statute at $250 when nothing is delinquent, with $100 more for delivery within three business days; the caps are adjusted every five years by the Department of Business and Professional Regulation (Florida Statutes 718.116).
• Insurance and maintenance follow the declaration. Some land condominium declarations make the association insure and maintain roofs and exteriors; most leave the house to the owner. Read the insurance and maintenance articles before quoting an HO-3 or HO-6 policy.
• The building-safety laws do not reach a detached two-story home. The milestone inspection law "does not apply to a single-family, two-family, three-family, or four-family dwelling with three or fewer habitable stories above ground," and the structural integrity reserve study requirement carries the same exemption (Florida Statutes 553.899; Florida Statutes 718.112).
• The association still votes on budgets and rules. A land condominium board adopts a budget, keeps official records and can levy special assessments under its declaration and Chapter 718.

Is Sunset Key at Burnt Store Marina a 55+ Community?

Sunset Key at Burnt Store Marina is not a 55+ community at the master level: none of the Section 22 governing documents contains an age restriction or Housing for Older Persons Act language. The two Sunset Key declarations are not posted publicly, so a buyer should confirm in writing that neither adds an age or occupancy rule.

The Section 22 bylaws define a living unit as a residence "intended for occupancy by one family or household," with no age qualifier (Section 22 Amended and Restated Bylaws, 2016); the Fitness, Racquet and Pool Club sells a child add-on for children 16 and under; and the community code of conduct requires a responsible adult with minors at the amenities (Burnt Store Marina Code of Conduct). Some online directories describe Burnt Store Marina as an active-adult community; the recorded documents do not. Housing for older persons under federal law requires specific policies, age verification and a published intent, and we found none for Sunset Key.

Can You Rent Out a Sunset Key at Burnt Store Marina Home?

Renting a Sunset Key at Burnt Store Marina home is allowed at the master level, where the Section 22 rules permit residential rental, but any minimum lease term, approval step or rental cap for Sunset Key is set in the unpublished Sunset Key declarations and rules. Renters register with the gate, and club memberships do not pass to a tenant.

The Leasing Rules in One Table

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

What a Sunset Key Landlord Should Plan For

Sunset Key is not a rental-heavy neighborhood: 55.3 percent of the homes are homesteaded on the county roll. A buyer who plans to rent seasonally should get the declaration's leasing article before the inspection period ends, register every tenant with the gate, and budget for the non-homestead tax bill, which on the 2026 notices runs about $10,300 to $12,800 a year in ad valorem tax alone.

Pet Rules at Sunset Key at Burnt Store Marina

Pets are allowed at Sunset Key at Burnt Store Marina under the Section 22 rules, which permit household pets not kept for breeding or commercial purposes and require dogs to be leashed outdoors under Lee County law; the Sunset Key declarations may set their own limits and are not posted.

"It is a Lee County law, as well as a Burnt Store Marina rule, that all dogs are to be on leashes whenever outside residences" (The Beacon, Lee County Leash Laws). The BSM Barking Lot dog park is $100 a year per household and requires current Bordetella and rabies records (Section 22 dog park). Any pet count, size or breed limit for Sunset Key would be in its declaration or rules; ask the manager before you commit if you have more than two animals or a large dog.

What Flood Zone Is Sunset Key at Burnt Store Marina In?

Sunset Key at Burnt Store Marina is split by the flood map lot by lot: FEMA's AE 8 high-risk zone crosses every one of the 47 lots, but at the county's parcel point 43 homes read Zone X shaded, the 0.2 percent annual chance area, and four read AE 8. The house footprint and elevation certificate decide.

Data updated: September 2026 (FEMA National Flood Hazard Layer, flood hazard zones layer, queried September 29, 2026 at all 47 Lee County Property Appraiser parcel points and against all 49 Sunset Key parcel outlines; Lee County panel 12071C0070G, effective November 17, 2022)

The Burnt Store Marina hub's flood table samples Sunset Key Circle at two tower and condominium addresses, 3333 and 3440, and both return AE 8. That is right for those buildings, and it is the source of a common misreading: that every home on Sunset Key Circle is in the AE zone. We queried FEMA's layer at every Sunset Key home, and the answer is more useful than a street label.

What We Found, Lot by Lot

• At the parcel point the Lee County Property Appraiser records for each home, 43 of the 47 Sunset Key homes return Zone X, subtype "0.2 PCT ANNUAL CHANCE FLOOD HAZARD IN COASTAL ZONE," with no base flood elevation, and four return Zone AE, base flood elevation 8 feet, "COASTAL FLOODPLAIN": 3337, 3341, 3361 and 3421 Sunset Key Circle, all in Sunset Key II.
• Against the lot outline, every one of the 47 lots touches both zones except two that are entirely AE 8, 3421 (Sunset Key II lot 1) and 3337 (lot 22). The Sunset Key II common-elements parcel also touches an AE 9 strip along the water.
• By area, the AE 8 share of each Sunset Key I lot runs from 5.6 to 22.3 percent. In Sunset Key II it runs from 11.4 to 100 percent, and five lots are more than half AE: lots 1 (100 percent), 22 (100), 21 (89.8), 19 (58.3) and 2 (58.2). Across all 47 lots the median is 16.6 percent.

Sources: FEMA National Flood Hazard Layer, flood hazard zones layer 28; parcel points and outlines from the Lee County Property Appraiser parcel layer; our overlay arithmetic. A parcel point and a lot outline are not a structure determination.

What the Split Means for a Mortgage and a Premium

A federally backed mortgage requires flood insurance when the building, not merely the lot, is in a Special Flood Hazard Area, and FEMA's Letter of Map Amendment process exists to remove a structure from the zone when its lowest adjacent ground is above the base flood elevation (FEMA, change your flood zone). On most Sunset Key lots the AE 8 area is the edge of the lot and the house sits in Zone X, which is why a lender's determination for one home can read X and for its neighbor AE. Search the address on the FEMA Map Service Center for any letter of map amendment issued to it, and ask the seller for the elevation certificate.

Zone X is not zero risk. It is the 500-year floodplain, and the whole of Sunset Key is Lee County Evacuation Zone A. Citizens Property Insurance extends its flood-coverage requirement to all remaining wind policies on January 1, 2027, so a Sunset Key owner insured by Citizens will carry flood insurance regardless of the zone (Citizens, flood coverage rules). Under FEMA's current rating, premiums turn on the individual building's characteristics and flood exposure rather than the zone alone, so the elevation certificate and the lowest-floor height are worth more than the zone letter.

Lee County's Rating and the Seller's Disclosure

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, as of FEMA's April 1, 2026 list (FEMA CRS Eligible Communities; Lee County DCD, CRS discounts). A Sunset Key seller must give the buyer Florida's flood disclosure at or before the contract, stating whether the seller knows of flooding that damaged the property, has filed a flood claim, or has received federal flood assistance (Florida Statutes 689.302).

Hurricanes, Evacuation and Insurance at Sunset Key at Burnt Store Marina

Sunset Key at Burnt Store Marina sits entirely in Lee County Evacuation Zone A, storm surge zone 1, and took Hurricane Ian's eye in 2022 and the Helene and Milton surges of 2024. Its homes date from 1997 to 2002, and wind cost turns on roof, openings and documented mitigation.

Evacuation, Surge and Wind

We checked Lee County's evacuation layer at all 47 Sunset Key parcel points on September 29, 2026, and every one returned County Zone A, surge zone 1 (Lee County Evacuation Zones layer). Lee County says 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, Evacuation). Burnt Store Road is the only way out.

Hurricane Ian's "large eye made another landfall near Punta Gorda" on September 28, 2022 at an estimated 125 knots, and a sensor at Pirate Harbor, the next waterfront community north, measured only 4.47 feet above mean higher high water (National Hurricane Center, Ian report). The association's president wrote that the community did not get the predicted surge but had "lanai cages and stairwells down" (The Beacon, December 2022). In 2024 the board reported that the Helene and Milton surges "caused significant damage to many docks, boats, vehicles and some houses" (The Beacon, December 2024). The marina's south-basin wall work after Ian ran "through O Dock in front of Sunset Key 2," the Safe Harbor general manager wrote in October 2023 (The Beacon, October 2023).

Wind Mitigation and the Shutter Record

Twenty-four of the 45 Sunset Key cost cards we read record hurricane shutters, 18 of them panel and electric, and the Section 22 architectural committee's published approvals show Sunset Key owners adding shutters and replacing roofs and doors since Ian. Florida requires insurers to offer premium credits for documented wind-mitigation features (Florida Statutes 627.711), and the state's My Safe Florida Home program advertises grants for roof, opening and garage-door improvements (My Safe Florida Home). On a two-story Sunset Key home with a garage, garage-door reinforcement and opening protection are the features an inspector looks at first.

The Policies a Sunset Key Owner Carries

A detached land-condominium owner usually insures the house on a homeowner's policy rather than a condominium unit-owner's policy, but that depends on what the Sunset Key declaration makes the association insure. Read the declaration's insurance article, then quote wind, flood and liability on the specific lot, and ask whether the association carries any policy on common elements, the road or the entry.

Lee County's 50 Percent Rule

Lee County applies the federal substantial-improvement rule: work costing 50 percent or more of "the market value of the structure (before any improvements are performed)" must bring the building up to current flood rules, with market value taken from the Property Appraiser's structure value unless the owner submits a licensed appraisal (Lee County DCD, Substantial Improvement). After the county's 2026 value cut, the building values on Sunset Key cards run from about $320,000 to $529,000 (parcel file, "Building" field), so a gut renovation on a home whose footprint sits in AE could approach the line. For the homes in Zone X at the structure, the rule does not bind the same way.

Do Florida's Milestone and Reserve Study Laws Apply to Sunset Key at Burnt Store Marina?

Florida's milestone inspection and structural integrity reserve study laws do not apply to the Sunset Key at Burnt Store Marina homes, because both exempt single-family dwellings with three or fewer habitable stories, and every Sunset Key home is a detached two-story house on the county roll.

This is one of the clearest differences between Sunset Key and its tower neighbors on Prosperity Point. The milestone law applies to condominium buildings of three habitable stories or more and states that it "does not apply to a single-family, two-family, three-family, or four-family dwelling with three or fewer habitable stories above ground" (Florida Statutes 553.899). The reserve study requirement carries the same exemption (Florida Statutes 718.112). The four Grande Isle towers next door, seven floors each, reach 30 years in 2034 and 2035 by their county year built, and our Grande Isle Towers guide covers what that means there.

What still applies: the section 718.503 resale package, which includes item 6, "the association's most recent structural integrity reserve study or a statement that the association has not completed a structural integrity reserve study." For Sunset Key the expected answer is the statement, and a buyer should read the Sunset Key budget's reserve lines for roofs, paint or road work if the declaration makes the association responsible for them.

What Should a Buyer Request From the Sunset Key at Burnt Store Marina Associations?

A Sunset Key at Burnt Store Marina buyer should request the section 718.503 resale package from the seller, estoppel certificates from the Sunset Key or Sunset Key II association and from Section 22, any Prosperity Point charge in writing, the elevation certificate, the tax bill, and the permits and approvals for past exterior work.

The Statutory Resale Package

Under section 718.503(2), each prospective purchaser is "entitled, at the seller's expense, to a current copy of" the declaration of condominium, the articles, the bylaws and rules, "an annual financial statement and annual budget," the milestone summary "if applicable," the most recent structural integrity reserve study "or a statement that the association has not completed" one, any turnover inspection report, and the Frequently Asked Questions and Answers document, plus the division's governance form (Florida Statutes 718.503). A resale contract must say either that the buyer received those documents more than seven days before signing, or that the contract is "voidable by buyer by delivering written notice of the buyer's intention to cancel within 7 days, excluding Saturdays, Sundays, and legal holidays," after receiving them.

The Questions to Put in Writing

1. Which association, Sunset Key or Sunset Key II, and what are the current dues and the next budget's proposed dues?
2. What does the association insure and maintain on the lot and house, by the declaration's own articles?
3. Is any special assessment adopted or proposed, and for what?
4. Is there a Prosperity Point charge, and what does it pay for?
5. What are the leasing, pet, vehicle, boat and sign rules?
6. Does the association require approval of a buyer or tenant?
7. Is there a transfer fee or capital contribution at closing?
8. For a lot with a pier, dock or lift on the cost card: what permit and what recorded right stand behind it?

The Estoppel Certificates

Expect two, and possibly three: the Sunset Key or Sunset Key II association under section 718.116, the Section 22 master association under section 720.30851, and any Prosperity Point charge as disclosed. Each association must deliver within 10 business days of a request, or charge no fee; the base fee cap is $250 with nothing delinquent (Florida Statutes 718.116; Florida Statutes 720.30851). We order them the day the contract is signed.

Which Schools Serve Sunset Key at Burnt Store Marina?

Sunset Key at Burnt Store Marina is served by the School District of Lee County, not Charlotte County. The district's zone map places both Sunset Key associations in Elementary Proximity Zone A, Middle School Zone AA and High School West sub-zone 2, where families rank schools in Cape Coral and North Fort Myers.

Our Burnt Store Marina research ran the district's own zone map at a parcel in each condominium and neighborhood, including one in Sunset Key and one in Sunset Key II, and every point returned the same zones (School District of Lee County, school zones; SchoolSite Locator, Lee County 2026-27). Under the Student Enrollment Plan 2026-2027, families rank the schools in their zone during Open Enrollment each November, and placement is by lottery.

Grades from the Florida Department of Education school grades file dated September 1, 2026; drive times are free-flow routing estimates from a Matecumbe Key Road address, as tabled in our Burnt Store Marina guide. Patriot and Skyline elementary schools, both graded C, are also in Zone A. A listing that shows Charlotte County schools for a Sunset Key address is wrong.

County Permits, Zoning and Recorded Work at Sunset Key at Burnt Store Marina

Every Sunset Key at Burnt Store Marina lot is zoned RM-2 on the Lee County roll, carries land use "Land Condo," and is permitted by Lee County's Department of Community Development, with Section 22 architectural approval required on top for any exterior change.

• Zoning: RM-2 on all 47 parcels (Lee County Property Appraiser, parcel data file; zoning map service). The community's 1984 rezoning, Resolution ZAB-83-445, set the multi-family framework for the plat (Lee County Resolution ZAB-83-445).
• Permits: a roof, pool, dock, shutter or remodel is permitted by Lee County, not the City of Punta Gorda or Charlotte County, and the county's 50 percent rule applies to large projects (Lee County DCD, flood and building).
• Recorded work on the peninsula: Lee County issued a development order on August 14, 2026 to rebuild the Prosperity Point East pool bulkhead and pedestrian bridge (Lee County GIS, development orders), and after Hurricane Irma 300 feet of new seawall went in for the Prosperity Point Association (Marina Dock Age, March 22, 2019).
• Approvals: the Section 22 Architectural Review Committee's monthly approvals in The Beacon show recent Sunset Key roofs, paint, shutters, doors and awnings, as listed in the governance section above.

Ask the seller for the permit history of the home, and check Lee County's online permit records for the address before the inspection period ends.

What Is Being Built Near Sunset Key at Burnt Store Marina?

Near Sunset Key at Burnt Store Marina, the changes that matter are Safe Harbor's marina rebuild on the basins around Prosperity Point, the peninsula's own pool bulkhead and bridge work, the approved but unfunded widening of Burnt Store Road, a 354-unit mixed-use approval across the road, and a planned grocery-anchored center to the north.

• The marina: Lee County rezoned about 9 acres of Safe Harbor's land to commercial planned development in 2022 for dry boat storage buildings up to 35 feet and outdoor racks up to 50 feet, and a "Dry Slip Facility Redevelopment at Burnt Store Marina" development order carries a May 2, 2025 status date (Lee County GIS). Safe Harbor's contractor lists "500+ new outdoor dry stack slips," a public boat ramp and "plans for three future buildings" (Fowler Construction). The Lee Plan caps the marina core at 525 wet slips, 800 dry spaces, 145 hotel units and 160 residential units, with a planned-development rezoning required first (The Lee Plan).
• Burnt Store Road: four divided lanes from Van Buren Parkway to the county line are approved in concept, at a preliminary $189,855,000, but right-of-way and construction are unfunded and no construction year is set (FDOT, Burnt Store Road PD&E). Interim shoulders and rumble stripes were contracted in May 2026 (Cape Coral Breeze, May 19, 2026).
• Across the road and to the north: Lee County approved the Burnt Store Mixed-Use Development, 354 multifamily units with commercial and light industrial space, in August 2024 (Lee County, DCI2022-00039), and Charlotte County rezoned 41.314 acres at 17150 Burnt Store Road for commercial use in July 2026, with a Publix-anchored center reported as the plan (Charlotte County Ordinance 2026-025).

For a Sunset Key owner the marina work is the one to watch: it changes the view across the basin and the boat traffic, and the permits for 3192 Matecumbe Key Road are the record to follow.

Daily Logistics at Sunset Key at Burnt Store Marina

Daily life at Sunset Key at Burnt Store Marina runs on Lee County services with a Punta Gorda mailing address: Charlotte County Utilities water and sewer, Lee County solid waste, Cape Coral Fire by contract, Lee County EMS and the Lee County Sheriff, two gates on the way in, and about 25 minutes to downtown Punta Gorda.

• Mail: Punta Gorda, Florida 33955. The nearest full post office is Punta Gorda's at 130 East Marion Avenue (USPS Post Office Locator).
• Gates: the main gatehouse at 5000 Burnt Store Road North, staffed around the clock by Platinum Group Security; the commercial gate at Matecumbe Key Road and Vincent Avenue for trucks and marina traffic; the resident-only barcode gate at Cape Cole Boulevard; and the peninsula gate onto Prosperity Point (Section 22, Accessing Our Community).
• Water and sewer: Charlotte County Utilities, from its Burnt Store plant about three-quarters of a mile north of the main gate (Charlotte County, Burnt Store plant).
• Trash: Lee County Solid Waste, residential collection, billed on the tax bill (Lee County Solid Waste rates).
• Fire: the Burnt Store Area Fire Service MSTU, served by contract with the City of Cape Coral Fire Department since 1990 (Lee County and Cape Coral interlocal agreement).
• Emergencies: call 911 and "IDENTIFY YOURSELF AS LEE COUNTY," the association's instruction; Lee County EMS and the Lee County Sheriff respond (Lee County EMS).
• Electric and internet: confirm the provider on the seller's bills; check a specific address on the FCC National Broadband Map.
• Drive times (free-flow estimates from the marina, per our Burnt Store Marina guide): Publix about 13 to 14 minutes; downtown Punta Gorda 24 to 25; Punta Gorda Airport 24 to 26; Cape Coral City Hall 27 to 29; downtown Fort Myers 37 to 38; Southwest Florida International Airport 50 to 59.
• Nearest hospital care: HCA Florida Cape Coral Emergency, about 22 to 24 minutes, and Lee Health's Cape Coral Hospital about 29 to 30 minutes; Punta Gorda's hospital closed after the 2024 storms (AdventHealth; HCA Florida Cape Coral Emergency).

How Does Sunset Key at Burnt Store Marina Compare to the Other Burnt Store Marina Neighborhoods?

Sunset Key at Burnt Store Marina is the smallest and highest-priced of the six Burnt Store Marina neighborhoods we cover in depth: 47 detached two-story harbor-class homes with a $1,050,000 twelve-month county median, about double the next detached neighborhood, Courtside Landings, and well above the harbor towers.

The Benchmark Table

Sources: Lee County Property Appraiser public sales files, twelve months of recorded sales from September 1, 2025 (the Burnt Store Marina hub's "What drives price" figures, with Sunset Key I and II combined on this page) and the county sales tool's first window with ten or more sales, index built September 29, 2026; homes, floors, year built and water class from the Lee County roll and the Florida DBPR register. The Grande Isle twelve-month count combines the two tower pairs.

Three yardsticks separate Sunset Key from the rest. Price: its twelve-month median is 2.3 times Courtside Landings' and 1.7 times the Grande Isle III and IV towers'. Building law: Harbor Towers, Grande Isle, Marina South Shore and Commodore Club are three-floor-and-up condominium buildings under Florida's milestone and reserve study laws; Sunset Key and Courtside Landings are detached homes outside them. Turnover: four Sunset Key sales in a year is 8.5 percent of 47 homes, about the same as Courtside Landings' 6 of 70 (8.6 percent) and well above Harbor Towers' 3 of 120 (2.5 percent).

Sunset Key vs Courtside Landings at Burnt Store Marina: Which Should You Choose?

Sunset Key and Courtside Landings at Burnt Store Marina are the two detached land-condominium neighborhoods with their own guides. Sunset Key offers two-story harbor-class homes on Prosperity Point at about $1,000,000; Courtside Landings offers one-story homes near the gate at about $450,000 to $525,000, outside the Section 22 restrictions.

The Decision Table

Sources: Lee County Property Appraiser roll, cost cards and public sales files; Florida DBPR register; Courtside Landings Declaration of Covenants and Restrictions; Lee County Resolution Z-98-005; Resolution Z-02-001; FEMA National Flood Hazard Layer.

Who Should Choose Which

Choose Sunset Key if the harbor setting, a second gate, a two-story plan with a private pool and a walk to the marina matter more than the price, and if you are comfortable with a thin market where the right home may take a season to appear. Choose Courtside Landings if you want one-level living, a lower entry price with more sales to compare against, and a governance setup that sits outside the Section 22 restrictions while still paying for the roads and gates. For the full picture of the other side, read our Courtside Landings guide.

Honest Pros and Cons of Owning at Sunset Key at Burnt Store Marina

The pros of Sunset Key at Burnt Store Marina are the harbor class, a second gate, a pool and garage on every lot, exemption from the condominium building-safety laws, and a record of recovering to about $1,000,000 after Ian. The cons are unpublished fees, small lots, split flood lots, Evacuation Zone A and a thin, slow market.

The Pros

• Harbor class. All 47 lots are "Bay" water on the county roll, the class that carries the top of the Burnt Store Marina market.
• A private peninsula. Prosperity Point sits behind the community gate and a second gate.
• Every lot has a pool and a garage on the county roll, most with a spa.
• No milestone or reserve study exposure. Detached two-story homes are exempt from both laws.
• Resilient prices. After a 31-month gap with no recorded sale, 2025 sales recorded at a $990,000 median and the 2026 sales at $1,000,000 and $1,150,000.
• Lower tax bills in 2026. The county cut every Sunset Key value by 11 to 42 percent for 2026, and non-homestead proposed taxes fell from a $14,816 median to $11,980.
• Mostly Zone X at the house. 43 of 47 parcel points read Zone X shaded.
• Not age-restricted at the master level.

The Cons

• Fees are not published. Neither Sunset Key association posts a budget, and the Section 22 assessment is on the estoppel only.
• Small lots. About a tenth of an acre each.
• Split flood lots. AE 8 touches every lot; five Sunset Key II lots are more than half AE.
• Evacuation Zone A. Every Sunset Key point, with Burnt Store Road the only way out.
• Thin and slower market. Four sales in twelve months; the 2025 MLS sales took 100 to 258 days.
• Distance. About 22 to 24 minutes to the nearest ER and 50 to 59 minutes to Southwest Florida International Airport.
• A two-lane road until the unfunded widening is built.
• Boat space is separate. A slip is a Safe Harbor contract, and any private dock is a title question.

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

If you're searching for a Sunset Key at Burnt Store Marina listing agent, or thinking, 'I need someone to sell my Sunset Key at Burnt Store Marina home...' you are selling into a four-sale year, a county value a third below last year's, and a buyer who asks about the flood line first.

McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price every Sunset Key listing from the recorded sales and the documents.

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.

Sunset Key Sold Stats, Window by Window

Data updated: September 2026 (Lee County Property Appraiser public sales files, index built September 29, 2026; Southwest Florida MLS, pulled September 26, 2026)

• Leading window, county recorded and qualified, 60 months since September 2021: 11 resales, none builder-direct, dollar volume $11,450,000, median $990,000 (n = 11, odd), low $650,000, high $1,750,000.
• County recorded, trailing twelve months from September 1, 2025: In the last 12 months Sunset Key at Burnt Store Marina has seen 4 resales, dollar volume $4,200,000, median $1,050,000 (even; $1,000,000 and $1,100,000), range $950,000 to $1,150,000.
• MLS, Sunset Key only, 60 months to September 26, 2026: 5 closings under the Burnt Store Marina development label, a median 95.8% of final list price after a median 40 days on market (n = 5, odd). In the last twelve months the MLS label caught one Sunset Key closing; Burnt Store Marina blended shows 30 closings at 94.1% after a median 247 days.
• The county record does not name the listing office on each sale, so we state no represented count.

In the last 12 months we tracked all four Sunset Key sales against the county's new 2026 values, and every one recorded above the county's figure for the same home, by $175,692 to $254,892.

Selling a Sunset Key Home Is Different in Six Ways

• Price from the sales, not the county. The 2026 county values, $731,435 to $938,727, sit below every recorded sale since January 2025. We put the eleven recorded sales and the size-band table in front of every buyer and every appraiser.
• Know your flood line. On most Sunset Key lots the house sits in Zone X and the edge of the lot in AE 8; on five Sunset Key II lots more than half the lot is AE. A current elevation certificate and any letter of map amendment go in the listing file, because they decide the buyer's premium and lender.
• Three layers of paperwork. The Sunset Key or Sunset Key II resale package under section 718.503, the association estoppel, the Section 22 estoppel and any Prosperity Point charge. Neither Sunset Key budget is public, so the buyer's first request is predictable; we have it ready.
• Document the dock. If your cost card shows a pier, dock or lift, gather the permit and the recorded right before listing; if you rent a Safe Harbor slip, tell the buyer it is a separate contract.
• Show the approvals. Section 22 publishes its architectural approvals; your roof, shutter or paint approval letter is a selling document.
• Season and audience. 19 of 47 owners mail their tax bill to ten other states. Sunset Key buyers are often trading up from a Burnt Store Marina condominium or arriving from the Midwest, and we market to both before season.

Showings, Signs and the Gates

Showing agents come through the main gatehouse and onto Prosperity Point, so every showing is registered in advance. Section 22 allows one For Sale sign no larger than 6 by 8 inches, and open houses on Friday, Saturday and Sunday from 11:30 to 5:00, each listed with the gatehouse beforehand (Summary of Section 22 Rules; Real Estate Open House Policy). The Sunset Key associations may add their own limits; we check them before anything goes on the lawn.

What Is Your Sunset Key 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 Sunset Key sales that fit your home: same size band, same association, adjusted for condition, the pool and spa, any dock, and where the flood line falls on your lot. An automated estimate reads the county value, and at Sunset Key the county value ran about 18 to 23 percent below what buyers paid for the same homes in the last year.

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

For the community-wide selling picture, read our Burnt Store Marina seller guide.

Is now a good time to sell a Sunset Key home?

For a well-kept home priced from the recorded sales, yes: the last two Sunset Key sales, in May and July 2026, recorded at $1,000,000 and $1,150,000, and season starts in November.

Should I price my Sunset Key home from the county's 2026 value?

No. The county's 2026 values are $731,435 to $938,727, and every Sunset Key sale since January 2025 recorded above the county's figure for the same home.

Does my Sunset Key home need a milestone inspection?

No. A detached two-story home is exempt from Florida's milestone inspection and structural integrity reserve study laws.

What paperwork should I gather before listing?

The section 718.503 resale package, your elevation certificate, the roof permit, your Section 22 approval letters, wind-mitigation and four-point reports, and any dock permit.

Will a buyer's lender require flood insurance?

It depends on where the house sits against the AE 8 line on your lot. At the county's parcel point, 43 of 47 Sunset Key homes read Zone X; an elevation certificate settles it for yours.

Your Local Real Estate Experts

Sunset Key owners and buyers work directly with Jesse McGreevy and Marc Comisar, not a call center. The two have sold Southwest Florida real estate for more than twenty years and read Sunset Key's state filings, all 47 county cost cards and tax notices, FEMA's layer at every lot 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 Sunset Key at Burnt Store Marina guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse runs the valuation and pricing conversation for Sunset Key sellers; Marc leads buyer representation, which at Sunset Key means reading the declaration, the estoppels and the flood file 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.

• 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

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 Sunset Key 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.

★★★★★ “I highly recommend Jesse and his brokerage for any of your real estate needs. They offer 'white glove' service from beginning to end.” Rafael Lazcano, verified Google review

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

★★★★★ “We have purchased many properties over the years and Jesse is without a doubt the most knowledgeable, personable and efficient real estate broker we have ever worked with!” Jennifer Schnabel Wood, verified Google review

Contact McGreevy and Comisar

• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

Selling a Sunset Key at Burnt Store Marina home? Get a free Burnt Store Marina home valuation, or call Jesse direct at (239) 898-6072.

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

Licensure, and the Office of Record

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

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

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

Where Else to Find the Team

Find the team on McGreevy and Comisar on YouTube and McGreevy and Comisar on LinkedIn. For the wider picture, see our guide to Burnt Store Marina and our Punta Gorda guide. Our guides to Grande Isle Towers, Harbor Towers, Marina South Shore, Commodore Club and Courtside Landings cover the other Burnt Store Marina neighborhoods, and our Burnt Store Marina buyer guide walks through the whole community.

Frequently Asked Questions, Buyer Edition

These Sunset Key at Burnt Store Marina buyer questions are answered from the Lee County roll, cost cards, tax notices and recorded sales, the state's condominium records, FEMA's map, the Section 22 documents and the Southwest Florida MLS. Where the public record stops, we say so and name the document that holds the answer.

What is Sunset Key at Burnt Store Marina?

A 47-home neighborhood of detached two-story land-condominium homes on Sunset Key Circle, Prosperity Point, inside Burnt Store Marina in unincorporated Lee County with a Punta Gorda 33955 address: Sunset Key (25 homes, 1997 to 2000) and Sunset Key II (22 homes, 2001 and 2002).

Is Sunset Key in Punta Gorda or Lee County?

Both, in different senses. The mailing address is Punta Gorda, but the homes are in unincorporated Lee County, which taxes them, maps their flood zones, issues their permits and runs their schools.

Are Sunset Key homes condos or houses?

Houses, legally held as condominium units. Each owner holds a land-condominium unit that is the lot with the house on it, plus a share of the common elements, under Chapter 718 of the Florida Statutes.

How big are the Sunset Key homes?

From 2,088 to 3,253 heated square feet on the county roll, median 2,704, with 3,756 to 5,324 square feet under roof including garages and porches, on lots of about 0.08 to 0.10 acre.

How many bedrooms do Sunset Key homes have?

The county roll records 15 two-bedroom, 21 three-bedroom and 11 four-bedroom homes.

Do Sunset Key homes have pools?

The county roll flags a pool on all 47 lots, and 34 of the 45 cost cards we read record a spa.

Do Sunset Key homes have garages?

Yes. The county roll flags a garage on all 47, and 15 cost cards record a second, lower garage area.

Who built Sunset Key?

The Sunset Key declarations are not posted, so the declarant's name is not on a public page. The peninsula's recorded easement instruments of 1996 and 2000 were made by Florida Design Communities, which became WCI Communities, and our reading is that the same developer declared Sunset Key; the declaration's first page will say.

How much do Sunset Key homes sell for?

Four county-recorded sales in the last twelve months ran from $950,000 to $1,150,000, a $1,050,000 median; eleven in five years ran from $650,000 to $1,750,000, a $990,000 median.

What are the HOA fees at Sunset Key?

Not published. Neither Sunset Key association posts its budget; the seller must provide the budget and the Frequently Asked Questions and Answers sheet, and the estoppel certificate states current dues.

What does the Sunset Key fee cover?

It depends on the declaration's maintenance and insurance articles, which are not posted. Ask whether it covers roofs, exterior paint, landscaping, irrigation, pool service and the road.

Who manages the Sunset Key associations?

On the state's records, Star Hospitality Management for Sunset Key and Alliant Property Management for Sunset Key II.

Is there a Prosperity Point fee?

Possibly. The Prosperity Point Master Association maintains shared facilities on the peninsula, including pools; whether a Sunset Key lot pays a Prosperity Point charge is set in the recorded documents and shows on the estoppel.

Is golf or the fitness club included?

No. The Fitness, Racquet and Pool Club is $1,065 a year for a couple and $533 for a single, tax included, in 2026, and country club dues are on the clubhouse application.

Does a Sunset Key home come with a boat slip?

No. The marina is Safe Harbor's, and slips are separate contracts. A few Sunset Key cost cards record a private pier, dock or lift; what conveys with those is a title question.

What flood zone is Sunset Key in?

Split. AE 8 crosses every lot, but 43 of the 47 homes read Zone X shaded at the county's parcel point, and four read AE 8. The elevation certificate decides for a specific home.

Do I need flood insurance on Sunset Key?

If the house is in the AE zone, a federally backed lender will require it. In Zone X it is optional for the lender, but Citizens requires flood coverage on all its wind policies from January 1, 2027.

What hurricane evacuation zone is Sunset Key in?

Lee County Evacuation Zone A, surge zone 1, at all 47 homes.

Does the milestone inspection law apply to Sunset Key?

No. Detached two-story homes are exempt from both the milestone inspection and structural integrity reserve study laws.

Is Sunset Key a 55+ community?

Not at the master level; the Section 22 documents carry no age restriction. The Sunset Key declarations are not posted, so confirm in writing.

Can I rent out a Sunset Key home?

Renting is allowed at the master level. Any minimum lease term or approval step is in the Sunset Key declaration and rules; renters register with the gate.

Are pets allowed?

Yes under the Section 22 rules, with dogs leashed outdoors under Lee County law. Check the Sunset Key rules for any number or size limit.

What are property taxes on a Sunset Key home?

The 2026 notices show non-homestead homes at $10,274.67 to $12,835.96 of proposed ad valorem tax, median $11,980.40, plus $381.11 of solid waste; homesteaded homes are lower.

Is there a CDD at Sunset Key?

No. No community development district appears on any Sunset Key tax notice.

What schools serve Sunset Key?

Lee County schools: Elementary Zone A, Middle Zone AA and High School West sub-zone 2, with schools in Cape Coral and North Fort Myers.

How far is Sunset Key from the beach?

By car, Fort Myers Beach is about 50 minutes; by boat, the marina opens onto Charlotte Harbor, which the association describes as "only 10 miles from the Gulf of Mexico through the Boca Grande Pass."

How does Sunset Key compare with Courtside Landings?

Sunset Key is two-story, harbor-class and about $1,000,000; Courtside Landings is one-story, near the gate, outside the Section 22 restrictions and about $450,000 to $525,000.

Frequently Asked Questions, Seller Edition

Sunset Key at Burnt Store Marina sellers ask what the home is worth after the county cut its value, who pays for which estoppel, how the flood line on the lot affects the buyer, and what to prepare first. These answers draw on Lee County's recorded sales and tax notices, FEMA's layer, the Florida Statutes and the association documents.

Data updated: September 2026 (Lee County Property Appraiser public files, index built September 29, 2026; Southwest Florida MLS, pulled September 26, 2026)

What is my Sunset Key home worth?

The recorded sales set it: $950,000 to $1,150,000 in the last twelve months, $990,000 median over five years, adjusted for size band, condition, pool and spa, any dock and the flood line on the lot. Start with a free Burnt Store Marina home valuation.

How many Sunset Key homes sold last year?

Four county-recorded, qualified sales in the twelve months from September 1, 2025: three in Sunset Key and one in Sunset Key II.

Are Sunset Key prices dropping?

Not on the recorded sales. The 2025 sales recorded at a $990,000 median and the two 2026 sales at $1,000,000 and $1,150,000, at or above the 2022 level.

Why did the county cut my home's value for 2026?

The county's notice says the 2026 value is its estimate of the selling price as of January 1, 2026 from 2025 market data. Across Sunset Key the county's total fell 33.6 percent; the reasons behind its model are the Property Appraiser's, and you can ask its office.

Does the lower county value hurt my sale?

It should not, if the listing leads with the recorded sales. Every Sunset Key sale since January 2025 recorded above the county's new value for the same home. It helps your buyer's tax bill.

Should I challenge my county value?

A lower value lowers your own tax bill, so most owners do not. If you are selling, the county value does not set your price.

How long does it take to sell a Sunset Key home?

The five MLS-recorded Sunset Key sales in five years took a median 40 days, but the 2025 sales took 100 and 258 days. Plan for a season, and price from the recorded sales from day one.

What share of asking price do Sunset Key homes get?

A median 95.8 percent of final list price on the five MLS-recorded Sunset Key sales in five years; 84.4 to 100 percent in the range.

Is it a buyer's or seller's market at Sunset Key?

Balanced to slow: four sales a year among 47 homes, and buyers who read the flood and fee documents before offering. A well-documented listing sells; an undocumented one waits.

When is the best time to list a Sunset Key home?

Before season. Launch in October or November so the listing is ready when seasonal buyers arrive; the five-year recorded sales closed in September, December, January, March, May and July.

Does a Sunset Key sale need association approval?

Any approval step is in the Sunset Key or Sunset Key II declaration, which is not posted. We confirm it with the manager before listing so it does not surprise your buyer.

Who pays the estoppel fees?

Your contract decides. Florida caps the base association estoppel fee at $250 when nothing is delinquent, with $100 more for three-day delivery, and it is common for the seller to pay the association and master estoppels.

How many estoppel certificates does a Sunset Key sale need?

Two at least: the Sunset Key or Sunset Key II association under section 718.116 and the Section 22 master association under section 720.30851, plus any Prosperity Point charge the estoppels disclose.

What must I give my buyer under Florida condominium law?

The section 718.503 package at your expense: declaration, articles, bylaws and rules, the annual financial statement and budget, the reserve study statement, the Frequently Asked Questions and Answers sheet, and the governance form.

What flood disclosure must a Sunset Key seller give?

Florida's form under section 689.302, at or before the contract: any known flood damage during your ownership, any flood insurance claim and any federal flood assistance.

Should I get an elevation certificate before listing?

Yes. On Sunset Key the AE 8 line crosses every lot, and the certificate shows whether your house is above it, which drives your buyer's lender and premium.

Does the flood line on my lot change my price?

It can. A home whose footprint sits in Zone X usually insures for less than one in AE 8. Five Sunset Key II lots are more than half AE, and we price and document accordingly.

Should I order a wind-mitigation and four-point inspection before listing?

Yes. Your homes date from 1997 to 2002, insurers must offer credits for documented features, and a buyer can price insurance during showings instead of during inspection.

Do I have to disclose hurricane damage?

Disclose known damage, repairs and flood claims. Keep permits and invoices together; after Ian, Helene and Milton they are the first thing a Sunset Key buyer asks for.

Does my pier or boat lift add value?

It can, if the buyer can rely on it. We gather the permit, the recorded right and any agreement before listing, because the 1980 declaration and the marina's ownership make dock rights on Prosperity Point a document question.

Does my club membership transfer to my buyer?

Burnt Store Marina Country Club memberships can transfer to the buyer of the property on the club's form; Fitness, Racquet and Pool Club memberships belong to people, not properties.

What are my closing costs as a Sunset Key seller?

Commission (negotiable), documentary stamp tax of 70 cents per $100 of price, about $7,350 on $1,050,000, title and settlement fees, estoppels and prorated taxes and dues. We give you a written net sheet first.

Should I sell furnished?

Many Sunset Key buyers arrive from out of state and value a turnkey home. We price furnishings separately in the contract so the appraisal reflects the real estate.

What updates pay off before selling?

Condition moved Sunset Key prices more than size in the last year. Roof, impact openings or shutters, pool equipment and paint usually return more than a kitchen remodel; exterior work needs Section 22 approval.

Does a Sunset Key I home sell for more than a Sunset Key II home?

Not by rule. Sunset Key I recorded higher sales in the last five years, but its homes sold were larger; on the county's 2026 values the two associations sit within about $32,000 at the median.

Does a two-bedroom sell for less than a four-bedroom?

Per home, usually; per square foot, often more. The two smallest homes sold in the last year recorded the two highest prices per square foot.

Can I sell my Sunset Key home by owner?

Yes, legally. In a four-sale year, pricing, documentation and reaching out-of-state buyers are what a listing agent adds; we show you the numbers either way.

Can I put a For Sale sign on my Sunset Key home?

One sign no larger than 6 by 8 inches under the Section 22 rules; the Sunset Key associations may add their own limits.

How are showings handled behind two gates?

Every showing and open house is registered with the gatehouse in advance; open houses run Friday to Sunday, 11:30 to 5:00, under the Section 22 policy.

Can I sell while the home is leased?

Yes, subject to the lease and the Sunset Key rules. Give the buyer the lease and schedule showings around the tenant.

Will my buyer's taxes be higher than mine?

If you are homesteaded, probably: non-homestead 2026 proposed bills on Sunset Key run $10,274.67 to $12,835.96, against a $6,700.46 median for homesteaded homes.

Can I keep my homestead savings when I buy again?

Florida's portability rule can carry part of your homestead benefit to a new Florida homestead within the legal time limit; file with the new county's property appraiser.

Should I rent instead of selling?

Compare the non-homestead tax bill, dues and insurance against realistic seasonal rent under the Sunset Key leasing rules. We run both numbers for you.

Why hire McGreevy and Comisar to sell my Sunset Key home?

Because McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price from the eleven recorded sales rather than the county value, build the flood, dock and paperwork file before the first showing, and reach the out-of-state buyers who make up much of Sunset Key's market. Call Jesse direct at (239) 898-6072.

Sources and Authoritative References

Every Sunset Key at Burnt Store Marina fact on this page traces to a primary record, grouped below by issuer and numbered continuously: Lee County and its Property Appraiser, the State of Florida, the Section 22 association, the marina and clubs, federal agencies and news reports, plus the county sales files and MLS pull cited in plain text.

Lee County Property Appraiser

1. Lee County Property Appraiser, home and public parcel data downloads (parcel data file downloaded September 27, 2026)
2. Parcel fabric layer, parcel outlines for all 49 Sunset Key parcels
3. Subdivision and condominium plat layer
4. Land-type layer (Bay, Canal, Lake, Golf, Dry)
5. Zoning map service
6. ParcelInfo map service (sales, just value)
7. Current cost card, 3213 Sunset Key Circle, folio 10438567
8. Current cost card, 3229 Sunset Key Circle, folio 10438571
9. Current cost card, 3421 Sunset Key Circle, folio 10456551
10. Current cost card, 3409 Sunset Key Circle, folio 10438590
11. 2026 TRIM notice, 3213 Sunset Key Circle
12. 2026 TRIM notice, 3209 Sunset Key Circle
13. 2026 TRIM notice, 3241 Sunset Key Circle
14. Homestead exemption, Lee County Property Appraiser
15. Homestead portability, Lee County Property Appraiser

Lee County Government

16. CPA2007-00054 case file, Burnt Store Marina staff report and vesting history
17. Resolution ZAB-83-445, 1984 Section 22 rezoning
18. Resolution Z-98-005, Courtside Landings planned development
19. Resolution Z-02-001, Courtside Landings amendment
20. The Lee Plan
21. Lee County GIS feature services, development orders
22. Lee County Evacuation Zones layer, queried at all 47 Sunset Key points
23. Lee County Public Safety, Evacuation
24. Lee County Emergency Management
25. Lee County DCD, flood program
26. Lee County DCD, flood insurance rate maps
27. Lee County DCD, CRS discounts
28. Lee County DCD, Substantial Improvement and Substantial Damage
29. Lee County Solid Waste, adopted rates
30. Interlocal agreement, Burnt Store Area Fire Service MSTU
31. Lee County Emergency Medical Services
32. Lee County zoning case DCI2022-00039, Burnt Store Mixed-Use

School District of Lee County and Florida Department of Education

33. School Zones, School District of Lee County
34. SchoolSite Locator, Lee County 2026-27
35. Student Enrollment Plan 2026-2027
36. School Grades 2026, Florida Department of Education

State of Florida

37. Florida DBPR condominium register extract, Central West
38. Florida DBPR, Division of Florida Condominiums, Timeshares and Mobile Homes
39. Florida DBPR, SIRS reporting and database
40. Sunbiz, Sunset Key Condominium Association, Inc., N97000001344
41. Sunbiz, Sunset Key II Condominium Association, Inc., N00000002465
42. Florida Division of Corporations
43. Florida Statutes 718.103, condominium definitions
44. Florida Statutes 718.503, resale disclosure
45. Florida Statutes 718.116, assessments and estoppel certificates
46. Florida Statutes 718.112, bylaws and structural integrity reserve study
47. Florida Statutes 553.899, milestone inspections
48. Florida Statutes 720.30851, homeowners' association estoppel certificates
49. Florida Statutes 689.302, flood disclosure
50. Florida Statutes 627.711, wind mitigation discounts
51. Florida Statutes 201.02, documentary stamp tax
52. Florida Statutes 193.155, homestead assessment and portability
53. Florida Department of Revenue, property tax exemptions
54. Citizens Property Insurance, flood coverage rules
55. My Safe Florida Home
56. Florida Division of Emergency Management, Know Your Zone

Punta Gorda Isles, Section 22 Homeowners Association

57. Burnt Store Marina (PGI Section 22) home page
58. Accessing Our Community
59. Association Management Company
60. Summary of Section 22 Rules and Regulations
61. Declaration of Restrictions, Section 22, with amendments
62. Amendment to Declaration and Grant of Easements, Prosperity Point, recorded March 16, 2000
63. Articles of Incorporation packet, with the 1992 acquisition summary
64. Amended and Restated Bylaws, 2016
65. ARC Board of Directors General Policies
66. Real Estate Open House Policy
67. Rules for Issuing Bar Codes, 2020
68. Renter's Gate Access Form
69. Club Policies and Forms
70. 2026 Resident Membership Application, Fitness, Racquet and Pool Club
71. Dog Park
72. Burnt Store Marina Code of Conduct
73. Courtside Landings Declaration of Covenants and Restrictions, 1999
74. The Beacon, December 2022, Hurricane Ian report
75. The Beacon, May 2023
76. The Beacon, October 2023, Marina Beat and ARC approvals
77. The Beacon, December 2023, ARC approvals
78. The Beacon, December 2024, Helene and Milton
79. The Beacon, ARC approvals, June 2025
80. The Beacon, ARC approvals, March 2026
81. The Beacon, Section 22 Treasurer, July 2025
82. The Beacon, Section 22 Board, March 2026
83. The Beacon, Resource Hub, March 2025
84. The Beacon, Lee County Leash Laws

Marina, Clubs and Neighboring Associations

85. Safe Harbor Burnt Store
86. Burnt Store Marina Country Club, membership
87. Platinum Point Yacht Club
88. Platinum Point Yacht Club, Club History
89. Sunset Pointe Towers (Grande Isle Towers III and IV)
90. Fowler Construction, Safe Harbor Burnt Store project
91. Marina Dock Age, Burnt Store Marina rebuilds, March 22, 2019

Federal Records

92. FEMA National Flood Hazard Layer, queried lot by lot
93. FEMA Map Service Center, address search
94. FEMA, change your flood zone (letters of map amendment)
95. FEMA CRS Eligible Communities, April 1, 2026
96. National Hurricane Center, Hurricane Ian report
97. National Hurricane Center, storm surge
98. USPS Post Office Locator, 33955
99. FCC National Broadband Map

Roads, Utilities, Healthcare and News

100. FDOT, Burnt Store Road PD&E Study
101. Cape Coral Breeze, Burnt Store Road safety contract, May 19, 2026
102. Charlotte County Ordinance 2026-025, 17150 Burnt Store Road
103. Charlotte County Utilities, Burnt Store water plant
104. HCA Florida Cape Coral Emergency
105. AdventHealth, ShorePoint Port Charlotte is now AdventHealth Port Charlotte
106. Golf Course News, May 1992, Burnt Store Marina Resort sale

Records Cited in Plain Text

107. Lee County Property Appraiser public sales files, qualified improved sales for all 49 Sunset Key and Sunset Key II parcels, 2009 to July 13, 2026, index built September 29, 2026 (our analysis).
108. Lee County Property Appraiser 2026 TRIM notices for all 47 Sunset Key homes, read September 29, 2026, and current cost cards for 45 of the 47 (our tabulation).
109. Southwest Florida MLS Matrix, closed sales with Development "Burnt Store Marina," September 27, 2021 to September 26, 2026, pulled September 26, 2026, split to Sunset Key by address.

Downloadable Documents

The official Sunset Key at Burnt Store Marina documents below are published by Lee County, the Punta Gorda Isles Section 22 association, the State of Florida or FEMA, and each link opens the issuing authority's own copy. The Sunset Key and Sunset Key II declarations, budgets and rules are not posted publicly; a buyer receives them under section 718.503.

Market data from Southwest Florida MLS, pulled September 2026.

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