Villa Grande at Burnt Store Isles is a condominium of 56 one-story duplex villas, built 2007 to 2023, on Monaco Drive and Albacete Circle with a shared clubhouse and pool, inside the City of Punta Gorda. Sell or buy with McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
McGreevy and Comisar wrote this guide first for Villa Grande owners who are weighing a sale, and second for buyers who want the record before they tour: what every villa has sold for since 2007, what the builder charged for the newest homes in 2023, what the association's own 2025 budget says the monthly fee pays for, and why 18 homesites inside the complex are still empty. Villa Grande at Burnt Store Isles is a single-story villa condominium of 56 built homes inside Burnt Store Isles in Punta Gorda, Florida. Its duplex villas line Monaco Drive and Albacete Circle on the east side of Burnt Store Isles, a short walk from Twin Isles Country Club and a few hundred feet from the U.S. 41 commercial strip. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and among the Top 1% Real Estate Agents Nationally Since 2008.
One fact explains most of this page. Villa Grande is really two condominiums and a set of empty pads sharing one clubhouse. The original Villa Grande at Burnt Store Isles was declared in 2007 and amended in 2010 to allow 74 homes in two phases. Only the first phase, 44 homes, was ever finished under that declaration. Twelve more homes were built in 2020 and 2023 as a second condominium, Villa Grande of Burnt Store Isles II, and the remaining 18 homesites still sit on the Charlotte County roll as vacant condominium pads. That is why the Burnt Store Isles Association describes 74 units, the association's own website describes 44, and the county roll shows 56 homes you can actually buy.
This guide is built from the Charlotte County Property Appraiser's cards for all 75 Villa Grande parcels, the county's qualified sales file back to 2009, the county GIS layers for plats, zoning, flood and evacuation, the association's recorded declaration, amendments, rules, applications and 2025 budget as posted on its own website, the Florida Division of Corporations, the Florida Department of Business and Professional Regulation's condominium register, the Florida Department of Revenue's tax district codes, FEMA's flood map, the National Hurricane Center and the Florida Statutes. Charlotte County is a county-first market for us, so the county's recorded deeds lead every market figure. If you own at Villa Grande and are weighing a sale, start with the market snapshot, the unit count section and the seller section, then call Jesse. If you are buying, the fee, rules and flood sections tell you what a Villa Grande home costs to carry before your first showing.
McGreevy and Comisar are the best realtor for Villa Grande at Burnt Store Isles because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% nationally since 2008, $900 million in personal sales, and a Villa Grande read built from all 75 county cards, every recorded sale since 2007 and the association's own budget.
If you're searching for the best realtor for Villa Grande at Burnt Store Isles in Burnt Store Isles, Punta Gorda, whether you're ready to sell your Villa Grande at Burnt Store Isles 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 Villa Grande for reasons particular to the complex. Every Villa Grande home is the same size on the county card, 1,765 square feet under air on one floor, and the county's 2026 preliminary value is the same $202,534 for every one of the 44 original homes and the same $225,038 for every one of the 12 newer ones. The buyers have never priced them that flatly. In the last three years the builder sold six new villas at $365,100 to $408,000, while resales of the 2007 homes recorded $170,000 to $299,900. A listing agent who prices a Villa Grande resale off the builder's numbers, or off a single low sale, leaves money on the table or leaves the home on the market.
Recent Villa Grande at Burnt Store Isles track record (all brokerages, county recorded deeds): In the last 12 months Villa Grande at Burnt Store Isles has seen 1 recorded resale (Charlotte County Property Appraiser qualified improved sales recorded from September 2025 to the newest sale in the file; the one sale is $170,000 on May 13, 2026), the same Villa Grande sale that appears in the condominium list behind our Burnt Store Isles guide. One sale is far 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 sales, county recorded and qualified, in the 36 months since September 2023, at a median of $365,100 (an odd count, so the median is an actual sale), from $170,000 to $408,000, dollar volume $3,551,600. Six of the eleven were builder-direct first sales of new Villa Grande II homes (median $376,700) and five were resales of the original 2007 homes (median $275,000). The highest-priced Villa Grande sale on the county file is $408,000, a new Villa Grande II home in December 2023. On the Southwest Florida MLS, Burnt Store Isles as a whole recorded 14 closings in the 12 months to September 24, 2026, at a median 121 days on market and a 95.2% median sale-to-list ratio; those are community-wide figures, because a Villa Grande-only MLS split is not published on this page. The county record does not name the listing office on each sale, so we state no represented-sale count for Villa Grande here; ask us and we will walk you through all eleven.
For Villa Grande sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and off-market discretion. At Villa Grande it also has to work around two rules most sellers do not know until they list: the association's rules bar owners from posting "For Sale" and "Open House" signs, and every buyer must be approved by the association before closing. We build the paperwork file before the first showing: the declaration, rules and budget, the resale disclosure package under section 718.503 of the Florida Statutes, the estoppel certificate, the association's purchase application, the unit's flood zone and any elevation certificate, and the insurance declarations.
For Villa Grande buyers: the first question is which of the two associations you are buying into, because the original 44 homes and the 12 Villa Grande II homes have separate budgets. The second is the fee, which the association's 2025 budget sets at $877 a month for an original home, more than half of it insurance. The third is what the remaining 18 homesites could mean for the complex. Sellers and buyers comparing the best real estate agents in Punta Gorda should ask each one to answer those three questions for a specific Villa Grande home; we answer them below.
Honors and recognition:
Selling your Villa Grande at Burnt Store Isles home? Get a free Burnt Store Isles home valuation or call Jesse direct at (239) 898-6072.
Buying a home in Villa Grande at Burnt Store Isles? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Living in Villa Grande at Burnt Store Isles means a one-story, 1,765 square foot villa in a duplex building with an attached garage, a shared pool and clubhouse at 3720 Albacete Circle, lawns and landscaping handled by the association, and the canals, golf club and U.S. 41 shops of Burnt Store Isles minutes away.
Villa Grande is the newest of the four named villa and coach-home condominiums in Burnt Store Isles, and it is the only one where a builder was still selling new homes in 2023. Its neighbors are Villas of Burnt Store Isles next door on Albacete Circle and Tripoli Boulevard, Vizcaya at Burnt Store Isles on San Rocco Drive and Mondovi Bay Villas at the north end of Tripoli Boulevard. What follows is what daily life looks like, drawn from the county cards, the recorded declaration and the association's own rules.
Villa Grande at Burnt Store Isles is a residential condominium governed by Chapter 718 of the Florida Statutes. The original condominium's declaration was recorded on June 6, 2007 at Official Records Book 3168, Page 2041, over Lots 11 through 37 of Block 228, Punta Gorda Isles Section 15, and its condominium plat is recorded at Condominium Book 17, Pages 9A through 9D (Amended and Restated Declaration of Condominium, as posted by the association; Charlotte County GIS, SubDivisions layer). The Florida Department of Business and Professional Regulation lists it as "Villa Grande at Burnt Store Isles, a Condo," project PR71965, 44 units, at Monaco and Albacete, managed in care of Star Hospitality Management, Inc. (DBPR condominium register extract, read September 29, 2026).
The association is a Florida not-for-profit corporation, Villa Grande at Burnt Store Isles, Inc., document number N06000011057, filed October 23, 2006, active, with its principal address at the clubhouse, 3720 Albacete Circle, and annual reports on file through February 6, 2026 (Florida Division of Corporations). A second, separate not-for-profit, Villa Grande of Burnt Store Isles II, Inc., document number N21000003698, was filed March 31, 2021 and operates the newer homes. There is no mandatory homeowners association above either one: Burnt Store Isles has no mandatory HOA, and the Burnt Store Isles Association is voluntary (BSIA, Realtor Information).
A Villa Grande buyer joins one of two condominium associations, depending on the address:
The 2010 amendment that split the original condominium into phases made the clubhouse and pool "common elements common to all phases" (Amendment to Declaration, recorded November 30, 2011), and the original association's 2025 budget carries a line called "Other Income VG II" of $12,570. The budget does not explain it; our reading is that it is Villa Grande II's share of the shared clubhouse and pool costs, and a buyer of a Villa Grande II home should confirm that arrangement in writing with the manager.
Every built Villa Grande home carries the same county record: one floor, 1,765 square feet of air-conditioned area, a building quality grade of 3, residential condominium use, and a garage that the declaration makes part of the unit (Charlotte County Property Appraiser, an original home on Monaco Drive). The Burnt Store Isles Association describes the complex as "single story duplexes with two car garages" with paver driveways (BSIA, Condominiums).
Group | Homes | Buildings | Year built on the county card | Size on the county card |
|---|---|---|---|---|
Original homes, Monaco Drive and Albacete Circle | 38 | 19 | 2007 | 1,765 sq ft each |
Original homes, later buildings (19, 26 and 36) | 6 | 3 | 2010 and 2011 | 1,765 sq ft each |
Villa Grande II, first buildings (17 and 18) | 4 | 2 | 2020 | 1,765 sq ft each |
Villa Grande II, later buildings (20 to 23) | 8 | 4 | 2023 | 1,765 sq ft each |
Unbuilt pads (buildings 25, 28 to 32, 34, 35 and 37) | 18 sites | none built | none | none |
Source: Charlotte County Property Appraiser cards for all 75 Villa Grande parcels, read September 29, 2026. The county's bedroom field shows three bedrooms on 52 of the 56 built homes and two on four; the association does not publish a floor plan, so confirm the room count and any den on the specific home.
Why it matters to you: with one size and one design, price at Villa Grande turns on age, condition, updates and which association the home belongs to, not on square footage.
Villa Grande occupies the east edge of Burnt Store Isles, between the Twin Isles golf course and the U.S. 41 corridor. The original homes start at 305 Monaco Drive, run along Monaco Drive and then south around Albacete Circle, and the clubhouse and pool sit at 3720 Albacete Circle. Villa Grande II's homes are the 3738 to 3764 Albacete Circle addresses, and the 18 empty pads are scattered among the 3770 to 3820 Albacete Circle addresses at the south end, between finished buildings. The Villas of Burnt Store Isles condominium shares Albacete Circle, on the other side of the street numbers, so check the legal description on any listing: an Albacete Circle address is not automatically a Villa Grande home (Charlotte County GIS, Ownership layer).
Every Villa Grande card reads "Waterfront: NO." These are golf-side and street-side villas, not canal homes, and none of the 75 legal descriptions mentions a dock or boat slip.
The county's records answer that question better than a brochure. 32 of the 56 built homes carry a homestead exemption, so a little more than half are full-time Florida homes. 46 owners have a Florida mailing address, 43 of them in Punta Gorda. The other 10 receive their tax notice elsewhere: two in Ohio, one each in Virginia, New York, Wisconsin, California, Michigan, Iowa and Indiana, and one in Ontario, Canada (Charlotte County Property Appraiser cards, mailing and exemption fields, read September 29, 2026; our count).
That makes Villa Grande a more year-round community than many Southwest Florida villa complexes, and noticeably more so than the harbor-edge condominiums in Punta Gorda Isles. For a buyer, expect neighbors who are there in July. For a seller, expect your likeliest buyer to be a retiree or near-retiree who wants one-story living, a garage and no yard work, and who may already live in Punta Gorda.
A February morning at Villa Grande might start with a walk along Monaco Drive toward Twin Isles Country Club, about two minutes away by car. The pool and clubhouse at 3720 Albacete Circle are the complex's shared gathering place, and the association's clubhouse can be reserved for private gatherings of up to 30 guests (Clubhouse Reservation Form). Groceries, pharmacies and services on U.S. 41 are a few minutes away, downtown Punta Gorda and the Laishley Park marina are about nine minutes north, and Fishermen's Village is about nine minutes on our routing test.
What you do not do at Villa Grande is mow, trim or paint. The association's landscape contract, $73,000 in the 2025 budget, covers the grounds, and the declaration forbids owners from painting or changing the exterior of their buildings (Amended and Restated Declaration). Changes to the outside of your home, from hurricane shutters to skylights, go to the association's board first and then to the City of Punta Gorda's Building Division for a permit.
Six things buyers sometimes assume. No boat slip or canal frontage: every card reads "Waterfront: NO," and the rules do not allow boats or trailers to be kept on the property. No gate: the county cards record no gatehouse, and the declaration makes the streets common elements, not a guarded entry. No master HOA: Burnt Store Isles has none, and its civic association is voluntary. No age restriction on the record: neither the declaration nor the rules restrict ownership by age. No published 2026 budget: the association's site posts its 2025 budget, not a 2026 one. No structural integrity reserve study requirement: at one story, Villa Grande's buildings fall below the three-story line in Florida's study and milestone inspection laws, which the governance section explains.
Buying here runs through one condominium association and the city, in this order.
If you would like a second set of eyes on a Villa Grande file, call Marc at (239) 287-5873 or read our Burnt Store Isles buyer guide. Sellers can see what a Burnt Store Isles home is worth or call Jesse direct at (239) 898-6072.
Villa Grande at Burnt Store Isles recorded 11 qualified sales in the 36 months since September 2023 at a $365,100 median, from $170,000 to $408,000: six builder-direct Villa Grande II homes at a $376,700 median and five resales of original homes at a $275,000 median. The trailing twelve months recorded one sale.
Data updated: September 2026 (Charlotte County Property Appraiser roll, unit cards and qualified sales file, local index built September 29, 2026, newest Villa Grande qualified sale recorded May 13, 2026; Southwest Florida MLS community figures pulled September 25, 2026)
We tracked every one of the 78 qualified improved sales the Charlotte County Property Appraiser has on file for Villa Grande since 2009, plus the 33 launch sales recorded in 2007 and 2008 on the unit cards, and matched each to its association, building age and county square footage; every table in this section is built from those rows, not from an automated estimate.
One recorded sale in the trailing twelve months, and three in 24 months, is far below the ten-sale threshold at which we let a median lead, so the leading figure is the first window with ten or more sales: 36 months of county recorded sales. This section lists all eleven (by street, association and building age, never by unit number), splits builder-direct from resale, adds the 24-month and 60-month windows, lays out the calendar-year record back to 2009 and the launch prices of 2007, shows what the Southwest Florida MLS adds, and closes with what the county itself now says the homes are worth.
Window (county recorded, qualified, improved) | Sales | Median | Low | High | Dollar volume | Median price per sq ft |
|---|---|---|---|---|---|---|
36 months since September 2023, all sales | 11 | $365,100 (odd count) | $170,000 | $408,000 | $3,551,600 | $206.86 |
Builder-direct first sales, Villa Grande II | 6 | $376,700 (even; $376,100 and $377,300) | $365,100 | $408,000 | $2,276,800 | $213.43 |
Resales of original 2007 homes | 5 | $275,000 (odd count) | $170,000 | $299,900 | $1,274,800 | $155.81 |
Source: Charlotte County Property Appraiser qualified improved sales, our analysis; windows are counted by month, as the county sales tool counts them. Price per square foot uses the county's heated area, 1,765 square feet on every home, and is the median of per-sale ratios; for the builder-direct row it is the mean of the middle pair's ratios.
Recorded | Price | Street | Association | County year built | Sale type | Price per sq ft |
|---|---|---|---|---|---|---|
October 18, 2023 | $366,500 | Albacete Circle | Villa Grande II | 2023 | Builder-direct | $207.65 |
October 25, 2023 | $365,100 | Albacete Circle | Villa Grande II | 2023 | Builder-direct | $206.86 |
October 25, 2023 | $383,800 | Albacete Circle | Villa Grande II | 2023 | Builder-direct | $217.45 |
November 8, 2023 | $376,100 | Albacete Circle | Villa Grande II | 2023 | Builder-direct | $213.09 |
November 16, 2023 | $377,300 | Albacete Circle | Villa Grande II | 2023 | Builder-direct | $213.77 |
December 8, 2023 | $408,000 | Albacete Circle | Villa Grande II | 2023 | Builder-direct | $231.16 |
March 27, 2024 | $249,900 | Monaco Drive | Original | 2007 | Resale | $141.59 |
July 30, 2024 | $299,900 | Albacete Circle | Original | 2007 | Resale | $169.92 |
September 6, 2024 | $280,000 | Monaco Drive | Original | 2007 | Resale | $158.64 |
May 29, 2025 | $275,000 | Monaco Drive | Original | 2007 | Resale | $155.81 |
May 13, 2026 | $170,000 | Monaco Drive | Original | 2007 | Resale | $96.32 |
Source: Charlotte County Property Appraiser qualified sales file and unit cards, our analysis. A seventh new Villa Grande II home recorded at $351,100 on October 30, 2023, but the county coded that deed as not qualified, so it is left out of every median on this page.
Two rows deserve a closer read. The $170,000 sale in May 2026 is the same original home that recorded $249,900 in March 2024; the county file does not say why the price fell $79,900 in two years, and we do not guess about any individual owner, but it sits $32,534 below the county's own 2026 preliminary value for that home, and we would not price a Villa Grande resale from it without knowing its condition and terms. At the other end, the $408,000 sale in December 2023 is the highest price the county has on file for any Villa Grande home, and it was a brand-new home sold by the builder, not a resale.
The builder-direct and resale columns should not be blended, and at Villa Grande they are far apart. Over the same 36 months, a new 2023 Villa Grande II home sold at a median $376,700 while an original 2007 home resold at a median $275,000, a gap of $101,700 on an identical 1,765 square foot plan. Part of that gap is age: a 2023 home has a new roof, new systems, current-code windows and doors, and a new appliance package. Part of it is that a builder sells a finished new home into a buyer pool that includes people who will only buy new. And part of it is timing: all six builder sales closed in the fall of 2023, near the top of the post-2021 market, while the five resales closed from 2024 to 2026 as the Punta Gorda market cooled.
For an owner of an original home, the builder's prices are not your comparable sales. They are the ceiling the complex has reached. For an owner of a Villa Grande II home, the builder's 2023 prices are your purchase price, and the only resale of a Villa Grande II home on the county file, a 2021 home that sold new for $301,700 in June 2021 and resold for $375,000 in December 2022, shows the newer homes can hold value in a strong market.
Villa Grande is the only Burnt Store Isles condominium where a builder sold new homes in the last three years, and its eleven county-recorded sales since September 2023 ran from $170,000 for a 2007 resale to $408,000 for a new Villa Grande II home on the same 1,765 square foot plan, so pricing one takes the complex's own record, not a portal estimate. Sellers can get a free Burnt Store Isles home valuation built on the association, age and condition of your villa, or call Jesse direct at (239) 898-6072. Buyers can call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida before touring Albacete Circle.
In the last 12 months Villa Grande at Burnt Store Isles has seen one recorded resale: $170,000 on May 13, 2026, an original 2007 home on Monaco Drive. That sale is one of the 13 condominium sales in the condominium row of our Burnt Store Isles guide, where the community's condominiums recorded a $200,000 median in the twelve months to September 2, 2026. The other twelve were in the Villas of Burnt Store Isles, Vizcaya and the Retreat at Burnt Store Isles. The two pages reconcile: same sale, same price, same date.
One sale in a year is a thin year, even for a 56-home complex. The county's file shows Villa Grande turning over slowly: three qualified sales in 2024, one in 2025 and one so far in 2026. That is a reason sellers here need patience, and a reason buyers watching Villa Grande should be ready when a home comes up.
Window, county recorded and qualified | Sales | Median | Low | High | Dollar volume |
|---|---|---|---|---|---|
12 months since September 2025 | 1 | one sale, $170,000 | $170,000 | $170,000 | $170,000 |
24 months since September 2024 | 3 | $275,000 (odd count) | $170,000 | $280,000 | $725,000 |
36 months since September 2023 | 11 | $365,100 (odd count) | $170,000 | $408,000 | $3,551,600 |
60 months since September 2021 | 15 | $365,100 (odd count) | $170,000 | $408,000 | $4,926,600 |
60 months, resales only | 9 | $280,000 (odd count) | $170,000 | $385,000 | $2,649,800 |
Source: Charlotte County Property Appraiser qualified improved sales, our analysis.
The 60-month window adds four sales to the 36-month list: $255,000 in October 2021 for an original home, the $375,000 Villa Grande II resale in December 2022, $385,000 in April 2023 for an original 2007 home, the highest resale of an original home on the county file, and $360,000 in July 2023 for a 2010 home. Read together, the resale record since 2021 runs from $170,000 to $385,000 and centers on $280,000.
The county card for the $385,000 home tells the whole Villa Grande story in one row of deeds. It recorded at $368,300 in July 2007 during the launch, $135,000 in April 2011 at the bottom of the market, $195,000 in October 2015, $228,000 in November 2020 and $385,000 in April 2023 (Charlotte County Property Appraiser, card for that home). Sixteen years after its launch sale it recorded only $16,700 more than the first buyer paid. That is the pattern of the whole complex: launch prices set in 2007 at the peak, a collapse to roughly a third of that by 2011, a slow climb through the 2010s, a jump in 2021 to 2023, and a softer market since.
Year | Qualified sales | Median | Note |
|---|---|---|---|
2009 | 1 | $199,000 | |
2010 | 2 | $137,500 | even; $125,000 and $150,000 |
2011 | 5 | $110,000 | the low year |
2012 | 5 | $124,000 | |
2013 | 4 | $136,000 | even |
2014 | 5 | $169,900 | |
2015 | 7 | $188,000 | |
2016 | 4 | $193,950 | even |
2017 | 5 | $202,000 | |
2018 | 5 | $208,500 | |
2019 | 4 | $217,500 | even |
2020 | 6 | $219,500 | even |
2021 | 11 | $250,000 | includes 4 builder-direct Villa Grande II sales |
2022 | 1 | $375,000 | a Villa Grande II resale |
2023 | 8 | $376,700 | even; includes 6 builder-direct sales |
2024 | 3 | $280,000 | |
2025 | 1 | $275,000 | |
2026 to September | 1 | $170,000 |
Source: Charlotte County Property Appraiser qualified improved sales, local index from 2009, our analysis. Across all 78 qualified sales since 2009 the median is $206,750 (even count; the midpoint of $206,000 and $207,500).
The four builder-direct sales of 2021 were the first Villa Grande II homes, built in 2020, at $279,300, $290,300, $301,700 and $339,300 (Charlotte County Property Appraiser, a 2020 Villa Grande II card). Two years later the builder's second group of eight sold at $365,100 to $408,000 among the six qualified deeds. That $80,000-plus step is the clearest evidence on file of what happened to Punta Gorda new-construction pricing between 2021 and 2023.
The county's sales index begins in 2009, but the unit cards go further back. They show 33 original sales recorded from July 2, 2007 to September 25, 2008, from $275,000 to $368,300, at a median of $303,900 (33 sales, an odd count). The 17 recorded in 2007 all ran $300,900 or more; by the summer of 2008, 13 of the 16 recorded that year were at exactly $275,000 (Charlotte County Property Appraiser unit cards, read September 29, 2026; our count).
Then the market broke. Qualified sales of original homes recorded $107,000 to $150,000 in 2010 and 2011, and five of the six homes in the three buildings finished in 2010 and 2011 recorded their first sales at $120,000 to $128,600 between September 2010 and May 2011, a little over a third of the 2007 launch prices (the sixth had recorded at $270,000 in May 2009, before its building was finished). Anyone who remembers Villa Grande as a $300,000 complex in 2007 and a $120,000 complex in 2011 is right on both counts.
A Villa Grande-only split of the Southwest Florida MLS is not published on this page. The MLS figures we use are community-wide: Burnt Store Isles as a whole recorded 14 closings labelled Burnt Store Isles in the 12 months to September 24, 2026, at a median 121 days on market and a 95.2% median sale-to-list ratio (Southwest Florida MLS Matrix, pulled September 25, 2026). Those figures mix canal homes, golf homes and condominiums, so we use them only as a guide to how long a Burnt Store Isles listing takes and how close to asking it closes. For Villa Grande prices, the county record above is the authority, because Charlotte County's recorded deeds count every qualified sale, including builder-direct sales that may never reach the MLS.
Group | Homes | 2026 preliminary just value each | Total |
|---|---|---|---|
Original homes (2007 to 2011) | 44 | $202,534 | $8,911,496 |
Villa Grande II homes (2020 and 2023) | 12 | $225,038 | $2,700,456 |
Unbuilt pads | 18 | $15,300 | $275,400 |
Common element (clubhouse and pool) | 1 | $0 (value carried in the units) | $0 |
Source: Charlotte County Property Appraiser cards, 2026 preliminary tax roll values as of January 1, 2026, read September 29, 2026. Preliminary values are not certified and can change before the roll is certified in October.
The county values every original home the same and every Villa Grande II home the same. Four of the five resales in the last 36 months recorded above the county's $202,534 figure for an original home; the fifth, the $170,000 sale, recorded below it. Buyers can see the county's number on the public card, so a seller should expect the question and have the answer: condition, updates, the roof and window history, and the recent sales above.
Every Villa Grande card carries Charlotte County taxing district 150, which the Florida Department of Revenue defines as "CITY (PGI)": the City of Punta Gorda plus the county, school board and regional authorities, with a 2025 certified total of 16.6185 mills (Florida Department of Revenue, 2025 Charlotte County Taxing Authority Code Descriptions). For scale, 16.6185 mills on the county's $202,534 preliminary value is about $3,366 a year before any exemption, by our arithmetic; a homestead owner's bill is lower, and a new owner's assessed value resets after purchase. The city set its fiscal year 2027 operating millage at 3.9928 on September 23, 2026 (Gulfshore Business, September 24, 2026). Use the Charlotte County Property Appraiser's tax estimator and exemption pages for a specific home, and see the costs section below for why the Burnt Store Isles canal assessment does not appear on a Villa Grande bill.
Villa Grande at Burnt Store Isles has 56 built homes today: 44 original homes in the first condominium and 12 newer homes in Villa Grande of Burnt Store Isles II. The 2010 declaration amendment allowed 74, and the other 18 homesites remain unbuilt pads on the county roll, owned since 2011 by a single company.
The three numbers in circulation are all correct; they count different things. The Burnt Store Isles Association says "a planned community of 74 units" (BSIA, Condominiums). The association's own website says "a planned community of 44 units" (Villa Grande at Burnt Store Isles Condominium Association). The county roll, read card by card on September 29, 2026, shows 56 homes with buildings on them. Here is how they fit together.
The original declaration of 2007 covered one condominium. In 2010 the members voted 66 to 3 to convert it to a phased condominium under section 718.403 of the Florida Statutes: "The first phase of the Condominium will consist of 44 units," and "Phase Two will consist of 30 units," with each owner's share falling from one forty-fourth to one seventy-fourth "upon the addition of Phase Two." The same amendment says "the Developer is not committed to construct the additional phase," and that the recreation facilities, a clubhouse and pool, are common to all phases. A corrective version was recorded on November 30, 2011 at Official Records Book 3613, Pages 1783 through 1795 (Amendment (Nunc Pro Tunc) to Declaration, as posted by the association). Forty-four plus thirty is the 74 the Burnt Store Isles Association repeats.
Phase Two was never added to the original condominium. The Amended and Restated Declaration adopted in December 2012 sets each home's share of the common elements at "one-forty-fourth (1/44)" (Amended and Restated Declaration), the state register lists 44 units, and the 2025 budget is headed "22 Villas/44 Units" (2025 Approved Operating Budget). Those are the 44 original homes on Monaco Drive and Albacete Circle.
Twelve of the 30 phase-two homesites were built out as a separate condominium. The Florida Division of Corporations shows Villa Grande of Burnt Store Isles II, Inc. filed on March 31, 2021, and the state register shows "Villa Grande of Burnt Store Isles II, a Condo" recorded April 2, 2021, managed by the same company as the original association (DBPR condominium register extract). On the county roll the 12 homes carry the short legal VG2: four homes in two buildings built in 2020 and eight homes in four buildings built in 2023, each 1,765 square feet (Charlotte County Property Appraiser, a 2023 Villa Grande II card).
The remaining 18 homesites still carry the original condominium's phase-two legal description on the county roll, coded "VACANT RESIDENTIAL CONDO PHASE," with a 2026 preliminary value of $15,300 each (Charlotte County Property Appraiser, an unbuilt pad; another unbuilt pad). All 18 are owned by 30 PADS LLC, a Florida limited liability company formed in 2011 (document L11000089867, active), at a Naples mailing address. The only sale on their cards is a single deed recorded August 5, 2011 that conveyed all 30 phase-two homesites at once, with a recorded consideration of $150,000 that the county repeats on every parcel in the deed.
Reconciled: 44 original homes plus 12 Villa Grande II homes plus 18 unbuilt pads equals the 74 in the 2010 amendment. The roster count of 56 that appears in our Burnt Store Isles research is the 56 built homes.
Nothing on the public record says when, or whether, the 18 pads will be built. What the record does show is the pattern: the same phase-two land produced four homes in 2020 and eight in 2023, sold new at $279,300 to $408,000. A buyer of an original home should understand that new construction could resume a few doors away, with construction traffic for a period and a new-home price point next door. A seller should understand that a builder listing new villas at the same time can compete directly for the same buyer. Ask the manager whether any plans, permits or declaration amendments for the remaining pads are on file, and read the Villa Grande II declaration to see whether it provides for adding further phases. We check the City of Punta Gorda's permit records for Albacete Circle before we price a Villa Grande home.
Villa Grande at Burnt Store Isles was declared in June 2007 on multi-family lots in Block 228 of Punta Gorda Isles Section 15, launched at $300,000-plus prices, was hit by the 2008 crash, was converted to a phased condominium in 2010, restated its declaration in 2012, and saw its phase-two land finished as a second condominium from 2020.
The land under Villa Grande is Lots 11 through 37 of Block 228, Punta Gorda Isles Section 15 (Amended and Restated Declaration). Block 228 is one of the multi-family blocks of Burnt Store Isles, which the developer of Punta Gorda Isles set aside in 1970 under a separate multi-family set of deed restrictions filed with the Charlotte County Clerk on January 29, 1970 (BSIA, Deed Restrictions). The city zones the land GM-15, General Multi-Family (Charlotte County GIS, city zoning layer). The lots sat empty for more than three decades while the canal and golf lots around them filled in.
The association was incorporated in October 2006, and the declaration was recorded on June 6, 2007, naming an initial office in Naples (Florida Division of Corporations; Amended and Restated Declaration). The first homes recorded in July 2007 at $300,900 to $368,300, and by the summer of 2008 new homes were recording at $275,000. Buildings 26 and 36 followed in 2010 and building 19 in 2011, with most of those six homes recording first sales at about $120,000.
With 44 homes finished and the market at its low, the owners voted on August 20, 2010 to divide the condominium into phases, so that the 44 finished homes would stand as Phase One and the unbuilt land would become an optional Phase Two of 30 homes. The survey exhibits for both phases were prepared for Charlotte Isles Development, LLC (Amendment (Nunc Pro Tunc), as posted by the association). The state register's recording date for the condominium, November 15, 2010, reflects that change.
In December 2012 the owners adopted an Amended and Restated Declaration, a substantial rewording that restated the whole document, set the one-forty-fourth share, and carried the approval, leasing, pet, parking and maintenance rules that govern the original homes today (Amended and Restated Declaration).
The 30 phase-two homesites had changed hands in a single deed in August 2011. Nine years later the first four Villa Grande II homes were finished, the new association was incorporated in March 2021, the condominium was recorded in April 2021, and the four homes sold new in May and June 2021. Eight more followed in 2023 and sold from October to December 2023 (Charlotte County Property Appraiser, a 2020 Villa Grande II card). The builder of those homes is not named on the public records we read.
Villa Grande was built after Hurricane Charley's eye passed over Punta Gorda on August 13, 2004, so none of its homes stood through that storm (National Hurricane Center, Charley report). All of the original homes and the first four Villa Grande II homes stood through Hurricane Ian, which made its second landfall near Punta Gorda on September 28, 2022 (National Hurricane Center, Ian report), and all 56 stood through Milton's surge in October 2024 (National Hurricane Center, Milton report). The association's 2025 reserve schedule shows a remaining useful life of 35 years on the roofs of all 22 original buildings and the clubhouse, a figure that usually follows a recent re-roof; ask the manager when the roofs were replaced and whether any storm claim or special assessment paid for it.
A Villa Grande at Burnt Store Isles condominium comes with a shared clubhouse, pool and spa at 3720 Albacete Circle, landscaped grounds maintained by the association, an attached garage for each home, and cable television in the 2025 budget, per the Declaration; golf, tennis, boating and social clubs in Burnt Store Isles are separate, optional memberships.
The county's common-element card for Villa Grande records a clubhouse built in 2007 with 900 square feet of air-conditioned space and a 54 square foot covered porch, a reinforced-concrete swimming pool of 630 square feet, concrete paving and a wrought-iron and chain-link fence (Charlotte County Property Appraiser, common-element card). The association's budget and reserve schedule carry a pool and a spa, pool and spa equipment, a clubhouse air conditioner and clubhouse custodial service (2025 Approved Operating Budget).
Residents may reserve the clubhouse for private events through the management company at least two weeks ahead, with a $100 deposit check dated for the event, a maximum of 30 guests, no smoking, no fireworks, no business or sales meetings, and a certificate of host liquor liability insurance if alcohol is served (Clubhouse Reservation Form; Clubhouse Contract). The form notes that anyone residing in Villa Grande may still enter the clubhouse during a private event.
The association's document library carries two early-2025 proposals for renovating the pool and spa: a February 26, 2025 construction agreement from Popa Pools and Spas for $33,500, covering resurfacing, new waterline and step tile and LED lights (Popa Pools proposal), and a January 23, 2025 estimate from Community Pools for $33,631.72 (Community Pools estimate). The 2025 reserve schedule shows $30,000 fully funded for pool and spa resurfacing with one year of life remaining. Whether the work was contracted and finished is not published; ask the manager, because a finished renovation is a selling point and an unfinished one is a question.
Owning at Villa Grande does not include membership in anything beyond the condominium. Twin Isles Country Club, about two minutes away at 301 Madrid Boulevard, is a private, member-owned club with an 18-hole, par-72 course of about 6,722 yards designed by Ron Garl and Mark McCumber, and it does not publish its dues; membership is optional and separate. The Burnt Store Isles Association is a voluntary civic group with $50 annual dues by check (BSIA, Membership Information), and the Burnt Store Isles Boat Club is separate again. Villa Grande buyers who want to live on the golf course rather than near it should read our guide to golf course homes in Burnt Store Isles.
The HOA fee at Villa Grande at Burnt Store Isles was $877 a month for each of the 44 original homes under the association's 2025 approved budget, with full reserve funding, up from $823 in 2024. The 2026 budget and the Villa Grande II fee are not posted publicly; the manager provides both, with the estoppel certificate.
Line in the 2025 approved budget | Annual amount | Per home per month (our arithmetic, 44 homes) |
|---|---|---|
Flood insurance | $145,000 | $274.62 |
Commercial property insurance | $104,700 | $198.30 |
Insurance interest expense | $1,200 | $2.27 |
Landscape contract, supplemental landscape and irrigation | $80,400 | $152.27 |
Cable television | $36,686 | $69.48 |
Water and sewer | $14,000 | $26.52 |
Electric | $11,000 | $20.83 |
Pool contract and pool repairs | $9,700 | $18.37 |
Management fee | $9,523 | $18.04 |
Maintenance and repair, clubhouse custodial, pest control | $8,495 | $16.09 |
Legal, accounting, supplies, licenses, website | $4,450 | $8.43 |
Reserves | $50,368 | $95.39 |
Total expenses and reserves | $475,522 | |
Less other income from Villa Grande II | $12,570 | |
Maintenance fees to owners | $462,952 | $876.80, shown in the budget as $877 |
Source: Villa Grande at Burnt Store Isles, Inc., 2025 Approved Operating Budget, posted on the association's website; the per-home column is our arithmetic.
Insurance is the story of the Villa Grande fee. The three insurance lines total $250,900, about 53 percent of the 2025 budget and about $475 per home per month by our arithmetic. The flood policy alone, $145,000, is larger than the landscape and cable television lines combined. That is what a master policy costs for 22 one-story buildings in FEMA Zone AE in Charlotte County after Ian, and it is the line most likely to move the fee in any year. The fee rose 6.6 percent from the 2024 budget's $823 to 2025's $877.
What the fee includes, as a buyer would experience it: master property and flood insurance on the buildings, lawn and landscape care, irrigation, the pool and clubhouse, common-area electric and water, basic cable television, management, and reserves for roofs, paint, driveways and pool equipment. What it does not include: your HO-6 policy on the interior and contents, your unit's own electric and utilities not listed, your windows and doors, and your air conditioner, which the declaration makes the owner's responsibility.
Reserve component | Replacement cost | Useful life | Funds on January 1, 2025 | 2025 contribution |
|---|---|---|---|---|
Roof, 22 buildings and clubhouse | $1,603,200 | 35 years | $58,735 | $44,128 |
Paint, 22 buildings and clubhouse | $67,000 | 15 years | $17,343 | $3,310 |
Clubhouse air conditioning | $6,250 | 15 years | $2,473 | $378 |
Driveway repair and maintenance | $25,000 | 30 years | $10,747 | $838 |
Pressure washing, buildings, roofs, pavers | $12,170 | 3 years | $12,170 | $0 |
Pool and spa resurfacing | $30,000 | 20 years | $30,000 | $0 |
Pool and spa equipment | $12,000 | 7 years | $0 | $1,714 |
Total | $1,755,620 | $131,468 | $50,368 |
Source: 2025 Approved Operating Budget. The budget projects $181,836 in reserves at December 31, 2025.
The roof line is the one to read twice. The schedule plans $1,603,200 for the roofs over 35 years, with 35 years of life remaining and $58,735 set aside at the start of 2025. That is a full-funding plan on a long clock, which is healthy if the roofs are in fact new; confirm the roof dates.
The association's website posts the 2025 budget, not a 2026 budget, and Florida condominium budgets for 2026 are normally adopted late in the prior year. We publish no 2026 figure because none is public. Ask the manager, Star Hospitality Management at (941) 575-6764, for the current budget, the current monthly assessment, any special assessment adopted or under discussion, and the most recent financial report. The estoppel certificate under section 718.116 will state the assessment in force at closing.
Villa Grande of Burnt Store Isles II, Inc. has its own budget, which is not posted on the original association's website. Its 12 homes pay their own condominium assessments to their own association, and the original association's budget receives $12,570 a year from Villa Grande II. We publish no Villa Grande II fee because none is public; the Villa Grande II manager, the same management company, provides it with the resale package.
Selling or buying at Villa Grande? Sellers can get a free Burnt Store Isles home valuation that accounts for your association, fee and reserve position, or call Jesse direct at (239) 898-6072. Buyers can call Marc at (239) 287-5873 or read how we represent buyers.
Owning at Villa Grande at Burnt Store Isles costs the condominium assessment, city and county property tax in taxing district 150, an HO-6 insurance policy, and any optional club dues. Unlike Burnt Store Isles canal homes, Villa Grande homes sit outside the city's canal maintenance district, so the canal assessment does not appear on their tax bills.
Data updated: September 2026 (association 2025 budget; Charlotte County Property Appraiser cards; Florida Department of Revenue 2025 Charlotte TACD; City of Punta Gorda budget pages, read September 29, 2026).
Layer | Amount | Period | Who bills it | Source |
|---|---|---|---|---|
Condominium assessment, original homes | $877 a month (2025 budget) | Monthly | Villa Grande at Burnt Store Isles, Inc. | 2025 Approved Operating Budget |
Condominium assessment, Villa Grande II homes | Not published on a public page | Per association budget | Villa Grande of Burnt Store Isles II, Inc. | Ask the manager |
City and county property tax | 16.6185 mills total for taxing district 150, tax year 2025 | Annual, on the tax bill | Charlotte County Tax Collector | Florida DOR 2025 Charlotte TACD |
Burnt Store Isles canal maintenance assessment | Not billed: Villa Grande is outside the canal district | n/a | n/a | County cards (district 150); DOR TACD |
HO-6 unit owner insurance | Quoted by unit | Annual | Your insurer | Declaration section 15 |
Burnt Store Isles Association | $50 by check, $55 online, voluntary | Annual | BSIA | BSIA Membership Information |
Twin Isles Country Club | Not published on a public page | Per club | Twin Isles Country Club | Club, (941) 637-1232 |
Purchase application fee | $100 per applicant | Once, at purchase | The association | Purchase Application |
Homeowners association above the condominium | None | n/a | n/a | BSIA: "not a mandatory HOA" |
Community development district | None | n/a | n/a | DOR TACD district 150 carries none |
No. The City of Punta Gorda's Burnt Store Isles canal maintenance assessment for fiscal year 2027 is $1,035 per waterfront single-family parcel, $945 for operations plus $90 for the lock-widening debt, adopted by City Council on September 9, 2026 (City of Punta Gorda, fiscal year 2027 Burnt Store Isles levy item; City of Punta Gorda, Special Assessments). It is levied through the canal district's own taxing district. The Florida Department of Revenue defines Charlotte County taxing district 149 as "CD4 + CITY (PGI)," where CD4 is the Burnt Store Isles Canal District, and district 150 as "CITY (PGI)" with no canal district (Florida Department of Revenue, 2025 Charlotte TACD). Every one of the 75 Villa Grande cards carries district 150 and reads "Waterfront: NO" (Charlotte County Property Appraiser, common-element card).
Why it matters to you: the canal assessment has risen from $560 to $1,035 per canal lot since fiscal year 2022 as the city rebuilt seawalls after Ian. A Villa Grande owner does not pay it, and a Villa Grande listing should not show it. It also means Villa Grande owners do not get what it pays for: there is no seawall, dock or canal behind a Villa Grande home. Confirm the non-ad valorem lines on the seller's most recent tax bill before you close.
Take an original Villa Grande home bought at $275,000, the median resale of the last 36 months. On the 2025 budget the condominium assessment is $877 a month, or $10,524 a year. Property tax at the 2025 district 150 rate of 16.6185 mills on a taxable value near the county's $202,534 preliminary figure would be about $3,366 before any homestead exemption, by our arithmetic; the actual first bill depends on the assessed value set after your purchase and the 2026 millage. Add an HO-6 policy quoted on the specific unit, the $100 application fee, and your own electric and internet. Before any mortgage, that is roughly $14,000 a year in assessment and tax alone, of which about three quarters is the condominium assessment. Those are estimates for planning, not quotes; the estoppel certificate, the tax bill and your insurer set the real numbers.
The 2026 assessment for the original homes, any Villa Grande II assessment, any special assessment adopted or under discussion, the current reserve balance, and the master insurance declarations are not on a public page. Each is available from the manager, and each belongs in the resale package a seller delivers under section 718.503.
Villa Grande at Burnt Store Isles is governed by two Chapter 718 condominium associations, each with its own board, both managed by Star Hospitality Management in Punta Gorda, and by a recorded declaration, bylaws and rules. The City of Punta Gorda handles zoning and permits; the voluntary Burnt Store Isles Association adds a contested layer of 1970 deed restrictions.
Record | Villa Grande at Burnt Store Isles, Inc. | Villa Grande of Burnt Store Isles II, Inc. |
|---|---|---|
Florida document number | N06000011057 | N21000003698 |
Filed | October 23, 2006 | March 31, 2021 |
Status | Active; 2026 annual report filed February 6, 2026 | Active; 2026 annual report filed March 24, 2026 |
Principal address | 3720 Albacete Circle | c/o Star Hospitality Management, 26530 Mallard Way |
DBPR condominium project | PR71965, 44 units, recorded November 15, 2010 | PR77031, 4 units on the register, recorded April 2, 2021 |
Homes on the county roll | 44 | 12 |
Sources: Florida Division of Corporations; DBPR condominium register extract; Charlotte County Property Appraiser cards. Directors of the original association must be owners residing in the condominium, or officers or partners of an entity owner, under section 14.8 of the declaration.
Both associations are managed by Star Hospitality Management, Inc., 26530 Mallard Way, Punta Gorda, which is also the registered agent for both and the address the association uses on its applications, (941) 575-6764 (Purchase Application; association contact page). The same company manages the Vizcaya and Retreat condominiums in Burnt Store Isles, according to the state register. Management fees in the 2025 budget were $9,523 for the year.
The original association posts its governing documents on its own website, which is unusual and useful for a buyer (Villa Grande at Burnt Store Isles, documents):
Villa Grande II's declaration and budget are not on that site; ask for them. Florida law requires condominium associations with 25 or more units to post certain official records on a website under section 718.111; the owner portal on the association's site is password-protected for owners.
The declaration draws the line this way (Amended and Restated Declaration, section 9):
The air conditioning compressor outside each home is a limited common element for that unit, and each home includes its garage as part of the unit (sections 4.5 and 12.3).
Hurricane shutters, skylights and solar tubes, and any change or addition to the building need the board's written approval under section 10.1.5 of the declaration. The association's applications ask for a detailed description, the installing company and a copy of the permit, submitted at least 15 days before the work, and they make the owner responsible for any leak the installation causes (Application for Hurricane Shutters; Application for Change or Addition to Building; Application for Skylights and Solar Tubes). Fences and above-ground pools are prohibited, and outside lighting beyond the developer's needs approval.
Under section 11 of the declaration, no owner may sell, lease or give away a unit without the association's approval, and an heir's continued ownership is subject to approval too. The association has 30 days after receiving the notice and information to approve or disapprove a sale; if it disapproves a sale, it must furnish an approved purchaser who pays cash and closes within 30 days, or the sale is deemed approved. The approval certificate is recorded at the purchaser's expense (Amended and Restated Declaration). The association's purchase application says the association has no right of first refusal, or waives it if one exists (Purchase Application).
Villa Grande sits on Block 228, one of the Burnt Store Isles multi-family blocks, so the multi-family set of the four 1970 deed-restriction sets is the one the Burnt Store Isles Association says applies to this land (BSIA, Deed Restrictions). Those restrictions are in court. The association reports that in April 2025 a Charlotte County circuit judge "ruled that our deed restrictions had expired in January of 2001," and it appealed to the Sixth District Court of Appeal in case 6D2025-1778 (BSIA, Deed Restrictions Update); its board minutes of September 4, 2026 say the appeal had still not been heard. For a Villa Grande owner the practical effect is small, because the condominium's own recorded declaration is stricter than the 1970 multi-family restrictions on almost every point that matters day to day. A buyer should still ask title counsel where the case stands on the day of contract; our Burnt Store Isles guide covers the case in full.
Selling or buying at Villa Grande? Sellers can get a free Burnt Store Isles home valuation that accounts for the approval, sign and leasing rules your buyer will read, or call Jesse direct at (239) 898-6072. Buyers can call Marc at (239) 287-5873 or read how we represent buyers.
Villa Grande at Burnt Store Isles is not required to: Florida's structural integrity reserve study applies to condominium buildings three stories or more in height, and every Villa Grande building is one story. The milestone inspection law uses the same three-story line, so neither applies, though the association still budgets reserves.
After the 2021 Surfside collapse, Florida required associations to have a structural integrity reserve study "for each building on the condominium property that is three stories or more in height," covering the roof, structure, fireproofing, plumbing, electrical systems, waterproofing and windows (section 718.112 of the Florida Statutes), and a milestone inspection for condominium and cooperative buildings three stories or more (section 553.899). The county records every Villa Grande building as one floor, and the association describes "single story duplexes." Neither law reaches them.
That is a real difference from the three-story harbor-edge condominiums elsewhere in Punta Gorda, where the study, the milestone report and the reserves they force have driven special assessments. At Villa Grande the reserve schedule is the association's own plan, not a statutory study.
Florida still requires a condominium budget to include reserve accounts for roof replacement, building painting and pavement resurfacing, and other items above a cost threshold, unless the members vote to waive or reduce them under section 718.112. The 2025 Villa Grande budget shows the monthly fee "with full funding of Reserves," so the owners did not waive them that year. A resale seller must still deliver the disclosure package under section 718.503, and the buyer's estoppel certificate still states any special assessment. What a buyer does not get at Villa Grande is a statutory structural study; if you want a structural opinion on a 2007 building, hire an inspector for the unit you are buying.
No. Villa Grande at Burnt Store Isles has no age restriction in its recorded Amended and Restated Declaration, its rules or its purchase and lease applications. Its owners skew toward retirees because of the one-story plan and the city's demographics, not because of a rule.
Florida allows communities to qualify as housing for older persons under the federal and state fair housing acts, including the 55-and-older model in which at least 80 percent of occupied units have an occupant 55 or older (section 760.29 of the Florida Statutes). Villa Grande's declaration restricts occupancy by number, not by age: no more than five permanent occupants in a unit, and no more than ten including overnight guests (section 10.1.1). The purchase application asks whether a buyer intends a permanent residence, a seasonal residence or another use; it does not ask for ages as a condition of ownership. Punta Gorda as a whole is one of the oldest cities in the country by median age: the Census Bureau reports 53.6 percent of residents 65 or older (U.S. Census QuickFacts, Punta Gorda city).
Yes, with limits. Villa Grande at Burnt Store Isles owners may lease for no less than 30 consecutive days, no more than four separate leases a year, with every tenant approved by the association in advance and no subletting. That rules out nightly and weekly vacation rentals but allows monthly seasonal and annual leases.
A landlord here is renting a two-car-garage villa in a quiet, owner-heavy complex, and the county's homestead count, 32 of 56 homes, says more than half are owner-occupied full time. Seasonal tenants from January to April are the natural market under a 30-day minimum. Plan for the 20-workday approval window before every new tenant, for the four-lease annual cap if you rent month by month, and for the association's vehicle rules, which a tenant with a work truck or a boat trailer will run into on the first day.
Villa Grande at Burnt Store Isles allows owners two pets, limited to dogs, cats and birds under the declaration, leashed or crated outside, never left unattended on the lanai, entry, garage or common areas, and never in the clubhouse, pool deck, pool or spa. The rules and the purchase application also bar pit bulls.
The declaration's section 10.1.6 sets the core rule: "Each unit is permitted no more than two pets. Permitted pets are dogs, cats and birds," with waste picked up at once and no pet allowed to become a nuisance, "such as excessive barking" (Amended and Restated Declaration). The rules add "No Pit Bulls shall be allowed," and the purchase application repeats "Owners are allowed to have two pets. No Pit Bulls" (Purchase Application).
One point needs care. The original rules carried a 25-pound weight limit; the copy the association posts shows a February 2008 board amendment striking that sentence (Rules and Regulations with the 2008 amendment), and the current declaration has no weight limit. Our reading is that no weight limit applies today; confirm with the manager before you move in with a large dog. Tenants and guests are a separate question, covered in the rental section above.
Parking at Villa Grande at Burnt Store Isles is your garage and your driveway. Guests park in the clubhouse lot, nobody parks on the street or sidewalk, work trucks stay inside the garage, and boats, trailers, motor homes and campers may not stay on the property overnight.
The declaration puts it plainly: "There are no additional parking spaces assigned to any Unit other than the driveway and garage assigned to each unit," and "the only additional parking spaces available to guests of Unit Owners is the parking lot at the Clubhouse" (section 12.1). Commercial trucks or trucks used in trade may not be parked in driveways, rights-of-way or common areas, but may be kept in the owner's garage with the door closed (section 10.1.7). The association's purchase and lease applications add that no commercial vehicles, trucks bearing a commercial designation, boats, trailers, motor homes, mobile homes, campers, recreational vehicles, motorcycles or mopeds may park on the premises overnight, and the rules allow the association to tow a noncompliant vehicle at the owner's expense.
For a boat owner, that is the key limit of Villa Grande: there is no dock, no slip and no place to keep a trailer. Burnt Store Isles boaters who want a boat behind the house buy on a canal lot; Villa Grande boaters keep a boat at a marina or a storage yard.
Villa Grande at Burnt Store Isles sits entirely in FEMA flood Zone AE with a 9-foot base flood elevation, in Charlotte County storm-surge Evacuation Zone A, with a 160 mph design wind speed for homes. The association carries master property and flood insurance, which is more than half its budget; owners carry HO-6 policies.
Data updated: September 2026 (Charlotte County Property Appraiser cards for all 75 parcels; Charlotte County GIS flood, evacuation and wind layers, queried September 29, 2026).
Unlike a harbor-edge building, Villa Grande does not change flood zone from one end to the other. Every one of the 75 cards reads FEMA Zone AE, base flood elevation 9 feet NAVD88, outside the floodway and outside the Coastal Barrier Resources System, on FIRM panels 12015C0243G and 12015C0244G, effective December 15, 2022 (Charlotte County Property Appraiser, an original home). The county's 2022 FEMA layer over the whole complex returns only 9-foot AE polygons, with no Coastal A zone and no Limit of Moderate Wave Action line crossing it (Charlotte County GIS, FEMA 2022 layer).
Homes | Addresses | FEMA zone | Base flood elevation | FIRM panel |
|---|---|---|---|---|
Original homes, first 24 | 305 to 327 Monaco Drive, 3696 to 3718 Albacete Circle | AE | 9 ft | 12015C0243G |
Original homes, buildings 13 and 14 | 3722 to 3728 Albacete Circle | AE | 9 ft | 0243G and 0244G |
Remaining original homes, all Villa Grande II homes and the unbuilt pads | 3730 to 3820 Albacete Circle | AE | 9 ft | 12015C0244G |
Clubhouse and common elements | 3720 Albacete Circle | AE | 9 ft | 0243G and 0244G |
Source: Charlotte County Property Appraiser cards, FEMA flood zone block, read September 29, 2026; confirm any address at the FEMA Flood Map Service Center.
What sets a flood premium and the rebuilding rules is how high each home's lowest floor sits against that 9-foot line. The 2023 Villa Grande II homes were built after the current maps took effect, and the earlier homes under the maps in force when they were permitted, so ask for an elevation certificate on the specific home; the county GIS carries a layer of certificates on file, and the city's building division keeps them for permits it issued.
Charlotte County's storm surge evacuation layer places Villa Grande in Evacuation Zone A, the first zone called to leave when surge threatens (Charlotte County GIS, Storm Surge Evacuation Zones; Charlotte County, Know Your Zone). Evacuation zones are not flood zones; Zone A is about surge risk and timing. The county's wind construction layer gives design wind speeds of 150 mph for Risk Category I, 160 mph for Risk Category II, which covers homes, and 170 mph for Categories III and IV (Charlotte County GIS, Wind Construction layer).
Ian's eye made its second landfall near Punta Gorda on September 28, 2022 with an estimated intensity of 125 knots, and surge of 3 to 5 feet above ground ran around Charlotte Harbor (National Hurricane Center, Ian report). In 2024, Helene passed offshore and Milton's report found "maximum storm surge inundation of 5-8 ft AGL" in the northern portion of Charlotte Harbor and along the Peace River (Milton report; Helene report). The public record we read does not describe storm damage at Villa Grande specifically, and we do not guess. A buyer should ask the seller and the association for any insurance claims, special assessments and repairs after Ian and Milton, and Florida sellers must disclose known flood damage and flood-insurance claims before the contract is signed (section 689.302).
The association insures the buildings and the common elements under section 15 of the declaration, and in 2025 it budgeted $145,000 for flood insurance and $104,700 for commercial property insurance (2025 Approved Operating Budget). The owner insures the interior finishes, contents, personal liability and loss assessment under an HO-6 policy, and the declaration makes an insurance deductible the association's expense when the association is responsible for the repair and the owner's when the owner is (section 16.6). Ask the manager for the master policies' declarations pages, including the wind and flood deductibles, so your HO-6 agent can match loss-assessment coverage to them.
The City of Punta Gorda is a Class 5 community in FEMA's Community Rating System, which brings a 25 percent discount on National Flood Insurance Program premiums for policies in the city (City of Punta Gorda, Flood Readiness; FEMA Community Status Book, Florida). FEMA's current pricing reflects flood frequency, distance to water and the cost to rebuild, with most annual increases capped at 18 percent (FEMA, Risk Rating 2.0). Citizens Property Insurance Corporation requires flood coverage on its personal residential policies on a statutory schedule (section 627.351) and requires a four-point inspection for properties more than 20 years old (Citizens, Inspections); the 2007 Villa Grande homes cross that 20-year line in 2027. Insurers must also offer credits for documented wind-mitigation features (section 627.711); in a condominium, the association's building features drive most of those credits.
Punta Gorda enforces FEMA's substantial-improvement and substantial-damage rule strictly, counting all repair costs including overhead and profit against the market value of the structure (City of Punta Gorda, 50% FEMA Rule). In a condominium the rule applies to the building, so a major renovation or storm repair is a board-level decision, not an owner's alone.
Selling or buying at Villa Grande? Sellers can get a free Burnt Store Isles home valuation that accounts for your flood zone, elevation certificate and insurance history, or call Jesse direct at (239) 898-6072. Buyers can call Marc at (239) 287-5873 or read how we represent buyers.
Villa Grande at Burnt Store Isles is served by Charlotte County Public Schools, which assigns students by address. The schools serving Punta Gorda south of the Peace River include Sallie Jones Elementary, about 8 minutes away, Punta Gorda Middle, about 8 minutes, and Charlotte High, about 7 minutes, on our routing test.
School | Level | 2026 state grade | Drive from the Villa Grande clubhouse |
|---|---|---|---|
Sallie Jones Elementary, 1230 Narranja Street | Elementary | A | 3.1 miles, about 8 minutes |
East Elementary | Elementary | B | not measured |
Punta Gorda Middle, 1001 Education Avenue | Middle | A | 3.5 miles, about 8 minutes |
Charlotte High, 1250 Cooper Street | High | B | 3.0 miles, about 7 minutes |
Florida SouthWestern Collegiate High, Charlotte campus | Charter high school | A | application-based |
Grades from the Florida Department of Education school grades; drive times from the open-source OSRM routing engine, free-flow, computed September 29, 2026. The district's policy assigns Punta Gorda Middle all areas east and south of the Peace River, which includes Burnt Store Isles; the elementary assignment depends on the address, so enter the exact Villa Grande address in the district's Boundary Locator and confirm with the school. With a majority of homesteaded owners and a retiree-heavy buyer pool, few Villa Grande homes house school-age children, but the rules put no limit on families.
Villa Grande at Burnt Store Isles is inside the City of Punta Gorda, zoned GM-15 General Multi-Family, with Highway Commercial zoning along U.S. 41 to the east and single-family zoning on the golf and canal lots to the west. The city issues all building permits, and the board must approve exterior work first.
Every Villa Grande card reads "In City of Punta Gorda: YES," so permits come from the City of Punta Gorda Building Division, not the county; the city's Click2Gov permit search shows permits by address. The association's own applications require a copy of the permit before the board's approval takes effect. For a buyer, pull the permit history on the specific home for the roof, windows, shutters, air conditioner and water heater; for a seller, have it ready.
The county's city-zoning layer shows the Villa Grande land zoned GM-15, General Multi-Family, the same district as the other Burnt Store Isles condominiums, with HC, Highway Commercial, on the U.S. 41 frontage and GS-3.5, General Single Family, on the surrounding single-family lots (Charlotte County GIS, city zoning layer). The commercial frontage is the most likely source of change nearby. A Villa Grande buyer on the east side of the complex should look at what is zoned and permitted behind the landscape buffer.
Daily logistics at Villa Grande at Burnt Store Isles are simple: city water, sewer and trash, a garage and driveway for parking, U.S. 41 shopping a few minutes away, downtown Punta Gorda about nine minutes north, I-75 about six minutes east and the Fort Myers airport about 45 minutes south.
Destination | Distance | Drive time |
|---|---|---|
Twin Isles Country Club, 301 Madrid Boulevard | 0.6 miles | about 2 minutes |
I-75 at Jones Loop Road, Exit 161 (approximate point) | 2.5 miles | about 6 minutes |
Fishermen's Village | 3.6 miles | about 9 minutes |
Downtown Punta Gorda, Laishley Park | 3.8 miles | about 9 minutes |
Isles Yacht Club | 4.2 miles | about 10 minutes |
Punta Gorda Airport (approximate terminal point) | 6.0 miles | about 15 minutes |
AdventHealth Port Charlotte | 8.5 miles | about 17 minutes |
Burnt Store Marina, Lee County | 11.3 miles | about 19 minutes |
Downtown Fort Myers, City Hall | 20.8 miles | about 30 minutes |
Southwest Florida International Airport (approximate point) | 35.0 miles | about 45 minutes |
Englewood Beach, Chadwick Park | 29.4 miles | about 50 minutes |
Estimates from the open-source OSRM routing engine from the Villa Grande clubhouse, free-flow, computed September 29, 2026, to destinations located with the U.S. Census geocoder or an approximate point where noted; season and bridge traffic add time. Punta Gorda Airport is served by Allegiant and Sun Country (Punta Gorda Airport, Airlines).
The City of Punta Gorda provides water and sewer and curbside sanitation (City of Punta Gorda, Water and Wastewater; Sanitation); the association's budget pays the common-area water, sewer and electric, and each owner pays the unit's own. Rule 8 requires refuse and bagged garbage to go only in the area provided. The regional water-shortage order in force in September 2026 limits lawn irrigation to one day a week by address (City of Punta Gorda, Water Restrictions); at Villa Grande the association runs the irrigation, so ask how the schedule is handled. Basic cable television is a line in the association's budget.
Villa Grande has no dock, and its rules do not allow boats or trailers on the property, so boating from here means a marina slip or a trailer stored off site. The closest public options are the city's Laishley Park Municipal Marina downtown, about nine minutes away, and the harbor ramps listed on the city's boating page. Owners who want a boat behind the house should compare the canal homes covered in our Burnt Store Isles guide or the docks at Mondovi Bay Villas, where the association describes most units as having docks with boat lifts (BSIA, Condominiums).
Villa Grande at Burnt Store Isles is the newest and largest-plan of the Burnt Store Isles one-story villa condominiums, with the highest three-year median of the villa complexes because of its 2023 builder sales, but its resale median sits well below Vizcaya's coach homes and Mondovi Bay's water-access villas.
Community | Homes | Product | Year built (county) | Size on the county card | County qualified sales, 36 months | 36-month median | 12-month sales |
|---|---|---|---|---|---|---|---|
Villa Grande at Burnt Store Isles | 56 built (74 declared) | One-story duplex villas, attached garage | 2007 to 2023 | 1,765 sq ft | 11 | $365,100 (resales $275,000) | 1 |
98 | One-story duplex villas, attached two-car garage | 2004 to 2006 | 1,451 sq ft | 13 | $200,000 | 8 | |
36 | Mediterranean coach homes over the golf course | 2004 to 2006 | 1,883 to 2,657 sq ft | 7 | $410,000 | 3 | |
52 (BSIA) | Fourplex and duplex villas, most with docks and lifts per BSIA | 2004 to 2007 | 1,277 to 1,596 sq ft | 11 | $355,000 | 2 | |
about 400 (BSIA) | Single-family homes on the golf-course blocks | 1980 to 2024 | median 2,306 sq ft | 36 | $519,000 | 13 | |
Burnt Store Isles, all condominiums | 4 named condominiums plus smaller ones | Villas and coach homes | 2001 to 2023 | varies | n/a | n/a | 13 at a $200,000 median |
Data updated: September 2026. Sources: Charlotte County Property Appraiser qualified improved sales and parcel roll, 36 months since September 2023 and 12 months since September 2025, counted by month, pulled September 29, 2026; golf-course homes counted on the improved single-family parcels in Blocks 283, 284 and 288 to 294 of Section 15; unit counts from the Burnt Store Isles Association where noted; the all-condominium row is from our Burnt Store Isles guide, twelve months to September 2, 2026.
Three things. First, Villa Grande's $365,100 three-year median is a builder's number: strip out the six new Villa Grande II sales and the original homes' resale median is $275,000, which sits between the Villas of Burnt Store Isles' $200,000 and Mondovi Bay's $355,000. Second, Villa Grande has the biggest plan of the one-story villas, 1,765 square feet on the county card against 1,451 at the Villas of Burnt Store Isles and 1,277 to 1,596 at Mondovi Bay; only the Vizcaya coach homes are larger. Third, Villa Grande is the thinnest market in the table: one sale in twelve months against eight at the Villas of Burnt Store Isles next door. Price per square foot, not the headline median, is the fair comparison for a seller, and at a $155.81 resale median per county square foot, Villa Grande's original homes have sold for less per foot than the complex's newness might suggest.
Selling or buying at Villa Grande? Sellers can get a free Burnt Store Isles home valuation that accounts for how your villa compares with the other Burnt Store Isles condominiums, or call Jesse direct at (239) 898-6072. Buyers can call Marc at (239) 287-5873 or read how we represent buyers.
Choose Villa Grande at Burnt Store Isles for a bigger 1,765 square foot villa, the newest construction in the area and a smaller 44-home association; choose the Villas of Burnt Store Isles, next door on Albacete Circle and Tripoli Boulevard, for a lower price point, a bigger resale market and a clubhouse with a spa.
The two complexes are neighbors, built within a few years of each other on the same side of Burnt Store Isles, and buyers shopping one almost always see the other. The differences are size, age, price and the pace of the market.
Yardstick | Villa Grande at Burnt Store Isles | Villas of Burnt Store Isles |
|---|---|---|
Homes | 56 built: 44 original, 12 Villa Grande II; 18 unbuilt pads | 98 in 49 duplexes (BSIA) |
Year built (county) | 2007 to 2011; Villa Grande II 2020 and 2023 | 2004 to 2006 |
Size on the county card | 1,765 sq ft | 1,451 sq ft (1,463 under air per BSIA) |
Layout | One-story duplex villa, attached garage | One-story duplex villa, two bedrooms plus den, two baths, attached two-car garage (BSIA) |
Shared amenities | Clubhouse, pool and spa | Clubhouse, pool and spa (BSIA) |
Condominium associations | Two (original and Villa Grande II) | One, Villas of Burnt Store Isles I, Inc. |
Monthly fee | $877 for an original home (2025 budget) | Not published on a public page |
County sales, 12 months | 1, at $170,000 | 8, at a $198,500 median (even; $197,000 and $200,000) |
County sales, 36 months | 11, median $365,100; resales median $275,000 | 13, median $200,000 |
County sales, 60 months | 15, median $365,100 | 34, median $289,950 |
Flood zone | AE, 9 ft, every card | AE, 9 ft at the address our Burnt Store Isles guide checked |
Signs, approvals, leasing | No For Sale signs; board approval of buyers and tenants; 30-day minimum lease, four a year | Set in its own declaration; ask its manager |
Managed by (DBPR register) | Star Hospitality Management | SW Gateway Inc. |
Sources: Charlotte County Property Appraiser qualified improved sales and roll, pulled September 29, 2026; BSIA, Condominiums; DBPR condominium register extract; Villa Grande documents as cited above.
Choose Villa Grande if you want the extra 300-plus square feet, a home built in 2007 or later, or a nearly new Villa Grande II home, and you are comfortable with a thinner resale market and the question of the 18 unbuilt pads. Choose the Villas of Burnt Store Isles if price per home matters most, you want the liquidity of a 98-home complex where eight homes sold in the last year, and a 1,451 square foot plan is enough. Either way, read both associations' budgets and rules side by side; our Villas of Burnt Store Isles guide covers that complex in the same depth.
Selling or buying at Villa Grande? Sellers can get a free Burnt Store Isles home valuation that accounts for which of the two complexes your buyer is also touring, or call Jesse direct at (239) 898-6072. Buyers can call Marc at (239) 287-5873 or read how we represent buyers.
The honest case for Villa Grande at Burnt Store Isles is a large one-story villa with a garage, newer construction, a published budget and no canal assessment, inside a city neighborhood. The honest case against is a high fee driven by insurance, a thin resale market, strict sign and approval rules, and empty pads.
If you're searching for a Villa Grande at Burnt Store Isles listing agent, or thinking, 'I need someone to sell my Villa Grande at Burnt Store Isles home...' you are selling into a one-sale year where the builder set the price ceiling. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price from this record.
Honors and recognition:
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.
Data updated: September 2026 (Charlotte County Property Appraiser qualified sales file, newest Villa Grande qualified sale recorded May 13, 2026; Southwest Florida MLS community figures, pulled September 25, 2026)
In the last 12 months we read the one Villa Grande sale against its full card history and the county's 2026 preliminary value, and we tracked all 111 Villa Grande sales the county record prices since the 2007 launch, the 33 launch deeds on the unit cards and the 78 qualified sales since 2009; that record, not a portal estimate, is what a Villa Grande listing is priced from.
Showings run on the seller's schedule, and with no gate there is no guardhouse list to manage. What the association does control is signage and approval: no For Sale or Open House signs under the rules, and no occupancy before the board approves the buyer. Whether the association limits lockboxes or open houses beyond the sign rule is not published; we confirm it with the manager before the first showing.
Start with a free home valuation. It takes about a minute, and Jesse follows up with the Villa Grande sales that fit your home: same association, same building age, adjusted for condition, roof and window history, updates and any lease. An automated estimate cannot tell a 2007 home that sold for $170,000 from a 2023 home that sold for $408,000 when both have 1,765 square feet on the county card, and at Villa Grande that difference has been worth more than $100,000.
(239) 898-6072, text or call. Confidential conversations welcome.
Until a Villa Grande seller page is built, our Burnt Store Isles seller guide covers the community-wide process.
For a well-kept original home priced from original-home resales, with the budget and documents ready, yes: the season starts in November, the complex has had only one sale in twelve months so there is little competing inventory, and buyers who want a 1,765 square foot one-story villa with a garage have few alternatives in Burnt Store Isles.
Against the original-home resales first: $249,900 to $299,900 from 2024 to 2025, $385,000 at the 2023 peak and $170,000 in May 2026. The builder's $365,100 to $408,000 sales are brand-new homes and set a ceiling, not a comparable.
Yes. Under section 11 of the declaration every sale needs the association's approval, the purchase application must be submitted at least 20 workdays before closing, and the association has 30 days to decide; if it disapproves, it must furnish another cash buyer or the sale is deemed approved.
No. The rules bar owners from posting "For Sale," "For Rent" and "Open House" signs, including interior signs visible from outside, and the declaration requires advance written approval for any sign.
The section 718.503 package: the declaration, articles, bylaws and rules, the current budget and financial report, the question-and-answer sheet, plus the purchase application, your most recent tax bill, any elevation certificate, your roof, window and air-conditioner history, permits for any shutters or changes, and the manager's contact for the estoppel request.
They are a question buyers ask, not a defect. We answer it with the record: who owns them, what was built in 2020 and 2023, and that no plan or permit for the rest is on the public record we read. Ask the manager before listing whether anything has been filed.
Villa Grande owners and buyers work directly with Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008, not a call center. The two have sold Southwest Florida real estate for more than twenty years and read all 75 Villa Grande county cards, both associations' state filings, the declaration and the budget 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 Villa Grande at Burnt Store Isles guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse runs the valuation and pricing conversation for Villa Grande sellers; Marc leads buyer representation, which at Villa Grande means reading the budget, the reserve schedule, the approval and leasing rules, the flood zone and the insurance declarations before you write an offer.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and on this page the credential that matters is the record we read first.
McGreevy and Comisar is a top-reviewed Villa Grande at Burnt Store Isles realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer's own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “Jesse and Beth took the time to sit down and visit with me, answer my questions, and was just genuinely friendly and helpful.” Jeff Hayward, verified Google review
★★★★★ “Marc has been a great help in securing a great price for our home during its build phase. Negotiated a much better deal from the builder.” Michael Gatz, verified Google review
★★★★★ “Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he's helped us settle into the area. 100% recommendation!” Guy Avagliano, verified Google review
Selling a Villa Grande at Burnt Store Isles home? Get a free Burnt Store Isles home valuation, or call Jesse direct at (239) 898-6072.
Buying at Villa Grande? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
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).
License status for either name can be verified directly through the Florida Department of Business and Professional Regulation's public licensee search, which is the authority of record for Florida real estate licensure.
Find the team on McGreevy and Comisar on YouTube and McGreevy and Comisar on LinkedIn. For the city-wide picture, see our Punta Gorda guide. Our guides to Villas of Burnt Store Isles, Vizcaya at Burnt Store Isles, Mondovi Bay Villas and golf course homes in Burnt Store Isles cover the other Burnt Store Isles neighborhoods, and buyers can start with our Burnt Store Isles buyer guide.
These Villa Grande at Burnt Store Isles buyer questions are answered from the county cards and sales file, the association's recorded declaration, rules, applications and budget, the state's corporate and condominium records, FEMA's map and the Florida Statutes, read September 29, 2026. Where the public record stops, we say so and name the document that holds the answer.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, answer every one from the record.
A single-story villa condominium on Monaco Drive and Albacete Circle in Burnt Store Isles, inside the City of Punta Gorda, with 56 built homes of 1,765 square feet, a shared clubhouse and pool, and two condominium associations.
Fifty-six are built: 44 original homes and 12 Villa Grande II homes. The 2010 amendment allowed 74, and the other 18 homesites are unbuilt pads on the county roll.
Because the 2010 phasing amendment declared 44 homes in Phase One and 30 in Phase Two. Phase Two was never added to the original condominium; 12 of its homesites became Villa Grande II and 18 remain empty.
The county records 38 original homes built in 2007, four in 2010 and two in 2011; four Villa Grande II homes in 2020 and eight in 2023.
Every built home is 1,765 square feet of air-conditioned space on one floor on the county card, with a garage that the declaration makes part of the unit.
The county's bedroom field shows three on 52 of the 56 built homes and two on four. The association does not publish floor plans, so confirm the room count and any den on the specific home.
Yes. Every card reads "In City of Punta Gorda: YES," taxing district 150, zoned GM-15.
In the 36 months since September 2023 the county recorded 11 qualified sales at a $365,100 median: six new Villa Grande II homes at a $376,700 median and five resales at a $275,000 median.
$408,000, a new Villa Grande II home in December 2023. The highest resale of an original home on the county file is $385,000, in April 2023.
The original association's 2025 approved budget sets $877 a month per home with full reserve funding. The 2026 budget and the Villa Grande II fee are not posted; the manager provides them.
Master property and flood insurance, landscaping and irrigation, the pool and clubhouse, common-area utilities, basic cable television, management and reserves for roofs, paint, driveways and pool equipment, per the 2025 budget.
No. The canal assessment is billed through taxing district 149; every Villa Grande card carries district 150, which has no canal district, and every card reads "Waterfront: NO."
No. Burnt Store Isles has no mandatory homeowners association; the Burnt Store Isles Association is voluntary, at $50 a year by check.
No. None of the 75 legal descriptions mentions a dock or slip, and the rules do not allow boats or trailers to be kept on the property.
Yes, a shared pool and spa beside the clubhouse at 3720 Albacete Circle, maintained by the original association and shared with Villa Grande II.
No. The county records no gatehouse, and the association's streets are common elements, not a guarded entry.
No. Neither the declaration nor the rules restrict ownership by age.
Yes, for 30 consecutive days or more, no more than four leases a year, with every tenant approved by the association at least 20 workdays in advance and no subletting.
Two pets per home, limited to dogs, cats and birds under the declaration, with no pit bulls under the rules; leashed outside and never in the clubhouse or pool area.
In the clubhouse parking lot. The declaration allows no street, right-of-way or sidewalk parking, and each home's own parking is its garage and driveway.
No. The study and the milestone inspection apply to condominium buildings three stories or more, and every Villa Grande building is one story.
FEMA Zone AE with a 9-foot base flood elevation on every card, on panels 12015C0243G and 12015C0244G, effective December 15, 2022.
Charlotte County Evacuation Zone A, the first zone called to leave when storm surge threatens.
Charlotte County Public Schools by address; district policy places the area in the Punta Gorda Middle zone, and Sallie Jones Elementary and Charlotte High are each about eight minutes away or less. Confirm the elementary school in the district's Boundary Locator.
About 50 minutes to Englewood Beach, 15 minutes to Punta Gorda Airport and 45 minutes to Southwest Florida International Airport on our routing test.
Villa Grande's villas are larger and newer, 1,765 against 1,451 square feet on the county card, and its resales have sold higher; the Villas of Burnt Store Isles is bigger, 98 homes, and turns over more often, with eight county sales in twelve months.
They are unbuilt Villa Grande phase-two pads, owned since 2011 by 30 PADS LLC and valued at $15,300 each by the county. No plan or permit for them is on the public record we read.
Confirm which association the home is in, get the section 718.503 documents and the estoppel certificate, file the purchase application at least 20 workdays before closing, and insure the unit before closing. Call Marc at (239) 287-5873 to walk through a specific home.
These Villa Grande at Burnt Store Isles seller questions draw on the questions sellers in Burnt Store Isles and Punta Gorda ask us most, answered from the county sales file, the association's documents and the Florida Statutes. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, have answered each one for Villa Grande specifically.
It depends first on which association it is in and when it was built, then on condition. Original-home resales recorded $170,000 to $299,900 from 2024 to 2026 and $385,000 at the 2023 peak; new Villa Grande II homes sold at $365,100 to $408,000 in 2023. Get a free Burnt Store Isles home valuation for your specific home.
One qualified sale in the twelve months since September 2025, $170,000 in May 2026, and three in the last 24 months.
Resale prices are below the 2023 peak: the original homes' resale median was $275,000 over the last three years against $385,000 and $360,000 in 2023. The one sale of 2026, at $170,000, is an outlier we would not price from without knowing its condition.
Nobody can call a bottom from one sale a year. What the record shows is that 2024 and 2025 resales held between $249,900 and $299,900, above the county's $202,534 preliminary value.
A Villa Grande-only MLS figure is not published on this page; Burnt Store Isles as a whole ran a median 121 days on market over the last twelve months. Add the association's approval time, up to 30 days after the application is complete.
A median 95.2% of list price over the last twelve months, community-wide, on the Southwest Florida MLS.
With one sale in twelve months and a softer Punta Gorda market since 2023, buyers have time to decide; a well-priced, well-documented home still stands out because so few come up.
Before the season: listing in the fall puts the home in front of seasonal buyers from November through April, when most Southwest Florida retiree buyers tour.
Yes, under section 11 of the declaration; the application goes in at least 20 workdays before closing and the association has 30 days after a complete application to decide.
Under the declaration it must then furnish an approved purchaser who pays cash and closes within 30 days, at the contract price or, at that purchaser's option, a fair market value set by arbitration, or the sale is deemed approved.
The purchase application states that the association has no right of first refusal, or that any such right is waived.
No. The rules bar For Sale, For Rent and Open House signs, including signs inside a window.
The sign rule bars Open House signs; whether the association otherwise limits open houses is not published, so we confirm it with the manager before scheduling one.
Florida law sets the estoppel certificate process and fee caps in section 718.116, and the purchase contract assigns who pays it; read yours before you sign, and ask us which form your buyer is likely to use.
The documents listed in section 718.503: the declaration, articles, bylaws and rules, the budget and financial report, and the question-and-answer sheet. The association's purchase application says that if the seller does not provide the association documents and rules, the buyer must purchase them from the association.
No. Villa Grande's buildings are one story, below the three-story line for the study and the milestone inspection, so there is no study to deliver.
The estoppel certificate will show it, and the contract decides who pays installments due after closing. Ask the manager now whether any assessment is adopted or under discussion so the buyer hears it from you first.
Under section 689.302 a seller must disclose flood-insurance claims, federal flood assistance and known flooding at or before the contract. Every Villa Grande home is in Zone AE.
Yes. The Declaration (section 4.5) makes each home's garage part of the unit, so it conveys with the deed.
Your share of the common elements, including the clubhouse and pool, conveys with the unit and cannot be separated from it under section 6 of the Declaration.
Yes; furniture is personal property listed in the contract. Many Punta Gorda seasonal buyers value a turnkey home.
Condition drives the gap between the $249,900 to $299,900 resales. Documented roof, window and air-conditioner history, current-code windows or approved shutters, and fresh interiors matter most; ask us before spending.
No. No builder-direct sale has recorded at Villa Grande since December 2023, and a new home is a different product. Price from original-home resales and market the space, garage and location.
Often. A homestead owner's assessed value is capped under section 193.155, and a buyer's value resets after purchase, so tell buyers to budget from the price, not your bill.
It ends with the sale; you may be able to carry the capped savings to a new Florida homestead through portability under section 193.155.
You can, but without a sign and with board approval, a 20-workday application window and the section 718.503 package to assemble, a Villa Grande sale rewards a listing agent who has done it.
Yes. The buyer takes the home subject to the approved lease unless the contract says otherwise; the lease cannot be shorter than 30 days, and the association approved the tenant.
Under a 30-day minimum and four leases a year, seasonal renting works; compare the $877-a-month fee, taxes and insurance with the season's rent before deciding.
Yes. Ten of the 56 owners mail their tax notice outside Florida, and we routinely sell for owners who are not here, with signing handled remotely.
The declaration makes an heir's continued ownership subject to association approval, so file with the association early, then list; the probate or trust documents set who can sign.
For a 2007 home, yes: a pre-listing inspection of the roof, windows, air conditioner and water heater answers the buyer's questions before the contract and protects the price.
Jesse McGreevy at (239) 898-6072, before you set a price, so the valuation starts from the Villa Grande record.
Because we priced this page from all 75 county cards, the full sales history since 2007 and the association's own documents, and we lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012.
Every Villa Grande at Burnt Store Isles fact on this page traces to a primary record, grouped below by issuer and numbered continuously: Charlotte County, the Villa Grande association, the Burnt Store Isles Association, the City of Punta Gorda, the State of Florida, federal agencies, and press. We cite no realtor, portal or listing site.
The official documents below are published by the issuing authority, and each link opens the issuer's own copy. The Villa Grande association publishes its own governing documents; the Villa Grande II declaration and budget, and any 2026 budget, are not posted publicly, and buyers receive them under section 718.503.
Document | Issued by | Date | What it covers | Link |
|---|---|---|---|---|
Amended and Restated Declaration of Condominium | Villa Grande at Burnt Store Isles, Inc. | December 2012 | Units, shares, maintenance, use restrictions, approvals, leasing, insurance | |
Amendment (Nunc Pro Tunc) to Declaration | Villa Grande at Burnt Store Isles, Inc., recorded OR 3613/1783 | November 30, 2011 | The two-phase, 44 plus 30 unit structure | |
Rules and Regulations | Villa Grande at Burnt Store Isles, Inc. | Amended February 2008 | Signs, parking, pets, alterations | |
2025 Approved Operating Budget | Villa Grande at Burnt Store Isles, Inc. | 2025 | The $877 fee, insurance lines, reserve schedule | |
Purchase Application | Villa Grande at Burnt Store Isles, Inc. | February 15, 2022 | Buyer approval, fee, timing, pets, vehicles | |
Lease Application | Villa Grande at Burnt Store Isles, Inc. | Current | Tenant approval, lease limits | |
Florida condominium register extract | Florida DBPR | Current | PR71965 (44 units) and PR77031 (Villa Grande II) | |
2025 Charlotte County Taxing Authority Code Descriptions | Florida Department of Revenue | 2025 | Districts 149 (canal district) and 150 (city only) | |
FEMA FIRM index map, City of Punta Gorda | City of Punta Gorda | Effective December 15, 2022 | Flood map panels, including 12015C0243G and 0244G | |
Charlotte County evacuation zone map | Charlotte County | Current | Evacuation Zone A | |
National Hurricane Center report, Hurricane Ian | NOAA | 2023 | Landfall near Punta Gorda, surge around Charlotte Harbor |
Market data from Southwest Florida MLS, pulled September 2026.
McGreevy and Comisar, Best Realtor for Villa Grande at Burnt Store Isles. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
