Villas of Burnt Store Isles is a 98-home condominium of one-story duplex villas with garages, built 2004 to 2006 on Tripoli Boulevard and Albacete Circle in Burnt Store Isles, 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 Villas of Burnt Store Isles owners who are weighing a sale, and second for buyers who want the community's real record before they tour: what the 98 villas have actually sold for on the county's recorded deeds, what the county's 2026 preliminary value says each one is worth, which flood panel every unit sits on, why the canal assessment on the Burnt Store Isles tax bill does not reach these homes, and what the association has and has not published. Villas of Burnt Store Isles is a 98-home condominium of single-story duplex villas inside Burnt Store Isles in Punta Gorda, Florida. It was built from 2004 to 2006 on Tripoli Boulevard and Albacete Circle, on the east side of the community between the Twin Isles golf course and U.S. 41, and every home in it is the same two-bedroom plan with a den and an attached two-car garage. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, and are among the Top 1% Real Estate Agents Nationally Since 2008.
One fact explains most of this page. Because all 98 villas share one floor plan, one construction period and one county value, the price record here is unusually clean: the difference between a $150,000 sale and a $219,500 sale in the same two years is condition, updates, location on the loop and timing, not size or view. That makes the Villas one of the easiest condominiums in Punta Gorda to price well and one of the easiest to misprice, because a buyer can see every comparable on the public record.
This guide is built from the Charlotte County Property Appraiser's roll, unit cards and qualified sales file for all 98 villas and the common elements, the county's GIS layers for plats, zoning, flood, wind and evacuation, the Florida Department of Business and Professional Regulation's condominium register, the Florida Division of Corporations, the Florida Department of Revenue's taxing-district table, the City of Punta Gorda's assessment and canal records, FEMA's flood map, the National Hurricane Center, the Florida Statutes and the Southwest Florida MLS. Charlotte County is a county-first market for us, so the county's recorded deeds lead every market figure. If you own a villa and are weighing a sale, start with the market snapshot, the canal assessment section and the seller section, then call Jesse. If you are buying, the sale-by-sale record below tells you what a fair price looks like before your first showing.
McGreevy and Comisar are the best realtor for Villas of 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 Villas read built from all 133 county-recorded qualified sales since 2009 and every one of the 98 unit cards.
If you're searching for the best realtor for Villas of Burnt Store Isles in Burnt Store Isles, Punta Gorda, whether you're ready to sell your Villas of 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 the Villas for reasons particular to the community. On the county roll the Villas are one product: 98 homes, each carded at 1,451 square feet of living area, each two bedrooms, each one story, and each carrying the same 2026 preliminary value of $172,669. The buyers have not treated them the same. In the 24 months since late September 2024 the county recorded villa sales from $150,000 to $219,500 on that identical plan, and in 2022 and 2023 the same homes recorded between $220,000 and $400,000. A listing agent who prices a villa off the county value, or off the last sale on the loop regardless of its condition and date, leaves money on the table or leaves the home on the market.
Recent Villas of Burnt Store Isles track record (all brokerages, county recorded deeds): In the last 12 months Villas of Burnt Store Isles has seen 8 recorded resales (Charlotte County Property Appraiser qualified improved sales recorded September 29, 2025 to September 28, 2026; the newest Villas sale in the file is dated September 2, 2026), from $150,000 to $219,500, at a median of $198,500 (eight sales, an even count, so the midpoint of $197,000 and $200,000). Those are the same eight sales that sit inside the 13 condominium sales in our Burnt Store Isles guide. Eight sales is below the ten-sale threshold we use before leaning on a median, so the lead figure on this page is the first window with ten or more sales: 11 resales, county recorded and qualified, in the 24 months since September 29, 2024, at a median of $200,000 (an odd count, so the median is an actual sale), from $150,000 to $219,500, dollar volume $2,153,000, none a first sale from a developer. The highest-priced Villas sale in that window was $219,500, a Phase 1 villa on Tripoli Boulevard in December 2025, and the highest the county has on file for any villa is $400,000, a Phase 3 villa on Tripoli Boulevard in April 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 per-association MLS split for the Villas 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 the Villas here; ask us and we will walk you through all eleven.
For Villas of Burnt Store Isles sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and off-market discretion. At the Villas it has to reach the right audience in the right month: on the county's records 49 of the 98 homes carry a homestead exemption, and 25 owners receive their tax notice outside Florida, from Ohio, Illinois and Michigan to Ontario. We also build the paperwork file before the first showing: the resale disclosure package under section 718.503 of the Florida Statutes, the association's statement that a structural integrity reserve study is not required for one-story buildings, the budget and reserve schedule, the estoppel certificate, the unit's flood panel and any elevation certificate, and the tax bill showing exactly which assessments the home carries.
For Villas of Burnt Store Isles buyers: the first question is the association's paperwork, because at a 20-year-old condominium the budget, the reserves and any special assessment are what separate one listing's carrying cost from another's. The second is condition, because the plan never changes and the updates always do. The third is what the condominium fee covers, which is set in an association budget that is not posted publicly. Sellers and buyers comparing the best real estate agents in Punta Gorda should ask each one to answer those three questions for a specific villa; we answer them below.
Honors and recognition:
Selling your Villas of Burnt Store Isles home? Get a free Burnt Store Isles home valuation or call Jesse direct at (239) 898-6072.
Buying a home in Villas of 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 the Villas of Burnt Store Isles means a single-story, two-bedroom-plus-den villa of about 1,450 to 1,460 square feet with an attached two-car garage, half of a duplex on a landscaped loop, a shared clubhouse, pool and spa, and the rest of Burnt Store Isles and downtown Punta Gorda within ten minutes, inside the City of Punta Gorda.
The Villas are the largest of the five named condominiums in Burnt Store Isles by unit count, ahead of Villa Grande, Mondovi Bay Villas, Vizcaya and the small Retreat building, and they are the only one in which every home is carded at the same size on the same one-story duplex plan. What follows is what daily life looks like, drawn from the county's unit and common-element cards, the state's condominium register and the association's own public description.
The Villas of Burnt Store Isles is a residential condominium governed by Chapter 718 of the Florida Statutes. The Florida Department of Business and Professional Regulation lists it as "Villas of Burnt Store Isles I, a Condo," project PR69698, 98 units, at Tripoli Boulevard and Albacete Circle, Punta Gorda, with a recording date of September 30, 2004, managed by Villas of Burnt Store Isles I Inc in care of SW Gateway Inc (DBPR condominium register extract, read September 29, 2026). Charlotte County's recorded subdivision layer carries the condominium plat as "Villas of Burnt Store Isles," Condominium Book 13, Page 6, 2004 (Charlotte County GIS, SubDivisions layer). The county roll carries exactly 98 residential units plus one common-element parcel described as 11.71 total acres, which is the same count the state register gives.
The association is a Florida not-for-profit corporation, Villas of Burnt Store Isles I, Inc., document number N04000007861, filed August 10, 2004, active, with annual reports on file every year since 2005, the latest on March 19, 2026 (Florida Division of Corporations). Its principal address is Tripoli Boulevard and Albacete Circle and its mailing address is a Port Charlotte post office box. There is no mandatory master homeowners association above it: Burnt Store Isles has none, and its Burnt Store Isles Association is voluntary, so a villa owner answers to one condominium association, plus the City of Punta Gorda.
The Burnt Store Isles Association's own page calls the community "Villas at Burnt Store Isles," and you will see both names on listings; the recorded name, the state register and the county roll all use "Villas of Burnt Store Isles."
The association describes "49 duplexes for a total of 98 single level Villas on 11.72 lushly landscaped acres" (Burnt Store Isles Association, Condominiums). The county roll agrees on the count and draws the homes in four phases, recorded under one condominium name:
Phase on the county roll | Homes | Year built on the cards | Street |
|---|---|---|---|
Phase 1 | 32 | 2004 (1) and 2005 (31) | Tripoli Boulevard, buildings 1 to 10, and Albacete Circle, buildings 44 to 49 |
Phase 2 | 26 | 2006 | Tripoli Boulevard, buildings 13 to 17, and Albacete Circle, buildings 36 to 43 |
Phase 3 | 36 | 2006 | Tripoli Boulevard, buildings 18 to 23, and Albacete Circle, buildings 24 to 35 |
Phase 4 | 4 | 2006 | Tripoli Boulevard, buildings 11 and 12 |
Source: Charlotte County Property Appraiser roll and unit cards for all 98 homes, read September 29, 2026 (sample card, the first Phase 1 home). Thirty-two plus 26 plus 36 plus 4 is 98.
Why it matters to you: the phase decides the year built, and the year built decides the age of the original roof, windows and air conditioning. A 2005 Phase 1 villa and a 2006 Phase 3 villa are the same plan but not the same age, and an insurer's inspector will note the difference.
Every Villas home is a one-story, two-bedroom home on the county card, at 1,451 square feet of air-conditioned area, with a building quality grade of 3. The association's description adds the details the card does not carry: "All Villas offer 1,463 sq. ft. under air, consisting of 2 bedrooms, a den/bedroom and two full baths," with "paver style driveways and an attached two-car garage" and covered lanais that owners may screen (Burnt Store Isles Association, Condominiums).
Why it matters to you: the 12-square-foot difference between the county's 1,451 and the association's 1,463 is a measuring convention, not a different home. On this page every price per square foot uses the county's 1,451, so every sale is compared on the same basis. When a listing prints a larger figure, it has usually added the lanai or the garage.
The Villas occupy a loop formed by Tripoli Boulevard and Albacete Circle on the east side of Burnt Store Isles, in the pocket between the Twin Isles Country Club course, the golf-course single-family lots and the U.S. 41 commercial frontage. The county's zoning layer places the whole condominium in the city's GM-15, General Multi-Family district (Charlotte County GIS, city zoning layer). The neighbor across Albacete Circle is Villa Grande at Burnt Store Isles, a newer duplex condominium with its own clubhouse, which is why the two are so often confused.
No villa is on the water. Every one of the 98 unit cards records "Waterfront: NO," and none of the villas backs onto a canal. That single fact decides the canal assessment question later on this page.
The county card for the common elements lists what the owners hold together:
Structure on the common-element card | Size |
|---|---|
Clubhouse, built 2004 | 1,224 sq ft air-conditioned, 1,464 sq ft in total, with two roofed slab porches of 120 sq ft each |
Swimming pool, reinforced concrete | 450 sq ft |
Paver paving (drives and walks) | 92,580 sq ft |
Concrete paving | 3,600 sq ft |
Stuccoed 8-inch block wall | 9,065 sq ft |
Wrought iron or aluminum fence | 868 sq ft |
Irrigation | recorded as an oversized system |
Source: Charlotte County Property Appraiser, common-element card, read September 29, 2026. The association's description also names a spa beside the pool.
Why it matters to you: the clubhouse, pool, pavers, walls and landscaped grounds are common elements, owned by all 98 owners together and maintained through the condominium budget. How the association divides maintenance of the roofs, exterior walls, lanais, garage doors and driveways between itself and the owner is set in its declaration, which is not public; read that allocation before you compare one villa's fee with another community's.
The county's records answer the question better than a brochure. 49 of the 98 homes carry a homestead exemption, so exactly half are full-time Florida homes. 73 owners have a Florida mailing address, 72 of them in Punta Gorda. The other 25 receive their notice out of state or abroad: Ohio (4), Illinois (3), Michigan (3), Texas (2), New York (2), one owner each in New Jersey, Missouri, North Dakota, Wisconsin, California, Connecticut, Indiana, Massachusetts and Rhode Island, and two in Ontario, Canada (Charlotte County Property Appraiser unit cards, mailing and exemption fields, read September 29, 2026; our count).
That makes the Villas a full-time community with a seasonal edge, more year-round than most Punta Gorda condominiums. For a buyer, expect neighbors who are home in August. For a seller, expect your likeliest buyer to be a retiree or a downsizer already in Southwest Florida or a Midwestern owner planning the move, and time the launch for the months that buyer is looking.
A February morning at the Villas might start with coffee on a screened lanai, a walk around the Tripoli and Albacete loop, and a short drive, about two minutes on our routing test, to Twin Isles Country Club at 301 Madrid Boulevard for members who join. Downtown Punta Gorda's Laishley Park and the Harborwalk are eight minutes away, Fishermen's Village nine minutes, and the Punta Gorda Airport eleven minutes. The grocery and pharmacy strip on U.S. 41 is closer still.
What you do not do at the Villas is maintain a building by yourself. Under Chapter 718 the association maintains, repairs and insures the common elements, and at a duplex condominium the declaration decides how far that reaches onto the building shell. Changes to the outside of your home, from hurricane shutters to screen enclosures and garage doors, go through the association first and then through the City of Punta Gorda's Building Division for a permit.
Seven things buyers sometimes assume. No waterfront: no villa backs onto a canal, and none has a dock or boat lift. No canal assessment: the villas sit in a city tax district without the Burnt Store Isles canal district, explained below. No public fee schedule: the condominium's budget and dues are not posted on any public page we reached. No master HOA: Burnt Store Isles has none, and its civic association is voluntary. No age restriction on the public record: no 55-and-over rule is published for the Villas. No golf membership: Twin Isles Country Club is private and separate, and joining is optional. No structural integrity reserve study requirement: at one story, the Villas fall outside both Florida's structural integrity reserve study and milestone inspection laws, which apply to buildings of three habitable stories or more.
Buying here runs through one condominium association and the city, in this order.
If you would like a second set of eyes on a Villas 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.
Villas of Burnt Store Isles recorded 11 qualified resales in the 24 months since September 29, 2024 at a $200,000 median, from $150,000 to $219,500; the trailing twelve months recorded eight sales at a $198,500 median, the same eight villa sales inside the condominium count in our Burnt Store Isles guide.
Data updated: September 2026 (Charlotte County Property Appraiser roll, unit cards and qualified sales file, local index built September 29, 2026, newest Villas sale recorded September 2, 2026; Southwest Florida MLS community figures pulled September 25, 2026)
We tracked every one of the 133 qualified sales the Charlotte County Property Appraiser has on file for the Villas since February 2009, on 73 different villas, and matched each to its phase, street and county square footage; every table in this section is built from those rows, not from an automated estimate.
Eight recorded sales in the trailing twelve months is below the ten-sale threshold at which we let a median lead, so the leading figure is the first window with ten or more sales, 24 months of county recorded sales. This section lists all eleven (by date, price, street and phase, never by unit number), splits them by street and phase, adds the 36-month and 60-month windows, lays out the calendar-year record back to 2009, shows what the original 2005 and 2006 sales were, reads three homes that sold twice, 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 |
|---|---|---|---|---|---|---|
24 months since September 29, 2024 | 11 | $200,000 (odd count) | $150,000 | $219,500 | $2,153,000 | $137.84 |
Tripoli Boulevard only | 4 | $200,000 (even; $200,000 and $200,000) | $195,500 | $219,500 | $815,000 | $137.84 |
Albacete Circle only | 7 | $197,000 (odd) | $150,000 | $218,000 | $1,338,000 | $135.77 |
Source: Charlotte County Property Appraiser qualified improved sales, our analysis; price per square foot uses the county's 1,451 square feet of living area on every card and is the median of per-sale ratios. None of the eleven was a builder-direct first sale. The county's own tool, run the same day on the same legal designator, returns the same eleven sales and the same $200,000 median.
The Villas of Burnt Store Isles is the largest condominium in Burnt Store Isles, and its eleven county-recorded sales in two years ran from $150,000 to $219,500 on one identical 1,451 square foot plan, so pricing a villa takes the community's own record, not a portal estimate. Sellers can get a free Burnt Store Isles home valuation built on the condition, phase and updates 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 Tripoli Boulevard and Albacete Circle.
Recorded | Price | Street | Phase | Price per sq ft |
|---|---|---|---|---|
November 15, 2024 | $200,000 | Tripoli Boulevard | 3 | $137.84 |
February 27, 2025 | $190,000 | Albacete Circle | 2 | $130.94 |
April 14, 2025 | $200,000 | Albacete Circle | 2 | $137.84 |
September 30, 2025 | $150,000 | Albacete Circle | 3 | $103.38 |
November 20, 2025 | $197,000 | Albacete Circle | 2 | $135.77 |
December 1, 2025 | $219,500 | Tripoli Boulevard | 1 | $151.27 |
February 12, 2026 | $200,000 | Tripoli Boulevard | 4 | $137.84 |
March 3, 2026 | $195,500 | Tripoli Boulevard | 2 | $134.73 |
May 8, 2026 | $213,000 | Albacete Circle | 1 | $146.80 |
June 30, 2026 | $170,000 | Albacete Circle | 2 | $117.16 |
September 2, 2026 | $218,000 | Albacete Circle | 3 | $150.24 |
Source: Charlotte County Property Appraiser qualified sales file and unit cards, our analysis. One more deed recorded in the window, $195,000 on Albacete Circle on November 26, 2025, is coded by the county as not qualified, so it is left out of every median on this page, as are the $100 and $0 transfers between family members and trusts.
Two rows are worth reading closely. Nine of the eleven sales landed inside a $30,000 band, $190,000 to $219,500, which is what a single-plan community looks like when buyers agree on its value. The two outliers, $150,000 in September 2025 and $170,000 in June 2026, sit $20,000 to $50,000 below that band; the county file does not say why, and we do not guess about any individual owner, but on an identical plan a gap that size is almost always condition, an estate or an as-is sale. We would not price a well-kept villa from either one.
In the last 12 months Villas of Burnt Store Isles has seen eight recorded resales: $150,000 (September 30, 2025), $197,000 (November 20, 2025), $219,500 (December 1, 2025), $200,000 (February 12, 2026), $195,500 (March 3, 2026), $213,000 (May 8, 2026), $170,000 (June 30, 2026) and $218,000 (September 2, 2026), a dollar volume of $1,563,000 and a median of $198,500 (eight sales, even, so the mean of the middle pair, $197,000 and $200,000). Our Burnt Store Isles guide counts 13 condominium sales at a $200,000 median for the twelve months to September 2, 2026; eight of those thirteen are these Villas sales, and the other five are three Vizcaya coach homes, one Retreat unit and one Villa Grande villa. The two counts reconcile exactly.
The sales spread across the calendar, with closings in every season. That matters for a seller: the Villas buyer is more often a full-time or near-full-time resident than a snowbird, so the market does not shut down in summer the way it does in some harbor-front buildings.
Street and phase | 24 months: sales | 24 months: median | 60 months: sales | 60 months: median |
|---|---|---|---|---|
Tripoli Boulevard, all phases | 4 | $200,000 | 19 | $315,000 |
Albacete Circle, all phases | 7 | $197,000 | 15 | $230,000 |
Phase 1 (2004 and 2005 builds) | 2 | two sales, $213,000 and $219,500 | 9 | $299,900 |
Phase 2 (2006) | 5 | $195,500 | 11 | $230,000 |
Phase 3 (2006) | 3 | $200,000 | 12 | $305,000 (even; $300,000 and $310,000) |
Phase 4 (2006) | 1 | one sale, $200,000 | 2 | two sales, $200,000 and $360,000 |
Source: Charlotte County Property Appraiser qualified sales file, our analysis; 24 months from September 29, 2024, 60 months from September 29, 2021, both to the newest recorded sale. Phase rows combine both streets.
The county values every villa the same, whatever the street. Over five years the buyers paid more on Tripoli Boulevard, a $315,000 median against $230,000 on Albacete Circle, but most of that gap is timing: more of the Tripoli sales happened to close in 2022 and 2023, the peak years. In the last two years the two streets have traded at almost the same median, $200,000 and $197,000. A seller should not assume a street premium; a buyer should not pay one without a reason in the house itself.
Window, county recorded and qualified | Sales | Median | Low | High | Dollar volume | Median price per sq ft |
|---|---|---|---|---|---|---|
Trailing 12 months (from September 29, 2025) | 8 | $198,500 (even; $197,000 and $200,000) | $150,000 | $219,500 | $1,563,000 | $136.80 |
24 months (from September 29, 2024) | 11 | $200,000 | $150,000 | $219,500 | $2,153,000 | $137.84 |
36 months (from September 29, 2023) | 13 | $200,000 | $150,000 | $310,000 | $2,763,000 | $137.84 |
60 months (from September 29, 2021) | 34 | $289,950 (even; $280,000 and $299,900) | $150,000 | $400,000 | $9,358,400 | $199.83 |
120 months (from September 29, 2016) | 77 | $210,000 | $150,000 | $400,000 | $18,032,500 | $144.73 |
Source: Charlotte County Property Appraiser qualified improved sales, local index built September 29, 2026, our analysis; odd counts report the middle sale.
The wider windows tell the recent story plainly. The 60-month median of $289,950 carries the 2021 to 2023 sales, when the Villas recorded their highest prices; the 24-month and 36-month medians of $200,000 sit about 31% below it. The 120-month median of $210,000 is the more useful anchor for a long-term owner, because it shows today's prices are back near where the Villas traded for most of the last decade, not below it.
Year | Qualified sales | Median | Low | High |
|---|---|---|---|---|
2009 | 6 | $124,900 | $110,000 | $145,000 |
2010 | 12 | $105,950 (even) | $95,000 | $147,000 |
2011 | 4 | $120,000 (even) | $104,000 | $126,000 |
2012 | 4 | $102,000 (even) | $98,500 | $123,500 |
2013 | 10 | $140,000 (even) | $115,000 | $200,000 |
2014 | 4 | $143,500 (even) | $57,500 | $180,000 |
2015 | 9 | $170,000 | $160,000 | $185,000 |
2016 | 8 | $192,000 (even) | $170,000 | $214,000 |
2017 | 10 | $185,000 (even) | $160,000 | $210,000 |
2018 | 7 | $204,000 | $181,000 | $212,000 |
2019 | 8 | $202,500 (even) | $185,000 | $224,000 |
2020 | 7 | $200,000 | $175,000 | $211,000 |
2021 | 14 | $227,500 (even) | $185,000 | $260,000 |
2022 | 10 | $331,000 (even) | $220,000 | $360,000 |
2023 | 9 | $315,000 | $280,000 | $400,000 |
2024 | 1 | one sale, $200,000 | $200,000 | $200,000 |
2025 | 5 | $197,000 | $150,000 | $219,500 |
2026, to September 2 | 5 | $200,000 | $170,000 | $218,000 |
Source: Charlotte County Property Appraiser qualified improved sales, 2009 to September 2, 2026, our analysis. The county's sales file begins in 2009; the original sales of 2005 and 2006 are read from the unit cards below.
Four phases stand out. From 2009 to 2014, in the years after the housing crash, villas traded between roughly $100,000 and $145,000 at the median. From 2015 to 2020 they settled into a narrow $170,000 to $205,000 band, remarkably flat for six years. In 2021 to 2023 they jumped to a 2022 median of $331,000 and the community's highest recorded sale, $400,000 in April 2023. Since then they have returned to the $200,000 level, where they have held steady for three calendar years. The 2024 count, a single qualified sale, is the quietest year on the record.
The county's sales file starts in 2009, but each unit card keeps the earlier deeds. On 88 of the 98 cards the first recorded sale, dated 2005 or 2006, carries a price, and we read those as the developer's original sales; several are coded as vacant-land sales, which is how a sale recorded before the home was finished appears. The 88 original sales recorded a median of $223,600, from $168,900 to $272,500: 38 in 2005 at a median of about $203,000, and 50 in 2006 at a median of $238,050 (Charlotte County Property Appraiser unit cards, read September 29, 2026; our tabulation).
That is the most useful long-run fact on this page for an owner. The Villas' 24-month median of $200,000 is about 11% below the median original price twenty years ago, while the 2022 median was about 48% above it. An owner who bought new and sells today is close to where they started; an owner who bought in 2022 or 2023 is not.
The county record shows the swing on specific homes. A Phase 4 villa on Tripoli Boulevard recorded $360,000 in August 2022 and $200,000 in February 2026. A Phase 2 villa on Tripoli Boulevard recorded $326,000 in March 2022 and $195,500 in March 2026. A Phase 2 villa on Albacete Circle recorded $230,000 in November 2021 and $170,000 in June 2026. In all, 42 villas have recorded two or more qualified sales since 2009, which is why a buyer can almost always find a same-plan comparable that closed within a few months.
The same swing shows up across Punta Gorda's condominium market after 2023, when insurance costs, post-Ian repairs and Florida's new condominium laws reached older buildings and many owners chose to sell at once. The Villas are one story and outside the structural integrity reserve study law, so the last of those causes applies here less directly than it does to a mid-rise; how much of the Villas' own step down reflects insurance, a special assessment or the wider market is something only the association's budget and minutes can show, and they are not public.
Charlotte County is a thin market for the Southwest Florida MLS, which is why the county record leads this page. For Burnt Store Isles as a whole, the MLS recorded 14 closings under the Burnt Store Isles label in the 12 months to September 24, 2026, at a median of $803,250, a median of 121 days on market and a median sale-to-list ratio of 95.2% (Southwest Florida MLS, pulled September 25, 2026). A per-association MLS split for the Villas is not published on this page, so the days-on-market and sale-to-list figures here are community-wide and blend canal houses with condominiums. Ask us for the Villas listing history, and we will pull it for your unit.
The Charlotte County Property Appraiser's 2026 preliminary roll values 97 of the 98 villas at exactly $172,669 and the other at $172,670, about $119 per square foot on the county's 1,451 square feet; the 98 together total $16,921,563 (Charlotte County Property Appraiser unit cards, "2026 Preliminary Tax Roll Values, as of January 1, 2026," read September 29, 2026). The card notes that preliminary values "are NOT certified (final) values" and that final values are certified in mid-October.
Two cautions. The county's just value "reflects 193.011 adjustment," the statutory allowance for the costs of sale, so it sits below market by design. And it does not see condition: the same $172,669 applies to a villa with a new roof, impact windows and a remodeled kitchen and to one that has not been touched since 2006. The 24-month median sale of $200,000 is about 16% above the county value. That gap is your negotiating room as a buyer and your pricing argument as a seller, and it is why an automated estimate built on county values underprices an updated villa.
The Villas are inside the City of Punta Gorda, taxing district 150 on every card, and pay city and county millage. The Florida Department of Revenue's table for 2025 lists district 150 as "CITY (PGI)" with a total of 16.6185 mills (Florida Department of Revenue, 2025 Charlotte County Taxing Authority Code Descriptions). The City of Punta Gorda adopted an operating rate of 3.9928 mills for fiscal 2027 on September 23, 2026 (Gulfshore Business, September 24, 2026). On the 2026 preliminary value of $172,669, 16.6185 mills is about $2,870 a year before any exemption; that is our arithmetic, not a tax bill, and a homestead owner pays less. A buyer's own taxes reset after purchase to the county's next valuation of the home, so ask the county's tax estimator for the specific villa.
No. The Villas of Burnt Store Isles do not carry the city's Burnt Store Isles canal maintenance assessment, $1,035 per single-family parcel for fiscal 2027. Every villa card shows city tax district 150, which the state lists as the city without the canal district, records "Waterfront: NO," and the city charges non-single-family land only within 120 feet of a canal.
This is the fee question we hear most from villa buyers who have read about Burnt Store Isles, and the answer turns on three public records that agree with each other.
Every one of the 98 Villas unit cards, and the common-element card, shows taxing district 150 (sample unit card). The Florida Department of Revenue's 2025 table for Charlotte County describes district 150 as "CITY (PGI)" and district 149, where the Burnt Store Isles single-family canal parcels sit, as "CD4 + CITY (PGI)" (Florida Department of Revenue, 2025 Charlotte TACD). The difference between the two codes is the canal district. The total millage is identical, 16.6185 in 2025, because the canal district levies no millage; its cost arrives as a flat non-ad valorem assessment instead, and the Villas' district does not include it.
The City of Punta Gorda sets the Burnt Store Isles assessment in two parts. Single-family parcels pay a flat amount, $1,010 for fiscal 2026. Other land, including multi-family, pays by the square foot, but only "for each square foot of land lying less than 120 lineal feet from any dedicated canal or waterway, or from seawalls or bulkheads abutting Charlotte Harbor" (City of Punta Gorda, Special Assessments). The Villas are zoned GM-15 multi-family, and every card records the homes as not waterfront. For fiscal 2027, the city adopted a single-family rate of $1,035 on September 9, 2026, made up of $945 for operations and $90 toward the lock-widening debt (City of Punta Gorda, Upcoming Budget Process); that is the figure a canal-lot neighbor pays, not a villa owner.
A villa owner pays the city and county property tax on the unit's taxable value, the condominium association's assessments, and any special assessment the association levies. The seawalls, canal dredging and the Burnt Store Isles boat lock are funded by the canal-lot owners who use them. Whether the association itself pays anything toward canal or drainage work on its common land is set in its budget, which is not public.
Ask the seller for the most recent tax bill, or look the villa up with the Charlotte County Tax Collector, and read the non-ad valorem section. A Burnt Store Isles canal-lot bill shows the canal maintenance line; a villa bill in district 150 should not. If a bill ever shows one, call City Finance at (941) 575-3306 before closing, because an assessment carried on the bill is prorated between buyer and seller like the tax itself.
Selling a villa? A buyer who has read about the canal assessment will ask. Get a free Burnt Store Isles home valuation with the answer already in the file, or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
No. Florida's structural integrity reserve study requirement and its milestone inspection requirement apply to condominium buildings of three habitable stories or more, and every Villas of Burnt Store Isles home is a one-story duplex. The association must still budget reserves unless owners vote to waive them, and a buyer still receives a statement on the study.
Section 718.112 of the Florida Statutes requires a structural integrity reserve study "for each building on the condominium property that is three habitable stories or higher in height" (Florida Statutes 718.112). Section 553.899 sets the milestone inspection for buildings "three habitable stories or more in height" (Florida Statutes 553.899). Every Villas card records one floor. Neither law reaches the Villas, and the milestone inspection deadlines that dominate the older mid-rise condominiums on the Punta Gorda Isles harbor do not apply.
Outside the study law, the association's budget must still carry reserve accounts for roof replacement, building painting and pavement resurfacing, and for any other item whose deferred maintenance or replacement cost exceeds the statutory threshold, unless the members vote by "a majority vote of the total voting interests of the association, to provide no reserves or less reserves than required" (section 718.112). A buyer should read the budget for the reserve lines and the minutes for any waiver vote, because a waived reserve today is a special assessment later when a 2005 roof reaches the end of its life.
Section 718.503 entitles every resale buyer to "the association's most recent structural integrity reserve study or a statement that the association has not completed a structural integrity reserve study," and, where applicable, the milestone inspection summary (Florida Statutes 718.503). At the Villas the honest version of that statement is that no study is required for one-story buildings. We confirm the association's wording before listing so the buyer reads it once, clearly, and moves on.
The Department of Business and Professional Regulation publishes two structural integrity reserve study reporting databases (DBPR, SIRS Reporting). An association that is not required to file does not appear, and absence from those lists is expected here, not a warning sign.
A Villas of Burnt Store Isles buyer should request the statutory resale package, the current budget and reserve schedule, the last two years of board minutes, the master insurance declarations, the rules on leasing, pets and vehicles, and an estoppel certificate, because the association publishes none of its fees, rules or finances on a public page.
Under section 718.503, a resale buyer is entitled, at the seller's expense, to "the declaration of condominium," the articles of incorporation, "bylaws and rules of the association," "an annual financial statement and annual budget," the structural integrity reserve study statement, and the "Frequently Asked Questions and Answers" document, together with the state's governance form. The contract must carry the statutory notice that the buyer may cancel within 7 days, "excluding Saturdays, Sundays, and legal holidays," after receiving the documents, and that right ends at closing.
Since January 1, 2026, section 718.111 has required every association "managing a condominium with 25 or more units" to post its official records on a website or an app (Florida Statutes 718.111). The Villas have 98 units. The site is an owners' portal, not a public page, which is why we could not read the budget; once you are under contract, ask the seller for portal access or copies.
Section 718.116 caps the ordinary estoppel fee at $250, with an additional $100 when the certificate is requested on an expedited basis and delivered within 3 business days, and up to $150 more if the unit is delinquent; an association that fails to deliver within 10 business days may not charge for it. The certificate states the regular assessment, its due dates, any special assessment and any balance owed, and it is the document a title company closes on.
The state's register lists the association's managing entity in care of SW Gateway Inc, at a Port Charlotte post office box (DBPR condominium register extract), and the Division of Corporations lists SW Gateway, Inc. of Punta Gorda as registered agent. Route every request for the budget, the rules, the portal and the estoppel through that office.
The Villas of Burnt Store Isles were created in 2004 on the multi-family land at the east side of Punta Gorda Isles Section 15: the association incorporated in August 2004, the condominium was recorded in September 2004 on Condominium Book 13, Page 6, and 98 villas were built and sold in four phases from 2004 to 2006.
Burnt Store Isles is recorded as Punta Gorda Isles Section 15, and when the developer declared its covenants in 1970 it filed four sets: two for waterfront lots, one for golf-course lots and one for multi-family lots, all with the Charlotte County Clerk on January 29, 1970 (Burnt Store Isles Association, Deed Restrictions). The east side of the community, between the golf course and U.S. 41, is where the multi-family zoning sits today; the Villas are zoned GM-15, General Multi-Family, on the city's map. Whether the 1970 multi-family declaration still touches the condominium land is a title question, and the declaration of condominium, not the 1970 covenant, is what governs a villa owner day to day.
Villas of Burnt Store Isles I, Inc. was filed with the Division of Corporations on August 10, 2004, and the condominium was recorded on September 30, 2004, according to the state's register. The county's recorded subdivision layer carries the condominium plat at Book 13, Page 6, dated 2004. The common-element card's legal description also cites later instruments at Official Records Book 4596, Pages 1799 and 1837, and an easement at Book 4483, Page 2013; their text is on file with the Clerk of the Circuit Court, whose search is protected by a verification step, so we cite them without characterizing them.
The first villa's card records a year built of 2004, the rest of Phase 1 2005, and Phases 2, 3 and 4 2006. The original deeds on the cards began in January 2005 and ran through 2006, at a median of $223,600 across the 88 cards that show a priced first sale. The clubhouse on the common-element card is dated 2004, so the amenities were in place before most owners moved in.
The Villas have been owner-run for most of their life: the association has filed an annual report every year since 2005 and changed its registered agent to SW Gateway, Inc. in 2020. The homes are now 20 to 22 years old, which puts the original roofs, air-conditioning systems, water heaters and windows at or near the end of their typical service lives. That is the single most important fact for both a seller's pricing and a buyer's inspection.
A Villas of Burnt Store Isles home comes with shared use of the condominium's clubhouse, heated-pool area and spa, landscaped common grounds on 11.71 acres, and the garage and driveway of the villa itself. Twin Isles Country Club, the Burnt Store Isles Association and the Burnt Store Isles Boat Club are separate and optional.
The association describes "a clubhouse with parking, a swimming pool and a spa area," and the county card records a 1,224 square foot air-conditioned clubhouse with two covered porches, a 450 square foot pool, and more than 92,000 square feet of paver drives and walks. Each villa has an attached two-car garage and a paver driveway, and a covered lanai the owner may screen.
Living in the Villas puts you inside Burnt Store Isles, not inside its private amenities. The community has no owner-funded amenity center. Twin Isles Country Club, at 301 Madrid Boulevard two minutes away, is private and member-owned, with an 18-hole, par-72 course of about 6,722 yards by Ron Garl and Mark McCumber; membership is optional and priced by the club (Twin Isles Country Club). The Burnt Store Isles Association is voluntary at $50 a year by check or $55 online and runs the weekly Tuesday Bulletin, the newsletter and the directory (Burnt Store Isles Association, Membership Information). The Burnt Store Isles Boat Club is a third organization with its own membership. A golf-course home buyer weighing the course itself should read our Burnt Store Isles golf course homes guide.
Club dues and initiation, association dues and boat club membership are each billed by their own organization. None is bundled with a villa, and none is required to own one; no recorded document we read conveys a club membership with a Villas unit.
The Villas of Burnt Store Isles condominium fee for 2026 is not published on any public page we reached, so we publish no dues figure. The fee is set in the association's annual budget, which a buyer receives under Florida law and which an estoppel certificate confirms to the dollar before closing.
Listing remarks and portal pages print numbers for Villas fees, and they disagree with each other because they are copied at different times and some include a special assessment while others do not. The only reliable figures are the adopted budget and the estoppel certificate. We will not print a number we cannot trace to one of those two documents.
Ask the seller for the current budget and the most recent assessment coupon or ledger, and order the estoppel certificate through the association's manager as soon as the contract is signed. If you are not yet under contract, we will ask the listing agent for the budget page and the question-and-answer sheet before you tour.
At a duplex condominium of this kind, the budget typically carries insurance on the buildings, grounds and irrigation, the clubhouse and pool, management, and reserves for roofs, painting and pavers. What the Villas budget actually covers, and which items the declaration leaves to the owner, is the first thing to read. Two lines deserve extra attention: the master insurance premium, which has driven condominium fees up across Southwest Florida since 2022, and the roof reserve, because the roofs are 20 years old.
A Villas of Burnt Store Isles owner pays property tax in city district 150, the condominium's regular assessment and any special assessment, an HO-6 policy and optional flood coverage, and nothing else unless they choose Twin Isles, the voluntary association or the boat club. There is no canal assessment, no master HOA and no community development district.
Layer | Amount | Who bills it | Required? | Source |
|---|---|---|---|---|
City and county property tax | 16.6185 mills total in district 150, tax year 2025; about $2,870 before exemptions on the 2026 preliminary value | Charlotte County Tax Collector | Yes | DOR 2025 Charlotte TACD; unit cards |
Burnt Store Isles canal assessment | None; district 150 carries no canal district | City of Punta Gorda | No | Unit cards; city Special Assessments page |
Condominium assessment | Not published on a public page | Villas of Burnt Store Isles I, Inc. | Yes | Budget and estoppel |
Special assessment | Not published; ask | The association | If levied | Estoppel and minutes |
HO-6 unit-owner insurance | Quoted unit by unit | Your insurer | Lender-required if financed | Your agent |
Flood insurance on contents and unit | Quoted unit by unit | NFIP or private insurer | Lender-required in Zone AE if financed | FEMA |
Burnt Store Isles Association | $50 by check, $55 online | BSIA | No, voluntary | BSIA membership page |
Twin Isles Country Club | Not published on a public page | The club | No | Club |
Master homeowners association | None | n/a | n/a | BSIA: "not a mandatory HOA" |
Community development district | None | n/a | n/a | DOR district description |
On a $200,000 purchase, the county's next valuation will reset toward market, so a buyer should budget property tax from the purchase price, not from the seller's bill; at 16.6185 mills on a value near the purchase price that is roughly $3,300 before any homestead exemption, and a full-time owner who files for homestead with the Charlotte County Property Appraiser removes $25,000 of value from every levy and a second, inflation-adjusted amount from the non-school levies (the sample unit card we read shows $26,411 for that second exemption in 2026). To that add twelve months of the condominium assessment from the budget, the HO-6 premium, any flood premium and any special assessment balance on the estoppel. That total, not the purchase price, is what a buyer compares with renting or with another condominium.
The regular assessment, the special assessment history, the reserve balances, the insurance deductible, and the leasing, pet and vehicle rules. Each is in the association's records, and each is available to an owner and, through the seller, to a buyer under contract.
The Villas of Burnt Store Isles are governed by Villas of Burnt Store Isles I, Inc., a Florida not-for-profit condominium association with an elected owner board and a management company, under the recorded declaration and Chapter 718 of the Florida Statutes, and by the City of Punta Gorda for zoning, permits and code.
The Division of Corporations lists Villas of Burnt Store Isles I, Inc., document N04000007861, filed August 10, 2004, active, with a president, vice president, treasurer, secretary and a manager on its 2026 annual report, all at the association's post office box. The state's condominium register lists the condominium as approved and recorded, 98 units, with the association as managing entity in care of SW Gateway Inc.
The state's register and the corporate record both point to SW Gateway, Inc., a Punta Gorda firm, as the association's manager of record and registered agent. Florida licenses community association managers through the Department of Business and Professional Regulation; you can confirm any manager's license on the state's public licensee search.
A villa owner is bound by the recorded declaration of condominium and its amendments, the articles of incorporation, the bylaws and the board's rules. None is posted publicly; all come with the resale package. The declaration answers the questions this page cannot: how maintenance of each building is split, whether the association approves sales or leases, and what the pet and vehicle rules are.
The Burnt Store Isles Association enforces the 1970 Section 15 deed restrictions, and those restrictions are in court. The association reports that a Charlotte County judge ruled in April 2025 that the restrictions "had expired in January of 2001," that it appealed to the Sixth District Court of Appeal on July 24, 2025 (case 6D2025-1778), and its September 4, 2026 minutes report the appeal "has still not been heard" (BSIA, Deed Restrictions Update). For a villa owner the practical rule is the condominium's own declaration, which binds regardless of the case; on exterior changes the Burnt Store Isles Association has said its board review applies to all owners in Burnt Store Isles, members or not.
Changes to the outside of a villa, from colors and hurricane protection to screen enclosures and garage doors, go first to the condominium board under its declaration and rules, and then to the City of Punta Gorda's Building Division for a permit where one is required. Florida law protects an owner's right to install hurricane shutters and impact glass that meet the board's specifications (Florida Statutes 718.113).
The Villas of Burnt Store Isles is not published anywhere we could find as a 55-and-over community: no age restriction appears in the state's condominium register, the association's public description or the county record. Whether the declaration restricts age, occupancy or guests is set in the recorded documents, so confirm it in the resale package.
The buyer profile is older without any rule making it so. Punta Gorda as a whole reports 53.6 percent of residents aged 65 or older (U.S. Census QuickFacts, Punta Gorda city), and a one-story, two-bedroom villa with an attached garage and no stairs is exactly the home that population buys. A family with school-age children can buy here unless the declaration says otherwise; a buyer who wants the protection of a registered 55-and-over community should confirm the declaration's wording before relying on it.
Whether and how you can rent out a Villas of Burnt Store Isles home is set in the condominium's declaration and rules, which are not public. The City of Punta Gorda has no short-term rental ordinance, so the association's documents, and Florida's limits on how those documents can change, are what decide a villa owner's leasing rights.
Section 718.110(13) of the Florida Statutes says an amendment "prohibiting unit owners from renting their units or altering the duration of the rental term or specifying or limiting the number of times unit owners are entitled to rent their units during a specified period applies only to unit owners who consent to the amendment and unit owners who acquire title to their units after the effective date of that amendment" (Florida Statutes 718.110). A current owner may therefore hold leasing rights a buyer will not inherit. Read the amendment history, not just the current rules.
Forty-nine of the 98 villas carry no homestead exemption on the county cards, so roughly half are second homes, seasonal homes or rentals; the county record does not say which. A landlord pays property tax without the homestead cap, carries a landlord's HO-6 policy, and competes with the other villas and with Villa Grande next door for the same tenants. Model the rent against the full condominium fee and a vacancy month before buying to lease.
Pet rules at the Villas of Burnt Store Isles, including the number, size and kind of animals allowed and any leash or common-area rules, are set in the association's declaration and rules and are not published on a public page. Ask the manager for them in writing before you sign a contract.
Three points apply at any Florida condominium. First, the rules a buyer receives in the resale package are the ones that bind, not what a listing remark says. Second, a rule can differ for owners and tenants. Third, assistance animals are governed by federal and state fair-housing law, not by the pet rule alone, and a board handles those requests separately. A dog owner should also ask where the association allows walking on the common grounds, because at a duplex community with shared lawns that is a daily question.
The Villas of Burnt Store Isles sit in FEMA flood Zone AE with a 9-foot base flood elevation on all 98 unit cards, in Charlotte County's Evacuation Zone A, in a 160 mph design-wind area for ordinary homes, and in a city whose flood program earns a 25 percent flood insurance discount.
Data updated: September 2026 (Charlotte County Property Appraiser unit cards and GIS layers, FEMA National Flood Hazard Layer, queried September 29, 2026).
Measure | What the record shows at the Villas | Source |
|---|---|---|
FEMA flood zone | AE on all 98 unit cards and the common-element card | Charlotte County Property Appraiser unit cards |
Base flood elevation | 9 feet NAVD88 on all 98 | Unit cards |
FIRM panel | 12015C0244G on 77 cards, 12015C0243G on 15, both on 6 | Unit cards |
Floodway | Outside on all 98 | Unit cards |
Coastal Barrier Resources zone | Outside | Unit cards |
Coastal A zone | None at the Villas | |
FEMA cross-check at three villa sites | AE, 9 feet, panels 0243G and 0244G | |
Map effective date | December 15, 2022 | FEMA; city FIRM index map |
Unlike a harbor-front condominium, where the flood line can change from one stack to the next, the Villas are uniform: every unit is AE 9, and none touches a VE zone. The panel split is a mapping boundary through the property, not a difference in risk.
The U.S. Geological Survey's one-meter elevation model reads about 7.7 to 7.9 feet at three villa building sites (USGS Elevation Point Query Service), below the 9-foot base flood elevation; that is ground, not the finished floor, and the villas were permitted under the flood map in effect when they were built. What sets a flood premium and the rebuilding rules is the elevation of the lowest floor, which only an elevation certificate states. The county's elevation-certificate layer shows no certificate on file for the Villas (Charlotte County GIS, Elevation Certificate layer), so ask the seller or the association for one, or budget a survey.
The county's storm-surge evacuation layer places the Villas in Evacuation Zone A, the first zone called when surge threatens (Charlotte County GIS, Storm Surge Evacuation Zones; Charlotte County, Know Your Zone). The county's construction wind layer gives 150 mph for Risk Category I, 160 mph for Category II, which covers ordinary homes, and 170 mph for Categories III and IV (Charlotte County GIS, Wind Construction layer). Evacuation zones are not flood zones; confirm any address with the state's Know Your Zone lookup.
What those storms did to each Villas building, and what the association repaired or claimed, is in the association's records and the seller's disclosure, not on a public page.
Under Chapter 718 the association insures the condominium property it is responsible for, and the owner insures the rest with an HO-6 policy: interior finishes, contents, loss assessment and liability. At a duplex condominium, where the line between building and unit sits is set by the declaration, read the master policy declarations page for what is covered, the hurricane deductible, and whether the association carries flood insurance on the buildings. Then have your agent write the HO-6 to fill the gap, including loss-assessment coverage that can pay your share of a master-policy deductible after a storm.
A federally backed mortgage in Zone AE requires flood insurance. FEMA prices National Flood Insurance Program policies under Risk Rating 2.0 on "flood frequency, multiple flood types" and property characteristics "such as elevation and the cost to rebuild" (FEMA, Risk Rating 2.0). The City of Punta Gorda's Community Rating System class gives NFIP policyholders "a 25% discount" (City of Punta Gorda, Flood Readiness; FEMA Community Status Book, Florida). Citizens Property Insurance requires flood coverage on its residential policies on a statutory schedule (Florida Statutes 627.351) and requires a four-point inspection on homeowner, dwelling and mobile-home applications for properties more than 20 years old (Citizens, Inspections); every villa has now passed its 20th year, so ask your agent what an HO-6 application needs.
Punta Gorda enforces FEMA's substantial-improvement rule and counts "all repair costs, including labor and materials, OVERHEAD AND PROFIT" against the value of the structure alone (City of Punta Gorda, 50% FEMA Rule). At a villa valued by the county near $172,669, including land, a gut renovation after a storm can approach that line faster than an owner expects. Ask for permit history on any villa that was substantially repaired after 2022 or 2024.
Insurers must offer credits for documented wind-resistant features on the state's uniform mitigation form (Florida Statutes 627.711); impact windows, garage-door ratings and roof attachment are the lines that move a premium, and at a condominium some are the association's to document. Florida sellers must disclose flood-insurance claims, federal flood assistance and known flooding "at or before the time the sales contract is executed" (Florida Statutes 689.302).
The Villas of Burnt Store Isles are served by Charlotte County Public Schools, which assigns students by attendance zone. The public schools serving Punta Gorda south of the Peace River include Sallie Jones and East elementary schools, Punta Gorda Middle and Charlotte High, and the assignment for a specific villa is set by address.
School | Level | 2026 grade | Drive from the Villas clubhouse |
|---|---|---|---|
Sallie Jones Elementary | Elementary | A | 2.9 miles, about 7 minutes |
East Elementary | Elementary | B | 6.1 miles, about 13 minutes |
Punta Gorda Middle | Middle | A | 3.3 miles, about 8 minutes |
Charlotte High | High | B | 2.9 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, as published in our Burnt Store Isles guide; drive times from our routing test (OSRM, free-flow, from 3760 Tripoli Boulevard, September 29, 2026). The district's Boundary Locator sits behind a verification step, so we do not assert which elementary school the Villas are zoned for. Enter the villa's address, and confirm with the school, before you rely on it.
The Villas of Burnt Store Isles are inside the City of Punta Gorda, so building permits for roofs, windows, shutters, screen enclosures, air-conditioning and interior renovation are issued by the city's Building Division, not by Charlotte County, and the condominium association's approval comes first under its recorded declaration and rules.
The city's Building Division issues permits and runs inspections inside city limits, and the public can search the record on the city's Click2Gov permit search. The county's permit map layers do not cover city parcels, which is why a county search for a villa address comes back empty; use the city's system.
Pull the permit history for the villa and for its building: re-roof permits (which tell you the age of the roof over your head), window and door replacements, air-conditioning change-outs, water heaters, screen enclosures and any storm-repair permit after Ian or Milton. An open or expired permit is a closing problem; a finaled re-roof is a selling point. At a condominium, the association often pulls the roof permit for a whole building, so search by the building's addresses, not only your unit's.
The largest projects near the Villas of Burnt Store Isles are the city's own: a 5.78-acre canal staging site on U.S. 41 bought in 2026 for Burnt Store Isles seawall and canal work, and a plan to widen five rim-canal corners. Nearby, AdventHealth has announced an emergency department on Jones Loop Road, and Punta Gorda Airport is expanding its terminal.
None of these changes the Villas' own land, which is fully built out.
Daily life at the Villas of Burnt Store Isles runs on city water, sewer and trash service, an attached two-car garage for every home, and short drives on our routing test: two minutes to Twin Isles Country Club, seven to I-75, eight to downtown Punta Gorda and eleven to Punta Gorda Airport.
Destination | Distance | Drive time |
|---|---|---|
Twin Isles Country Club, 301 Madrid Blvd | 0.6 miles | about 2 minutes |
I-75 Exit 161, Jones Loop Road | 3.0 miles | about 7 minutes |
Downtown Punta Gorda, Laishley Park | 3.7 miles | about 8 minutes |
Punta Gorda City Hall | 3.6 miles | about 8 minutes |
Fishermen's Village | 3.4 miles | about 9 minutes |
Punta Gorda Airport (PGD) | 4.3 miles | about 11 minutes |
AdventHealth Port Charlotte | 8.4 miles | about 17 minutes |
Burnt Store Marina, Lee County | 11.3 miles | about 19 minutes |
Downtown Fort Myers | 20.8 miles | about 30 minutes |
Southwest Florida International Airport (RSW) | 36.8 miles | about 45 minutes |
Englewood Beach | 29.3 miles | about 49 minutes |
Estimates from the open-source OSRM routing engine from 3760 Tripoli Boulevard, located with the U.S. Census geocoder, to approximate destination points, computed September 29, 2026; they are free-flow and do not include season or bridge traffic. Punta Gorda Airport's carriers are listed on its airlines page.
Every villa has an attached two-car garage and a paver driveway, according to the association, and the clubhouse has its own parking. Whether trucks, commercial vehicles, boats, trailers or recreational vehicles may be parked outside a garage is set in the association's rules, which are not public; a buyer with a work truck or a boat trailer should ask before writing an offer.
The City of Punta Gorda provides water and sewer (City of Punta Gorda, Water and Wastewater) and curbside sanitation and recycling (City of Punta Gorda, Sanitation). Fire and emergency response comes from the Punta Gorda Fire Department; the county's fire-response layer places the Villas in the city's response zone R5A (Charlotte County GIS, Fire Response Zones). The regional water-shortage restrictions extended through March 31, 2027 limit lawn irrigation by address (City of Punta Gorda, Water Restrictions); at the Villas the association runs the irrigation, so the schedule is its to follow.
For parks, festivals and the harbor, see our guide to things to do in Punta Gorda. For golf beyond Twin Isles, our guide to golf in Charlotte County lists the public and private courses.
The Villas of Burnt Store Isles are the largest and lowest-priced of the four major Burnt Store Isles condominiums: 98 one-story homes built 2004 to 2006 that recorded a $200,000 median on 11 county sales in 24 months, against $355,000 at Mondovi Bay Villas, $365,100 at Villa Grande and $417,500 at Vizcaya in their own lead windows.
Community | Homes | Product | Year built (county roll) | County lead window | Sales in window | County median in window |
|---|---|---|---|---|---|---|
Villas of Burnt Store Isles | 98 (roll, state register and association agree) | One-story duplex villas, one plan, 1,451 sq ft on the county card | 2004 to 2006 | 24 months from September 2024 | 11 | $200,000 |
74 (association) | Single-story duplexes with two-car garages, pool and clubhouse | 2007 to 2023 | 36 months from September 2023 | 11 (6 builder-direct) | $365,100 | |
52 (association and state register) | Fourplex buildings and duplex units, pool and spa | 2004 to 2007 | 36 months from September 2023 | 11 | $355,000 | |
36 | Mediterranean coach homes over the golf course, 2,691 and 3,321 sq ft per the association | 2004 to 2006 | 60 months from September 2021 | 14 | $417,500 | |
Burnt Store Isles golf course homes (single-family) | 177 improved homes on the golf-course blocks | Single-family houses on the course | 1980 to 2024 | 12 months from September 2025 | 13 | $479,000 |
Burnt Store Isles, all single-family homes (for scale) | 1,137 | Canal and golf houses | median 1998 | 12 months to September 2, 2026 | 72 | $662,500 |
Sources: Charlotte County Property Appraiser roll and qualified sales, county sales tool run September 29, 2026 on each community's legal designator, each in the first window with ten or more sales; single-family row as published in our Burnt Store Isles guide; unit descriptions from the Burnt Store Isles Association and the state condominium register. Data updated: September 2026.
The Villas are the entry point to Burnt Store Isles condominium ownership. They sell for less than their neighbors for three plain reasons: the homes are smaller than Vizcaya's coach homes and Villa Grande's newer duplexes, they are older than Villa Grande's later phases, and the windows are different, with the Villas' lead window drawn entirely from the last two years while the others reach back into the stronger 2023 market. Against that, the Villas have the deepest resale record of the four, eleven sales in two years on a single plan, so a Villas buyer or seller can price from recent same-plan comparables where the smaller condominiums cannot.
The single-family rows are there for scale. A villa costs less than a third of the Burnt Store Isles house median, carries no canal assessment, and trades the private pool and boat dock for a shared pool and a maintained exterior.
The Villas of Burnt Store Isles are 98 one-story duplex villas of one 1,451 square foot plan, built 2004 to 2006, at a $200,000 county median over 24 months; Villa Grande at Burnt Store Isles, across Albacete Circle, is newer, built from 2007 to 2023, larger on the county card and priced well above it.
Yardstick | Villas of Burnt Store Isles | Villa Grande at Burnt Store Isles |
|---|---|---|
Homes | 98 | 74 per the association; the state register lists 44 recorded units in the first condominium and 4 in a second |
Associations on the state register | One: Villas of Burnt Store Isles I, Inc. (2004) | Two condominiums: Villa Grande at Burnt Store Isles (recorded 2010) and Villa Grande of Burnt Store Isles II (recorded 2021) |
Manager of record on the state register | SW Gateway Inc | Star Hospitality Management |
Year built on the county roll | 2004 to 2006 | 2007 to 2023 |
Median living area on the county cards | 1,451 sq ft, every home | about 1,765 sq ft |
County lead window | 24 months: 11 sales, $200,000 median | 36 months: 11 sales, $365,100 median, 6 of them builder-direct |
Median price per sq ft in the lead window | $137.84 | $206.86 |
Builder-direct sales in the lead window | None | Yes, in the newer phases |
Amenities | Clubhouse, pool and spa | Recreation center, pool and clubhouse |
Street | Tripoli Boulevard and Albacete Circle | Albacete Circle and Monaco Drive |
Flood zone on the cards we read | AE 9 on all 98 | Read each unit's card |
Canal assessment | None; city district 150 | Check the tax bill |
Sources: Charlotte County Property Appraiser roll, unit cards and qualified sales, county sales tool run September 29, 2026; DBPR condominium register extract; Burnt Store Isles Association, Condominiums. Villa Grande figures are our pull of the county's Villa Grande legal designators and may be refined on its own guide.
Choose the Villas of Burnt Store Isles if price matters most, if you want a single-story home with a garage and a den in a settled community with a long, readable sale record, and if you are comfortable budgeting for a 20-year-old home's roof, windows and systems. Choose Villa Grande at Burnt Store Isles if you want more space and a newer build, including the chance to buy a home finished in 2020 or later, and you are prepared to pay a clear premium for it. In both, the association's budget and reserve schedule come first.
Selling a villa? Get a free Burnt Store Isles home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
The Villas of Burnt Store Isles' strengths are price, simplicity and a readable market: the lowest condominium median in Burnt Store Isles, one-story homes with garages, no canal assessment and eleven same-plan sales in two years. The weaknesses are 20-year-old homes, a step down from the 2022 peak, and unpublished fees and rules.
If you're searching for a Villas of Burnt Store Isles listing agent, or thinking, 'I need someone to sell my Villas of Burnt Store Isles home...' you are selling into an eleven-sale, two-year market on one identical plan, where every buyer can see every comparable. 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 Villas sale recorded September 2, 2026; Southwest Florida MLS community figures, pulled September 25, 2026)
In the last 12 months we read every one of those eight Villas sales against the county card and the 2026 preliminary value for the same home, and we tracked all 133 qualified sales the county has on file for the community since 2009; that record, not a portal estimate, is what a Villas listing is priced from.
Whether the association limits signs, lockboxes or open houses is set in its rules, which are not public; we confirm them before the first showing. With half the owners away part of the year, we are set up to sell for an owner who is not here, from pre-listing repairs to closing by mail.
Start with a free Burnt Store Isles home valuation. It takes about a minute, and Jesse follows up with the Villas sales that fit your home, adjusted for condition, updates, phase and timing. An automated estimate cannot tell a remodeled villa with a new roof from an original one when the county values both at $172,669, and at the Villas that difference has been worth tens of thousands of dollars.
(239) 898-6072, text or call. Confidential conversations welcome.
Until a Villas seller page is built, our Burnt Store Isles seller guide covers the community-wide process.
For a villa priced to the current band, with the paperwork file ready, yes: prices have held near $200,000 for three calendar years, sales close in every season here, and a well-kept villa stands out when buyers can compare eleven recent sales side by side.
Against the same-plan sales, adjusted for condition. In the last 24 months nine of eleven villa sales landed between $190,000 and $219,500; where your home falls in that band depends on its roof, windows, systems and finishes.
No. The Villas sit in city tax district 150, which carries no canal district; your tax bill should show no canal line, and we put it in the file so the question is answered on day one.
You give the association's statement on the study. At a one-story condominium the law does not require one, and the statement should say so.
The section 718.503 resale package, the current budget and reserve schedule, the question-and-answer sheet, the master insurance declarations, your most recent tax bill, any elevation certificate, receipts for a roof, windows or air conditioning, and the manager's contact for the estoppel request.
Whether the Villas declaration gives the association a right to approve buyers is not public; we confirm it from your documents before listing and build any approval time into the closing date.
Villas of Burnt Store Isles 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 98 Villas unit cards, the state filings and every recorded sale before writing this guide.
The longer story of how the team was built is on our about the McGreevy and Comisar team page.
McGreevy and Comisar are the Domain Realty team behind this Villas of Burnt Store Isles guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse runs the valuation and pricing conversation for Villas sellers; Marc leads buyer representation, which at the Villas means reading the budget, the reserve schedule, the insurance declarations, the flood panel on the unit card and the leasing and pet rules 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 Villas of 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.
★★★★★ "I can only say he is a refreshing and highly motivated professional. No tricks exaggerations nor falsehoods. His way of bringing quality clients is exceptional. He does not bring lookers. He brings buyers!" Dennis Overton, verified Google review
★★★★★ "Highly recommend Marc as a realtor. His devotion to finding you the perfect house is obvious and a breath of fresh air at such a stressful time." Kendall Sweat, verified Google review
★★★★★ "Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!" Ryan Mitchell, verified Google review
Selling a Villas of Burnt Store Isles home? Get a free Burnt Store Isles home valuation, or call Jesse direct at (239) 898-6072.
Buying at the Villas? 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 Villa Grande at Burnt Store Isles, Vizcaya at Burnt Store Isles, Mondovi Bay Villas and the Burnt Store Isles golf course homes cover the other Burnt Store Isles neighborhoods.
These Villas of Burnt Store Isles buyer questions are answered from the county roll, unit cards and sales file, the state's condominium and corporate records, the city's assessment records, FEMA's map and the Florida Statutes, read September 25 to 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 98-home condominium of one-story duplex villas on Tripoli Boulevard and Albacete Circle in Burnt Store Isles, Punta Gorda, built 2004 to 2006 and governed by Villas of Burnt Store Isles I, Inc.
Both appear. The recorded name, the state register and the county roll use "Villas of Burnt Store Isles"; the Burnt Store Isles Association's page says "Villas at Burnt Store Isles."
On the east side of the community, on the loop formed by Tripoli Boulevard and Albacete Circle, between the Twin Isles golf course and U.S. 41, across Albacete Circle from Villa Grande.
Yes. Every unit card says "In City of Punta Gorda: YES," and the homes are in city tax district 150.
98, in 49 duplex buildings, on 11.71 acres of common land by the county's card. The roll, the state register and the association agree on 98.
The county carries every home at 1,451 square feet of air-conditioned living area; the association describes 1,463 square feet under air with two bedrooms, a den and two full baths.
Yes. The association describes an attached two-car garage and a paver driveway for every villa.
Yes. Every unit card records one floor, and the association describes "single level Villas."
In the 24 months since September 29, 2024 the county recorded eleven qualified sales from $150,000 to $219,500 at a $200,000 median.
$400,000, a Phase 3 villa on Tripoli Boulevard in April 2023, on the county record.
The first recorded sales on 88 unit cards, dated 2005 and 2006, ran from $168,900 to $272,500 at a median of $223,600.
The county record shows the step down, from a $331,000 median in 2022 to about $200,000 since 2024, but not its cause. It matches the wider Punta Gorda condominium market after insurance costs and new condominium laws rose; the association's budget and minutes are where any villa-specific cause would show.
$172,669 on 97 of the 98 cards and $172,670 on the other, as 2026 preliminary values not yet certified.
Not published on a public page. The fee is in the association's budget and on the estoppel certificate; we publish no figure we cannot trace to one of them.
No. Burnt Store Isles has no mandatory homeowners association; the Burnt Store Isles Association is voluntary at $50 a year by check.
No. The Villas are in city tax district 150, which carries no canal district, and no villa is waterfront.
No. No villa is on a canal, and no unit card records a dock or waterfront.
No. The club is private, separate and optional, two minutes away at 301 Madrid Boulevard.
Yes. The common elements include a clubhouse, a reinforced-concrete pool and a spa area.
No. It applies to buildings of three habitable stories or more, and every villa is one story. The association must still budget reserves unless owners vote to waive them.
No. Florida's milestone inspection applies to condominium buildings of three habitable stories or more.
The state register lists the association in care of SW Gateway Inc, and the corporate record names SW Gateway, Inc. of Punta Gorda as registered agent.
No 55-and-over restriction is published for the Villas; confirm the declaration's wording in the resale package.
It depends on the declaration and rules, which are not public. Ask for the minimum lease term, the number of leases allowed and any approval process before you buy.
Pet rules are set in the association's documents, which are not public; ask for them in writing before you sign.
FEMA Zone AE with a 9-foot base flood elevation, on all 98 unit cards, on map panels 12015C0243G and 12015C0244G effective December 15, 2022.
Charlotte County Evacuation Zone A.
Charlotte County Public Schools by address; Sallie Jones Elementary, Punta Gorda Middle and Charlotte High are about seven to eight minutes away. Confirm the zone with the district's boundary locator.
About 49 minutes to Englewood Beach, 11 minutes to Punta Gorda Airport and 45 minutes to Southwest Florida International.
The Villas are older, smaller on the county card and priced lower: a $200,000 median on 11 sales in 24 months, against Villa Grande's $365,100 on 11 sales in 36 months.
Price from the eleven recent sales, read the resale package and the budget within the seven-day window, order the estoppel, inspect the roof and systems, and insure before the deadline. Call Marc at (239) 287-5873 to walk a specific villa.
These Villas of Burnt Store Isles seller questions come from the owners we talk to and from what Florida condominium sellers search for, answered from the same county roll, unit cards, sales file, state condominium records, city assessment records and Florida Statutes as the rest of this guide.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, have answered each of these for Punta Gorda condominium sellers.
Most villas have recorded between $190,000 and $219,500 in the last 24 months, with condition deciding where in that band a home lands; get a free Burnt Store Isles home valuation or call Jesse at (239) 898-6072 for a number built on your villa.
Eight qualified sales in the trailing twelve months to September 2026, at a $198,500 median, and eleven in the last 24 months.
Not lately. The median has held near $200,000 for three calendar years, 2024 to 2026, after falling from a $331,000 median in 2022.
The record shows a floor: 2025 and 2026 medians of $197,000 and $200,000 and nine of the last eleven sales inside a $30,000 band. No record can promise the next move.
A per-association MLS figure is not published here; community-wide, Burnt Store Isles closings took a median 121 days on market in the last 12 months. A villa priced inside the recent band typically moves faster than one priced from the peak.
A 95.2% median sale-to-list ratio across Burnt Store Isles MLS closings in the 12 months to September 24, 2026.
Balanced to buyer-leaning: prices are steady, but buyers can compare eleven recent same-plan sales, so an overpriced villa stands out.
Villas close in every season, because half the owners are full-time. For Midwestern and Canadian buyers, list before they arrive, in October or November.
It should not. The Villas sit in city tax district 150, which carries no canal district, and your tax bill proves it.
No. It applies to buildings of three habitable stories or more; your villa is one story.
You give the association's statement on the study, which at the Villas should say none is required.
Yes, if one is levied or approved. It appears on the estoppel certificate, and who pays it is a contract term; disclose it early and price with it in view.
Disclose what you know. Florida law requires disclosure of known facts that materially affect value; ask your closing agent or attorney about a specific board discussion.
Usually the seller in Southwest Florida contracts, though the contract controls; the statute caps the ordinary fee at $250, plus $100 for expedited delivery.
That depends on the declaration, which is not public. We read yours before listing and build any approval time into the closing date.
Florida law requires sellers to disclose flood-insurance claims, federal flood assistance and known flooding at or before the contract. All villas are in Zone AE.
The attached garage is part of the home as described by the association; confirm in the declaration whether the garage is part of the unit or a limited common element.
Yes. List the furnishings in the contract or a bill of sale, and price the home on its own record first.
At a single-plan community, the updates buyers can see in the comparables: a newer roof or air conditioner, impact windows, fresh paint and flooring. A full kitchen remodel rarely returns its cost in this price band.
Only if the association does not handle roofs under the declaration and the roof will stop an insurer from writing the buyer's policy. Ask us before you spend.
Not much lately. In the last 24 months Tripoli Boulevard and Albacete Circle traded at $200,000 and $197,000 medians.
List the county's 1,451 or the association's 1,463 under air, and describe the lanai and garage separately, so buyers compare like with like.
Often yes. A buyer's taxable value resets after purchase, while a long-time homestead owner's is capped, so we explain the difference in the listing file.
It ends with the sale. Florida's portability lets you carry up to $500,000 of your capped savings to a new homestead if you file in time under section 193.155.
You can. You will still need the resale package, the estoppel and a closing agent, and at a single-plan community the price you set is visible against every comparable.
That depends on the association's rules, which are not public; we confirm before listing.
Usually, subject to the lease and the association's rules; the buyer takes the property subject to the tenant unless the lease says otherwise.
Only after reading the leasing rules and running the rent against the full condominium fee and a vacancy month; an amendment restricting rentals may bind a future buyer.
Yes. Twenty-five of 98 owners mail from outside Florida, and we routinely handle showings, repairs and closing by mail or remote notary.
On a 20-year-old villa, yes: a roof, wind-mitigation and four-point report answers the buyer's insurer before the contract, not after.
Start with the probate or trust paperwork, the tax bill and the association's estoppel; estate sales are common at the Villas, and pricing to condition matters more than usual.
A villa's county median is about a third of the Burnt Store Isles single-family median of $662,500, and its buyer is a different person; we market it as a condominium, not a canal home.
Jesse McGreevy, (239) 898-6072, text or call, for a confidential valuation built on the Villas record.
Because we read all 98 unit cards and all 133 qualified sales before writing this page, and we price, prepare and market your villa from that record, backed by the #1 team in Southwest Florida since 2012.
Every Villas of Burnt Store Isles fact on this page traces to a primary record, grouped below by issuer and numbered continuously: Charlotte County's property appraiser, GIS and clerk, the City of Punta Gorda, the State of Florida, federal agencies, the civic association and clubs, and news reports. 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: state, county, city and federal records that bear on a Villas of Burnt Store Isles home. The Villas declaration of condominium, budget and rules are not posted publicly; buyers receive them under section 718.503.
Document | Issued by | Date | What it covers | Link |
|---|---|---|---|---|
Florida condominium register extract | Florida DBPR | Current | Villas of Burnt Store Isles I, a Condo, project PR69698, 98 units, recording date, managing entity | |
2025 Charlotte County Taxing Authority Code Descriptions | Florida Department of Revenue | 2025 tax roll | District 150 "CITY (PGI)" against district 149 "CD4 + CITY (PGI)", with every millage | |
Resolution 3831-2025, Burnt Store Isles canal assessment | City of Punta Gorda | 2025 | Fiscal 2026 single-family and multi-family canal rates | |
Burnt Store Isles canal assessment, fiscal 2027 levy item | City of Punta Gorda | July 1, 2026 | Fiscal 2027 canal rates and the change from 2026 | |
Burnt Store Isles district boundary map | City of Punta Gorda | Current | The canal maintenance district's boundary | |
FEMA FIRM index map, City of Punta Gorda | City of Punta Gorda | Effective December 15, 2022 | Flood map panels, including 12015C0243G and 12015C0244G | |
Charlotte County evacuation zone map | Charlotte County | Current | Evacuation Zone A and the surge zones | |
Charlotte County Disaster Planning Guide | Charlotte County | Current | Storm preparation, shelters and evacuation | |
National Hurricane Center report, Hurricane Ian | NOAA | 2023 | Landfall near Punta Gorda, winds and surge |
Market data from Southwest Florida MLS, pulled September 2026.
McGreevy and Comisar, Best Realtor for Villas of 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.
