Burnt Store Isles - Vizcaya

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

McGreevy and Comisar wrote this guide first for Vizcaya owners who are weighing a sale, and second for buyers who want the record before they tour: what every coach home has sold for since 2009, what the county now says each of the 36 homes is worth, what the association's own 2025 reserve study and 2026 roof certificates show, and which Burnt Store Isles charges do and do not land on a Vizcaya tax bill. Vizcaya at Burnt Store Isles is a 36-home coach-home condominium inside Burnt Store Isles in Punta Gorda, Florida. It sits at 3959 San Rocco Drive on the east side of the community, nine two-level Mediterranean buildings in a line along the Twin Isles golf course, built in eight phases from 2004 to 2006. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, and have been among the Top 1% Real Estate Agents Nationally Since 2008.

One fact explains most of this page. Every Vizcaya home shares one street address, 3959 San Rocco Drive, and the unit number tells you the building and the level: units ending in 11 and 12 are on the lower level, and units ending in 21 and 22 sit directly above them. On the Charlotte County Property Appraiser's map, each upper home is drawn on exactly the same footprint as the lower home beneath it. The county values the two levels differently, the buyers have always paid differently for them, and the upper homes are larger. Once you know which level a home is on, its price record makes sense.

This guide is built from the Charlotte County Property Appraiser's roll, all 36 unit cards and its qualified sales file, the county's GIS layers for plats, zoning, flood, wind and evacuation, the Charlotte County Tax Collector's bill record, the Florida Department of Business and Professional Regulation's condominium register, the Florida Division of Corporations, the City of Punta Gorda's permit certificates and assessment pages, the association's own published reserve study, 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 at Vizcaya and are weighing a sale, start with the market snapshot, the section on what happened to prices between 2024 and 2026, and the seller section, then call Jesse. If you are buying, the level-by-level record and the reserve study section tell you which of the 36 homes fits before your first showing.

Why McGreevy and Comisar Are the Best Realtor for Vizcaya at Burnt Store Isles

McGreevy and Comisar are the best realtor for Vizcaya 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 Vizcaya read built from every county-recorded qualified sale since 2009 and all 36 unit cards.

If you're searching for the best realtor for Vizcaya at Burnt Store Isles in Burnt Store Isles, Punta Gorda, whether you're ready to sell your Vizcaya 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 Vizcaya for reasons particular to the building. Vizcaya is small, 36 homes, and it trades rarely: the county recorded no qualified Vizcaya sale at all in calendar 2025, then three between January and April 2026. Those three recorded at $250,000 to $292,300, well below the $410,000 to $465,000 the same homes brought from 2021 to 2024. The county's own 2026 preliminary values now sit at $240,083 for a standard lower home and $293,705 for a standard upper home. A listing agent who prices a Vizcaya home off the 2023 comps overprices it; one who prices it off the three 2026 sales without reading the new roofs, the reserve study and the tax bill may leave money on the table. We read all of it.

Recent Vizcaya at Burnt Store Isles track record (all brokerages, county recorded deeds): In the last 12 months Vizcaya at Burnt Store Isles has seen 3 recorded resales (Charlotte County Property Appraiser qualified improved sales recorded since September 1, 2025; the newest Vizcaya sale in the file is dated April 2, 2026), at $250,000, $255,000 and $292,300, a median of $255,000 (three sales, an odd count, so the median is an actual sale), the same three sales our Burnt Store Isles guide counts inside its condominium figures. Three sales is below the ten-sale threshold we use before leaning on a median, and so is every window short of five years, so the lead figure on this page is the first window with ten or more sales: 14 resales, county recorded and qualified, in the 60 months since September 2021, at a median of $417,500 (an even count, so the midpoint of $410,000 and $425,000), from $250,000 to $465,000, dollar volume $5,432,300, none a first sale from the developer. The highest-priced Vizcaya sale in that window was $465,000, an upper home in July 2022. On the Southwest Florida MLS, Burnt Store Isles as a whole recorded 14 labeled 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 Vizcaya-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 Vizcaya; ask us and we will walk you through all 62 qualified sales the county has on file since 2009.

For Vizcaya sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and off-market discretion. At Vizcaya the story that sells is specific: a two-car garage under every home, the golf course out the back, nine new tile roofs with City of Punta Gorda certificates of completion signed January 16, 2026, a published reserve study reporting a $1,000,000 reserve balance, and a tax bill that carries no canal assessment. On the county's records 29 of the 36 homes carry a homestead exemption, so this is a full-time building, and your likeliest buyer is often a Burnt Store Isles or Punta Gorda owner moving off a single-family lot. We build the paperwork file before the first showing: the resale disclosure package under section 718.503 of the Florida Statutes, the budget, the reserve study, the roof certificates, the estoppel certificate, and the flood zone for your building.

For Vizcaya buyers: the first question is the association's paperwork, because at a 36-home condominium the reserves, the insurance and any assessment tied to the 2025 roof separate one listing's carrying cost from another's. The second is the level, which sets the price band, the size and the stairs. The third is what the condominium fee covers, which is set in an association budget that is not posted on a public page. Sellers and buyers comparing the best real estate agents in Punta Gorda should ask each one to answer those three questions for a specific Vizcaya home; we answer them below.

Honors and recognition:

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

Selling your Vizcaya 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 Vizcaya 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 at Vizcaya as a Homebuyer

Living at Vizcaya means a single-level coach home of 1,883 to 2,657 square feet of county living area, a private two-car garage below or beside it, a view over the Twin Isles golf course, no pool or clubhouse of the association's own, and the shops of U.S. 41 minutes away, inside the City of Punta Gorda.

Vizcaya is the smallest of the four large condominium names in Burnt Store Isles by unit count, after the 98-home Villas of Burnt Store Isles, the Villa Grande condominiums and Mondovi Bay Villas, and it has the largest homes of the four. What follows is what daily life looks like, drawn from the county's unit and common-element cards, the association's own public documents, the state's condominium register and the city's records.

What Is Vizcaya?

Vizcaya is a residential condominium governed by Chapter 718 of the Florida Statutes. The Florida Department of Business and Professional Regulation lists it as "Vizcaya at Burnt Store Isles, a Condo," project PR69330, 36 units, with a recording date of May 6, 2004, managed by Vizcaya at Burnt Store Isles Condo Assn Inc in care of Star Hospitality Management (DBPR condominium register extract, read September 29, 2026). Charlotte County's recorded subdivision layer carries the condominium plat as Vizcaya at Burnt Store Isles, Condominium Book 12, Page 31, recorded 2004 (Charlotte County GIS, SubDivisions layer). The county roll carries exactly 36 residential units plus one common-element parcel described as 9.19 total acres, which is the same count the state register and the Burnt Store Isles Association give.

The Burnt Store Isles Association describes it in one line: "Thirty-six (36) Mediterranean style coach homes known as 'Vizcaya at Burnt Store Isles, a condominium' are located at 3959 San Rocco Drive overlooking the Burnt Store Isles Golf Course in Punta Gorda, Florida" (BSIA, Condominiums, read September 29, 2026). The association is a Florida not-for-profit corporation, Vizcaya at Burnt Store Isles Condominium Association, Inc., document N03000006102, filed July 17, 2003, active, with annual reports on file every year from 2004 through April 8, 2026 (Florida Division of Corporations). There is no mandatory homeowners association above it: Burnt Store Isles has no mandatory HOA, and its civic association is voluntary, so a Vizcaya owner answers to one association plus the City of Punta Gorda and the community's recorded deed restrictions.

Nine Buildings, 36 Homes, Two Levels

The county's Ownership layer draws each Vizcaya home as its own polygon, and the polygons stack in pairs. In every building, the home ending in 21 shares a footprint with the home ending in 11 beneath it, and the home ending in 22 shares a footprint with the one ending in 12. That is the county telling you each building holds two lower homes and two upper homes, four in all, which is exactly what the association calls a coach home: a main-level unit and an upper-level unit, each with its own entry and garage.

Source: Charlotte County Property Appraiser unit cards for all 36 homes and the county Ownership layer, read September 29, 2026 (sample card, an upper home). Eighteen plus 18 is 36. The nine buildings run in a single line on the map, from the northwest end near the golf course to the southeast end near San Rocco Drive.

Why it matters to you: the unit number tells you the level before you open a listing. A buyer who wants no stairs at all looks at the lower homes; a buyer who wants the larger plan and the longer view looks at the upper homes, and has always paid more for them.

The Two Plans and What the Numbers Mean

The association's description gives two plans: "Unit 'A' main level offers 2,691 square feet and Unit 'B' upper level offers 3,321 square feet. Both units have 2 bedrooms, a den or 3rd bedroom, two baths, large closets, wrap around kitchens that open to the Grand Room, 10' ceilings, tray ceilings, 8' pocket sliding glass doors, Carrier high-efficiency air conditioning, tile floors in the foyer, utility, kitchen and baths, and cultured marble tops in the baths. There is an option to add an elevator for convenient entry. Both have two-car garages with extra storage" (BSIA, Condominiums).

The county measures differently. Its cards record living area of 1,883 square feet for the standard lower home and 2,383 square feet for the standard upper home, and three variants: one lower home at 2,157 square feet and two upper homes at 2,657 square feet. The difference between the association's figures and the county's, about 800 to 940 square feet, is consistent with garage, lanai and entry space counted under roof; the association does not say how it measured. Every card records the same construction class, one floor for the unit itself and three bedrooms, and every card's year built falls between 2004 and 2006.

Why it matters to you: listing descriptions often print the larger, under-roof figure. On this page every price per square foot uses the county's living area, so every home is compared on the same basis, and a buyer comparing Vizcaya with a single-family house should do the same.

The Golf Course Setting

The association places Vizcaya "overlooking the fairways, lakes and greens of Twin Isles Golf Course" and "the quiet setting overlooking the 8th fairway," with "the privacy of access from San Rocco Drive" (BSIA, Condominiums). The course belongs to Twin Isles Country Club, a private, member-owned club at 301 Madrid Boulevard, 0.4 miles and about two minutes away by car on our routing test. Owning at Vizcaya does not make you a member; club membership is separate and optional, and the club does not publish its fees.

Vizcaya is not on a canal. Every one of the 36 unit cards and the common-element card records "Waterfront: NO," and the site sits on the multi-family block of the community's recorded plat, not on the canal grid. A Vizcaya owner who wants a boat keeps it elsewhere; the community's multi-family deed restrictions say that "no trailers or trucks or boats of any kind shall be parked overnight" on or next to the land without the developer's written consent (BSIA, Deed Restrictions).

What the Association Maintains

The association's reserve study lists what the owners hold together and plan to replace: the tile roofs of all nine buildings, exterior paint and waterproofing, gutters and downspouts, 477 lineal feet of aluminum picket handrails, 54 exterior wall lights, electrical panels and meter bases for the 36 homes, concrete driveway flatwork, three aluminum mailbox clusters, and the pressure washing and roof maintenance cycles (Vizcaya reserve study, Level I, FPAT file RES2525086). The study describes "nine Mediterranean-style coach-home buildings, each constructed of stucco over block with tile roofing and slab foundations," with "two primary floor-plan types" and "two-car attached garages."

The articles of incorporation, filed in 2003, give the association the duty "to undertake the maintenance, repair, replacement and operation of the Common Elements and Limited Common Elements," to insure them, and "to operate and maintain the surface water management system" (Articles of Incorporation, Florida Division of Corporations filing image).

Why it matters to you: the roof over your head, the paint on the walls and the driveway in front of your garage are association items, funded through the condominium budget. What sits inside your walls, and any elevator an owner added, is set by the declaration, which a buyer receives with the resale package.

Who Owns at Vizcaya?

The county's records answer the question better than a brochure. 29 of the 36 homes carry a homestead exemption, so four in five are full-time Florida homes. 34 of the 36 owners have a Punta Gorda mailing address; one mails from Illinois, and one record is confidential under Florida's public records law (Charlotte County Property Appraiser unit cards, exemption and mailing fields, read September 29, 2026; our count).

That makes Vizcaya one of the most full-time condominiums we have read in Punta Gorda. For a buyer, expect neighbors who are here in August as well as February. For a seller, expect your likeliest buyer to be local or relocating, often an owner leaving a single-family house for a lock-and-leave home with a garage, and time the launch accordingly.

A Day at Vizcaya

A weekday at Vizcaya might start on a lanai looking over the eighth fairway, with golf carts heading for the Twin Isles clubhouse two minutes away. The grocery and service strip on U.S. 41 runs along the community's east edge, and I-75 at Jones Loop Road is about six minutes out. Downtown Punta Gorda and Fishermen's Village on the harbor are ten to eleven minutes north on our routing test, and the Isles Yacht Club about eleven.

What you do not do at Vizcaya is maintain the building. Under Chapter 718 and the association's articles, the association maintains, repairs and insures the common elements, which at Vizcaya include the roofs and the exterior. Changes to the outside of your home, from windows to hurricane protection, go through the association first and then through the City of Punta Gorda's Building Division for a permit.

What Vizcaya Does Not Have, or Has Not Published

Seven things buyers sometimes assume. No pool or clubhouse of its own: the association's reserve study lists no pool, clubhouse or recreation building among its components, and the Burnt Store Isles Association's description names none. No canal or dock: every card reads "Waterfront: NO." No canal assessment: the Tax Collector's 2025 bill for a Vizcaya home shows no non-ad valorem assessment. No public fee schedule: the budget and dues are not posted on any public page we reached. No age restriction on the public record: no 55-and-over registration or restriction is published. No master HOA: Burnt Store Isles has none. No structural integrity reserve study or milestone inspection requirement by the statute's terms: both laws reach buildings of three habitable stories or more, and Vizcaya's buildings have two levels, which a later section explains.

Buying at Vizcaya, Step by Step

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

1. Choose the level, then the building. In the five years since September 2021 the county recorded upper-level sales from $292,300 to $465,000 and lower-level sales from $250,000 to $400,000.
2. Read the condominium file before you offer. Under section 718.503 of the Florida Statutes you are entitled, from a resale seller, to the declaration, articles, bylaws and rules, the annual financial statement and budget, the association's frequently asked questions and answers document, and the association's most recent structural integrity reserve study or a statement that none was completed. A contract signed before you receive them is voidable for seven days after you do, excluding weekends and legal holidays.
3. Read the reserve study the association already publishes. It is on the association's public home page, and it states the reserve balance and the recommended contribution.
4. Order the estoppel certificate on day one under section 718.116. It states the assessments owed, any special assessment and the next due date.
5. Price against the same level and plan, not the Burnt Store Isles median, and put any special assessment balance into the numbers.
6. Insure before the deadline. Every Vizcaya building sits in FEMA flood Zone AE with a 9-foot base flood elevation; get an HO-6 quote on the actual unit and the association's master insurance declarations, including its flood policy.
7. Decide what else you want to join. The Burnt Store Isles Association and Twin Isles Country Club are separate, optional memberships.

If you would like a second set of eyes on a Vizcaya 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.

Vizcaya Market Snapshot: What the Coach Homes Actually Sell For

Vizcaya recorded 14 qualified resales in the 60 months since September 2021 at a $417,500 median, from $250,000 to $465,000; the trailing twelve months recorded three sales at a $255,000 median, the same three 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 Vizcaya sale recorded April 2, 2026; Southwest Florida MLS community figures pulled September 25, 2026)

We tracked every one of the 62 qualified sales the Charlotte County Property Appraiser has on file for Vizcaya since March 2009 and matched each to its level and county living area; every table in this section is built from those rows, not from an automated estimate.

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

The Leading Window: 60 Months of County Recorded Sales

Source: Charlotte County Property Appraiser qualified improved sales, our analysis; price per square foot uses the county's living area (1,883, 2,157, 2,383 or 2,657) and is the median of per-sale ratios. None of the fourteen was a builder-direct first sale. The county's own sales tool reports the same window as 14 sales at a $417,500 median, $250,000 to $465,000, and zero builder-direct sales.

Ready to Sell or Buy at Vizcaya? Talk to the Team That Read All 36 Unit Cards

Vizcaya is the coach-home condominium of Burnt Store Isles, and its three county-recorded sales in 2026 ran from $250,000 to $292,300 after four years in which the same homes brought $400,000 and more, so pricing one takes the building's own record, not a portal estimate. Sellers can get a free Burnt Store Isles home valuation built on the level, plan and condition of your home, or call Jesse direct at (239) 898-6072. Buyers can call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida before touring San Rocco Drive.

All Fourteen Sales, One by One

Source: Charlotte County Property Appraiser qualified sales file and unit cards, our analysis. Level is read from the unit number and the county's stacked footprints, as explained above.

Two rows are worth reading closely. The upper home that recorded $292,300 in January 2026 had recorded $440,000 in October 2023, twenty-seven months earlier; the county file does not say why, and we do not guess about any individual owner, but the pair shows how far the building's price level moved between 2024 and 2026. And the file carries one more March 2026 deed, a lower home at $200,000, that the Property Appraiser did not qualify as an arm's-length market sale; we leave it out of every median on this page, as the county does.

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

In the last 12 months Vizcaya at Burnt Store Isles has seen three recorded resales: $292,300 (January 15, 2026, an upper home), $255,000 (March 18, 2026, a lower home) and $250,000 (April 2, 2026, a lower home), a dollar volume of $797,300 and a median of $255,000 (three sales, odd, so the middle sale). Those are the same three sales at 3959 San Rocco Drive that our Burnt Store Isles guide counts inside its 13 condominium sales for the twelve months to September 2, 2026, and the same $250,000 to $292,300 range it prints for Vizcaya.

The two shorter windows in between: 24 months since September 2024, four sales, a median of $273,650 (even; $255,000 and $292,300), from $250,000 to $410,000; 36 months since September 2023, seven sales, a median of $410,000 (odd), from $250,000 to $440,000. The county file carries no qualified Vizcaya sale between October 28, 2024 and January 15, 2026, a gap of more than fourteen months, which is itself a data point about the 2025 market.

By Level: Why the Upper Homes Lead

Source: Charlotte County Property Appraiser, our analysis.

The upper homes are 500 square feet larger on the county's cards, and they carry the view. Over five years they sold at a median about $100,000 above the lower homes, and the county's 2026 values keep a $53,622 gap between the standard plans. Per square foot, the lower homes have often sold higher, because a smaller home spreads the fixed value of a garage, a location and a golf view over fewer feet. A buyer who wants the most house per dollar looks up the stairs; a buyer who wants no stairs pays for that on a per-foot basis.

Widening the Window: The Calendar-Year Record Since 2009

Source: Charlotte County Property Appraiser qualified improved sales, 62 sales from March 2009 to April 2026, our analysis. Even-count medians are the mean of the middle pair.

The long arc is simple to read. Vizcaya traded near $200,000 through the years after the 2008 crash, climbed steadily to the low $300,000s by 2017 to 2020, jumped with the 2021 to 2022 market to the mid $400,000s, held there through 2024, recorded nothing in 2025, and reset in 2026 to roughly its 2015 to 2016 level. The highest qualified price on file is $465,000, an upper home in July 2022; the highest lower-home price on file is $400,000, in July 2023.

What the Developer's First Deeds Show

The unit cards also carry the first deeds from 2004 to 2006, before the county's sales file in our index begins. Thirty-four of the 36 homes have a first priced deed from that period: the lower homes first recorded between $177,000 and $294,200, and the upper homes between $283,200 and $383,400, with building by building prices rising as the phases sold from 2004 into 2006. Many of the 2005 and 2006 first deeds are coded as sales of vacant land, which is how the county records a unit sold before its building was complete. The remaining two homes, both upper homes in the last building, first transferred for a nominal amount in November 2006 and first sold at arm's length in 2009 and 2011 (Charlotte County Property Appraiser unit cards, sales history, read September 29, 2026).

Why it matters to you: the two lower homes that recorded in March and April 2026, at $255,000 and $250,000, sold for about what the developer's lower homes brought twenty years earlier, before inflation. That is the clearest measure of how far the 2026 reset went.

What the Southwest Florida MLS Shows for Vizcaya

The Southwest Florida MLS labels only part of Burnt Store Isles as Burnt Store Isles; many homes list under other labels, so the MLS count understates the community. For Burnt Store Isles as a whole, the MLS recorded 14 labeled closings 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 percent (Southwest Florida MLS Matrix, pulled September 25, 2026). Those figures are community-wide and mostly single-family; we use only the days on market and the sale-to-list ratio as a guide for Vizcaya, and the county record for every price on this page.

What the County Says a Vizcaya Home Is Worth

Source: Charlotte County Property Appraiser unit cards, 2026 preliminary tax roll values as of January 1, 2026, read September 29, 2026. Preliminary values are not certified; the county certifies final values in October.

The county moved with the market. The Tax Collector's 2025 bill for a standard upper home carried an assessed value of $334,216 (Charlotte County Tax Collector, account record); the 2026 preliminary value for the same home is $293,705, about 12 percent lower. The three 2026 sales landed close to the new values: $292,300 against $293,705 for the upper home, and $255,000 and $250,000 against $240,083 for the lower homes.

What Property Tax Looks Like at Vizcaya

Vizcaya's 36 homes sit in Charlotte County tax district 150, the City of Punta Gorda district, at a 2025 total rate of 16.6185 mills (Florida Department of Revenue, 2025 Charlotte County Taxing Authority Code Descriptions). The 2025 bill for a non-homestead upper home was $5,554.16 before the early-payment discount, every dollar of it ad valorem tax, and the bill reads "No Non-Ad Valorem assessments." At the 2025 rate, a buyer's taxes on a $292,300 purchase would run about $4,860 a year before any homestead exemption, and on a $255,000 purchase about $4,240 (our arithmetic; the buyer's actual bill follows the county's next valuation, and the City of Punta Gorda adopted a 3.9928 mill operating rate for fiscal 2027 on September 23, 2026, up from 3.8686).

What Happened to Vizcaya Prices Between 2024 and 2026?

Vizcaya prices reset in 2026: the three qualified sales recorded at $250,000 to $292,300, against $410,000 to $440,000 for the four sales of late 2023 and 2024, and the county cut its 2026 values to match. The public record shows the size of the move; it does not record the reasons for any single sale.

Data updated: September 2026 (Charlotte County Property Appraiser qualified sales file and 2026 preliminary values; Charlotte County Tax Collector 2025 bill record; read September 29, 2026)

What the Record Shows

• The pause. The county recorded no qualified Vizcaya sale for more than fourteen months, from October 28, 2024 to January 15, 2026.
• The reset. The three 2026 sales recorded at $292,300 (upper), $255,000 and $250,000 (lower). The upper sale was $117,700 below the October 2024 upper sale; the lower sales were about $145,000 below the July 2023 lower sale.
• The county's response. The 2026 preliminary value for a standard upper home is about 12 percent below the 2025 assessed value on the tax bill, and the three 2026 sales sit within about $15,000 of the new county values.
• The roofs. In the same window, the association replaced the tile roofs on all nine buildings; the City of Punta Gorda signed nine certificates of completion on January 16, 2026.

The Wider Punta Gorda Condominium Market

Vizcaya did not move alone. Across ZIP code 33950, the county's qualified condominium sales recorded a median of $377,000 in 2022, $365,000 in 2023, $320,000 in 2024, $305,000 in 2025 and $272,000 so far in 2026, on 181 to 272 sales a year (Charlotte County Property Appraiser qualified sales file, residential condominium use code, our analysis). Inside Burnt Store Isles, the Villas of Burnt Store Isles recorded a $289,950 median over five years and a $198,500 median in the last twelve months. Insurance costs, the condominium safety laws Florida passed in 2022 and 2024, and the storms of 2022 and 2024 all weighed on Florida condominium demand in these years; which of them mattered to a given Vizcaya buyer is not on any record.

What Did Not Cause It, on the Record

Two things a buyer might suspect are not supported by the public record. Vizcaya is not in the Burnt Store Isles canal assessment district, so the canal assessment's rise from $560 to $1,010 a year between fiscal 2022 and 2026 never reached a Vizcaya tax bill. And Vizcaya's buildings sit below the three-story line, so Florida's structural integrity reserve study and milestone inspection mandates did not apply to them. Whether the roof replacement was paid from reserves, by special assessment or by loan is not stated in any document the association has published; a buyer should ask, and a seller should have the answer ready.

What It Means for a Seller and a Buyer

For a seller, the reset means the comps that matter are the three 2026 sales and the county's new values, not the 2022 to 2024 run; the listing that wins is the one that shows a buyer what they get for the new price: a 2025 roof, a funded reserve account, a garage, a golf view and no canal assessment. For a buyer, the reset means Vizcaya in 2026 traded near its 2015 to 2016 level for homes with brand-new roofs, which is worth weighing against the association's budget, insurance and any assessment balance on the estoppel certificate.

The 2025 Roofs and the Reserve Study: What Vizcaya Has Published

Vizcaya's association has published two documents most condominiums keep private: a Level I reserve study dated September 12, 2025, reporting a $1,000,000 reserve balance, and nine City of Punta Gorda certificates of completion, signed January 16, 2026, for new tile roofs on every building.

Nine Roofs, Nine Permits

The association's public home page posts the City of Punta Gorda Building Division's certificates of completion for nine permits, numbers 25-00194367, 25-00194369 and 25-00194371 through 25-00194377, one for each building. Each names the property owner as Vizcaya at Burnt Store Isles, the address as 3959 San Rocco Drive, the applicant as Cambridge Wilson and Co, LLC, and the work as removing the existing tile roof and installing new underlayment "with adhered Westlake Barcelona 900 tile," and each is dated January 16, 2026 (Vizcaya at Burnt Store Isles, Certificates of Completion 2026). The certificates also record the land beneath the buildings as Punta Gorda Isles Section 15, Block 285, which matters for the deed restrictions below.

A city certificate of completion, in its own words, "is proof that a structure or system is complete and all permitting requirements are met." For a buyer, that is the document an insurer's roof question turns on. For a seller, it belongs in the listing file on day one.

The Reserve Study in Six Numbers

The study was prepared by Felten Property Assessment Team, file RES2525086, from a visual inspection on August 27, 2025, for the fiscal year starting January 1, 2026, and it describes itself as a Level I, full reserve study "designed to meet or exceed the requirements outlined in Florida Statute §718.112" (Vizcaya reserve study).

Source: Felten Property Assessment Team, reserve study RES2525086, September 12, 2025, as posted by the association.

What the Study Schedules, and When

Source: reserve study RES2525086, Reserve Component Summary Report. The study notes that the roof cost basis "was provided by management."

The schedule says two things plainly. The single largest future expense, the roof, is behind the owners until about 2050. And the next scheduled project is exterior paint and waterproofing in 2027, at about $89,175 with inflation, which the study funds from the existing balance.

What the Study Does Not Tell You

A reserve study is a plan, not an audit. This one reports an "unaudited" balance, lists no pool, clubhouse or elevator among the association's components, and does not say how the 2025 roofs were paid for, whether from reserves, a special assessment or a loan. It also does not state the operating budget, the insurance premium or the monthly dues. Those come from the budget, the year-end financial statement, the board minutes and the estoppel certificate.

Reading It as a Buyer or a Seller

For a buyer, a 2025 roof on every building and a projected balance well above the study's funding goal answer the two questions that sink many Florida condominium contracts. The follow-up questions are narrower: is any assessment for the roof still being paid, and what does the 2026 budget actually contribute to reserves against the study's $50,976 baseline. For a seller, this is the rare case where the association's own public documents make the argument for you; we put the study, the certificates and the budget in front of every buyer before the first showing.

Selling at Vizcaya? Your roof file is a pricing asset: get a free Burnt Store Isles home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 to read the study with us, or see how we represent buyers.

Do Florida's Structural Integrity Reserve Study and Milestone Laws Apply to Vizcaya?

Vizcaya's buildings have two levels, a lower home and an upper home, so Florida's structural integrity reserve study and milestone inspection mandates, which reach buildings "three habitable stories" or more, do not apply to them on the statutes' terms. Ordinary reserve rules still apply.

What the Two Laws Cover

Section 718.112(2)(g) requires a structural integrity reserve study at least every ten years "for each building on the condominium property that is three habitable stories or higher in height, as determined by the Florida Building Code" (section 718.112, Florida Statutes). Section 553.899 requires a milestone inspection for "a building that is three habitable stories or more in height as determined by the Florida Building Code" by December 31 of the year it reaches 30 years of age, and every ten years after (section 553.899, Florida Statutes).

Why Vizcaya Sits Below the Line

The county's map draws each upper home directly over a lower home, two homes high, and the association and its reserve study describe coach homes with a main-level unit and an upper-level unit. On that record each Vizcaya building has two habitable stories. We have not seen a Florida Building Code story determination for the buildings, which is the test both statutes use; ask the association to confirm in writing that it has not been required to obtain a study or an inspection, and the resale package will include its statement that no structural integrity reserve study was completed if none was.

The Reserve Rules That Still Apply

Every Florida condominium budget must include reserves for "roof replacement, building painting, and pavement resurfacing, regardless of the amount," and for any other item costing more than $25,000 or the state's inflation-adjusted figure. The difference for a two-story condominium is that its owners may still vote, "by a majority vote of the total voting interests of the association, to provide no reserves or less reserves than required," an option the law denies, for budgets adopted on or after December 31, 2024, to associations that must obtain a structural integrity study (section 718.112, Florida Statutes). Vizcaya's study shows reserves well above its funding goal; a buyer should still ask whether the owners have voted to waive or reduce reserves in any recent budget year.

What the State's SIRS Database Shows

The Division of Florida Condominiums, Timeshares, and Mobile Homes publishes the structural integrity reserve study reporting forms associations file (Florida DBPR, SIRS Reporting). An association that is not required to obtain a study has nothing to file there, so an absence of a Vizcaya entry would be consistent with the statute rather than a warning sign.

What Should a Buyer Request From the Vizcaya Association?

A Vizcaya buyer should request the full resale package under section 718.503, the estoppel certificate, the current budget and year-end financials, the master insurance and flood policy declarations, the minutes that approved the 2025 roof and its funding, and written answers on leasing, pets, garages and any pending assessment.

The Statutory Resale Package

Under section 718.503, a unit owner selling a Vizcaya home must give the buyer a current copy of the declaration of condominium, the articles of incorporation, the bylaws and rules, the annual financial statement and budget, the association's most recent structural integrity reserve study or a statement that none has been completed, the inspector-prepared milestone summary if applicable, and the "Frequently Asked Questions and Answers" document. If the buyer does not receive them before signing, the contract must say it is voidable by the buyer "within 7 days, excluding Saturdays, Sundays, and legal holidays," after receipt (section 718.503, Florida Statutes).

The Questions to Put in Writing

• What are the current regular assessments for this home, and what do they cover: master insurance, flood, water, sewer, trash, cable or internet, pest control, landscaping?
• Was any special assessment levied for the 2025 roof replacement, and is any balance still owed on this home?
• Did the association borrow for the roof, and if so, how is the loan repaid?
• Have the owners voted to waive or reduce reserves in any budget since 2024?
• Is any special assessment voted, proposed or under discussion, including for the 2027 exterior painting?
• Which garage and driveway go with this home, and are they described in the declaration as part of the unit or as a limited common element?
• If the home has an elevator, who owns and maintains it?
• What are the leasing rules: minimum term, number of leases a year, approval and fees?
• What are the pet rules: number, size, type?
• Does the association approve buyers, and how long does approval take?

The Estoppel Certificate

The estoppel certificate under section 718.116 is the association's statement of what is owed on the unit and what is coming due. Order it on the day the contract is signed. The statute caps the preparation fee at $250 when nothing is delinquent, allows $100 more for delivery within three business days, and $150 more if an amount is delinquent, subject to the state's inflation adjustment. It settles the dues question this page cannot, because it states the regular assessment, the period, any special assessment and any delinquency for the specific home you are buying.

How Did Vizcaya Come to Be?

Vizcaya was developed on the multi-family block of Punta Gorda Isles Section 15, Block 285, by S and J Diversified, LC, of 100 Madrid Boulevard. Its association was incorporated in 2003, the condominium was recorded in 2004 at Condominium Book 12, Page 31, and nine buildings followed in eight phases through 2006.

The Land: A Multi-Family Block From 1970

When Punta Gorda Isles, Inc. platted Section 15, the community recorded today as Burnt Store Isles, it filed separate deed restrictions for waterfront, golf-course and multi-family lots on January 29, 1970. The multi-family set covers "all lots in Blocks 228 and 229, lots 1 thru 9 inclusive Block 230 and all lots in Block 285, 286, and 287" (BSIA, Deed Restrictions). The city's roof certificates place Vizcaya on Block 285, so Vizcaya is one of the multi-family sites the 1970 plan set aside, and the county's zoning layer carries it today as GM-15, General Multi-Family (Charlotte County GIS, city zoning layer).

The Developer and the Association

The association's articles of incorporation were filed July 17, 2003 by three incorporators, each listed in care of S and J Diversified, LC, 100 Madrid Boulevard, Suite 212, Punta Gorda, who also served as the first board and officers. The articles state the association's purpose as the operation of "Vizcaya at Burnt Store Isles, a Condominium," under the Condominium Act, provide one vote per unit, and set the annual members' meeting for the last Friday in March (Articles of Incorporation). The state's condominium register records the condominium as recorded on May 6, 2004.

Eight Phases, Nine Buildings

The county's legal descriptions record the phasing. Phase 1 was buildings 8 and 9, built in 2004; phase 2 was building 7, also 2004; phases 3, 4 and 5 were buildings 6, 5 and 4, built in 2005; and phases 6, 7 and 8 were buildings 3, 2 and 1, built in 2006 (Charlotte County Property Appraiser unit cards). The first deeds followed the same order, from May 2004 in building 9 to August 2006 in building 1.

From Developer to Owners

Today the association is owner-controlled and professionally managed. Its officers file annual reports in care of Star Hospitality Management, 26530 Mallard Way, Punta Gorda, which is also its registered agent, and the county mails the common-element notice to the same address (Charlotte County Property Appraiser, common-element card). The association keeps a public website with an owner portal (Vizcaya at Burnt Store Isles).

Twenty Years of Recorded Sales

From the first deed in May 2004 through April 2026, the unit cards show 34 developer-era first sales and, from 2009, 62 qualified resales in the county's file. Five of the 36 homes have not recorded a qualified resale since 2009, a sign of long-tenure owners in a building where four in five homes carry a homestead exemption.

What Amenities Come With a Vizcaya Coach Home?

A Vizcaya home comes with its own attached two-car garage, a golf-course setting, landscaped grounds and the association's maintenance of roofs and exteriors. Vizcaya has no pool, clubhouse or dock of its own; Twin Isles Country Club and the Burnt Store Isles Association are optional and billed separately.

Inside Vizcaya

The association's description lists the features of every home: "2 bedrooms, a den or 3rd bedroom, two baths, large closets, wrap around kitchens that open to the Grand Room, 10' ceilings, tray ceilings, 8' pocket sliding glass doors," an elevator option, and "two-car garages with extra storage" (BSIA, Condominiums). The reserve study confirms "two-car attached garages" for all units. What the association maintains outside is set out in its reserve schedule: roofs, paint, gutters, handrails, lights, driveways and mailbox clusters.

What Burnt Store Isles Adds, and What It Does Not

Living at Vizcaya puts you inside Burnt Store Isles, a city neighborhood with no mandatory homeowners association, no gate and no community-owned amenity center. The Burnt Store Isles Association is voluntary, at $50 a year by check or $55 online, and it publishes a weekly bulletin, an annual newsletter and a members' directory and runs neighborhood events (BSIA, Membership Information). Twin Isles Country Club, at 301 Madrid Boulevard, is a private, member-owned golf and tennis club with an 18-hole, par-72 course of about 6,722 yards designed by Ron Garl and Mark McCumber; membership is optional and its fees are not published (Twin Isles Country Club).

What Is Charged Separately

For golf beyond the club, see our Burnt Store Isles golf course homes guide, which covers the single-family homes on the same course.

What Are the HOA Fees at Vizcaya in 2026?

Vizcaya's condominium assessment is set each year in the association's budget, which is not posted on any public page we reached, so we publish no dues figure. The reserve study's recommended reserve contribution alone averages about $118 a month per home for 2026; the estoppel certificate states the exact assessment for a specific home.

Why We Publish No Dues Figure

Dues are the number most often wrong on listing sites, because they change every budget year and after every insurance renewal, and because a single listing's figure does not tell you whether an assessment is coming. At Vizcaya the 2025 roof replacement and the insurance market are the two things most likely to move the number. We will not print a fee we cannot trace to the association's own budget.

What the Public Record Does Tell You

The reserve study gives one verified piece of the budget: a recommended 2026 reserve contribution of $50,976 under its baseline plan, which is $4,248 a month for the association and about $118 a month per home on average, rising 2.5 percent a year in the study's projection (Vizcaya reserve study). Everything else in the assessment, the master insurance policy, landscaping, management, utilities for the common elements, is operating expense, and it is set in the budget.

How to Get the Real Number in One Day

Ask for three documents: the current adopted budget, the estoppel certificate for the home, and the most recent year-end financial statement. Together they give you the regular assessment, the reserve contribution inside it, the reserve balance and anything owed. If you are an owner, Florida requires an association of 25 or more units to post its budget, financial statements, declaration, bylaws, rules and other official records on a website or app, which may be limited to owners (section 718.111, Florida Statutes); at 36 units Vizcaya is inside that rule, and its website has an owner portal.

What the Fee Should Cover, and What to Ask About

At a Florida condominium the regular assessment typically funds the master insurance policy on the buildings, the reserves, the grounds, management and any common utilities. Ask specifically whether the Vizcaya assessment includes water, sewer, trash, cable or internet and pest control, how much of the budget is insurance, and whether the master policy includes flood coverage on the buildings.

Vizcaya's Layered Costs: Condominium, City Taxes, No Canal Assessment, Optional Clubs

Vizcaya owners pay the condominium's own assessment and city and county property taxes on the unit, and only by choice the Burnt Store Isles Association's $50 a year and Twin Isles Country Club dues. Unlike Burnt Store Isles canal homes, Vizcaya homes pay no city canal maintenance assessment.

The Layers, One by One

Why There Is No Canal Assessment on a Vizcaya Bill

The City of Punta Gorda's Burnt Store Isles Canal Maintenance Assessment District pays for seawall replacement, dredging and the boat lock. For fiscal 2026 it charged $1,010 per single-family parcel and $0.105 per square foot on other property "for each square foot of land lying less than 120 lineal feet from any dedicated canal or waterway" (City of Punta Gorda, Special Assessments); for fiscal 2027 the city set $1,035 per single-family parcel and $0.108 per square foot at its September 9, 2026 hearing (City Council tentative levy item, July 1, 2026).

It does not touch Vizcaya, and three records say so. The Florida Department of Revenue codes Charlotte County tax district 149 as the canal district plus the city, and district 150 as the city alone. Every Vizcaya unit card and the common-element card carry district 150 and "Waterfront: NO." And the Tax Collector's 2025 bill for a Vizcaya home, millage code 150, lists "No Non-Ad Valorem assessments." By contrast, the Mondovi Bay Villas cards we read carry district 149. Confirm the line on the most recent tax bill for the home you buy, but on the record Vizcaya owners do not pay for the canals.

A Worked First Year for a Vizcaya Buyer

Take a buyer who pays $292,300 for a standard upper home, the most recent upper-level sale. Property tax at the 2025 total rate runs about $4,860 before any homestead exemption (our arithmetic; the buyer's own bill will follow the county's next valuation). Add the condominium assessment from the estoppel certificate, any roof assessment balance, an HO-6 policy and, if the buyer wants it, contents flood coverage. There is no canal line to add, and no master association fee.

What Is Not Published

The condominium budget, the dues, the insurance premium, the year-end financial statement, the leasing and pet rules and any special assessment are all not published on any public page we reached. Each comes with the resale package or the estoppel certificate; none should be guessed.

Selling? We put the whole cost stack in front of your buyer up front, which shortens negotiations: free Burnt Store Isles home valuation, or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 and we will read the budget and estoppel with you, or see how we represent buyers.

Who Governs Vizcaya? The Association, Its Records and Its Documents

Vizcaya is governed by Vizcaya at Burnt Store Isles Condominium Association, Inc., a Florida not-for-profit filed in 2003, under its declaration of condominium and Chapter 718, managed by Star Hospitality Management, with the City of Punta Gorda enforcing building and zoning rules. There is no master association above it.

The Association on the State's Records

The Florida Division of Corporations lists the association as document N03000006102, filed July 17, 2003, active, principal address 3959 San Rocco Drive, mailing address and registered agent in care of Star Hospitality Management at 26530 Mallard Way, Punta Gorda, with its latest annual report filed April 8, 2026 (Florida Division of Corporations; 2026 annual report). The state's condominium register lists the association as the managing entity for project PR69330, in care of the same management company.

Who Manages Vizcaya?

Star Hospitality Management is named on four public records: the corporate filing, the state condominium register, the county's common-element card and the association's contact page, which lists a manager's address at the company. The same company is named on the state register for the Villa Grande condominiums and the Retreat at Burnt Store Isles. The estoppel request goes through the manager, so ask for the contact early.

The Documents That Govern a Vizcaya Home

• The declaration of condominium, recorded in 2004 with the condominium plat at Condominium Book 12, Page 31, and its phase amendments. It sets the units, the garages, the common and limited common elements, the use restrictions and any approval rights on sales and leases.
• The articles of incorporation, filed July 17, 2003, which give the association power "to approve or disapprove the transfer, mortgage and ownership of Units as may be provided by the Declaration and the Bylaws."
• The bylaws and the rules and regulations, which set leasing, pets, parking and exterior changes.
• The annual budget and year-end financial statement.
• The reserve study, which the association publishes on its home page.

The declaration, bylaws and rules are not posted on a public page we reached; the association's documents page loads only through its portal. All come with the resale package, and the recorded declaration and its amendments are public records at the Charlotte County Clerk of the Circuit Court.

Architecture and Exterior Changes

Any change to the outside of a Vizcaya home or the common elements, from windows and doors to hurricane protection and paint, needs the association's approval under its documents and then a City of Punta Gorda building permit (City of Punta Gorda, Building). The Burnt Store Isles Association also states that exterior changes, "including colors or land use," require its board's approval for all property owners, a position now tied up in the deed-restriction litigation described next.

Vizcaya and the Burnt Store Isles Deed Restrictions

Vizcaya sits on Block 285, one of the multi-family blocks under the Burnt Store Isles deed restrictions filed January 29, 1970, which set 25-foot front and rear setbacks, an 800 square foot minimum unit and parking rules. A 2025 circuit ruling held the restrictions expired; the association's appeal was unheard in September 2026.

What the Multi-Family Declaration Says

The Burnt Store Isles Association reprints the "Residential Use, Multi-Family Declaration of Restrictions," filed with the Charlotte County Clerk on January 29, 1970, for Blocks 228, 229, lots 1 through 9 of Block 230, and Blocks 285 to 287 (BSIA, Deed Restrictions). Its stated differences from the waterfront set include:

• Setbacks of 25 feet front, 25 feet back and 7.5 feet on the sides.
• "Each dwelling unit is restricted to a minimum of 800 square feet," measured on the living area of each unit where a building has two or more units.
• No detached garage or carport without approval, and "one and one-half paved parking areas must be provided for each dwelling unit."
• "No trailers or trucks or boats of any kind shall be parked overnight on or adjacent to the above-mentioned land without express written consent of the Grantor."
• No articles on boats, boathouses, anchorage, filling or seawalls.

The Court Case

The Burnt Store Isles Association reports that "in April of 2025, a hearing was held before a judge challenging the validity of the BSI deed restrictions," and that "the judge ruled that our deed restrictions had expired in January of 2001." It appealed to the Sixth District Court of Appeal in Burnt Store Isles Association, Inc. v. Munson, case 6D2025-1778 (BSIA, Deed Restrictions Update; Florida appellate docket), and its board minutes of September 4, 2026 report that "the appeals case regarding the deed restrictions has still not been heard by the appeals court despite the deadline passing" (BSIA board minutes, September 4, 2026, draft).

What It Means at Vizcaya

At a condominium the case matters less than on a single-family lot, because Vizcaya's own recorded declaration, not the 1970 community covenants, governs what owners may do with their homes, and the association controls the exterior. The case touches Vizcaya at the edges: whether the community association's exterior-color and land-use approvals bind the condominium, and whether the 1970 parking and boat language applies. A buyer should read the condominium declaration first and ask title counsel where the appeal stands on the day of contract.

Is Vizcaya a 55+ Community?

Vizcaya is not published as a 55-and-over community: no age restriction appears on the state's condominium register entry, and Burnt Store Isles has no community-wide age rule. Whether the declaration or rules restrict occupancy by age is not public; the declaration in the resale package is the record that settles it.

A community that claims the federal housing-for-older-persons exemption must meet specific occupancy and verification requirements, and in Florida it registers with the Florida Commission on Human Relations. We found no such registration or claim for Vizcaya. The practical profile is still an older one: Punta Gorda as a whole reports 53.6 percent of residents aged 65 or older (U.S. Census QuickFacts, Punta Gorda city).

Can You Rent Out a Vizcaya Coach Home?

Leasing at Vizcaya is governed by the association's declaration and rules, which are not public, so minimum lease terms, the number of leases a year and any approval step are not published. The City of Punta Gorda has no short-term rental ordinance of its own, so Vizcaya's documents are the rules that apply.

What to Confirm Before You Buy to Rent

• The minimum lease term, and whether monthly or seasonal leases are allowed.
• How many times a year a home may be leased, and whether new owners must wait before leasing.
• Whether the association approves tenants, what it charges and how long approval takes.
• Whether a tenant may keep a pet and use the garage for storage.

What a Vizcaya Landlord Should Plan For

With 29 of 36 homes carrying a homestead exemption, Vizcaya is overwhelmingly owner-occupied, which tends to keep a building quiet and its rules enforced. A seasonal rental can work in a building like this, but the declaration comes first. Florida law also lets an association collect rent directly from a tenant when an owner falls behind on assessments, which is one more reason to keep the account current.

Pet Rules at Vizcaya

Vizcaya's pet rules are set in the association's declaration and rules, which are not published on a public page. The number, size and type of pets allowed, and whether tenants may keep them, should be confirmed in writing from the documents before you sign, because a pet restriction in a recorded declaration binds every owner and tenant.

If you have a dog of any size, ask the question in the first week of your inspection period, not the last. Florida law protects service animals and, subject to documentation, emotional support animals for people with disabilities, whatever a pet rule says.

Hurricanes, Flood Zone and Insurance at Vizcaya

All nine Vizcaya buildings sit in FEMA flood Zone AE with a 9-foot base flood elevation on panel 12015C0244G, in Charlotte County storm-surge Evacuation Zone A, where the county's construction map sets a 160 mph design wind speed for ordinary buildings. The roofs are new since 2025.

The Flood Map, Building by Building

Source: Charlotte County GIS, effective FEMA flood layer (maps effective December 15, 2022), queried at each building's footprint on September 29, 2026 (Charlotte County GIS, CCGISLayers); FEMA's own National Flood Hazard Layer returns the same AE, 9-foot result at the common element (FEMA NFHL). Every unit card records the same zone, "SFHA: IN," community 120062, and "Outside of CBRA Zone." Look up any address at the FEMA Map Service Center.

Unlike the harbor-edge condominiums of Punta Gorda Isles, Vizcaya has no coastal high hazard (VE) line on any card; the whole site reads the same.

Evacuation, Surge and Wind

The county's Storm Surge Evacuation Zones layer places Vizcaya in Zone A, the first zone called when surge threatens (Charlotte County, Know Your Zone; address lookup). Evacuation zones are not flood zones; Zone A is about surge risk on the day of a storm, and it applies to Burnt Store Isles as a whole. The county's wind construction layer sets design wind speeds of 150 mph for Risk Category I, 160 mph for Risk Category II, the category for homes, and 170 mph for Categories III and IV at this location (Charlotte County GIS, wind construction layer).

Three Storms on the Record

Hurricane Charley's eye "passed over Punta Gorda" on August 13, 2004, the year Vizcaya's first buildings were finished (National Hurricane Center, Charley report). Hurricane Ian's eye "made another landfall near Punta Gorda" on September 28, 2022, with surge of 3 to 5 feet above ground around Charlotte Harbor (Ian report). Hurricane Milton in 2024 produced "maximum storm surge inundation of 5-8 ft AGL" in the northern portion of Charlotte Harbor (Milton report; Helene report). The public record does not report storm damage at Vizcaya by building; ask the association for its insurance claims history and the seller for the unit's.

The Master Policy and the HO-6

Under Chapter 718 the association insures the buildings and common elements; each owner insures the unit's interior finishes, contents and liability with an HO-6 policy, plus loss assessment coverage. Ask for the master policy's declarations page, its wind and flood deductibles, and the date the new roofs were reported to the carrier, because roof age is the line every Florida wind underwriter reads first. A 2025 tile roof with city certificates of completion is about as good an answer as that question gets.

Flood Insurance, Citizens and the City's Discount

In Zone AE a federally backed mortgage requires flood insurance on the building, which at a condominium is usually the association's master flood policy; an owner may add contents coverage. Punta Gorda is a Class 5 community in FEMA's Community Rating System, and the city says its flood insurance premium discount "has remained the same at a 25% discount" (City of Punta Gorda, Flood Information; FEMA Community Status Book, Florida). FEMA's current pricing reflects "distance to a water source along with property characteristics such as elevation and the cost to rebuild" (FEMA, Risk Rating 2.0). If you insure with Citizens Property Insurance, its flood-coverage requirement is being phased in by value and date under section 627.351, Florida Statutes, reaching "all other personal lines residential property insured by the corporation" on January 1, 2027.

The City's 50 Percent Rule

Punta Gorda applies FEMA's substantial-improvement rule strictly: repair and improvement costs, including "OVERHEAD AND PROFIT," are measured against the market value of the structure, and the city tracks improvements cumulatively (City of Punta Gorda, 50 percent rule). At a condominium the rule applies to the building, so a major renovation inside one home is rarely the trigger; storm damage across a whole building can be.

Hardening and Disclosures

Wind-mitigation credits on the state's uniform form reward documented roof-to-wall connections, secondary water barriers and opening protection (section 627.711, Florida Statutes); the new roofs' underlayment is exactly the kind of feature the form records, so ask the association for a building-level report. Sellers must disclose flood-insurance claims, federal flood assistance and known flooding "at or before the time the sales contract is executed" (section 689.302, Florida Statutes).

Selling? We put your building's flood zone, the roof certificates and any wind-mitigation report in the listing file so the buyer's insurance quote does not stall the contract: free Burnt Store Isles home valuation, or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 before you bind coverage, or read how we represent buyers.

Which Schools Serve Vizcaya?

Vizcaya is served by Charlotte County Public Schools, which assigns students by attendance zone; the district's policy places the area south of the Peace River in the Punta Gorda Middle School zone. Sallie Jones Elementary, Punta Gorda Middle and Charlotte High are eight to nine minutes away by car on our routing test.

Grades from the Florida Department of Education school grades, as compiled in our Burnt Store Isles guide. The district's Boundary Locator sits behind a verification step, so we do not assert which elementary school serves 3959 San Rocco Drive; enter the address and confirm with the school before you rely on it. The charter option is FSW Collegiate High School. With four in five Vizcaya homes owned by full-time residents and a community skewed toward retirees, few Vizcaya buyers ask; for those who do, the address check is the only reliable answer.

City Permits and Recorded Work at Vizcaya

Vizcaya is inside the City of Punta Gorda, so the city's Building Division issues its permits, and the city's online permit system is the place to read a building's history. The most important recent permits are the nine 2025 re-roofing permits, each closed with a certificate of completion on January 16, 2026.

Who Issues Permits at Vizcaya

The county's card for every Vizcaya home reads "In City of Punta Gorda: YES," and the U.S. Census geocoder places 3959 San Rocco Drive in Punta Gorda city (U.S. Census Bureau Geocoder). That makes the City of Punta Gorda Building Division, at 326 West Marion Avenue, the permitting authority, not the county. Permits and their status can be searched through the city's Click2Gov building permit portal, and applications are on the city's permits page.

What a Buyer Should Pull

• The nine 2025 roof permits and their certificates, which the association already posts.
• Any window, door or hurricane-shutter permits for the specific home, since opening protection moves the HO-6 and the master policy.
• Any air-conditioning replacement permit for the home; the original Carrier systems the association's description mentions date from 2004 to 2006.
• Any elevator permit, if the home has one.
• Any open or expired permit on the home, which title and lenders both care about.

What Is Being Built or Changed Near Vizcaya?

The biggest changes near Vizcaya are on U.S. 41: a 5.78-acre city canal staging site within about a mile north, a planned AdventHealth emergency department at Jones Loop Road, and the Punta Gorda Airport terminal expansion ten minutes away. None changes Vizcaya's own site.

The Canal Staging Site on U.S. 41

"The City of Punta Gorda purchased 5.78 acres at 3695, 3699, and 3731 S. Tamiami Trail for $900,000 to support maintenance of the Burnt Store Isles canal system," as a staging area for seawall and canal work (BSIA, Current News, posting Gulfshore Business). The Census geocoder places those addresses between about 0.6 and 1.1 miles north of Vizcaya along U.S. 41. The canal committee chairman explained that the site lets the city's trucks reach the canals without driving into the neighborhood (BSI Canal Committee, April 27, 2026).

Healthcare and the Airport

AdventHealth announced a freestanding emergency department at the southeast corner of Jones Loop Road and Mac Ever Street, "after recent hurricanes damaged and closed a local hospital" (AdventHealth announcement); we have not confirmed an opening date. The nearest full hospital today is AdventHealth Port Charlotte, 9.2 miles and about 18 minutes from Vizcaya on our routing test (AdventHealth, Port Charlotte). Punta Gorda Airport's terminal expansion, about $44 million for 12 gates, was expected to finish in May 2027 (Punta Gorda Airport, terminal expansion FAQs).

The Zoning Around the Site

Vizcaya is zoned GM-15, General Multi-Family, on the city's zoning layer, and the commercial frontage along U.S. 41 to the east sits in the county's U.S. 41 overlay layer (Charlotte County GIS, city zoning layer). The golf course to the west is the club's private land. A buyer on the east end of the building line should check what is zoned behind the commercial wall.

Daily Logistics at Vizcaya

Daily life at Vizcaya runs on short drives: two minutes to the Twin Isles clubhouse, six to I-75, ten to Punta Gorda Airport and Fishermen's Village, eleven to downtown. City water, sewer and sanitation serve the site, and every home has its own two-car garage.

Drive Times From Vizcaya

Source: OSRM open-source routing engine, free-flow estimates from 3959 San Rocco Drive, computed September 29, 2026; addresses located with the U.S. Census geocoder. Season and bridge traffic add time. Punta Gorda Airport's carriers are listed by the Charlotte County Airport Authority.

Garages, Parking and Guests

Every Vizcaya home has an attached two-car garage with extra storage, and the 1970 multi-family restrictions require one and one-half paved parking areas per dwelling unit. Guest parking rules, and any limits on trucks, trailers or boats in driveways, are set in the condominium rules and the multi-family declaration; confirm them before you bring a work truck or a boat trailer.

Utilities and Services

The City of Punta Gorda provides water and sewer and curbside sanitation and recycling (City of Punta Gorda, Water and Wastewater; Sanitation). As of September 2026 the regional water district had extended one-day-a-week watering restrictions through March 31, 2027 (City of Punta Gorda, Water Restrictions). Mail is delivered to three aluminum cluster mailboxes that appear in the association's reserve schedule. The city's fire department answers calls here; the county's fire response layer places the site in Punta Gorda response zone R5A (Charlotte County GIS, fire response zones).

Shopping and Dining

The grocery, pharmacy and service strip on U.S. 41 runs along the east edge of Burnt Store Isles, and the association's description notes that Vizcaya is "within walking distance of shopping and banking." For restaurants and the waterfront, downtown Punta Gorda and Fishermen's Village are about ten to eleven minutes north; our guide to things to do in Punta Gorda covers the markets and events.

How Does Vizcaya Compare With the Other Burnt Store Isles Condominiums and Golf Homes?

Vizcaya has the largest homes and the fewest of the four Burnt Store Isles condominium names, and on the county record its five-year median of $417,500 is the highest of the four. It trails only the single-family golf-course homes, and it is one of three condominiums there that sit outside the canal district.

The Benchmark Table

Data updated: September 2026. Source: Charlotte County Property Appraiser roll, unit cards and qualified improved sales, index built September 29, 2026, windows from the first of September in each year, our analysis; tax district and waterfront fields read from sample unit cards; product descriptions from the cards and the Burnt Store Isles Association. The last row repeats the figures in our Burnt Store Isles guide, which uses windows from September 25.

What the Table Says

Three patterns stand out. Vizcaya sells the most house per dollar among the condominiums: its five-year price per square foot is the lowest of the four, because its homes are the largest. It also led the four on five-year median price, and in 2026 it gave up more of its run than Mondovi Bay Villas did. And the water column splits the condominiums in two: Mondovi Bay Villas sits in the canal district and markets boat docks, while Vizcaya, the Villas and Villa Grande sit outside it and pay no canal assessment.

Vizcaya vs Mondovi Bay Villas: Which Should You Choose?

Choose Vizcaya for a larger, golf-view coach home with an attached two-car garage, 2025 roofs, a published reserve study and no canal assessment. Choose Mondovi Bay Villas for a smaller condominium on the canal side with a pool, spa and cabana, where the association says most units have docks with boat lifts.

The Decision Table

Source: Charlotte County Property Appraiser roll, cards and qualified sales, read September 29, 2026; BSIA, Condominiums; DBPR condominium register extract; the Vizcaya association's published reserve study and certificates.

Who Should Choose Which

• Choose Vizcaya if you want the most living space in a Burnt Store Isles condominium, a garage for two cars under the same roof, a golf view, new roofs and no canal assessment, and you do not need a pool or a dock at home.
• Choose Mondovi Bay Villas if the boat is the point, you want a pool and cabana a short walk away, and a smaller home and a canal-district tax line are acceptable trade-offs.
• Consider both if you are leaving a single-family house in Burnt Store Isles and want to stay in the community: they are a few minutes apart, share the same city services and schools, and trade in the same small pool of local buyers.

Our Mondovi Bay Villas guide covers the other side of the table in the same depth.

Selling at Vizcaya or Mondovi Bay? Get a free Burnt Store Isles home valuation priced from your own building's county record, or call Jesse direct at (239) 898-6072. Choosing between them? Call Marc at (239) 287-5873, or read our Burnt Store Isles buyer guide.

Honest Pros and Cons of Owning at Vizcaya

Vizcaya's strengths are space, a two-car garage, a golf view, 2025 roofs, a published reserve study with a large balance and no canal assessment. Its weaknesses are a thin, slow resale record, the 2026 price reset, no pool or dock of its own, unpublished dues and rules, and Zone AE flood exposure.

The Pros

• The largest condominium homes in Burnt Store Isles: 1,883 to 2,657 square feet of county living area, against 1,277 to 1,765 at the other three names.
• A private two-car garage: attached, with storage, for every home.
• New roofs: nine city certificates of completion, signed January 16, 2026, for new tile roofs, and a reserve study that puts the next roof replacement in about 2050.
• A funded reserve account: a reported $1,000,000 balance at January 1, 2026, 398.74 percent funded, with no special assessment projected in either of the study's plans.
• No canal assessment: tax district 150 and a 2025 bill with no non-ad valorem line.
• Below the three-story line: no structural integrity reserve study or milestone inspection mandate by the statutes' terms.
• A full-time building: 29 of 36 homes carry a homestead exemption.
• Location: two minutes to the Twin Isles clubhouse, six to I-75 and ten to the airport.

The Cons

• Thin, slow trading: no qualified sale in all of 2025, and only 14 in five years.
• The 2026 reset: the three 2026 sales recorded at $250,000 to $292,300, down from $410,000 to $440,000 in 2023 and 2024.
• No pool, clubhouse or dock: amenities come from optional memberships elsewhere.
• Unpublished essentials: dues, insurance, leasing, pet and age rules are not on any public page; they come with the resale package.
• Flood and surge exposure: Zone AE with a 9-foot base flood elevation, and Evacuation Zone A.
• Stairs for the upper homes: an elevator is an option on the association's description, not a standard feature.
• The deed-restriction case: the community covenants are in appellate limbo, which matters less at a condominium but still matters.

Weighing a sale? We show buyers the pros with the documents behind them: free Burnt Store Isles home valuation, or call Jesse direct at (239) 898-6072. Weighing a purchase? Call Marc at (239) 287-5873, or see how we represent buyers.

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

If you're searching for a Vizcaya at Burnt Store Isles listing agent, or thinking, 'I need someone to sell my Vizcaya at Burnt Store Isles home...' you are selling into a 36-home building that recorded three sales in the last year and none in 2025. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price from this record.

Honors and recognition:

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

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

Vizcaya Sold Stats, Window by Window

Data updated: September 2026 (Charlotte County Property Appraiser qualified sales file, newest Vizcaya sale recorded April 2, 2026; Southwest Florida MLS community figures, pulled September 25, 2026)

• Leading window, county recorded and qualified, 60 months since September 2021: 14 resales, none builder-direct, dollar volume $5,432,300, median $417,500 (n = 14, even; $410,000 and $425,000), low $250,000, high $465,000.
• County recorded, trailing twelve months since September 2025: In the last 12 months Vizcaya at Burnt Store Isles has seen 3 resales, dollar volume $797,300, median $255,000 (odd), range $250,000 to $292,300.
• 24 months: 4 resales, median $273,650 (even). 36 months: 7 resales, median $410,000 (odd).
• Days on market and sale-to-list: a Vizcaya-only MLS split is not available for this guide; community-wide, Burnt Store Isles recorded 14 labeled MLS closings in the twelve months to September 24, 2026 at a median 121 days on market and 95.2 percent of list.
• The county record does not name the listing office on each sale, so we state no represented count.

In the last 12 months we read every one of those three Vizcaya sales against the county card and the 2026 preliminary value for the same home, and we tracked all 62 qualified sales the county has on file for the building since 2009; that record, not a portal estimate, is what a Vizcaya listing is priced from.

Selling a Vizcaya Home Is Different in Seven Ways

• The reset is the comp set: the three 2026 sales and the county's new values are what a buyer's lender and appraiser will read. We price from them, then show why your home deserves more.
• Price by level first: over five years the upper homes' county median ran about $100,000 above the lower homes', on plans 500 square feet larger.
• The roof file sells: nine certificates of completion from January 2026 and a reserve study that dates the roofs to 2025. We put both in the listing file and in front of the buyer's insurer.
• The canal question, answered: buyers who know Burnt Store Isles expect a canal assessment on the bill. Your bill shows none, and we say so with the bill.
• The assessment question, answered before it is asked: if the roof was funded by special assessment, the estoppel will show whether any balance remains; we get that answer first.
• The garage: every Vizcaya home has two attached garage spaces, which is rare among Burnt Store Isles condominiums; the listing leads with it.
• Your buyer is local: 34 of 36 owners mail from Punta Gorda, and many buyers are Burnt Store Isles owners leaving a house. We market to the neighborhood before we market to the country.

Showings, Signs and the Association

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. Whether the declaration gives the association a right to approve a buyer is also not public, although the 2003 articles give it the power to approve or disapprove transfers "as may be provided by the Declaration and the Bylaws"; we read your documents before listing and build any approval time into the closing date.

What Is Your Vizcaya at Burnt Store Isles Home Worth? Get a Free Valuation in 60 Seconds.

Start with a free Burnt Store Isles home valuation. It takes about a minute, and Jesse follows up with the Vizcaya sales that fit your home: same level, same plan, adjusted for condition, elevator, updates and any lease. An automated estimate cannot tell a renovated upper home with an elevator from an original lower home when the county values them $53,622 apart, and at Vizcaya the difference between the two has been worth far more than that.

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

Until a Vizcaya seller page is built, our Burnt Store Isles seller guide covers the community-wide process.

Is now a good time to sell a Vizcaya coach home?

For a home priced to the 2026 record, with the roof certificates, the reserve study and the budget in hand, yes: season starts in November and the building's buyers are mostly local. A home that answers the buyer's first three questions stands out in a thin market.

How do I price an upper home at Vizcaya?

Against the upper sales, starting with the most recent, $292,300 in January 2026, and the county's $293,705 value for the standard upper plan; then adjust for condition, an elevator, updates and the view. The 2022 to 2024 upper sales at $410,000 to $465,000 show the ceiling, not today's market.

Will the 2026 price drop hurt my sale?

It sets the starting point, not the result. Buyers see the county's new value on the public card; we price with it in view and show them the 2025 roof, the reserve balance and the missing canal assessment that the number does not capture.

Do I have to disclose a roof assessment?

The estoppel certificate will show any special assessment owed on your home, and your buyer receives the budget and financial statements under section 718.503. We read those before listing so the number is in the listing file, not a surprise at closing.

What paperwork should I gather before listing?

The section 718.503 package, the current budget and question-and-answer sheet, the reserve study, the 2026 roof certificates, the master insurance declarations, your most recent tax bill, any elevator or window permits for your home, and the manager's contact for the estoppel request.

Do I need the association's approval to sell?

The articles allow the association to approve or disapprove transfers only as the declaration and bylaws provide, and whether the Vizcaya declaration does so is not public; we confirm it from your documents before listing and build any approval time into the contract.

Your Local Real Estate Experts

Vizcaya 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 Vizcaya's 36 unit cards, its common-element card, its state filings, its reserve study 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 Vizcaya at Burnt Store Isles guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse runs the valuation and pricing conversation for Vizcaya sellers; Marc leads buyer representation, which at Vizcaya means reading the budget, the reserve study, the roof file, the estoppel, the flood zone 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.

What Our Clients Say

McGreevy and Comisar is a top-reviewed Vizcaya 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 his team at Domain have taken care of me, my family and my friends for many years. They have listed and sold our properties, facilitated the purchase of our properties and arranged for rentals.” Raoul Grossi, verified Google review

★★★★★ “He met us within 20 minutes to see it and we loved it. We worked with him on the offer and the transaction was seamless!” Marko Zegarac, verified Google review

★★★★★ “I had a great experience working with Marc Comisar and Jesse McGreevy. They were professional, knowledgeable, and made the entire process feel smooth from beginning to end.” Sloane Gelfman, verified Google review

Contact McGreevy and Comisar

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

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

Buying at Vizcaya? Call Marc at (239) 287-5873, or read our Burnt Store Isles buyer guide.

Licensure, and the Office of Record

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

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

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

Where Else to Find the Team

Find the team on McGreevy and Comisar on YouTube and McGreevy and Comisar on LinkedIn. For the city-wide picture, see our Punta Gorda guide. Our guides to Mondovi Bay Villas, the Villas of Burnt Store Isles, Villa Grande and the Burnt Store Isles golf course homes cover the other Burnt Store Isles neighborhoods.

Frequently Asked Questions, Buyer Edition

These Vizcaya buyer questions are answered from the county roll, unit cards and sales file, the Tax Collector's bill record, the state's condominium and corporate records, the association's published documents, the city's permit certificates, 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.

What is Vizcaya at Burnt Store Isles?

A 36-home condominium of Mediterranean coach homes at 3959 San Rocco Drive in Burnt Store Isles, Punta Gorda: nine two-level buildings of four homes each, built from 2004 to 2006 along the Twin Isles golf course, governed by its own Chapter 718 association.

Where is Vizcaya in Burnt Store Isles?

On the east side of the community, off San Rocco Drive, between the Twin Isles golf course and the U.S. 41 commercial strip, about two minutes by car from the Twin Isles clubhouse at 301 Madrid Boulevard.

Is Vizcaya inside the City of Punta Gorda?

Yes. Every unit card reads "In City of Punta Gorda: YES," the U.S. Census geocoder places 3959 San Rocco Drive in Punta Gorda city, and the homes are in the city's tax district 150.

How many homes are at Vizcaya?

Thirty-six, on the county roll, the state condominium register and the Burnt Store Isles Association's description alike, plus one common-element parcel of 9.19 acres.

What is the difference between a lower and an upper home?

Lower homes, units ending in 11 and 12, are on the main level; upper homes, units ending in 21 and 22, sit directly above them. The county records 1,883 square feet for the standard lower plan and 2,383 for the standard upper plan.

How big are the Vizcaya homes?

The county records living area of 1,883 or 2,157 square feet for lower homes and 2,383 or 2,657 for upper homes. The association's description gives larger figures, 2,691 and 3,321 square feet, which appear to include garage and other space under roof.

Does every Vizcaya home have a garage?

Yes. The association's reserve study says "All units include two-car attached garages," and the Burnt Store Isles Association describes two-car garages with extra storage.

How much do Vizcaya homes sell for?

Over the five years since September 2021 the county recorded 14 qualified sales at a $417,500 median, from $250,000 to $465,000. The three 2026 sales recorded at $250,000, $255,000 and $292,300.

What is the highest price ever recorded at Vizcaya?

The highest qualified sale in the county's file since 2009 is $465,000, an upper home in July 2022. The developer's first deeds from 2004 to 2006 topped out at $383,400.

Why did Vizcaya prices fall in 2026?

The public record shows the size of the reset, from $410,000 to $440,000 in 2023 and 2024 to $250,000 to $292,300 in 2026, and a matching cut in the county's values; it does not record the reasons. The wider ZIP 33950 condominium median also fell each year from 2022 to 2026.

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

The 2026 preliminary just values are $240,083 for a standard lower home, $275,018 for the larger lower home, $293,705 for a standard upper home and $316,183 for the larger upper homes, $9,688,075 for all 36.

What are the HOA fees at Vizcaya?

The budget and dues are not published on a public page, so we print no figure. The reserve study's recommended 2026 reserve contribution averages about $118 a month per home; the estoppel certificate states the full assessment for a specific home.

Does Vizcaya pay the Burnt Store Isles canal assessment?

No. The homes are in tax district 150, which the state codes as the city alone, not district 149, the city plus the canal district, and the 2025 Vizcaya tax bill we read lists no non-ad valorem assessment.

When were the Vizcaya roofs replaced?

In 2025. The city signed certificates of completion for nine re-roofing permits on January 16, 2026, and the association's reserve study dates the concrete tile roof to 2025 with a 25-year life.

Is there a special assessment at Vizcaya?

None is published. The reserve study projects no special assessment under either funding plan, but it does not say how the 2025 roofs were paid for; the estoppel certificate and board minutes answer that for a specific home.

Does the structural integrity reserve study law apply to Vizcaya?

Not on the statute's terms. It applies to buildings three habitable stories or higher, and Vizcaya's buildings have two levels. Ordinary reserve rules still apply, and the association publishes a reserve study anyway.

Does Vizcaya need a milestone inspection?

Not on the statute's terms, which reach buildings three habitable stories or more. Ask the association to confirm in writing that no inspection has been required.

Is there a pool or clubhouse at Vizcaya?

No. The association's reserve study lists no pool, clubhouse or recreation building, and the Burnt Store Isles Association names none. Twin Isles Country Club offers golf, tennis and dining to its members.

Do I have to join Twin Isles Country Club?

No. The club is private, member-owned and separate from the condominium, and membership is optional. The club does not publish its fees; call it directly.

Can I keep a boat at Vizcaya?

Not at the building: every unit card reads "Waterfront: NO," and the 1970 multi-family deed restrictions bar parking boats overnight on or next to the land without written consent. Boat owners use marinas or the canal homes.

Who manages the association?

Star Hospitality Management, 26530 Mallard Way, Punta Gorda, named on the corporate filing, the state register, the county's common-element card and the association's contact page.

Is Vizcaya a 55+ community?

Not on the public record: no age restriction is published on the state register or by the association. Only the declaration in the resale package settles the question.

Can I rent out my Vizcaya home?

The leasing rules are in the declaration and rules, which are not public. Confirm the minimum term, the number of leases a year and any approval step before you buy to rent.

Are pets allowed at Vizcaya?

The pet rules are in the declaration and rules, which are not published. Confirm number, size and type in writing during your inspection period.

What flood zone is Vizcaya in?

FEMA Zone AE with a 9-foot base flood elevation on panel 12015C0244G, at all nine buildings, on the maps effective December 15, 2022.

What hurricane evacuation zone is Vizcaya in?

Charlotte County storm-surge Evacuation Zone A, the first zone called in a surge threat, like the rest of Burnt Store Isles.

What schools serve Vizcaya?

Charlotte County Public Schools assign by address; the district places the area south of the Peace River in the Punta Gorda Middle zone. Sallie Jones Elementary, Punta Gorda Middle and Charlotte High are eight to nine minutes away. Check the district's Boundary Locator for the elementary assignment.

How far is Vizcaya from the airport and the beach?

Punta Gorda Airport is about 10 minutes away and Southwest Florida International about 45; the nearest Gulf beaches, Englewood Beach and Boca Grande, are about 52 and 61 minutes by car.

How does Vizcaya compare with Mondovi Bay Villas?

Vizcaya has larger homes, attached two-car garages, a golf setting, 2025 roofs and no canal assessment; Mondovi Bay Villas has smaller homes on the canal side, a pool and cabana, and docks with lifts for most units by the Burnt Store Isles Association's description.

How do I buy at Vizcaya?

Choose the level, read the resale package and the published reserve study, order the estoppel certificate on day one, price against the same level and plan, and insure before your deadline. Call Marc at (239) 287-5873 for help with a specific home.

Frequently Asked Questions, Seller Edition

These Vizcaya seller questions come from what owners ask us and from the questions buyers raise about the building, answered from the same public records. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price every Vizcaya listing from the county's own sales file.

What is my Vizcaya home worth?

Start with the three 2026 sales, $250,000 and $255,000 for lower homes and $292,300 for an upper home, and the county's 2026 values of $240,083 and $293,705 for the standard plans; then adjust for condition, elevator, updates and view. Get a free valuation or call Jesse at (239) 898-6072.

How many Vizcaya homes sold last year?

Three qualified sales in the twelve months since September 2025, all between January and April 2026, and none in calendar 2025.

Are Vizcaya prices dropping?

They reset in 2026. The three 2026 sales recorded 30 to 40 percent below the 2023 and 2024 sales, and the county cut its values about 12 percent. Whether the reset continues depends on the next few sales.

Has the Vizcaya market bottomed?

No record can say. What the record shows is that the 2026 sales landed close to the county's new values and near the building's 2015 to 2016 price level, with new roofs on every building.

How long does it take to sell a Vizcaya home?

A Vizcaya-only figure is not published. Community-wide, Burnt Store Isles MLS closings took a median 121 days on market in the twelve months to September 24, 2026; a correctly priced, well-documented home can move faster.

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

A median 95.2 percent of list price across the community's MLS closings in the twelve months to September 24, 2026; a Vizcaya-only ratio is not published.

Is it a buyer's or seller's market at Vizcaya?

With one sale a year in some years and none in 2025, Vizcaya is a thin market where each listing sets its own terms. Pricing to the 2026 record and presenting the roof and reserve file is what separates a sale from a long listing.

When is the best time to list a Vizcaya home?

Before the winter season, typically October or November, when relocating and seasonal buyers tour; the 2026 sales all recorded between January and April.

Should I price my upper home off the 2024 sales?

No. The 2024 upper sales at $410,000 to $430,000 predate the reset; the most recent upper sale, $292,300 in January 2026, and the county's $293,705 value are the starting points, adjusted for your home's condition.

Does the lower level sell for less?

Yes, in total price: over five years the lower homes' county median was $325,000 against $427,500 for upper homes. Per square foot, lower homes have often sold higher because they are smaller.

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

Not on the statute's terms, which reach buildings three habitable stories or higher; your buyer still receives the association's statement that no such study was completed, with the rest of the resale package.

What must I give my buyer under Florida law?

The declaration, articles, bylaws and rules, the annual financial statement and budget, the frequently asked questions document, and the structural integrity reserve study or a statement that none was completed, under section 718.503. We add the reserve study and roof certificates.

What if there is a special assessment when I sell?

The estoppel certificate will show it, and the contract decides who pays what is due. We read the estoppel first so the assessment is priced into the offer rather than discovered at closing.

Who pays the estoppel fee?

The contract decides; the statute caps the association's fee at $250 when nothing is delinquent, plus $100 for expedited delivery, subject to the state's inflation adjustment.

Does the association have to approve my buyer?

Only if the declaration or bylaws provide for it; the articles allow approval "as may be provided by the Declaration and the Bylaws." We confirm it from your documents before listing.

Will buyers ask about the canal assessment?

Buyers who know Burnt Store Isles often do. Your tax bill answers it: Vizcaya homes are in tax district 150 and pay no canal maintenance assessment.

What must I disclose about flooding?

Under section 689.302 you disclose any flood-insurance claims, federal flood assistance and known flooding at or before contract. Your home is in Zone AE with a 9-foot base flood elevation, which your buyer's lender will see.

Should I get a new wind-mitigation report?

Yes, if the association has a building-level report after the 2025 re-roofing; a current form can lower your buyer's premium, which helps your price.

Does my garage transfer with the home?

It should, and the declaration says how: as part of the unit or as a limited common element assigned to it. We confirm it from the declaration and describe it that way in the listing.

Does an elevator add value?

It widens the buyer pool for an upper home, especially among buyers leaving single-level houses. Bring the permit and service records; ownership and maintenance responsibility come from the declaration.

What updates pay off before selling?

Fresh paint, current air conditioning and a clean, lit garage usually pay off; in our experience a full kitchen remodel is hard to recover at Vizcaya's 2026 price level. We walk the home with you before recommending anything.

Should I sell my Vizcaya home furnished?

Only if a seasonal buyer is likely; most Vizcaya buyers are local and full-time, so we usually list unfurnished and negotiate furniture separately.

Can I sell while my home is leased?

Yes, subject to the lease and the association's rules; the buyer takes the lease or waits for its end. Showings need the tenant's cooperation, so we plan them before listing.

Should I rent instead of selling?

Only after reading the leasing rules, which are not public, and running the numbers on dues, insurance and taxes at a non-homestead rate. We will show you both paths.

What happens to my homestead exemption when I sell?

It ends with the sale. Under section 193.155 you may carry part of your capped savings to a new Florida homestead within the filing window; the Property Appraiser handles portability.

Will my buyer's taxes be higher than mine?

Often, if you have held a homestead for years: the buyer's assessed value resets to market. At the 2025 rate a buyer paying $292,300 would owe about $4,860 before exemptions.

Can I sell my Vizcaya home by owner?

You can, but the paperwork at a condominium is heavier than at a house: the section 718.503 package, the estoppel, the reserve study and the roof file. In our experience that paperwork, handled late, is where by-owner condominium sales stall.

Can I put up a For Sale sign?

That is set in the association's rules, which are not public; we confirm sign and lockbox rules before the first showing.

Do open houses work at Vizcaya?

They can, if the rules allow them; at a small, quiet building we often favor scheduled private showings for qualified local buyers.

I live out of state. Can you sell my Vizcaya home without me here?

Yes. We handle showings, the association, the estoppel and the closing with remote signing, and we keep you informed after every showing.

How do I sell an inherited Vizcaya home?

Start with the estate paperwork and the association's records for the unit: the estoppel, any assessment balance and the insurance. We coordinate with the estate's attorney and price from the county record.

Should I get a pre-listing inspection?

For an upper home with an elevator, or any home with original air conditioning, a pre-listing inspection removes surprises. The roofs are documented by the city's certificates.

Who should I call first?

Jesse McGreevy, at (239) 898-6072, for a pricing conversation built on every Vizcaya sale since 2009.

Why hire McGreevy and Comisar to sell my Vizcaya home?

Because we read the building before we price it: all 36 unit cards, 62 qualified sales, the reserve study, the roof certificates and the tax bill. We are the #1 Team in Southwest Florida since 2012 and Top 1% nationally since 2008.

Sources and Authoritative References

Every Vizcaya fact on this page traces to a primary record, grouped below by issuer and numbered continuously: Charlotte County's property appraiser, tax collector, GIS and clerk, the City of Punta Gorda, the Vizcaya association and the Burnt Store Isles Association, the State of Florida, federal agencies, and healthcare, routing and news sources. We cite no realtor, portal or listing site.

Charlotte County Property Appraiser and Tax Collector

1. Common-element card, Vizcaya at Burnt Store Isles (9.19 acres, district 150, manager of record)
2. Unit card, a lower home, building 8 (homestead, sales history, 2004 first deed)
3. Unit card, an upper home of 2,657 sq ft, building 8
4. Unit card, a lower home, building 9 (2026 sale)
5. Unit card, an upper home, building 9 (flood zone, 2026 preliminary value, sales)
6. Unit card, a lower home, building 6 (2026 sale)
7. Unit card, the 2,157 sq ft lower home, building 5
8. Unit card, an upper home of 2,657 sq ft, building 2
9. Unit card, an upper home, building 1 (2024 sale)
10. Unit card, Mondovi Bay Villas fourplex home (district 149)
11. Unit card, Mondovi Bay Villas duplex home (district 149)
12. Unit card, Villas of Burnt Store Isles (district 150)
13. Unit card, Villa Grande at Burnt Store Isles (district 150)
14. Charlotte County Property Appraiser, public data downloads (roll and recorded sales)
15. Charlotte County Property Appraiser, exemptions and portability
16. Charlotte County Tax Collector, account record for a Vizcaya home (2025 bill, millage code 150, no non-ad valorem assessments)

Charlotte County Government and Clerk

17. Charlotte County GIS, CCGISLayers map service
18. Charlotte County GIS, Ownership layer (unit polygons, stacked footprints)
19. Charlotte County GIS, SubDivisions layer (Vizcaya, Condominium Book 12, Page 31)
20. Charlotte County GIS, Storm Surge Evacuation Zones layer
21. Charlotte County GIS, city zoning layer (GM-15)
22. Charlotte County GIS, wind construction layer
23. Charlotte County GIS, effective FEMA flood layer
24. Charlotte County GIS, fire response zones
25. Charlotte County Clerk of the Circuit Court, plats and condominium plats
26. Charlotte County Emergency Management, Know Your Zone
27. Charlotte County, Know Your Zone address lookup
28. Charlotte County, evacuation zone map
29. Charlotte County Public Schools, Boundary Locator
30. Charlotte County Airport Authority, Punta Gorda Airport airlines
31. Charlotte County Airport Authority, terminal expansion FAQs

City of Punta Gorda

32. Special Assessments (Burnt Store Isles canal assessment history and basis)
33. Upcoming Budget Process, fiscal 2027
34. City Council agenda item, Burnt Store Isles tentative levy, fiscal 2026-27, July 1, 2026
35. Burnt Store Isles Canal Advisory Committee agenda, June 9, 2026
36. Waterfront Living, canal maintenance assessment districts
37. Burnt Store Isles district boundary map
38. Building Division
39. Permits, applications and forms
40. Click2Gov building permit portal
41. Flood Information (Community Rating System discount)
42. The 50 percent FEMA rule
43. FEMA FIRM index map, City of Punta Gorda
44. Water and Wastewater
45. Sanitation
46. Water Restrictions and Conservation

The Vizcaya Association and the Burnt Store Isles Association

47. Vizcaya at Burnt Store Isles, association website
48. Vizcaya reserve study, Level I, Felten Property Assessment Team file RES2525086, September 12, 2025
49. City of Punta Gorda certificates of completion, nine re-roofing permits, January 16, 2026, as posted by the association
50. Vizcaya association contact page
51. BSIA, Condominiums
52. BSIA, Deed Restrictions (multi-family declaration)
53. BSIA, Deed Restrictions Update
54. BSIA, Realtor Information
55. BSIA, Membership Information
56. BSIA, Current News (canal staging site)
57. BSIA board minutes, September 4, 2026, draft
58. BSI Canal Committee, corners widening and staging lot, April 27, 2026
59. Twin Isles Country Club

State of Florida

60. Florida Division of Corporations, Vizcaya at Burnt Store Isles Condominium Association, Inc., N03000006102
61. Articles of Incorporation, filed July 17, 2003
62. 2026 annual report, filed April 8, 2026
63. Florida DBPR, condominium register extract (project PR69330)
64. Florida DBPR, SIRS Reporting
65. Florida DBPR, licensee search
66. Section 718.112, Florida Statutes, bylaws, budgets, reserves and structural integrity reserve studies
67. Section 718.111, Florida Statutes, official records and association websites
68. Section 718.116, Florida Statutes, assessments and estoppel certificates
69. Section 718.503, Florida Statutes, resale disclosure
70. Section 553.899, Florida Statutes, milestone inspections
71. Section 689.302, Florida Statutes, flood disclosure
72. Section 627.351, Florida Statutes, Citizens Property Insurance
73. Section 627.711, Florida Statutes, wind mitigation
74. Section 193.155, Florida Statutes, homestead assessment and portability
75. Florida Department of Revenue, 2025 Charlotte County Taxing Authority Code Descriptions
76. Florida Department of Education, school grades
77. Florida SouthWestern Collegiate High School, Charlotte campus
78. Florida appellate docket, Burnt Store Isles Association, Inc. v. Munson, 6D2025-1778

Federal Records

79. FEMA National Flood Hazard Layer
80. FEMA Flood Map Service Center
81. FEMA Community Status Book, Florida
82. FEMA, Risk Rating 2.0
83. National Hurricane Center, Hurricane Charley report
84. National Hurricane Center, Hurricane Ian report
85. National Hurricane Center, Hurricane Helene report
86. National Hurricane Center, Hurricane Milton report
87. U.S. Census Bureau Geocoder
88. U.S. Census Bureau QuickFacts, Punta Gorda city

Healthcare, Routing and News

89. AdventHealth, emergency care expansion in Punta Gorda
90. AdventHealth Port Charlotte
91. OSRM open-source routing engine
92. Gulfshore Business, Punta Gorda adopts budget with lower tax rate

Records Cited in Plain Text

93. Charlotte County Property Appraiser public roll and sales files (20260927 roll and sales extracts), qualified improved sales for every parcel whose short legal begins VBS, local index built September 29, 2026, newest Vizcaya sale recorded April 2, 2026; our analysis of 62 qualified sales from March 2009.
94. Charlotte County Property Appraiser unit cards for all 36 Vizcaya homes and the common element, read September 29, 2026; our tabulation of level, size, exemptions, mailing state, flood zone and 2026 preliminary values.
95. Southwest Florida MLS Matrix, Residential, City Punta Gorda, closed September 25, 2025 to September 24, 2026, grouped on the development value Burnt Store Isles, pulled September 25, 2026 in a member session.
96. Our routing test: OSRM open routing engine, free-flow drive times from 3959 San Rocco Drive, run September 29, 2026.

Downloadable Documents

The official documents below are published by the issuing authority, and each link opens the issuer's own copy. The Vizcaya declaration of condominium, budget and rules are not posted publicly; buyers receive them under section 718.503.

Market data from Southwest Florida MLS, pulled September 2026.

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