West Port
West Port in Port Charlotte, Florida, village by village: county recorded sales, both CDD assessments for FY2027, FEMA zones and removal letters by plat, schools by address and who builds now. Talk to McGreevy and Comisar, (239) 898-6072.
West Port in Port Charlotte, Florida, village by village: county recorded sales, both CDD assessments for FY2027, FEMA zones and removal letters by plat, schools by address and who builds now. Talk to McGreevy and Comisar, (239) 898-6072.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
McGreevy and Comisar are the team West Port sellers call first, and the team buyers call when they want the district assessments, the FEMA letter for the lot and the county's recorded sales answered before an offer is written. Jesse McGreevy and Marc Comisar lead the #1 real estate team in Southwest Florida since 2012, have been among the Top 1% Real Estate Agents Nationally Since 2008, and carry over $900 million in Sales.
West Port is a master-planned community of new homes in Port Charlotte, Florida. It has been built since 2021 on land Charlotte County assembled in its Murdock Village redevelopment area. The county roll lists 1,299 homes with a year built, every one of them built from 2021 to 2025, and another 314 vacant residential lots still waiting for a house, so a buyer here is stepping into a place that is part finished neighborhood and part construction site.
Three facts decide value in West Port, and most listing pages blur at least one of them. First, two community development districts bill the owners: the West Port district charges $1,605.80 to $2,692.35 for fiscal year 2027 depending on the area and the product, and the newer West Port East district charges $2,649.82 or $2,947.69 on the first tax bill that carries it. Second, the flood map is not one answer: five of the seven points we sampled sit in FEMA Zone AE and two sit in shaded Zone X, and FEMA has issued 29 determinations on West Port plats since 2022, one of them a denial. Third, the county record lags new construction, so a home finished this year may still be coded as a vacant lot, and every sales count has to be read with that in mind.
This guide is built from the Charlotte County Property Appraiser's public roll and sales files dated October 4, 2026, the county's planned development staff report of December 10, 2025, the two districts' adopted budgets (West Port CDD, fiscal year 2027 and West Port East CDD, fiscal year 2027), FEMA's National Flood Hazard Layer and the Charlotte County Public Schools Boundary Locator. Every figure carries its window or its date. Where a record is not public or was not available to us, we say so rather than estimate.
If you're searching for the best realtor for West Port, whether you're ready to sell your West Port 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.
#5 real estate team in Florida (RealTrends 2026).
In the last 12 months we tracked 180 West Port closings in the Charlotte County record: a $290,000 median, 142 sales direct from a builder and 38 resales (the 12 months to September 9, 2026, Charlotte County recorded sales). Days to contract and sale-to-list ratio: Information not available at time of publishing (checked 2026-10-07).
Selling your West Port home? Get a free home valuation at https://mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072 (confidential conversations welcome). Our guide to selling a West Port home sets out the listing plan, and our West Port home valuation page shows how we price a home here.
Buying a home in West Port? Call Marc at (239) 287-5873 for a personalized buyer consultation. Our guide to buying a home in West Port covers the two district assessments, the FEMA flood zones and the checks before an offer.
West Port is a master-planned community of new homes in Port Charlotte with up to 2,702 homes entitled by the county, two community development districts that bill owners, a flood map that changes lot by lot and a county sales record that lags construction. These eight points carry the rest of this page.
This West Port guide is organized so a seller or a buyer can jump straight to the record that answers the question: the county's recorded sales, the history and master plan, the two districts and the Fee Stack, villages and amenities, flood and insurance, schools and drive times, and how West Port compares with Willow and nearby communities.
Living in West Port means buying into a master-planned community of new homes in Port Charlotte, built since 2021, with community development district assessments on the tax bill, one gated village with its own amenity center, a county recreation park next door and no golf course, marina or beach inside the community.
Data updated: October 2026 (county records through September 9, 2026; district budgets FY2027; FEMA queried October 10, 2026)
West Port is a master-planned community: one plan, a group of builders and two community development districts covering many lots, laid out between US 41 (Tamiami Trail) and SR 776 (El Jobean Road) in unincorporated Charlotte County. It has a Port Charlotte mailing address and ZIP code 33953. The county zones it Planned Development with a Murdock Village Mixed Use future land use, and it sits inside the county's Urban Service Area.
The county roll lists 1,761 parcels. Of those, 1,299 are homes with a year built (867 coded single family and 432 coded as paired villas or townhomes), all built from 2021 to 2025, and 314 are vacant residential lots. By year built, the roll shows 43 parcels from 2021, 194 from 2022, 578 from 2023, 351 from 2024 and 136 from 2025; that count includes three non-residential parcels, two apartment clubhouses and one common building.
The plan is larger than the roll. County planning staff reported on December 10, 2025 that the governing planned development, Ordinance 2023-015, allows up to 2,702 residential units (1,898 single family and 804 multi-family) (PD-25-11 staff report, Charlotte County). The developer's own marketing says about 2,500 homes. We print the county's number as the entitlement and the developer's as marketing, and neither is a count of homes you can walk through today.
West Port is the name on the plats, the districts and the builders' signs, and the county record also writes it as one word, Westport. Other places across the country are called Westport, and Springs at West Port is an apartment community, not one of the villages of owner-occupied homes. When you search, confirm the ZIP code, 33953, and the cross streets, US 41 and SR 776.
Murdock Village is older and larger. The Murdock Village Community Redevelopment Area was created by Charlotte County Resolution 2003-081 on May 27, 2003, covers about 1,200 acres of unincorporated county, and began with the county buying out an over-platted lot grid that had produced only 77 homes on about 3,000 platted lots (Charlotte County, Murdock Village CRA). West Port was built on part of that land. The planned development that governs West Port is 630.82 acres, and each district has its own acreage under its own ordinance; we print each boundary under its own name and never add them together. West Port Village, north of SR 776, is a separate planned development next door and is not part of the West Port sales figures on this page.
The county roll counts 1,614 residential lots and homes: The Cove 500, The Hammocks 390, The Palms 271, The Isles 104, The Landings 172 and West Port East 177. The roll carries West Port on seven plat designators, and no parcel anywhere in the community is a condominium.
Two cautions apply. The roll is a January 1 snapshot, so homes finished in 2026 mostly carry no year built yet, and 55 of the 180 sales in the last 12 months are on parcels the county still codes as vacant. And a street here can hold finished homes, homes under construction and empty lots at the same time. Before you commit to a lot, look at what sits on the parcels around it, and ask the builder for the schedule on the neighboring lots in writing.
The villages differ in product, age and who owns the homes. The Cove has 258 single-family homes (heated area 1,312 to 3,306 square feet, average 2,199) and 136 paired villas (average 1,501), and it is the gated one. The Hammocks, with 382 single-family homes averaging 1,925 square feet, holds the earliest recorded sale in West Port, dated June 24, 2021. The Palms mixes 123 single-family homes with 124 paired villas. The Isles has 104 single-family homes averaging 2,170 square feet, built from 2021 to 2024. Driftwood Bay, on the West Port East plat, is 177 lots with no home on the roll yet. The Landings is 172 townhomes in a rental community, with no recorded sale since July 2, 2024.
The villages table in the neighborhoods section below sets association, amenity, builder and flood facts side by side.
D.R. Horton is the builder selling on the developer's villages page for The Cove (the gated village) and Driftwood Bay, as of October 10, 2026. Taylor Morrison's page for The Cove at West Port reads that the community is sold out, as of the same date. The developer, Kolter, lists a wider group of builders at the community level: Christopher Alan, Taylor Morrison, M/I Homes, Lennar and Maronda Homes, with D.R. Horton in the expansion. We cite builders as builder marketing and do not link to their pages.
The expansion is the next chapter. Gulfshore Business reported on August 3, 2026 that it adds 423 new homes on 180 acres, with a Publix-anchored center on SR 776 scheduled to open in late 2027 and Lennar expected to begin building in 2027 (Gulfshore Business). If you are choosing an agent anywhere in the city, our guide to the best real estate agents in Port Charlotte explains what to ask.
West Port is gated in one village only. The developer's own marketing calls The Cove "West Port's only gated village," and no other village is described that way. There is no golf course inside West Port, because the county roll carries no golf use code here; the nearest open course is Riverwood Golf Club, 3.2 to 5.7 road miles away, and the Charlotte Sun reported that Charlotte Harbor National, the former Bobcat Trail course, has been closed since August 2021.
There is no waterfront or marina living inside West Port either. The lakes are stormwater ponds that the district maintains, and there is no marina or boat ramp in the community. The El Jobean Boat Ramp, open 24 hours, is 4.7 to 7.2 road miles away. Most county fishing piers near West Port are closed for restoration after Hurricanes Helene and Milton, and the El Jobean Fishing Pier is closed.
From the sample points we measured, Centennial Park is 0.9 road miles from The Hammocks and 1.4 to 1.5 miles from The Cove and West Port East, about 4 to 5 minutes. Port Charlotte Town Center is 3.2 road miles and about 7 minutes from The Cove point (2.6 miles and 6 minutes from West Port East). The nearest emergency room, HCA Florida Tamiami Trail Emergency, is about 3 miles and 6 to 7 minutes away and open 24 hours.
For everyday errands, a Walmart Supercenter on Murdock Circle is about 7 to 9 minutes away and a Publix at Quesada Commons about 9 to 10. For dining, 78 state-licensed seated food service establishments sit within a 10-minute drive of at least one of our three sample points, 25 of them within 8 minutes; that counts licenses, not restaurants. Charlotte Sports Park, the Tampa Bay Rays' spring home, is about 7 to 10 minutes away, with 2027 home games starting February 20, 2027, and Tippecanoe Environmental Park is about 6 to 10 minutes away. The Mid-County Regional Library reopened on May 11, 2026 and is about 10 to 11 minutes away. Every time is an estimate of free-flow driving (OSRM routing, October 10, 2026); add time for traffic and season.
No age restriction appears on any public record we read. The recorded declarations, which hold the rules on age, leasing, pets and vehicles, were not available to us, and they control; a buyer should read them for the exact lot before a contract.
The associations that enforce them are on the state record. West Port Community Association, Inc. is the master association, filed September 11, 2020. The Cove at West Port Community Association, Inc. was filed the same day and owns the Cove amenity parcel. Driftwood Bay Homeowners Association, Inc. was filed August 2, 2024. We found no state entity named for The Hammocks, The Palms, The Isles or The Landings. Dues are published only for The Cove, and only in a May 2024 district offering document: $2,220 per villa lot, $2,900 per 50-foot lot and $3,200 per 60-foot lot a year. The master association's dues are not published.
The Charlotte County Public Schools Boundary Locator returned the same zoned schools at all seven of our sample points on October 10, 2026: Liberty Elementary, Murdock Middle and Port Charlotte High. Florida Department of Education grades for 2025-26 are A, B and B (Boundary Locator; FLDOE school grades).
Flood is the fact that changes most from street to street. Five of the seven points sit in Zone AE with a 9 ft base flood elevation, and two sit in shaded Zone X, on FIRM panel 12015C0043G effective December 15, 2022 (FEMA National Flood Hazard Layer). All seven points are in storm surge Evacuation Zone B. Water and sewer are Charlotte County Utilities, and because Port Charlotte is unincorporated there is no city levy.
We walk a West Port buyer through four documents before the kitchen. First, the community development district line on the tax bill, because it runs from $1,605.80 to $2,692.35 in the West Port district and $2,649.82 to $2,947.69 in the West Port East district for fiscal year 2027, depending on the area and the lot. Second, the FEMA letter or the elevation certificate for the exact lot, since the zone changes lot by lot. Third, the village association's governing documents, because the declarations were not available to us. Fourth, for a new build, the builder's contract, closing costs and written schedule.
Those four answers move a decision more than the finishes do. Buyers who want an older canal-front home look at South Gulf Cove; buyers who want a gated golf community in the same ZIP look at Riverwood.
West Port has a builder selling in The Cove and Driftwood Bay, two districts that bill every owner and a flood map that changes lot by lot, so the right first step for a new-construction buyer is a conversation about the lot and the documents before a contract. On a Driftwood Bay lot in West Port East, the first tax bill that carries the district shows $2,649.82 or $2,947.69 for the district alone, against $1,120.00 or $1,400.00 the year before.
★★★★★ "Marc has been a great help in securing a great price for our home during its build phase. Negotiated a much better deal from the builder." Verified Google review
Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers. Our guide to new construction in Port Charlotte covers how builder contracts and resales differ across the city, and our guide to buying a home in Port Charlotte walks through the steps from first showing to closing. Buyers can start with how we help you buy in West Port.
West Port recorded 180 sales in Charlotte County's public files in the 12 months to September 9, 2026, at a $290,000 median: 142 sold direct from a builder at $292,650 and 38 resales at $284,000. The newest recorded sale in the file is dated September 9, 2026.
Data updated: October 2026 (county records through September 9, 2026; district budgets FY2027; FEMA queried October 10, 2026)
In the last 12 months we tracked 180 West Port closings in the Charlotte County record (the 12 months to September 9, 2026, Charlotte County recorded sales).
Measure | Value | Window |
|---|---|---|
All recorded sales | 180, median $290,000, range $225,000 to $500,000 | 12 months to September 9, 2026 |
Builder-direct sales | 142, median $292,650 | 12 months to September 9, 2026 |
Resales | 38, median $284,000 | 12 months to September 9, 2026 |
Price per square foot of county heated area | $160.53 median (n = 124) | 12 months to September 9, 2026 |
All recorded sales | 441, median $317,900 | 24 months to September 9, 2026 |
All recorded sales | 818, median $325,750 | 36 months to September 9, 2026 |
All recorded sales | 1,222, median $347,250 | 60 months to September 9, 2026 |
Source: Charlotte County Property Appraiser public roll and sales files dated October 4, 2026, our analysis. The file counts qualified improved sales over $1,000.
Each row is its own window, and the longer windows contain the shorter ones, so we do not add, average or subtract them. The longer windows also reach back to a time when earlier, larger sales were closing; from the first recorded sale on June 24, 2021 to September 9, 2026 the file holds 1,245 sales at a $348,000 median. The price per square foot is per square foot of county heated area, and we never compare it with an MLS living-area figure.
Builder-direct sales ran from $230,000 to $447,200 in the 12 months to September 9, 2026, and resales from $225,000 to $500,000. That the resale median is a little lower than the builder-direct median does not mean resales sell for less, because the two groups are different mixes of homes. In The Cove, 82 builder-direct sales had a $300,000 median and 13 resales $245,000; in The Hammocks the order reverses, with 24 builder-direct sales at $273,500 and 14 resales at $327,500.
The cleaner comparison is by product inside one village. In The Cove, 45 single-family sales had a $345,000 median and 26 paired-villa sales $247,500, in the same 12 months. When you compare a resale with a builder price, compare the same product, the same village and the same size.
About 30 further closings above $150,000 (30 deeds, $250,000 to $375,000, recorded April 28 to September 1, 2026: The Cove 18, The Palms 6, West Port East 6) are coded as vacant land in the county file because the home was not yet on the roll; they are not in the 180 and not in any median.
Separately, 55 of the 180 improved sales are on parcels the county still shows as not yet built on the roll, with a $285,000 median. The two groups are different: the 55 are in the count, and the 30 are not.
Price band | Recorded sales |
|---|---|
Under $200,000 | 0 |
$200,000 to $300,000 | 98 |
$300,000 to $400,000 | 69 |
$400,000 to $500,000 | 12 |
$500,000 to $750,000 | 1 |
Source: Charlotte County Property Appraiser public roll and sales files dated October 4, 2026, our analysis; the 12 months to September 9, 2026.
More than half of the 180 sales, 98, closed between $200,000 and $300,000, and 167 of 180 closed under $400,000. A West Port home above $400,000 is the exception: 13 of the 180 sold there.
County use code | Product | Recorded sales | Median |
|---|---|---|---|
0100 | Single family | 93 | $330,000 |
0102 | Paired villa or townhome | 31 | $250,000 |
0000 | New homes not yet on the roll | 55 | $285,000 |
0002 | Other | 1 | $377,800 (one sale) |
Source: Charlotte County Property Appraiser public roll and sales files dated October 4, 2026, our analysis; the 12 months to September 9, 2026.
The gap between $330,000 and $250,000 is a gap in product, not in the market. In The Cove alone, single-family sales had a $345,000 median, paired villas $247,500 and new homes not yet on the roll $280,000.
Year | Recorded sales | Median | Builder-direct sales |
|---|---|---|---|
2021 | 41 | $374,300 | 41 |
2022 | 141 | $402,000 | 139 |
2023 | 406 | $370,400 | 402 |
2024 | 313 | $341,000 | 292 |
2025 | 239 | $319,000 | 218 |
2026 to September 9 | 105 | $283,100 | 72 |
Source: Charlotte County Property Appraiser public roll and sales files dated October 4, 2026, our analysis.
Read this table for activity, not for a price trend. The medians fall from $402,000 in 2022 to $283,100 in 2026, but the mix of homes in each year changed: the early closings include the higher-priced Isles and early Cove sections (The Cove's 2022 median was $419,850), and later years add paired villas and, in 2026, the Driftwood Bay closings of $250,000 to $290,000. Inside one village and one product, the county record shows the spread that a single community median hides, so the fall in this table is not a fall in the price of the same house. Builder-direct sales were 402 of 406 in 2023, and resales have become a larger share since, 21 of 239 in 2025.
Village | Homes on the roll (built) | Vacant lots | 12-month sales | Median | Builder-direct / resale | Price per sq ft (n) |
|---|---|---|---|---|---|---|
The Cove | 500 (394) | 105 | 95 | $289,000 | 82 / 13 | $160.34 (71) |
The Hammocks | 390 (382) | 8 | 38 | $287,500 | 24 / 14 | $160.47 (30) |
The Palms | 271 (247) | 24 | 37 | $307,500 | 30 / 7 | $163.52 (19) |
The Isles | 104 (104) | 0 | 4, listed below | No median | 0 / 4 | Not shown |
Driftwood Bay (West Port East) | 177 lots (0) | 177 | 6, listed below | No median | 6 / 0 | Not shown |
The Landings | 172 (172) | 0 | 0 | None | Rental community; last sale July 2, 2024 | None |
Source: Charlotte County Property Appraiser public roll and sales files dated October 4, 2026, our analysis; sales are for the 12 months to September 9, 2026. Price per square foot is per square foot of county heated area.
The villages add up: 95 + 38 + 37 + 4 + 6 + 0 = 180. Under ten sales we list the sales rather than print a median. The four Isles resales were West Isles Rd $335,000 (February 26, 2026) and $289,000 (June 11, 2026), and East Isles Rd $390,000 (July 30, 2026) and $500,000 (August 31, 2026). The six Driftwood Bay closings, all builder-direct on Harmon Dr, were $290,000 (June 18, 2026), $285,000 (June 26), $286,600 (June 29), and $275,000, $250,000 and $272,200 (June 30). The Palms had seven resales, too few for a median. The Isles reaches ten sales only over 60 months: 99 sales to September 9, 2026 at a $420,800 median, 88 builder-direct at $417,550 and 11 resales at $489,700, at $196.28 per square foot of county heated area (n = 99).
The Landings has 11 qualified sales in its history, all on Vista Landings Ct: eight builder-direct sales in March and April 2023 ($210,000 to $220,000) and three resales in 2024 ($214,000 to $245,000). None has been recorded since July 2, 2024.
Village | Street | Recorded sales | Median |
|---|---|---|---|
The Cove | Bridle Ridge St | 22 | $260,000 |
The Cove | Powell Valley Dr | 16 | $286,050 |
The Cove | Ivy Ridge Ct | 14 | $247,500 |
The Cove | Laurel Brook Ln | 13 | $404,000 |
The Cove | Mableton Dr | 9 | Under 10 sales, no median |
The Cove | Old Fox Trl | 6 | Under 10 sales, no median |
The Cove | Crofton Springs Way | 5 | Under 10 sales, no median |
The Cove | Remington Trace Dr | 4 | Under 10 sales, no median |
The Cove | Highgate St | 3 | Under 10 sales, no median |
The Cove | Bandermill Dr, Moss Cove Ct, Cobble Glen Dr | 1 each | $280,000, $320,000 and $345,000 |
The Hammocks | Fiesta Dr | 12 | $281,500 |
The Hammocks | Sunset Preserve Way | 9 | Under 10 sales, no median |
The Hammocks | Celebration Dr | 5 | Under 10 sales, no median |
The Hammocks | Sol Preserve Dr | 4 | Under 10 sales, no median |
The Hammocks | Cayo Key Dr | 3 | Under 10 sales, no median |
The Hammocks | Canopy Garden Dr | 3 | Under 10 sales, no median |
The Hammocks | Terrapin Key Dr | 2 | $285,000 and $385,000 (two sales) |
The Palms | West Palms Dr | 16 | $305,400 |
The Palms | Queen Palm Dr | 14 | $316,050 |
The Palms | South Port Harbor Blvd | 4 | Under 10 sales, no median |
The Palms | Coconut Palm Dr | 2 | $265,100 and $280,000 (two sales) |
The Palms | Lady Palm Dr | 1 | $277,000 (one sale) |
Source: Charlotte County Property Appraiser public roll and sales files dated October 4, 2026, our analysis; the 12 months to September 9, 2026.
Streets with fewer than 10 sales show the count and no median; streets with one or two sales also list the prices.
Builder marketing, not recorded prices. These are the builders' own advertised starting prices, seen on October 10, 2026, and they are not sales.
Builder marketing (D.R. Horton) | Starting price | Size range |
|---|---|---|
Driftwood Bay, Express Series (12 plans) | From $259,990 | 1,302 sq ft (Downing II) to 2,447 sq ft (Robie) |
The Cove, Express | From the $278s | From 1,328 sq ft |
The Cove, Tradition | From the $343s | From 1,828 sq ft |
Source: D.R. Horton community pages, builder marketing, seen October 10, 2026. Taylor Morrison's page for The Cove at West Port reads that the community is sold out, seen the same day.
A builder's "from" price and a recorded sale measure different things: the first is an advertised starting point for a plan, the second is a deed. The six Driftwood Bay deeds recorded in June 2026 ran from $250,000 to $290,000, and we leave the two series side by side without reading one into the other. Ask any builder what is included in a quoted price, and read the district assessment and association line on top of it.
We lead with the county record because it is the public record of deeds, and we use the MLS only for the three measures it alone carries.
Days on market. Information not available at time of publishing (checked 2026-10-07).
Sale-to-list ratio. Information not available at time of publishing (checked 2026-10-07).
Months of supply. Information not available at time of publishing (checked 2026-10-07).
When those figures are available for West Port we will add them with their own window.
A West Port seller should read the 180 sales as a map of competition, not as a price tag. Of the 180, 142 were sold by a builder, so a resale competes with new homes in the same village and on the same street. Compare like with like: a Cove single-family resale belongs with the 45 Cove single-family sales at a $345,000 median in the 12 months to September 9, 2026, not with the 26 paired villas at $247,500 in the same village and window.
Three cautions keep the reading honest. The roll lags construction, so 55 of the 180 sales sit on parcels still coded vacant, and the 30 vacant-coded closings above are outside the count. The calendar medians fall because the mix changed, not because the same house lost value. And a county price per square foot is a ruler, not a valuation: at $160.53 per square foot of county heated area, a home of the Hammocks' average 1,925 square feet works out to about $309,020 (our calculation, an illustration of scale and not a valuation). The district assessment, the flood letter and the village all move the value of a particular home, which is why we price from the deed record and the documents together.
As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008, carry over $900 million in sales between them. To see what your West Port home is worth on the record, start with our free home valuation.
West Port began as Charlotte County's Murdock Village redevelopment project and became a master-planned community of new homes after the county sold the land to a private developer in 2019. The first plats were recorded in 2020, the first qualified sales followed in 2021, and the newest section, West Port East, was platted in 2025.
Data updated: October 2026 (county records through September 9, 2026; district budgets FY2027; FEMA queried October 10, 2026)
Charlotte County created the Murdock Village Community Redevelopment Agency by Resolution 2003-081 on May 27, 2003. The redevelopment area covers about 1,200 acres, entirely in unincorporated Charlotte County (Charlotte County, Murdock Village Community Redevelopment Area). The land had been cut into a grid of small lots by General Development, and very few of those lots had houses on them.
The county's redevelopment plan records the scale of the problem. Only 77 homes had been built on about 3,000 platted lots. The county then bought out the grid: about 871 acres were acquired and deeded to the Agency, 2,404 parcels were purchased, and the acquisition program was completed in 2007 (Murdock Village Community Redevelopment Plan, Fourth Amendment, July 2021).
That buyout is the reason West Port exists in its present form. The county assembled one large, clean parcel out of many small ones, and then sold it in pieces. The sections below follow those sales in order.
On November 8, 2016, the Agency and the Board of County Commissioners approved a purchase and sale agreement with Private Equity Group LLC for 452 acres (Florida Redevelopment Association, Charlotte County approves Murdock Village, November 2016).
The zoning followed. On December 12, 2017, Ordinance 2017-056 zoned 434.68 acres as a Planned Development for 2,400 units (2,010 single family and 390 multi-family) and 300,000 square feet of regional commercial space. Ordinances 2020-019 and 2021-024 later amended it (Charlotte County staff report PD-25-11, December 10, 2025). The plan in force today is a later ordinance with a larger boundary, covered in the master plan section below.
The county completed the sale to the developer in 2019; the county's own page gives August 12, 2019 (Charlotte County, Murdock Village Community Redevelopment Area). The Charlotte Sun reported a price of $11.6 million (Charlotte Sun, developer offers $10M for last piece of Murdock Village). The developer's own site names KL West Port, LLC, managed by Kolter Land, and Gulfshore Business later named Brookfield Kolter Land Partners LLC as the master developer (developer site, seen October 10, 2026; Gulfshore Business, August 3, 2026).
Infrastructure came next. Charlotte County adopted Ordinance 2019-023 on October 22, 2019, creating the West Port Community Development District over 434.677 acres (West Port CDD, Ordinance 2019-023). A community development district finances roads, drainage and utilities with bonds and repays them through yearly assessments on the lots it serves, so the date matters to a buyer: every home in the original plats sits inside a district that predates the first house.
The Board approved the first phases of The Cove and The Hammocks on November 24, 2020, and the plats were recorded the same year or the next. West Port itself (the parent plat) is Plat Book 23, Page 20, recorded in 2020, and The Hammocks Phase 1 (Plat Book 24, Page 8) and The Isles Phase I (Plat Book 24, Page 10) followed in 2020 (Charlotte County staff report PD-25-11; Charlotte County GIS subdivision layer, October 7, 2026).
The first qualified recorded sale in West Port is in The Hammocks, on June 24, 2021. The first in The Isles is July 12, 2021, in The Cove April 22, 2022, and in The Palms November 30, 2022 (Charlotte County Property Appraiser public roll and sales files dated October 4, 2026, our analysis). The county roll shows the build pace: 43 homes were completed in 2021, 194 in 2022, 578 in 2023, 351 in 2024 and 136 in 2025.
The Landings, the rental townhome village, came through the same pipeline. Its Phase 1 (82 lots) was approved on November 23, 2021, and its recorded sales are eight builder-direct closings in March and April 2023 at $210,000 to $220,000 and three resales in 2024, the latest on July 2, 2024.
The county kept a middle parcel back. Under an agreement of December 14, 2021, a developer entity agreed to pay $13.87 million with credits for roadway, canal and infrastructure work, and on January 23, 2024 the Board voted 3 to 1 to accept the amended plan (Gulfshore Business, county accepts developer's bid, January 24, 2024).
Three recorded steps followed:
The county plat is West Port East. Driftwood Bay is the name D.R. Horton and the developer give to the first village on it, and Driftwood Bay Homeowners Association, Inc. carries the same name. A county record will say West Port East; a builder page will say Driftwood Bay. They are the same ground.
The Charlotte Sun reported in May 2026 that the county closed on the last 101 acres of Murdock Village, the land between Toledo Blade Boulevard and Collingswood Boulevard. The terms included four-laning Toledo Blade Boulevard and deeding back 15 acres for government uses and 4.5 acres for affordable housing (Charlotte Sun, Murdock Village all sold off).
The county's Seventh Amendment, dated September 23, 2025, set the final closing on the remaining West Port Village land for on or before April 24, 2026, with the buyer to build Toledo Blade improvements, a stormwater pond and county parcels (Seventh Amendment to the Murdock Village purchase agreement). West Port Village is a separate plan next door, described in the master plan section below.
Murdock Village is Charlotte County's roughly 1,200-acre community redevelopment area in unincorporated Port Charlotte, and West Port is built on the part of it that the county sold to its master developer. The redevelopment agency does not run West Port and does not add a line to a West Port tax bill.
Data updated: October 2026 (county records through September 9, 2026; district budgets FY2027; FEMA queried October 10, 2026)
A community redevelopment agency (CRA) is a county-created body that spends tax increment on public projects inside a defined area. The Murdock Village plan runs until 2045 (Murdock Village Community Redevelopment Plan, Fourth Amendment).
Tax increment is the growth in taxes collected from the area since the plan began. It was $1,523,150 in FY2024-25, and the county's two-year budget adopts $2,051,539 for FY2026 and plans $2,256,693 for FY2027 (Murdock Village CRA budget FY2026 and FY2027; Murdock Village CRA FY2024-25 revenue information).
The CRA is not a city, not a homeowners association and not a community development district. It does not set association rules, own the streets inside a village or bill a homeowner. It is a source of public money for roads, drainage and similar work in the area.
No. The CRA adds no millage. The Florida Department of Revenue's 2025 Charlotte table lists tax districts 097, 098, 100 and 104 at the same 15.0855 mills, and the real 2025 West Port bill we read has no CRA line (Florida Department of Revenue, 2025 Charlotte taxing authority code descriptions).
The 15.0855 mills break down as county 6.0394, law enforcement 2.1449, lighting 0.1907, environmentally sensitive lands debt 0.2000, West Coast Inland Navigation 0.0394, Southwest Florida Water Management District 0.1831, and school 3.0400 state plus 3.2480 local.
Two of those districts matter here. Tax district 098 covers every parcel in The Cove, The Hammocks, The Palms, The Isles, The Landings and the parent plat, and it pairs the Murdock Village area with the West Port CDD. Tax district 097 covers West Port East and pairs the area with the West Port East CDD. The CDD assessment is the West Port line on the bill; the fee section below shows it.
The CRA's plan stays in force until 2045, so more public projects are possible on the land it still controls. Centennial Park, the county park next to West Port, sits inside the area. The final 101 acres the Charlotte Sun reported sold in May 2026 run from Toledo Blade to Collingswood.
The CRA's budget also carries a line called "Redevelopment Assessments." Who pays it is not established in the documents we read, and no such line appears on the sample West Port bill. A buyer who sees that phrase in a county budget should read it as a CRA revenue line, not as a charge on a West Port home.
The master plan for West Port is Charlotte County Ordinance 2023-015, a Planned Development of 630.82 acres that county staff said in December 2025 allows up to 2,702 homes. The developer markets about 2,500. The county roll shows 1,614 residential lots and homes so far, built in phases from 2020 to 2026.
Data updated: October 2026 (county records through September 9, 2026; district budgets FY2027; FEMA queried October 10, 2026)
The governing ordinance is 2023-015, covering 630.82 acres. Ordinance 2024-017 (May 28, 2024) and the Board's action PD-25-09 (September 9, 2025) later modified it (Charlotte County petition PD-24-03; Charlotte County petition PD-25-09).
County staff put the entitlement ceiling at up to 2,702 residential units (1,898 single family and 804 multi-family) and about 670,522 square feet of commercial space (Charlotte County staff report PD-25-11, December 10, 2025). The developer's own site markets about 630 acres and about 2,500 single-family and multifamily dwellings (developer site, seen October 10, 2026). A ceiling is what the county allows, not what is built or planned for sale.
The same staff report records a request. The applicant asked to convert commercial rights into 206 more multi-family units, for 2,923 units in all, and to allow general commercial use on Tract U. Planning and Zoning heard it on December 8, 2025 and the Board on January 27, 2026 (Charlotte County Board agenda item 2025-7852). We did not confirm the outcome, so this page treats 2,702 as the approved ceiling and 2,923 as a request.
Acreages on the county record each describe a different boundary: the planned development is 630.82 acres, the West Port CDD is 434.677 acres, and the West Port East CDD is 280.775 acres after its 2026 expansion. They are not additive, and we do not reconcile them.
Below the ceiling sits what the county has approved on site plans. County staff list 1,438 single-family and 705 multi-family units, a 7,610 square foot amenity center, and a 47,240 square foot Publix with a 2,100 square foot liquor store and 9,800 square feet of retail. A further 206 townhomes (DRC-25-070) were under review (Charlotte County staff report PD-25-11).
A site plan is a permission to build, not a building. The county roll in the market section of this page shows what actually stands today.
The Board approved West Port in plats, and the staff report lists them with lot counts and dates:
Village and phase | Lots | Board approval |
|---|---|---|
The Cove, Phase 1A | 48 | November 24, 2020 |
The Hammocks, Phase 1 | 110 | November 24, 2020 |
The Isles, Phase II | 44 | June 22, 2021 |
The Hammocks, Phase 2 | 106 | July 13, 2021 |
The Landings, Phase 1 | 82 | November 23, 2021 |
The Palms | 147 | 2021 |
The Cove, Phase 1B | 129 | January 25, 2022 |
The Cove, Phases 2 and 3 (attached and detached) | 180 | May 24, 2022 |
The Cove, Phase 4 | 149 | May 24, 2022 |
The Palms, Phase 1A | 125 | June 14, 2022 |
The Hammocks, Phases III and IV | 113 | June 14, 2022 |
The Hammocks, Phase IIIB | 61 | October 25, 2022 |
West Port East, IA | Tracts and future development areas | March 25, 2025 |
Source: Charlotte County staff report PD-25-11, December 10, 2025. The Isles Phase I was recorded in 2020 and is not on this list.
The county roll counts homes by year built: 43 in 2021, 194 in 2022, 578 in 2023, 351 in 2024 and 136 in 2025. Homes finished in 2026 mostly carry no year built yet, because the roll is a January 1 snapshot. D.R. Horton is selling now in The Cove and Driftwood Bay (seen October 10, 2026).
Two apartment communities sit on the parent plat: Springs at West Port and Swiftwater. The West Port CDD assesses 504 multi-family units, and Swiftwater's 2020 county preliminary site plan was a 288-unit complex (West Port CDD adopted budget FY2027). We have not confirmed the unit count at Springs at West Port.
Both are rental apartments. Nothing in them is for sale, and they do not appear in the county sales figures on this page. They matter to a buyer because they are neighbors and because they carry a much lower district assessment per unit than a house does ($494.42 a unit for FY2027), as the fee section shows.
West Port Marketplace is a plat of four commercial lots, about 14 acres, on El Jobean Road at Flamingo Boulevard (Plat Book 28, Page 14, 2025). The site plan shows a 47,240 square foot Publix, a 2,100 square foot liquor store and 9,800 square feet of retail (Charlotte County Board agenda item 2025-7121; DRC-24-221 staff report).
There is no building on the county record yet. Gulfshore Business reported on August 3, 2026 that the Publix-anchored center on SR 776 is scheduled to open in late 2027 (Gulfshore Business). A schedule is not an opening.
The same Gulfshore Business report describes an expansion of 423 new homes on 180 acres, with Flamingo Boulevard connecting US 41 and SR 776 (two lanes first, then four with a median) and Lennar expected to begin building in 2027.
The Charlotte County-Punta Gorda Metropolitan Planning Organization's 2025 priorities include intersection improvements at SR 776 and Flamingo Boulevard ($3.02 million for construction) and corridor intersection work at Toledo Blade, US 41 and Murdock Circle (Charlotte County-Punta Gorda MPO, 2025 list of project priorities). Those are priorities, not construction schedules.
West Port Village is a different planned development on 154.93 acres north of SR 776, south of Seymour Avenue, east of the Como Waterway and west of Collingswood Boulevard. Its rezoning was Ordinance 2025-007 in March 2025, allowing up to 670 homes (350 single family and 320 multi-family), 250,000 square feet of regional commercial space and 150 hotel keys. Ordinance 2025-041 amended it in October 2025, narrowing the townhome lot width from 20 feet to 16 feet (Charlotte County staff report PD-26-02; Charlotte County petition PD-25-08).
The site was the former water-park planned development (Ordinance 2020-008), and its plat is Plat Book 28, Page 24 (2026). No West Port Village parcel is on the county roll yet. If you are searching for "West Port Village," you are searching for this plan, not for a village inside West Port.
West Port is governed in layers. Charlotte County, not a city, sets zoning and collects taxes. Two community development districts finance and maintain infrastructure. A master association, The Cove's own association and a Driftwood Bay association hold the private covenants, and we could not read the recorded declarations that set their rules.
Data updated: October 2026 (county records through September 9, 2026; district budgets FY2027; FEMA queried October 10, 2026)
The master association is West Port Community Association, Inc., a Florida not-for-profit corporation (document N20000010342) that filed on September 11, 2020. It shows as active with 2026 annual reports (Florida Division of Corporations, West Port Community Association, Inc.). Its public site describes the community (West Port Community Association), but we found no budget or fee page there; documents sit behind the management company's resident portal.
Master association dues are unpublished. A buyer should ask the builder or seller for the association's current budget and the recorded declaration before contract.
The Cove has its own association: Cove at West Port Community Association, Inc. (N20000010345), filed the same day, September 11, 2020, and active. It owns the Cove amenity parcel, 17 common parcels and 24 street parcels (Florida Division of Corporations, Cove at West Port Community Association, Inc.).
A May 2024 offering document states Cove dues of $2,220 per villa lot, $2,900 per 50 foot lot and $3,200 per 60 foot lot per year. It does not say whether those figures include the master association (West Port CDD Series 2024 offering document). The Cove clubhouse, pools and courts are private and are not part of the district's capital plan, per the same document.
Driftwood Bay Homeowners Association, Inc. (N24000009093) filed on August 2, 2024 and is active. The filing names D.R. Horton, Inc. for service of process (Florida Division of Corporations, Driftwood Bay Homeowners Association, Inc.). Its dues are unpublished.
The developer's site describes a community HOA for deed restrictions plus the district, and says central irrigation is included in the district's operations and maintenance fees (developer site, builder marketing, seen October 10, 2026). The district budget does carry irrigation supply and effluent water, so the two statements are consistent.
The West Port CDD was created by Charlotte County Ordinance 2019-023, adopted October 22, 2019, over 434.677 acres. It has a five-seat board, and its manager is Wrathell, Hunt and Associates, LLC. Seat 4 is vacant, and a landowners' meeting is set for November 10, 2026 (West Port CDD, About; West Port CDD, meetings and documents).
The FY2027 budget lists what the district pays for: 58 acres of wet ponds treated monthly, 198 FPL streetlights, irrigation supply from two well and pumping systems plus effluent water, landscape maintenance, and solar streetlighting funded from the special revenue fund. The district owns and maintains the stormwater system. The Area One park, playground and trails are district-owned (West Port CDD adopted budget FY2027).
The audit also records hurricane-recovery borrowing: a line of credit of $599,858 at 6.95 percent with a balance of $389,748 at the FY2025 audit, and FY2026 FEMA grants of $119,672 (Florida Auditor General, West Port CDD FY2025 audit).
The West Port East CDD came from Ordinance 2024-041, adopted December 10, 2024, and grew to 280.775 acres under Ordinance 2026-015 (Charlotte County petition CDD-24-02; Charlotte County petition CDD-26-01). Its Series 2025 bonds carry principal of $3,085,000 on the amortization schedule in the FY2027 budget (West Port East CDD adopted budget FY2027).
The district's own About page is useful for its board and meeting location only; its ordinance number and county lines are out of date, and the recorded ordinances above control (West Port East CDD, About). Assessments on its first 177 lots become a tax-bill line for the first time in FY2027, covered in the fee section.
Ownership differs by village. In The Cove, 24 street parcels belong to the Cove association. In The Hammocks (20 street parcels), The Palms (10), The Isles (8) and The Landings (5), the West Port CDD owns the streets. Collector roads are county-owned, and the district maintains hardscape, landscape, irrigation and lighting along them under a county right-of-way permit. The district finances, owns and maintains the stormwater system (West Port CDD Series 2024 offering document).
No street, drainage or waterway municipal service benefit unit (MSBU) appeared at any of our seven sample points. The only county assessment that did was the countywide fire rescue assessment.
A recorded declaration is the document that sets leasing minimums, pet and vehicle rules, assessments, transfer charges and any age restriction. We did not locate a copy of the West Port declaration or The Cove's on the public web, and we did not run a search of the Charlotte County Clerk's official records index.
What we can say is narrower. The Florida Division of Corporations shows no association for The Hammocks, The Palms, The Isles or The Landings, so the rules for those villages sit in the master declaration or in documents we have not seen. No age restriction appears on any public record we read, and the recorded declarations control. Leasing, pet and vehicle rules, and the amount of any capital contribution or transfer charge, are unpublished. Every buyer should read the declaration for the specific lot before contract.
Owning in West Port means county property tax at 15.0855 mills for 2025, a West Port CDD assessment of $1,605.80 to $2,692.35 for FY2027, a West Port East CDD assessment of $2,649.82 or $2,947.69, and association dues published only for The Cove ($2,220 to $3,200 a year in a May 2024 document). Several other layers are unpublished.
Data updated: October 2026 (county records through September 9, 2026; district budgets FY2027; FEMA queried October 10, 2026)
Every billed layer we could identify is in this table. Where a layer is unpublished, the table says so and does not estimate. Fire rescue, sanitation and stormwater amounts come from one real 2025 bill and vary by property.
Layer | Amount | Period | What it covers | Source |
|---|---|---|---|---|
County ad valorem millage | 15.0855 mills for tax year 2025 (tax districts 097, 098, 100 and 104) | Annual | County, law enforcement, lighting, school, water management and other taxing authorities | |
West Port CDD, FY2027 | $1,605.80 to $2,692.35 by assessment area and product | Annual | Operations and maintenance, special revenue fund and debt service on bonds | |
West Port East CDD, FY2027 | $2,649.82 (40 ft lot) and $2,947.69 (50 ft lot) | Annual, first year on the tax bill | Same | |
Charlotte County Fire Rescue | $278.20 on one 2025 bill | Annual | Fire rescue assessment | Charlotte County Tax Collector, 2025 tax bill, a Sunset Preserve Way home |
Charlotte County Sanitation Unit | $324.64 on one 2025 bill | Annual | Sanitation unit assessment | Same bill |
Mid-Charlotte Stormwater Utility | $14.44 on one 2025 bill | Annual | Stormwater utility | Same bill |
Cove at West Port Community Association | $2,220 villa lot, $2,900 50 ft lot, $3,200 60 ft lot | Annual, May 2024 document | Association services; whether it includes the master association is not stated | |
West Port Community Association (master) | unpublished | unpublished | unpublished | Florida Division of Corporations (existence only) |
Driftwood Bay Homeowners Association | unpublished | unpublished | unpublished | Florida Division of Corporations (existence only) |
Murdock Village CRA | none on the bill | n/a | Funded from tax increment, not a levy | |
Street or drainage service unit | none returned at seven sample points | n/a | Only the countywide fire rescue assessment returned | Charlotte County GIS, October 7, 2026 |
Transfer, capital contribution, estoppel | unpublished | At sale or closing | The recorded declaration and the association's estoppel certificate hold them | Information not available at time of publishing (checked 2026-10-07). |
The sums matter more than any one row. A homeowner outside The Cove pays the county tax, a West Port CDD assessment of $2,691.28 to $2,692.35 a year for a single-family lot, and master association dues that nobody has published. A Cove homeowner pays the lower Area Two assessment and the Cove dues.
The district's adopted budget prints an assessment comparison by area and product. These are on-roll gross amounts per unit.
Assessment area | Product (units) | Operations and maintenance | Special revenue fund | Debt service | FY2027 total | FY2026 total |
|---|---|---|---|---|---|---|
Area One 2020 | Single family 40 ft and 50 ft (320) | $706.32 | $709.77 | $1,276.26 | $2,692.35 | $2,694.13 |
Area Two 2020 | Twin villa (120) | $706.32 | none | $899.48 | $1,605.80 | $1,607.58 |
Area Two 2020 | Single family 50 ft (163) | $706.32 | none | $1,249.28 | $1,955.60 | $1,957.38 |
Area Two 2020 | Single family 60 ft (68) | $706.32 | none | $1,499.13 | $2,205.45 | $2,207.23 |
Area One 2021 | Townhome (172) | $600.37 | $603.30 | $956.73 | $2,160.40 | $2,161.93 |
Area One 2021 | Twin villa (124), single family 50 ft (149), single family 60 ft (41) | $706.32 | $709.77 | $1,275.64 | $2,691.73 | $2,693.51 |
Area Three | Single family 40 ft (61), 50 ft (59), 60 ft (12) | $706.32 | $709.77 | $1,275.19 | $2,691.28 | $2,693.06 |
Area Four | Twin villa (52) | $706.32 | none | $899.62 | $1,605.94 | $1,607.72 |
Area Four | Single family 50 ft (84) | $706.32 | none | $1,249.47 | $1,955.79 | $1,957.57 |
Area Four | Single family 60 ft (13) | $706.32 | none | $1,499.36 | $2,205.68 | $2,207.46 |
Multi-family | Apartments (504) | $494.42 | none | none | $494.42 | $495.67 |
Commercial | 5.44 units | $1,293.16 | n/a | n/a | $1,293.16 | $1,292.43 |
Source: West Port CDD adopted budget FY2027, assessment comparison. Areas Two and Four are The Cove (per the district offering document, May 2024). For other lots the tax bill shows the area; every non-Cove single-family and twin-villa class totals $2,691.28 to $2,692.35 for FY2027.
Two points follow. First, the district's assessment is nearly flat from FY2026 to FY2027: the Area One 2020 single-family total moved from $2,694.13 to $2,692.35. Second, The Cove's lower totals ($1,605.80 for a twin villa to $2,205.68 for a 60 ft lot) reflect that Cove lots carry no special revenue fund line, as the table shows. The special revenue fund (Budget Area 1) is the single-family program; the budget lists management, property insurance, line of credit payments, landscape maintenance and solar streetlighting under it.
The West Port East CDD's first lots go onto the tax bill for the first time in FY2027. The district's budget lists 95 lots at 40 feet and 82 lots at 50 feet. For FY2027 the 40 foot class pays $2,649.82: operations and maintenance of $769.93, special revenue fund of $688.40 and debt service of $1,191.49. The 50 foot class pays $2,947.69, with debt service of $1,489.36 (West Port East CDD adopted budget FY2027).
In FY2026 the same lots were assessed $1,120.00 (40 foot) and $1,400.00 (50 foot) for debt only, billed directly rather than on the tax bill.
Our calculation from the district budget: the step-up from FY2026 to FY2027 is $1,529.82 a year for a 40 foot lot ($2,649.82 less $1,120.00) and $1,547.69 for a 50 foot lot ($2,947.69 less $1,400.00). A buyer pricing a Driftwood Bay home should expect the November 2026 tax bill to carry that larger figure, not the FY2026 one.
Only The Cove has a published figure: $2,220 for a villa lot, $2,900 for a 50 foot lot and $3,200 for a 60 foot lot per year, from the May 2024 offering document (West Port CDD Series 2024 offering document). The document is more than two years old, and it does not say whether the amount includes the master association.
Master association dues, Driftwood Bay dues and any dues in The Hammocks, The Palms, The Isles and The Landings are unpublished. They sit in the association budget or the builder's contract addenda, and we have not seen either. The practical point for a buyer is plain: ask for the current budget in writing before you sign, and compare it with the 2024 Cove figures above.
This is the 2025 bill for one home on Sunset Preserve Way in The Hammocks (tax district 098), read from the Charlotte County Tax Collector's bill page on October 10, 2026. It is a homestead bill with an assessed value of $260,237, so the exemptions lower the taxable values.
Line | Authority | Mills | Amount |
|---|---|---|---|
Ad valorem | Charlotte County | 6.0394 | $933.18 |
Ad valorem | Greater Charlotte Lighting | 0.1907 | $39.00 |
Ad valorem | Law Enforcement | 2.1449 | $438.66 |
Ad valorem | West Coast Inland Navigation | 0.0394 | $8.06 |
Ad valorem | Environmentally Sensitive Lands | 0.2000 | $40.90 |
Ad valorem | Charlotte County School Board | 6.2880 | $1,447.73 |
Ad valorem | Southwest Florida Water Management | 0.1831 | $37.45 |
Non-ad valorem | Charlotte County Sanitation Unit | n/a | $324.64 |
Non-ad valorem | Charlotte County Fire Rescue | n/a | $278.20 |
Non-ad valorem | Mid-Charlotte Stormwater Utility | n/a | $14.44 |
Non-ad valorem | West Port CDD | n/a | $2,687.05 |
Combined taxes and assessments | 15.0855 | $6,249.31 |
Source: Charlotte County Tax Collector, 2025 tax bill, a Sunset Preserve Way home.
Our calculation: the seven ad valorem lines add to $2,944.98 and the four non-ad valorem lines add to $3,304.33. The West Port CDD line, $2,687.05, is 43 percent of the $6,249.31 total.
The bill carries no CRA line and no association line. The CDD figure is slightly below the FY2026 adopted per-unit totals in the district budget; the district's certified assessment roll holds that reconciliation. We read one bill only, so treat the fire rescue and sanitation amounts as examples, not rates.
Each figure below is our calculation from the published FY2027 district totals and the 2024 Cove dues. They exclude county tax, the master association, insurance and utilities.
Home | CDD, FY2027 | Association | Yearly total | Per month |
|---|---|---|---|---|
Cove 50 ft single family | $1,955.60 | $2,900 (2024 document) | $4,855.60 | about $404.63 |
Cove villa | $1,605.80 | $2,220 (2024 document) | $3,825.80 | about $318.82 |
Cove 60 ft single family | $2,205.45 | $3,200 (2024 document) | $5,405.45 | about $450.45 |
Single family outside The Cove | $2,692.35 | unpublished master dues | $2,692.35 plus dues | about $224.36 plus dues |
Our calculation, ad valorem: 15.0855 mills on a $290,000 taxable value is $4,374.80 before any exemption. That is an illustration only. A homeowner's taxable value depends on the county's assessment and on exemptions such as homestead, as the real bill above shows.
Our calculation, West Port East: a Driftwood Bay 50 foot lot moves from $1,400.00 off-roll in FY2026 to $2,947.69 on the November 2026 bill, a step-up of $1,547.69.
The West Port CDD has issued five series of bonds, with a total par amount of $27,900,000 at the FY2025 audit (Florida Auditor General, West Port CDD FY2025 audit):
Series | Par amount |
|---|---|
Series 2020, Area One | $6,735,000 |
Series 2020, Area Two | $6,900,000 |
Series 2021 | $9,560,000 |
Series 2022 (Area Three) | $2,375,000 |
Series 2024 (Area Four) | $2,330,000 |
Total | $27,900,000 |
The proceeds financed district infrastructure: off-site roadway improvements, the stormwater system, irrigation distribution lines and the Area One park, playground and trails. Debt service is the line in the assessment table that repays them. The Cove clubhouse, pools and courts are private and are not a district asset (West Port CDD Series 2024 offering document). The West Port East CDD has its own Series 2025 bonds with principal of $3,085,000.
The district also borrowed after a hurricane: a recovery line of credit of $599,858 at 6.95 percent, with a balance of $389,748 at the FY2025 audit, and the district received $119,672 in FEMA grants in FY2026.
Transfer charges, capital contributions and resale or estoppel certificate fees for West Port are unpublished. The recorded declaration holds the first two, and the association's estoppel certificate, issued at a sale, states what is owed and any transfer charge.
We have not seen a West Port declaration or certificate, so this page prints no figure for them. The county tax and the CDD assessment both appear on the tax bill, as the real bill above shows. For the amounts on a specific home, the contract's association addendum and the title company's closing figures are the documents that settle them.
West Port has five villages where a buyer can purchase a home or lot today, plus one rental townhome community. The Cove, The Hammocks, The Palms, The Isles and Driftwood Bay (the West Port East plat) hold homes and lots on the county roll, and The Landings is held as rentals. Each village below differs on the record.
Data updated: October 2026 (county records through September 9, 2026; district budgets FY2027; FEMA queried October 10, 2026)
West Port is one master plan, but the villages are not interchangeable. They were platted in different years, they sit in different assessment areas, and only one of them has a gate and an amenity center of its own. All county figures below are Charlotte County recorded sales for the 12 months to September 9, 2026, from the county property roll and sales files dated October 4, 2026, unless a different window is named.
The Cove at West Port is the largest village on the county roll and the only gated one: 554 parcels in all, including 394 homes, 105 vacant lots and one 6,458 square foot common building built in 2023. The 394 homes are 258 single-family homes (heated area 1,312 to 3,306 square feet, average 2,199) and 136 paired villas (1,327 to 1,526 square feet, average 1,501). Of the 105 vacant lots, 101 are in Phase 4. The developer's villages page calls it West Port's only gated village (builder marketing, seen October 10, 2026).
The Cove built out between 2022 and 2025: of its 394 homes and the common building, 28 carry a 2022 year built, 145 carry 2023, 162 carry 2024 and 60 carry 2025, and the first qualified sale was recorded on April 22, 2022.
In the 12 months to September 9, 2026, the county recorded 95 sales in The Cove at a median of $289,000, ranging from $225,000 to $447,200. Builder-direct sales numbered 82 at a $300,000 median, and 13 were resales at a $245,000 median. The median price per square foot of county heated area was $160.34 (n = 71). Those headline medians mix different homes, so the product split matters more:
Product in The Cove | Sales, 12 months | Median |
|---|---|---|
Single family (county use code 0100) | 45 | $345,000 |
Paired villas (county use code 0102) | 26 | $247,500 |
New homes not yet on the roll (use code 0000) | 24 | $280,000 |
By plat phase, Phase 4 had 46 sales at a $282,000 median, Phase 3 had 25 at $300,000, Phase 2 had 21 at $375,900, Phase 1B had two sales ($250,000 and $280,000) and Phase 1A-1 had one ($320,000). By calendar year the village's medians were $419,850 in 2022 (26 sales), $390,000 in 2023 (125), $357,800 in 2024 (99), $337,000 in 2025 (133) and $270,600 for 2026 through September 9 (44). The product mix changed each year, so those rows are not a price trend.
The Cove at West Port Community Association, Inc. (Florida Division of Corporations document N20000010345, filed September 11, 2020, active) owns the amenity parcel, 17 common parcels and 24 street parcels (Sunbiz record). The West Port Community Development District's assessment Areas Two and Four are The Cove, and the district's May 2024 offering document puts the association's dues at $2,220 for a villa lot, $2,900 for a 50 foot lot and $3,200 for a 60 foot lot a year (West Port CDD Series 2024 offering document). That document does not say whether the figure includes the master association.
D.R. Horton is the builder selling in The Cove now (builder marketing, seen October 10, 2026). Taylor Morrison's Cove at West Port page reads "The Cove at West Port is sold out!" (builder marketing, seen October 10, 2026).
Streets with sales in the 12 months: Bridle Ridge Street 22 ($260,000 median), Powell Valley Drive 16 ($286,050), Ivy Ridge Court 14 ($247,500), Laurel Brook Lane 13 ($404,000), Mableton Drive 9, Old Fox Trail 6, Crofton Springs Way 5, Remington Trace Drive 4 and Highgate Street 3 (under 10 sales each, so no median). Bandermill Drive, Moss Cove Court and Cobble Glen Drive each had one sale, at $280,000, $320,000 and $345,000.
A dedicated Cove at West Port sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We'll link it here when it goes live.
The Hammocks at West Port is the earliest village in West Port and an open (ungated) single-family village: 410 parcels, of which 382 are single-family homes (heated area 1,482 to 3,368 square feet, average 1,925) and 8 are vacant lots. Its first qualified sale, on June 24, 2021, is the earliest in all of West Port, and the homes carry year-built values of 2021 (13), 2022 (51), 2023 (159), 2024 (110) and 2025 (49).
In the 12 months to September 9, 2026, the county recorded 38 sales in The Hammocks, median $287,500, from $255,000 to $449,500. Builder-direct sales numbered 24 at a $273,500 median and 14 were resales at $327,500. The median price per square foot of county heated area was $160.47 (n = 30). Here the resale median sits above the builder-direct median, the reverse of The Cove, which is why we never read a resale-versus-builder gap as a price signal without a same-product comparison.
Calendar-year medians in The Hammocks were $347,500 in 2021 (13 sales), $362,350 in 2022 (40), $383,450 in 2023 (130), $350,000 in 2024 (129), $295,000 in 2025 (78) and $285,000 for 2026 through September 9 (23).
Streets with sales in the 12 months: Fiesta Drive 12 ($281,500 median), Sunset Preserve Way 9, Celebration Drive 5, Sol Preserve Drive 4, Cayo Key Drive 3 and Canopy Garden Drive 3 (under 10 sales each, so no median). Terrapin Key Drive had two sales, at $285,000 and $385,000.
No Sunbiz entity is named for The Hammocks, so no separate village association appears on the public record; the West Port CDD owns the 20 street parcels there, and the recorded declarations, which we have not read, control what binds an owner. The developer's current villages page does not list a builder selling in The Hammocks.
A dedicated Hammocks at West Port sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We'll link it here when it goes live.
The Palms at West Port mixes single-family homes and paired villas on 286 parcels: 123 single-family homes (heated area 1,488 to 2,988 square feet, average 1,989), 124 paired villas (1,470 to 1,522 square feet, average 1,491) and 24 vacant lots. Its first qualified sale was recorded on November 30, 2022. The Palms was platted on former Landings tract land in 2021 and 2022.
In the 12 months to September 9, 2026, the county recorded 37 sales in The Palms, median $307,500, from $240,000 to $425,000. Builder-direct sales numbered 30 at a $316,600 median; the remaining seven were resales, too few for a median. The median price per square foot of county heated area was $163.52 (n = 19).
Calendar-year medians in The Palms were $302,650 in 2022 (26 sales), $315,200 in 2023 (116), $302,950 in 2024 (78), $364,650 in 2025 (28) and $294,350 for 2026 through September 9 (28).
Streets with sales in the 12 months: West Palms Drive 16 ($305,400 median), Queen Palm Drive 14 ($316,050) and South Port Harbor Boulevard 4 (under 10 sales, so no median). Coconut Palm Drive had two sales, at $265,100 and $280,000, and Lady Palm Drive had one, at $277,000.
As in The Hammocks, no village association appears under The Palms on Sunbiz, and the West Port CDD owns the 10 street parcels. No builder is listed as selling there on the developer's villages page.
A dedicated Palms at West Port sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We'll link it here when it goes live.
The Isles at West Port is a small, fully built single-family village: 111 parcels, of which 104 are single-family homes (heated area 1,672 to 3,325 square feet, average 2,170), built 2021 (30), 2022 (50), 2023 (23) and 2024 (1). It has no vacant lot. Its first qualified sale was recorded on July 12, 2021.
Because The Isles is built out, it trades rarely. In the 12 months to September 9, 2026, the county recorded four sales, all resales, which we list instead of averaging: on West Isles Road, $335,000 (February 26, 2026) and $289,000 (June 11, 2026); on East Isles Road, $390,000 (July 30, 2026) and $500,000 (August 31, 2026). The first window with ten or more sales is the 60 months from September 10, 2021 to September 9, 2026: 99 sales at a $420,800 median, of which 88 were builder-direct at $417,550 and 11 were resales at $489,700. The median price per square foot of county heated area in that window was $196.28 (n = 99). That window is not comparable with the 12-month figures for the other villages.
No separate association appears on Sunbiz for The Isles, and the West Port CDD owns its 8 street parcels.
A dedicated Isles at West Port sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We'll link it here when it goes live.
Driftwood Bay is the name D.R. Horton and the developer give the first village on the West Port East plat. On the county roll that plat has 203 parcels, including 177 vacant residential lots on Harmon Drive, Summerville Street and Stillwell Court, and no home with a year built yet. The West Port East IA plat was recorded on March 28, 2025 (Plat Book 28, Pages 3A to 3P, 187.33 acres), and the IB plat (Plat Book 28, Page 12) holds the 177 lots.
In the 12 months to September 9, 2026, the county recorded six builder-direct sales on Harmon Drive, which we list rather than average: $290,000 (June 18, 2026), $285,000 (June 26), $286,600 (June 29), $275,000, $250,000 and $272,200 (all June 30).
West Port East is a separate tax district (097) with its own district, the West Port East Community Development District, created by Charlotte County Ordinance 2024-041 and expanded in 2026 to 280.775 acres. For FY2027 its Phase 1 lots are assessed $2,649.82 (40 foot lots) and $2,947.69 (50 foot lots), and FY2027 is the first year the assessment appears on the tax bill (West Port East CDD adopted budget FY2027). Driftwood Bay Homeowners Association, Inc. (Florida Division of Corporations document N24000009093, filed August 2, 2024, active) is the village association (Sunbiz record); its dues are unpublished.
D.R. Horton is the builder selling in Driftwood Bay (builder marketing, seen October 10, 2026). Lennar is expected to begin building in the expansion in 2027, according to Gulfshore Business, August 3, 2026.
A dedicated Driftwood Bay at West Port sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We'll link it here when it goes live.
The Landings at West Port is a rental townhome community, not a village a buyer shops in. The county roll shows 184 parcels, of which 172 are townhomes (heated area 682 to 1,488 square feet, average 1,376) built in 2022 (38) and 2023 (134). County ownership records show 164 of the 172 townhomes held by two companies and 8 in other hands. We do not name the owners.
The sales history is short. The county recorded 11 qualified sales, all on Vista Landings Court: 8 builder-direct sales in March and April 2023 ($210,000 to $220,000) and 3 resales in 2024 ($214,000 to $245,000). The most recent was recorded on July 2, 2024, and none falls in the last 24 months, so there is no 12-month figure to print. A buyer who wants a townhome in The Landings should expect to ask whether any unit is available at all.
The table below puts the six communities side by side on the facts that change from one to the next. Counts are county roll values (October 4, 2026 roll) and the 12 months to September 9, 2026. Flood zones are sample points, not whole villages (see the flood section below).
Fact | The Cove | The Hammocks | The Palms | The Isles | The Landings | Driftwood Bay (West Port East) |
|---|---|---|---|---|---|---|
Gated | Yes (developer marketing) | No gate stated | No gate stated | No gate stated | Not stated | No gate stated |
Residential parcels (lots and homes) | 500 | 390 | 271 | 104 | 172 | 177 |
Vacant lots | 105 | 8 | 24 | 0 | 0 | 177 |
Product | Single family and paired villas | Single family | Single family and paired villas | Single family | Townhomes (rental) | Single family on 40 and 50 foot lots (platted) |
Average heated area, single family | 2,199 sq ft | 1,925 sq ft | 1,989 sq ft | 2,170 sq ft | 1,376 sq ft (townhome) | Not applicable |
Street parcels owned by | The Cove association (24) | West Port CDD (20) | West Port CDD (10) | West Port CDD (8) | West Port CDD (5) | Not established |
Village association on Sunbiz | Cove at West Port Community Association, Inc. | None by name | None by name | None by name | None by name | Driftwood Bay Homeowners Association, Inc. |
Community development district; tax district | West Port CDD; 098 | West Port CDD; 098 | West Port CDD; 098 | West Port CDD; 098 | West Port CDD; 098 | West Port East CDD; 097 |
Builder selling now | D.R. Horton (Taylor Morrison page reads sold out) | None listed | None listed | None listed | Not for sale | D.R. Horton |
Flood zone at our sample point | AE 9 ft (Remington Trace Drive); shaded X (Bridle Ridge Street) | AE 9 ft | AE 9 ft | Shaded X | AE 9 ft | AE 9 ft |
Sales, 12 months to September 9, 2026 | 95, median $289,000 | 38, median $287,500 | 37, median $307,500 | 4 resales, listed above | 0 (last sale July 2, 2024) | 6 builder-direct, listed above |
Amenity building | Yes (Cove amenity center) | No | No | No | No | No |
Builder rows come from the developer's villages page and the builder's own page, both seen October 10, 2026. The recorded declarations for every association control what an owner may do, and we have not read them.
West Port has one private resident amenity center, in the gated Cove, and a county park next door. The other villages have no amenity building on the county roll. What the community development district maintains in every village is the infrastructure: ponds, streetlights, irrigation supply and paths. The details follow village by village.
Data updated: October 2026 (county records through September 9, 2026; district budgets FY2027; FEMA queried October 10, 2026)
The Cove amenity center is a 6,458 square foot building, built in 2023, on Tract A of Cove Phase 1A-1 (3.6 acres) on Remington Trace Drive, and the land is owned by The Cove at West Port Community Association (Charlotte County GIS, Property Ownership layer). The developer's amenity page lists a clubhouse, fitness room, resort-style pool with lap lanes, four pickleball courts, bocce, an event lawn and a fenced dog park, and says it is "exclusively for the use of its residents" (builder marketing, seen October 10, 2026).
The district's offering document describes the same clubhouse, pools and courts as "private and is not part of the District's CIP" (West Port CDD Series 2024 offering document). We therefore do not say the district funds or runs the Cove pool: the amenity sits on association-owned land and is private to Cove residents. Hours and guest rules were not published where we looked.
The Hammocks, The Palms, The Isles, The Landings and West Port East carry no common building, no association-owned parcel and no amenity building on the county roll. Residents of those villages do not have a resident amenity center of their own today. The nearest public recreation is Centennial Park, covered below, which is open to the public at county rates.
The West Port Community Development District owns and maintains the community's stormwater system. Its FY2027 budget covers 58 acres of wet ponds treated monthly, 198 Florida Power and Light streetlights, landscape maintenance, solar streetlighting in the special revenue fund and irrigation supply from two well and pumping systems plus effluent water (West Port CDD adopted budget FY2027). The budget pays for irrigation supply; we do not describe irrigation as included or free, because the cost is carried in the district's assessments.
The district's offering document also lists the Area One park, playground and trails as district-owned. Collector roads in West Port are county-owned. Inside The Cove the association owns the street parcels, and in the other villages the district does.
Centennial Park is a 103.3-acre Charlotte County park next to West Port, open to the public at county rates, with ballfields, a recreation center, a 50-meter pool, trails and a playground. It is not part of West Port and not private to its residents. From the sample points it is 0.9 to 1.5 road miles, about 4 to 5 minutes.
Data updated: October 2026 (county records through September 9, 2026; district budgets FY2027; FEMA queried October 10, 2026)
Centennial Park was built in 2003 inside the Murdock Village redevelopment area and is open from 6 a.m. to 9 p.m. It has baseball, softball and soccer fields, an 18-hole disc golf course, a dog-friendly area, a nature trail, a playground and the Veterans Memorial Walkway (2009). Each March it hosts the Snowbird Classic college baseball tournament (Charlotte County, Centennial Park; county park hours).
By road, the park is 0.9 miles from our sample point in The Hammocks and 1.4 to 1.5 miles from the points in The Cove and West Port East, about 4 to 5 minutes by free-flow drive. The developer's marketing describes the park as part of the community; the county records show it as a separate county-owned park beside West Port.
The Centennial Park Recreation Center has a 9,976 square foot gym with six basketball goals, lined for four pickleball courts and two volleyball courts, plus a fitness center and a community garden. The park also has four lighted baseball fields, a softball field and four soccer fields. The center is open Monday to Friday 8 a.m. to 8 p.m., Saturday 10 a.m. to 4 p.m. and Sunday 12 noon to 4 p.m. Drop-in use is $2, a six-month pass is $40 and an annual pass is $75 (Charlotte County, Centennial Park Recreation Center).
The Centennial Park Pool is a 50-meter competition pool with a diving well. Daily admission is $3 for an adult and $2 for a child. Annual passes are $100 for an adult, $75 for a child and $230 for a group of four, plus tax (Charlotte County, Centennial Park Pool). Rates are the county's published rates and can change; the county page controls.
Charlotte County has a sales-tax referendum on the ballot on November 3, 2026. The county's project sheets propose, if voters approve it, Centennial Park Phase 2 (14 lighted courts, $6.8 million), Phase 3 (a lazy river and lap lanes, $11.6 million) and a recreation center renovation ($7.3 million). These are proposals only. Nothing is funded, designed or scheduled until the vote passes and the county adopts a plan.
West Port has no golf course, marina or beach inside it. The lakes are stormwater ponds, not boating water. The nearest open golf course is Riverwood Golf Club, 3.2 to 5.7 road miles away, the nearest boat ramp is at El Jobean, and the Gulf beaches are about 29 to 42 minutes away by free-flow drive.
Data updated: October 2026 (county records through September 9, 2026; district budgets FY2027; FEMA queried October 10, 2026)
No golf course sits inside West Port, and the county roll carries no golf land-use code in the community. The nearest open course is Riverwood Golf Club, 3.2 to 5.7 road miles from the sample points. Charlotte Harbor National Golf Club on Bobcat Trail has been shut since August 2021, according to the Charlotte Sun (Charlotte Sun, January 14, 2023); we found no 2026 status for it, so we do not list it as available.
West Port has no marina and no boat ramp. The lakes inside it are stormwater retention ponds that the community development district maintains. The nearest public ramp is the El Jobean Boat Ramp, open 24 hours, 4.7 to 7.2 road miles from the sample points.
The El Jobean Fishing Pier is closed. Most county piers closed for restoration after Hurricanes Helene and Milton, and the county says permitting may take 12 to 24 months (Charlotte County, fishing and fishing piers). The county pier that is open is the Centennial Fishing Pier in Placida, far to the west and not part of Centennial Park.
Port Charlotte Beach Park is a harbor park, not a Gulf beach, 8.3 road miles and about 18 minutes from West Port. Its boat ramp A is closed, and the county forecasts the pool rebuild to finish in late 2026.
The Gulf beaches are farther. Englewood Beach is 16.7 to 19.2 road miles, about 29 to 32 minutes. Boca Grande is 20.9 to 23.5 road miles, about 39 to 42 minutes. These are estimated free-flow drive times from the sample points (OSRM routing, October 10, 2026) and do not include traffic or season.
West Port itself has no operating retail, so everyday errands go to the US 41 and SR 776 corridors. Groceries are about 7 to 10 minutes away, Port Charlotte Town Center is about 7 minutes from The Cove, and a count of 78 licensed seated food service establishments lies within a 10-minute free-flow drive of at least one sample point.
Data updated: October 2026 (county records through September 9, 2026; district budgets FY2027; FEMA queried October 10, 2026)
The Florida Department of Business and Professional Regulation licenses seated food service establishments. In its District 7 licence file, 78 sit within a 10-minute free-flow drive of at least one of our three sample points, and 25 within 8 minutes (Florida DBPR, District 7 food service licence extract). This counts licences, not restaurants and not reviews. It tells you the density of places licensed to serve, not which ones are worth a drive.
A Walmart Supercenter on Murdock Circle is about 7 to 9 minutes from the sample points, and a Publix at Quesada Commons is about 9 to 10 minutes (retailer store pages). Port Charlotte Town Center is 3.2 road miles, about 7 minutes, from The Cove point and 2.6 miles, 6 minutes, from the West Port East point.
No operating retail building inside West Port appears on the county record. A commercial center, West Port Marketplace, is planned on El Jobean Road, and the press reports a Publix opening in late 2027 (Gulfshore Business, August 3, 2026). We treat that as a plan until a building is on the record.
Charlotte Sports Park, the Tampa Bay Rays' spring training home, is on El Jobean Road about 7 to 10 minutes from West Port, and the Rays' 2027 home games there start February 20, 2027 (MLB, Rays spring training; Charlotte Sports Park). Tippecanoe Environmental Park is a 380-acre county preserve with a nature trail, birding and paddling, about 6 to 10 minutes away.
The Mid-County Regional Library reopened on May 11, 2026 and is about 10 to 11 minutes from West Port. Charlotte Rides offers a free curb-to-curb demand-response service Monday to Friday, 6:30 a.m. to 6 p.m.
West Port sits in storm surge Evacuation Zone B at all seven of our sample points, and its homes were built from 2021 to 2025 to a design wind speed of about 150 mph. The public record shows what the maps, letters and elevations say about it; no source we found reports storm damage to West Port homes.
Data updated: October 2026 (county records through September 9, 2026; district budgets FY2027; FEMA queried October 10, 2026)
Charlotte County's storm surge evacuation zones run from A to E, and West Port sits in Zone B at every sample point (Charlotte County Emergency Management, Know Your Zone). The county's evacuation route map shows the routes. The county's zone for an address, not our sample points, is the one to check before a contract.
Hurricane Ian made landfall near Punta Gorda at 2035 UTC on September 28, 2022, at about 125 knots, and the National Hurricane Center reported that most surge sensors in Port Charlotte stayed dry because of offshore winds (NHC, Hurricane Ian report). For Hurricane Helene, the NHC counted 8 structures destroyed, 1,900 with major damage and 750 with minor or moderate damage in Charlotte County as a whole, mostly from surge (NHC, Hurricane Helene report). For Hurricane Milton, it reported surge of 5 to 8 feet above ground in the northern part of Charlotte Harbor and the Peace River, and a station about 3 miles south of Port Charlotte recorded 6.62 inches of rain (NHC, Hurricane Milton report).
Those are countywide and regional figures. We found no county, NOAA or newspaper source that reports damage to homes in West Port, so we make no claim either way. The community development district's audit shows a hurricane-recovery line of credit of $599,858 at 6.95 percent (balance $389,748 in the FY2025 audit), and its FY2026 budget carries $119,672 in FEMA grants (Florida Auditor General, West Port CDD FY2025 audit). Those lines show the district borrowed and received grants after the storms; they do not say what was repaired or where.
Our reading of the Florida Building Commission's 2023 wind-speed map puts the design wind speed for Risk Category II buildings at West Port at about 150 mph (UF GeoPlan, 2023 wind speed report). All of Charlotte County is in the wind-borne debris region. A home's design speed is on its building permit, and that document, not our reading of the map, controls.
Every West Port home was built after 2020, so each falls under the modern Florida Building Code. That helps with insurance discounts, covered in the insurance section below.
West Port's stormwater system is a district-owned network of retention lakes, pipes, swales and control structures that discharges to the Crestwood and East Fork waterways and is designed to Southwest Florida Water Management District standards (West Port CDD Series 2024 offering document). The district owns and maintains it, and its budget pays for treating 58 acres of wet ponds monthly.
West Port is not in one flood zone. On the FEMA map effective December 15, 2022, five of our seven sample points are Zone AE with a 9-foot base flood elevation and two are shaded Zone X, while 29 FEMA letters have removed or reviewed lots on West Port plats. Check the lot, not the village.
Data updated: October 2026 (county records through September 9, 2026; district budgets FY2027; FEMA queried October 10, 2026)
We queried FEMA's National Flood Hazard Layer at one point in each village on October 10, 2026 (FEMA National Flood Hazard Layer). The results are per point, not per village, and all seven points sit on FIRM panel 12015C0043G, effective December 15, 2022.
Village | Street at sample point | FEMA zone | Base flood elevation | Panel and effective date | Lot in a FEMA letter |
|---|---|---|---|---|---|
The Cove (Phase 1B) | Remington Trace Drive | AE | 9 ft NAVD88 | 12015C0043G, December 15, 2022 | Yes, removed by 23-04-3181A (June 9, 2023) |
The Cove (Phase 4) | Bridle Ridge Street | Shaded X | None | 12015C0043G, December 15, 2022 | Not needed on the map; a Phase 4 letter exists |
The Hammocks | Sunset Preserve Way | AE | 9 ft NAVD88 | 12015C0043G, December 15, 2022 | Yes, removed by 23-04-3402A (May 11, 2023) |
The Palms | West Palms Drive | AE | 9 ft NAVD88 | 12015C0043G, December 15, 2022 | The Palms plats have removal letters; this lot not verified |
The Isles | East Isles Road | Shaded X | None | 12015C0043G, December 15, 2022 | Not checked |
Driftwood Bay (West Port East) | Harmon Drive | AE | 9 ft NAVD88 | 12015C0043G, December 15, 2022 | Yes, removed by 26-04-0376A (December 22, 2025) |
The Landings | East Landings Way | AE | 9 ft NAVD88 | 12015C0043G, December 15, 2022 | Denied May 5, 2023 at 8.9 ft, then removed July 11, 2023 |
The same query found the points outside the Coastal High Hazard Area, the Limit of Moderate Wave Action, any Coastal Barrier Resources unit and the floodway, and no Letter of Map Revision changes the map at any of them. We never describe West Port as in one zone.
On the map in force before December 15, 2022 (panel 0043F), all seven points were Zone X, outside the Special Flood Hazard Area. On the current map, five of the seven are Zone AE. The FEMA letters below followed that change, and a flood-zone answer from a listing or a map printed before December 2022 may be out of date.
Since 2022, FEMA has issued 29 determinations on West Port plats: 26 Letters of Map Revision based on Fill (LOMR-F), one of them a denial, and 3 Letters of Map Amendment (LOMA), in every village. Lowest lot elevations printed in the letters run from 9.0 to 12.0 feet NAVD88 against a 9.0-foot base flood elevation. The table lists nine letters, one per plat group plus the denial and its follow-up, each linked to FEMA's Map Service Center.
FEMA case | Type and date | Plat named | Outcome | Lowest lot elevations in the letter (ft, NAVD88) |
|---|---|---|---|---|
LOMR-F, June 9, 2023 | The Cove, Phases 1A-1, 1B, 2 and 3 | Property removed | 9.2 to 10.6 | |
LOMR-F, November 19, 2024 | The Cove, Phase 4 | Property removed | 9.0 to 9.5 | |
LOMR-F, May 11, 2023 | The Hammocks, Phases III and IV | Property removed | 10.9 to 11.5 | |
LOMR-F, April 18, 2023 | The Palms | Property removed | 9.0 to 11.6 | |
LOMR-F, May 3, 2023 | The Isles, Phase 1 | Property removed | 9.1 to 9.7 | |
LOMR-F, May 2, 2023 | The Landings, Phase 2 | Property removed | 9.2 to 10.8 | |
LOMR-F, May 5, 2023 | The Landings, one lot on East Landings Way | Denied | 8.9 | |
LOMR-F, July 11, 2023 | The Landings, the same lot | Property removed | 9.0 | |
LOMR-F, December 22, 2025 | West Port East IB (Stillwell Court, Harmon Drive, Summerville Street) | Property removed | 10.3 to 11.4 |
Elevation ranges are our extraction of the lowest lot elevation values printed in each letter. The denial shows how thin the line is: the Landings lot was denied at 8.9 feet against a 9.0-foot base flood elevation, and removed two months later when the lot was documented at 9.0 feet. A lot a tenth of a foot short was in; a lot at the base flood elevation was out.
Not every lot is listed in a letter. A lot that appears in no letter stays in the Special Flood Hazard Area as the map shows it. The letters themselves state that, for a removed property, "the Federal mandatory flood insurance requirement does not apply. However, the lender has the option to continue the flood insurance requirement to protect its financial risk on the loan" (FEMA case 23-04-3181A, June 9, 2023).
Charlotte County's elevation certificate layer holds certificates for West Port streets. On the current map's datum (NAVD88), the numbers are:
Village | Certificates on file | Finished floor median (ft, NAVD88) | Median floor above the 9-ft base flood elevation (our calculation) |
|---|---|---|---|
The Landings | 132 | 12.4 | 3.4 ft |
The Hammocks | 27 | 12.9 | 3.9 ft |
The Cove | 9 | 11.6 (range 11.21 to 11.96) | 2.2 to 3.0 ft (lowest to highest floor) |
Florida Building Code, 6th Edition and later, require buildings at or above the base flood elevation plus 1 foot (Florida Division of Emergency Management, elevation freeboard paper). Those floors sit above that line, but an elevation certificate is a record of one house, not of the village. Certificates on file for The Isles and The Palms use an older map and datum, so we do not compare them here.
Three documents settle a single lot. First, the flood zone on FEMA's current map for that address. Second, the FEMA letter, if one lists the lot; the cases in the table above are the West Port letters we sampled, and the full set is on FEMA's Map Service Center. Third, the home's elevation certificate, which the seller or the county's elevation certificate record can supply. For a West Port buyer, we ask for all three before the inspection period ends. The county's flood protection page is the county's starting point.
Insurance in West Port depends on the lot's flood status and on who writes the wind policy. A lender requires flood insurance if the home is in the Special Flood Hazard Area, a FEMA removal letter lifts the federal requirement but not a lender's option, and Citizens requires flood on most wind policies by January 1, 2027.
Data updated: October 2026 (county records through September 9, 2026; district budgets FY2027; FEMA queried October 10, 2026)
Federal rules require a lender to insist on flood insurance when a home in the Special Flood Hazard Area carries a federally backed mortgage. A lot in Zone AE with no FEMA letter is in that area. A lot that a letter removed is not, and the letter says so, though it also says the lender "has the option to continue the flood insurance requirement." The lender's choice is part of the loan, so we ask the lender in writing before we count on dropping the policy.
Citizens Property Insurance requires most policies with wind coverage to carry flood coverage by January 1, 2027. Homes in the Special Flood Hazard Area have already had to. Outside it, the Coverage A threshold fell from $600,000 in 2024 to $500,000 in 2025 and to $400,000 in 2026, before all policies in 2027 (Citizens, flood; Citizens, new flood requirements begin January 1).
The federal and Citizens rules are separate. A lot removed from the Special Flood Hazard Area by a FEMA letter no longer triggers the federal mandatory requirement, but if Citizens writes the wind policy, the Citizens flood rule still applies from January 1, 2027. That is the case a West Port buyer with a removal letter should price before closing.
Citizens offers a building-code discount for homes built on or after January 1, 2002, and wind mitigation discounts apply to the wind premium (Citizens, discounts). Every West Port home qualifies on age, because the county roll shows 1,299 homes with a year built between 2021 and 2025. Whether a given home earns the discount depends on its wind mitigation inspection.
Charlotte County keeps a Class 5 rating in FEMA's Community Rating System, a 25 percent discount on federal flood insurance premiums, according to WINK News reporting on FEMA on September 9, 2025 (WINK News, Charlotte County keeps its CRS discount). We print no premium figures: a quote depends on the home, its elevation certificate and the carrier.
West Port is zoned to Liberty Elementary, Murdock Middle and Port Charlotte High, all in Charlotte County Public Schools. We ran seven sample addresses spread across West Port's villages through the district's own Boundary Locator, and every point returned that same trio. The state's 2025-26 grades are A, B and B.
Data updated: October 2026 (Charlotte County Public Schools Boundary Locator and Florida Department of Education school grades, both read October 10, 2026; OSRM routing estimates computed October 10, 2026).
We took seven address points from the county parcel layer, one or more in each village, and ran each through the lookup service behind the district's public Boundary Locator (see also the district's Boundary Locator page). Every point returned Liberty Elementary, Murdock Middle and Port Charlotte High. We print street names only, never house numbers.
School | Level | FLDOE 2025-26 | FLDOE 2025 | FLDOE 2024 | Road distance from the sample points |
|---|---|---|---|---|---|
Liberty Elementary | Elementary | A | B | B | 4.8 to 5.4 miles, about 10 to 11 minutes |
Murdock Middle | Middle | B | B | C | 2.4 to 3.2 miles, about 7 to 8 minutes |
Port Charlotte High | High | B | C | C | 3.0 to 3.7 miles, about 8 to 9 minutes |
Source: Florida Department of Education, 2025-26 school grades workbook, grades as of September 1, 2026; Charlotte County Public Schools Boundary Locator, read October 10, 2026. Distances are OSRM free-flow estimates (our analysis), always "about", and add time for school-run traffic.
Builder websites do not always match the district. One builder's Driftwood Bay page lists a different elementary and middle school than the district's lookup returned for the West Port East point. The district's own lookup controls, so run the exact address you are considering before you sign and ask the district to confirm in writing if the answer matters to your decision.
Liberty Elementary rose to an A for 2025-26 after two years at a B. Murdock Middle earned a B for a second year after a C in 2024. Port Charlotte High earned a B after two years at a C. Those are the state's own letter grades (Florida Department of Education, school grades 2026), and a letter grade is one measure, not a description of any child's experience.
At the district level, Charlotte County Public Schools earned an A district rating, its first in 15 years, ranked 21st of 67 districts (Charlotte County Public Schools, July 1, 2026 release).
The district's 2026-27 Code of Student Conduct sets a walking distance of not more than 2 miles from home to school, or 1.5 miles from home to the assigned bus stop (Charlotte County Public Schools, Code of Student Conduct). The road distances in the table above are measured from our sample points, and all three exceed 2 miles.
Whether a particular West Port address qualifies for a bus, and where the stop sits, is the district's determination for that address and school year. We do not predict it. Ask the district for the stop assignment for the exact address, and treat the table as a planning estimate for the drive.
The nearest emergency room to West Port is HCA Florida Tamiami Trail Emergency, open 24 hours on Tamiami Trail, about 3 miles and 6 to 7 minutes away. The nearest full-service hospitals are AdventHealth Port Charlotte and HCA Florida Fawcett Hospital, each 6.4 to 6.9 miles and 14 to 15 minutes from West Port.
Data updated: October 2026 (hospital and Florida Agency for Health Care Administration pages read October 10, 2026; OSRM routing estimates computed October 10, 2026).
HCA Florida Tamiami Trail Emergency is an off-campus emergency department of HCA Florida Fawcett Hospital, and it opened in 2023 (HCA Florida Tamiami Trail Emergency). The state lists it among hospital-based off-campus emergency departments in a list dated April 6, 2026 (Florida AHCA, hospital-based off-campus emergency departments).
Because it is part of the hospital's emergency service, its distance from West Port, about 3 miles and 6 to 7 minutes in free-flow conditions (OSRM, our analysis), is the number that matters most for a first stop. In a real emergency the right step is 911, and the ambulance crew decides the destination.
AdventHealth Port Charlotte (renamed in March 2025) and HCA Florida Fawcett Hospital each sit 6.4 to 6.9 road miles and 14 to 15 minutes from West Port in free-flow conditions (HCA Florida Fawcett Hospital; Charlotte County Economic Development, healthcare). Both are in Port Charlotte, so a buyer does not need to leave Charlotte County to reach inpatient care.
West Port is about 3 to 5 minutes from US 41, about 6 to 8 minutes from the Port Charlotte Town Center area and about 19 to 20 minutes from I-75 at Toledo Blade Boulevard, in free-flow conditions. Downtown Punta Gorda is about 21 to 22 minutes away, and North Port City Hall is about 14 to 15 minutes away.
Data updated: October 2026 (OSRM routing engine on OpenStreetMap data, free-flow, from sample points in The Cove, The Hammocks and West Port East; computed October 10, 2026).
Estimated free-flow drive times (OSRM routing, October 10, 2026) from sample points in The Cove, The Hammocks and West Port East. These are "about" figures: add time for traffic and for season. See the OSRM routing engine for the method.
Destination | From The Cove (minutes) | From The Hammocks (minutes) | From West Port East (minutes) |
|---|---|---|---|
West Port Boulevard at US 41 | 3 | 5 | 4 |
US 41 at SR 776 | 7 | 8 | 6 |
Port Charlotte Town Center | 7 | 8 | 6 |
I-75 exit 179 (Toledo Blade Boulevard) | 19 | 20 | 20 |
I-75 exit 170 (Kings Highway) | 25 | 26 | 25 |
Downtown Punta Gorda | 21 | 22 | 21 |
Punta Gorda Airport (PGD) | 31 | 32 | 30 |
North Port City Hall | 14 | 15 | 14 |
Venice City Hall | 36 | 37 | 36 |
Englewood Beach | 32 | 29 | 32 |
Boca Grande | 42 | 39 | 42 |
Downtown Sarasota | 58 | 59 | 58 |
Sarasota-Bradenton International Airport (SRQ) | 64 | 65 | 65 |
Downtown Fort Myers | 55 | 56 | 55 |
Southwest Florida International Airport (RSW) | 68 | 69 | 68 |
Source: OSRM routing, our analysis, October 10, 2026.
Two things stand out. The everyday trips, groceries, a town center, the highway, are short, and the airports and beaches are not. Punta Gorda Airport is about half an hour away, and the two big airports on either side, Sarasota-Bradenton and Southwest Florida International, are each more than an hour. The Gulf beaches at Englewood Beach and Boca Grande are 29 to 42 minutes depending on the starting village.
Near West Port, the county record shows a planned Flamingo Boulevard link between US 41 and SR 776, an expansion of the West Port Water Reclamation Facility, commercial lots and a Publix site plan on El Jobean Road, and apartments that are rentals. These are plans and filings, and this section separates what is built from what is proposed.
Data updated: October 2026 (Charlotte County staff reports and capital budgets; MPO priorities list; Gulfshore Business, August 3, 2026; read October 10, 2026).
Gulfshore Business reported on August 3, 2026 that the West Port expansion would add 423 new homes on 180 acres, with Flamingo Boulevard connecting US 41 and SR 776 (two lanes first, then four with a median). The same report said a Publix-anchored center on SR 776 is scheduled to open in late 2027 and that Lennar is expected to begin building in 2027 (Gulfshore Business, West Port expansion). Those dates are the press report's, and a schedule can move.
The Charlotte County-Punta Gorda MPO's 2025 priorities include intersection improvements at SR 776 and Flamingo Boulevard ($3.02 million for construction) and corridor intersection work at Toledo Blade Boulevard, US 41 and Murdock Circle (MPO, 2025 list of project priorities). A priority is a request for funding, not a construction schedule.
Toledo Blade Boulevard is the road to I-75 exit 179. The county's September 23, 2025 amendment for the remaining West Port Village land calls for the buyer to build Toledo Blade improvements, a stormwater pond and county parcels, and the Charlotte Sun reported in May 2026 that the county closed on the final 101 acres of Murdock Village with four-laning of Toledo Blade Boulevard among the terms. A buyer who commutes toward I-75 should watch that corridor.
The county's FY2025 capital budget includes an expansion of the West Port Water Reclamation Facility, a $70.077 million project funded by wastewater connection fees (Charlotte County Board agenda item, FY2025 capital budget; FY2025 Capital Improvements Budget attachment). Capacity is what lets a master plan of this size connect to county sewer, so the project matters to the later villages more than to a home that is already connected.
Plat Book 28 Page 14 (2025) recorded West Port Marketplace as four commercial lots on about 14 acres on El Jobean Road at Flamingo Boulevard. County staff describe a site plan for a 47,240 square foot Publix, a 2,100 square foot liquor store and 9,800 square feet of retail (Charlotte County staff report PD-25-11, December 10, 2025). No building stands on those lots on the county record yet, and no operating retail building sits inside West Port today.
The same staff report lists what the site plans cover so far: 1,438 single-family and 705 multi-family units and a 7,610 square foot amenity center, with 206 more townhomes under review. A separate request, PD-25-11, asked to convert commercial rights into 206 more multi-family units and allow general commercial use on Tract U. It went to Planning and Zoning on December 8, 2025 and to the Board on January 27, 2026, and we have not confirmed the outcome.
West Port Village, a separate 154.93 acre plan north of SR 776, allows up to 670 homes and 250,000 square feet of regional commercial space (Charlotte County staff report PD-26-02). It has no parcels on the county roll yet, and we treat it as a plan.
Charlotte County Fire Station No. 2 on Collingswood Boulevard is named in the county's own staff report for the area (PD-26-02 staff report). Fire service is funded by the countywide fire rescue assessment, which appeared as a $278.20 line on a real 2025 West Port tax bill. No street, drainage or waterway assessment unit applied at any of our sample points.
West Port gets water and sewer from Charlotte County Utilities, and the West Port Community Development District supplies irrigation from two well and pumping systems plus effluent water. It is unincorporated Charlotte County, so there is no city government, no city millage and one set of county services.
Data updated: October 2026 (Charlotte County Utilities; West Port CDD adopted budget FY2027; county GIS layers queried October 2026).
Charlotte County Utilities provides potable water and sewer service. The West Port CDD's FY2027 budget pays for irrigation supply, landscape, 58 acres of wet ponds treated monthly and 198 streetlights, and the district owns and maintains the stormwater system (West Port CDD, adopted budget FY2027).
A common builder claim is that irrigation is "included" in the district fee. The proven half is narrower: the district's FY2027 budget pays for irrigation supply, and that cost is part of the assessment you pay on the tax bill. We would not call it free.
West Port is in unincorporated Charlotte County between US 41 (Tamiami Trail) and SR 776 (El Jobean Road), with a Port Charlotte mailing address and ZIP code 33953. Port Charlotte is not a city, so the government is Charlotte County, and a West Port address is in County Commission District 4 and School Board District 4. The community sits inside the Urban Service Area.
West Port recorded 180 county sales in the 12 months to September 9, 2026, fewer than South Gulf Cove's 327 and more than Riverwood's 113 and Willow's 95. This section sets West Port beside three other Charlotte County guides, using one tool, one rule set and one window for every row.
Data updated: October 2026 (county records through September 9, 2026; district budgets FY2027; FEMA queried October 10, 2026).
All four rows are Charlotte County Property Appraiser recorded sales for the 12 months to September 9, 2026 (our analysis), run through the same tool with the same qualification and builder-direct rules. Price per square foot is per square foot of county heated area, with the number of sales that had a heated area in parentheses.
Community | Recorded sales (12 months to September 9, 2026) | Median | Builder-direct / resale | Price per sq ft (n) | Page |
|---|---|---|---|---|---|
West Port | 180 | $290,000 | 142 / 38 | $160.53 (124) | Covered here |
South Gulf Cove | 327 | $480,000 | 109 / 218 | $235.14 (305) | |
Riverwood | 113 | $345,000 | 0 / 113 | $192.16 (113) | Guide in progress |
Willow | 95 | $319,500 | 94 / 1 | $170.79 (70) |
Source: Charlotte County Property Appraiser public roll and sales files dated October 4, 2026, our analysis.
The rows differ in kind more than in rank. South Gulf Cove is a large canal and lot grid with 11,887 parcels, and its median reflects 218 resales. Riverwood's 113 sales are all resales. West Port and Willow are master plans of new builder homes, so most of their sales are builder-direct.
Buyers who want an older canal-front home look at South Gulf Cove; buyers who want a gated golf community in the same ZIP look at Riverwood. A median is a midpoint of different products, so a lower median in West Port does not mean a lower price for the same house.
West Port and Willow are both Charlotte County master plans of new builder homes with community development district assessments. West Port has a resale market and an older first phase, with homes on the roll since 2021, while Willow is newer and almost entirely builder-direct.
Data updated: October 2026 (county records through September 9, 2026; district budgets FY2027; FEMA queried October 10, 2026).
Willow facts other than county sales come only from our Willow guide, built September 2026.
Factor | West Port (Port Charlotte) | Willow (Punta Gorda) |
|---|---|---|
County recorded sales, the 12 months to September 9, 2026 | 180, median $290,000 | 95, median $319,500 |
Builder-direct / resale | 142 / 38 | 94 / 1 |
Price per sq ft of county heated area | $160.53 (n = 124) | $170.79 (n = 70) |
First homes on the roll | 2021 | 2024 to 2025 (Willow page) |
Scale | Up to 2,702 homes entitled (county staff, December 2025); 1,614 residential lots and homes on the roll | Up to 1,389 planned homes (Willow page) |
CDD, FY2027 | $1,605.80 to $2,692.35 (West Port CDD); $2,649.82 to $2,947.69 (West Port East CDD) | Area One $1,573.31 to $2,246.57 (Willow page) |
Association dues | The Cove $2,220 to $3,200 a year (May 2024 document); master dues unpublished | About $2,116 to $3,804 a year, offering-statement estimate (Willow page) |
Gate and amenity | The Cove only: gate and private amenity center; county Centennial Park next door | Amenity center, completion expected August 2026 per its offering statement (Willow page) |
Flood | AE 9 ft at five of seven sample points, shaded X at two; 29 FEMA letters | Per our Willow page (2025 map revision) |
Evacuation zone | B | D (Willow page) |
Zoned schools, FLDOE 2025-26 | Liberty A, Murdock Middle B, Port Charlotte High B | East Elementary B, Punta Gorda Middle A, Charlotte High B (Willow page) |
Builders | D.R. Horton selling now; Lennar expected in the expansion in 2027 (press) | Lennar and Toll Brothers (Willow page) |
Both county rows use the same tool, rules and window. Willow facts other than county sales are from our Willow page, built September 2026. Builder names are shown as of October 10, 2026 and are not endorsements.
The CDD figures are close on paper, but they are not like for like. West Port's $2,692.35 is a full-year assessment on a single-family lot in a district whose debt has been outstanding since 2020, while West Port East's first on-roll year steps up by about $1,530 to $1,548 (our calculation from the district budget). Willow's association figures are an offering-statement estimate, and West Port's are a 2024 document for The Cove only. Neither side has a complete, current fee schedule for every lot.
Choose West Port if the features that matter are a resale market (38 recorded resales in the 12 months), a mix of paired villas and single-family lots up to 60 feet wide, a gated village in The Cove, and a county recreation complex next door at Centennial Park. Choose Willow if the features that matter are a newer plat sequence and an evacuation Zone D against West Port's Zone B.
Either way, a decision rests on one lot, one fee class and one FEMA letter, not on a community average. Run the exact address through the school lookup, ask for the CDD line, and read the recorded documents before you sign.
★★★★★ "Marc's knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes." Verified Google review
The pros of West Port are new construction from 2021 to 2025, a resale market, a range from villas to 60 foot lots, Centennial Park next door and an A-graded zoned elementary. The cons are district assessments on every home, Zone AE at five of our seven sample points, no golf, marina or beach, and association documents we could not read.
Data updated: October 2026 (county records through September 9, 2026; district budgets FY2027; FEMA queried October 10, 2026).
None of these is a reason to walk away. Each is a reason to ask for a document before you sign: the CDD line from the tax bill, the FEMA letter for the lot, the village association's budget and the builder's contract.
West Port buyers ask what the community is, who builds there, what the two community development districts add to the tax bill, how flood zones and schools work lot by lot, and how West Port compares with Willow. The answers below draw on county records, district budgets and FEMA data, with each figure tied to its source and window.
Data updated: October 2026 (county records through September 9, 2026; district budgets FY2027; FEMA queried October 10, 2026)
West Port is a master-planned community of new homes in unincorporated Port Charlotte, Florida (ZIP 33953), inside the Murdock Village Community Redevelopment Area. The Charlotte County roll shows 1,299 homes with a year built, every one built from 2021 to 2025, and 314 vacant lots (Charlotte County Property Appraiser public roll, file dated October 4, 2026, our analysis). Charlotte County created the redevelopment area in 2003 (Charlotte County, Murdock Village CRA).
West Port sits between US 41 (Tamiami Trail) and SR 776 (El Jobean Road) in unincorporated Charlotte County. From sample points in The Cove, The Hammocks and West Port East, estimated free-flow drives are about 3 to 5 minutes to West Port Boulevard at US 41, 6 to 8 minutes to US 41 at SR 776, and 6 to 8 minutes to Port Charlotte Town Center (OSRM routing, October 10, 2026, our analysis). Add time for traffic and season.
West Port, written as two words, is the name the developer, the recorded plats and both community development districts use. The county record also writes Westport. Other places share the name, and Springs at West Port is a rental apartment community on the same parent plat, not a neighborhood of owner-occupied homes. Murdock Village is the county redevelopment area that West Port sits inside, so the two are related but not the same (Charlotte County, Murdock Village CRA).
West Port homes carry a Port Charlotte mailing address in ZIP 33953. Port Charlotte is not a city: West Port lies in unincorporated Charlotte County, so the county, not a municipality, provides government services and the county's tax districts apply. The tax districts that cover West Port carry the same 15.0855 mills for tax year 2025 (Florida Department of Revenue, 2025 Charlotte tax district table).
No. West Port is in unincorporated Charlotte County, so there is no city government and no city property tax levy. Charlotte County governs it, and it sits inside the county's Urban Service Area, in County Commission and School Board District 4. A Port Charlotte mailing address does not make a home part of a city, because Port Charlotte itself is unincorporated (Florida Department of Revenue, 2025 Charlotte tax district table).
Yes. Charlotte County created the Murdock Village Community Redevelopment Area by Resolution 2003-081 on May 27, 2003, on about 1,200 acres of unincorporated county land, after buying out an over-platted lot grid. The redevelopment plan runs until 2045. The county sold the West Port land to a developer in 2019. The redevelopment area adds no millage of its own to a West Port tax bill (Murdock Village Community Redevelopment Plan).
Kolter affiliates develop West Port. The developer's own site names KL West Port, LLC, managed by Kolter Land, and the entity on the expansion plats and petitions is KL Westport Expansion LLC, which is active on Florida's corporate records. Gulfshore Business reported on August 3, 2026 that Brookfield Kolter Land Partners LLC is the master developer (Gulfshore Business, West Port expansion).
County staff put the approved ceiling at up to 2,702 homes (1,898 single family and 804 multi-family) under Ordinance 2023-015, in a report dated December 10, 2025. The developer markets about 2,500. In December 2025 the applicant asked to convert commercial rights to 206 more multi-family units, which would make 2,923; we have not confirmed the outcome (Charlotte County, PD-25-11 staff report).
The county roll lists 1,299 West Port homes with a year built: 867 single family and 432 paired villas or townhomes, with parcels by year built of 43 in 2021, 194 in 2022, 578 in 2023, 351 in 2024 and 136 in 2025. The roll is a January 1 snapshot, so homes finished in 2026 mostly show no year built yet. Of the 180 recorded sales in the 12 months to September 9, 2026, 55 are on parcels still coded vacant (Charlotte County roll, our analysis).
D.R. Horton is the builder on the developer's villages page, in The Cove (gated) and Driftwood Bay, seen October 10, 2026. Taylor Morrison's Cove at West Port page reads sold out, seen the same day. Gulfshore Business reported that Lennar is expected to begin building in the expansion in 2027. Earlier builders named at the community level by the developer's affiliate include Christopher Alan, Taylor Morrison, M/I Homes, Lennar and Maronda Homes (builder marketing, seen September 9 and October 10, 2026).
D.R. Horton sells in The Cove today, in two collections: Express and Tradition. Their advertised starting prices are builder marketing, not recorded sales, seen October 10, 2026: Cove Express from the $278s (from 1,328 square feet) and Cove Tradition from the $343s (from 1,828 square feet). Taylor Morrison's page for The Cove reads sold out. Recorded prices are different: in the 12 months to September 9, 2026, builder-direct sales in The Cove had a median of $300,000 (82 sales).
Driftwood Bay is the name D.R. Horton and the developer use for the first village on the West Port East plat. The county roll shows 177 vacant residential lots on Harmon Drive, Summerville Street and Stillwell Court, and no home with a year built yet. The county recorded six builder-direct closings on Harmon Drive from $250,000 to $290,000 in June 2026. Driftwood Bay Homeowners Association, Inc. filed on Florida's corporate records on August 2, 2024.
Five villages are open to buyers: The Cove (500 homes and lots on the roll, gated), The Hammocks (390), The Palms (271), The Isles (104) and Driftwood Bay on the West Port East plat (177 lots). The Landings, with 172 townhomes, operates as a rental community. Together the county roll shows 1,614 residential lots and homes across the six. Dedicated village pages are coming.
Yes. The Cove is West Port's only gated village, according to the builder's marketing on the developer's site (seen October 10, 2026). The Cove at West Port Community Association, Inc. owns the village's 24 street parcels, the amenity parcel and 17 common parcels. In the other villages the West Port Community Development District owns the street parcels, and the collector roads are county-owned.
The Landings is a rental townhome community. It has 172 townhomes (1,376 square feet on average, built 2022 and 2023), and the county's ownership records show 164 of the 172 held by two companies. The record shows 11 qualified sales, all on Vista Landings Court: 8 builder sales in March and April 2023 and 3 resales in 2024. None has recorded since July 2, 2024, so there were none in the last 24 months.
West Port has several layers. The Cove's association dues are published in a May 2024 district offering document: $2,220 a year per villa lot, $2,900 per 50 foot lot and $3,200 per 60 foot lot. The master association and the Driftwood Bay, Hammocks, Palms and Isles dues are unpublished, so we say so rather than guess. The community development district assessment is separate and sits on the county tax bill.
The May 2024 offering document for the West Port Community Development District bonds lists Cove association dues of $2,220 a year per villa lot, $2,900 per 50 foot lot and $3,200 per 60 foot lot. It does not say whether the master association is included. Adding the FY2027 Cove CDD assessment, our calculation gives $3,825.80 a year for a villa, $4,855.60 for a 50 foot lot and $5,405.45 for a 60 foot lot (district offering document).
The West Port Community Development District is a special district Charlotte County created by Ordinance 2019-023, adopted October 22, 2019, over 434.677 acres, run by a five-seat board. It built and maintains the stormwater system, 58 acres of wet ponds, 198 streetlights and the irrigation supply, and it carries bonds with a total par of $27,900,000 (FY2025 audit). Homeowners pay for it through an annual assessment (West Port CDD).
West Port East has its own district. Charlotte County created the West Port East Community Development District by Ordinance 2024-041 in December 2024 and expanded it by Ordinance 2026-015 to 280.775 acres. Its FY2027 assessment on Driftwood Bay lots is $2,649.82 for 40 foot lots and $2,947.69 for 50 foot lots, the first year on the tax bill. Before that the district billed $1,120.00 and $1,400.00 off the tax roll (West Port East CDD FY2027 budget).
For FY2027 the West Port CDD totals run from $1,605.80 (a twin villa in The Cove's Area Two) to $2,692.35 (a single family home in Area One), with Cove 50 foot lots at $1,955.60 and 60 foot lots at $2,205.45. Every non-Cove single family and twin villa class totals $2,691.28 to $2,692.35, and the townhome class $2,160.40. The West Port East CDD is $2,649.82 and $2,947.69 (West Port CDD FY2027 budget). The parcel's tax bill shows its area.
Yes. West Port parcels sit in tax districts 097 and 098, and the district assessment appears as a line on the county tax bill. One 2025 bill for a Hammocks home carried a West Port CDD line of $2,687.05 within a total of $6,249.31, and its non-ad valorem charges added to $3,304.33 (our arithmetic). That bill had no homeowners association line and no redevelopment area line (Charlotte County Tax Collector, tax year 2025).
The county's tax districts that cover West Port carried 15.0855 mills for tax year 2025, with no extra millage for the redevelopment area. As an illustration only, our calculation of 15.0855 mills on a $290,000 taxable value is $4,374.80 before any exemption. One real 2025 Hammocks bill showed ad valorem tax of $2,944.98 on an assessed value of $260,237 (a homestead bill) (Florida Department of Revenue, 2025 Charlotte tax district table).
It depends on the lot. FEMA's map effective December 15, 2022 (panel 12015C0043G) shows Zone AE with a 9 ft base flood elevation at our sample points on Remington Trace Drive, Sunset Preserve Way, West Palms Drive, Harmon Drive and East Landings Way, and shaded Zone X on Bridle Ridge Street and East Isles Road. All seven points were Zone X on the earlier map. FEMA has since issued 29 letters on West Port plats (FEMA flood map service).
It depends on the lot and the lender. A FEMA removal letter for The Cove reads: "the Federal mandatory flood insurance requirement does not apply. However, the lender has the option to continue the flood insurance requirement to protect its financial risk on the loan." Separately, Citizens requires most policies with wind coverage to carry flood by January 1, 2027 (FEMA letter 23-04-3181A; Citizens).
A letter of map revision based on fill (LOMR-F) is FEMA's determination that a lot is no longer in the Special Flood Hazard Area. FEMA has issued 29 determinations on West Port plats since 2022 (26 LOMR-F, one a denial, and 3 LOMA), in every village, with lowest lot elevations from 9.0 to 12.0 ft against the 9.0 ft base flood elevation. One Landings lot was denied at 8.9 ft in May 2023 and removed at 9.0 ft in July 2023. Whether your lot is in a letter is found by plat and lot (FEMA Letter 23-04-4388A).
Storm surge Evacuation Zone B, at all seven sample points we tested. Charlotte County uses zones A to E. Your zone is set by address, so check the county's lookup before you buy or list, and review the evacuation routes in the county's map (Charlotte County, Know Your Zone).
We found no county, National Hurricane Center or newspaper source that documents damage to West Port homes, so we do not claim any. The National Hurricane Center reports Ian made landfall near Punta Gorda on September 28, 2022 at about 125 knots, and that most surge sensors in Port Charlotte stayed dry because of offshore winds. The West Port CDD reported a hurricane-recovery line of credit of $599,858 and FY2026 FEMA grants of $119,672 (National Hurricane Center, Hurricane Ian report).
About 150 mph for Risk Category II under the 2023 Florida Building Code, our reading of the Florida Building Commission's 2023 wind-speed map. All of Charlotte County is in the wind-borne debris region. A home's actual design speed is on its building permit, so we read the permit for a specific address rather than rely on the map (UF GeoPlan wind speed report).
No. The county roll has no golf use code inside West Port. The nearest open course we found is Riverwood Golf Club, 3.2 to 5.7 road miles away (Riverwood Golf Club). The Charlotte Sun reported that Charlotte Harbor National Golf Club, on Bobcat Trail, has been shut since August 2021 (Charlotte Sun, what's next for Bobcat Trail).
Only The Cove does. Its 6,458 square foot amenity center on Remington Trace Drive (built 2023) is owned by the Cove association, and the builder's marketing describes a clubhouse, fitness room, resort-style pool with lap lanes, four pickleball courts, bocce, an event lawn and a fenced dog park for residents. No other village has an amenity building on the county roll. The county's Centennial Park Pool, a 50-meter pool, is next door and open to the public.
Centennial Park is a Charlotte County park of 103.3 acres, built in 2003, 0.9 to 1.5 road miles (about 4 to 5 minutes) from our West Port sample points. It has baseball, softball and soccer fields, an 18-hole disc golf course, a nature trail, a playground and the Veterans Memorial Walkway, and it is open 6 a.m. to 9 p.m. It is a public county park next to West Port, not part of it (Charlotte County, Centennial Park).
The Centennial Park Recreation Center is open Monday to Friday 8 a.m. to 8 p.m., Saturday 10 a.m. to 4 p.m. and Sunday 12 p.m. to 4 p.m. Drop-in is $2, a six-month pass is $40 and an annual pass is $75. The 9,976 square foot gym has a fitness center and a community garden (Charlotte County, Centennial Park Recreation Center). The pool charges separately: adult $3 and child $2 a day.
At all seven sample points the Charlotte County Public Schools Boundary Locator shows Liberty Elementary, Murdock Middle and Port Charlotte High. The Florida Department of Education 2025-26 grades are A for Liberty Elementary (B in 2025 and 2024), B for Murdock Middle (B in 2025, C in 2024) and B for Port Charlotte High (C in 2025 and 2024). Builder pages list different schools, so the district lookup controls (Boundary Locator).
West Port has no Gulf beach. Port Charlotte Beach Park is a harbor park (not a Gulf beach), 8.3 road miles and about 18 minutes away, with its pool rebuild forecast to finish in late 2026. Englewood Beach is 16.7 to 19.2 road miles (29 to 32 minutes) and Boca Grande is 20.9 to 23.5 miles (39 to 42 minutes), by estimated free-flow drive (OSRM, October 10, 2026) (Charlotte County, Port Charlotte Beach Park).
By estimated free-flow drive from our sample points (OSRM, October 10, 2026), I-75 exit 179 at Toledo Blade Boulevard is about 19 to 20 minutes and exit 170 at Kings Highway about 25 to 26 minutes. Punta Gorda Airport is about 30 to 32 minutes, Sarasota Bradenton about 64 to 65 minutes and Southwest Florida International about 68 to 69 minutes. Add time for traffic and season.
The nearest emergency room is HCA Florida Tamiami Trail Emergency, at 150 Tamiami Trail, open 24 hours, an off-campus emergency department of HCA Florida Fawcett Hospital that opened in 2023, about 3 miles and 6 to 7 minutes away. The full-service hospitals, AdventHealth Port Charlotte (renamed in March 2025) and HCA Florida Fawcett Hospital, are each 6.4 to 6.9 miles and 14 to 15 minutes away (HCA Florida Tamiami Trail Emergency).
No age restriction appears on any public record we read. The recorded declarations were not available to us, and they control. If an age restriction matters to you, read the recorded declaration for your village at the Charlotte County Clerk's official records before you contract (Charlotte County Clerk).
We have not read the leasing rules for any West Port village, so we do not state a minimum lease term or a rental cap. The recorded declarations were not available to us, and they control. The Landings, with 172 townhomes, is held mostly by two companies and operates as a rental community, which shows rentals exist in West Port but not what rules apply to a particular lot.
Yes. The Cove has 136 paired villas on the roll (heated area 1,327 to 1,526 square feet), The Palms has 124 (1,470 to 1,522), and The Landings has 172 townhomes (682 to 1,488). The county roll shows no condominium parcel anywhere in West Port. The rest are single family homes, 258 in The Cove, 382 in The Hammocks, 123 in The Palms and 104 in The Isles.
Recorded prices and builder prices are different things. In the 12 months to September 9, 2026, Charlotte County recorded 142 builder-direct sales at a median of $292,650, and six Driftwood Bay closings from $250,000 to $290,000. Builder marketing, seen October 10, 2026, advertises D.R. Horton Driftwood Bay Express Series from $259,990 and the Cove collections from the $278s and $343s. Advertised starting prices are not sale prices.
West Port Village is a separate planned development of 154.93 acres north of SR 776, south of Seymour Avenue, east of the Como Waterway and west of Collingswood Boulevard. Ordinance 2025-007 allows up to 670 homes (350 single family, 320 multi-family) and commercial uses, and Ordinance 2025-041 amended the townhome standards in October 2025. It was platted in 2026 (Plat Book 28, Page 24), and no parcel is on the county roll yet (Charlotte County, PD-26-02 staff report).
West Port Marketplace is a four-lot commercial plat of about 14 acres on El Jobean Road at Flamingo Boulevard (Plat Book 28, Page 14, 2025). The site plan shows a 47,240 square foot Publix, a 2,100 square foot liquor store and 9,800 square feet of retail, and no building is on the county record yet. Gulfshore Business reported that the Publix-anchored center is scheduled to open in late 2027 (Gulfshore Business).
Both are Charlotte County master plans of new builder homes with CDD assessments. In the 12 months to September 9, 2026, West Port had 180 recorded sales at a $290,000 median (142 builder-direct, 38 resales) and Willow had 95 at $319,500 (94 builder-direct, one resale). Our Willow page has the full comparison, and the West Port vs Willow section above sets the two side by side.
Yes, two rental apartment communities sit on the parent plat: Springs at West Port and Swiftwater. The West Port CDD assesses 504 multi-family units, and Swiftwater's 2020 county preliminary site plan was a 288-unit complex. We did not establish Springs at West Port's unit count. These are rentals; nothing in them is for sale (West Port CDD FY2027 budget).
Charlotte County Utilities provides water and sewer. The county is expanding the West Port Water Reclamation Facility, a capital project of $70.077 million funded by wastewater connection fees (FY2025 capital budget). The West Port CDD's FY2027 budget pays for irrigation supply from two well and pumping systems plus effluent water, and the 2025 Hammocks tax bill carried a Charlotte County Sanitation Unit line of $324.64 (FY2025 capital budget).
★★★★★ "Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process." Verified Google review
Selling a West Port home well means pricing it on Charlotte County's recorded sales, placing it honestly against the builders still selling new homes in the community, and answering the CDD, association and FEMA-letter questions before a buyer asks. McGreevy and Comisar, the #1 team in Southwest Florida since 2012, build every West Port listing around those three.
Data updated: October 2026 (county records through September 9, 2026; district budgets FY2027; FEMA queried October 10, 2026)
If you're searching for the best West Port listing agent, or thinking, 'I need to sell my house in West Port...' you are choosing between a team that reads the market from a portal and a team that reads it from the record. Jesse McGreevy and Marc Comisar price West Port homes against Charlotte County's recorded sales in the same village and product, set them beside what D.R. Horton is advertising in The Cove and Driftwood Bay, and put the CDD line, the FEMA letter and the association paperwork in front of a buyer before the buyer has to ask.
Three things set a nearly new West Port home apart. First, a builder is still selling new homes in the community, so a buyer can compare your home with a new one. Second, the community development district assessment is a large annual line, and a buyer will ask for it. Third, FEMA has issued 29 letters on West Port plats, so the flood question has a lot-specific answer that we bring to the listing. For the wider city, see our guide to the best real estate agents in Port Charlotte and how we sell homes across Port Charlotte.
In the 12 months to September 9, 2026, Charlotte County recorded 180 improved sales in West Port at a median of $290,000, with a range of $225,000 to $500,000 (Charlotte County Property Appraiser public roll and sales files dated October 4, 2026, our analysis). Of the 180, 142 were sold direct from a builder at a median of $292,650, and 38 were resales at a median of $284,000. The 12-month window holds well over ten sales, so we do not widen it.
About 30 further closings above $150,000 are coded as vacant land in the county file because the home was not yet on the roll; they are not in the improved-sale count of 180 and not in any median.
Days on market and the sale-to-list ratio come from the SWFL MLS. Information not available at time of publishing (checked 2026-10-07).
Start with our free home valuation and we will follow up with a West Port-specific number built on recorded sales of comparable homes in your village, adjusted for the size of the home, the lot and its sale history. The valuation takes about a minute to request, and a McGreevy and Comisar team member follows up with the numbers. For a written range built on West Port's recorded sales, see what your West Port home is worth.
Talk to Jesse direct: (239) 898-6072, text or call. Confidential conversations welcome.
★★★★★ "We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes." Verified Google review
★★★★★ "Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat." Verified Google review
What is my West Port home worth? Recorded sales set the range, and your village, product and lot set the number. The Hammocks had 38 sales at a $287,500 median, The Cove 95 at $289,000 and The Palms 37 at $307,500 in the 12 months to September 9, 2026 (Charlotte County recorded sales, our analysis). Those are village medians, not a price for your home. Our free valuation gives you the number built on your village's comparable sales.
When should I list? Count back from the date you need to close, leaving room for the inspection, the association's estoppel certificate, the buyer's lender and the flood determination. The county record has no days-on-market field, so we do not invent a seasonal pattern for West Port.
How does the CDD show up at closing? The assessment is billed on the county tax bill, so it is prorated like other tax charges. The FY2027 West Port CDD totals run from $1,605.80 to $2,692.35 a year by product, and the West Port East CDD $2,649.82 and $2,947.69. We put the line from your own tax bill in front of the buyer early.
Does a FEMA letter help my sale? It can answer the buyer's lender. FEMA's removal letters say the federal mandatory flood insurance requirement does not apply, though a lender may continue it. We bring your lot's letter, if it has one, to the listing. We make no claim about price.
How do I compete with builder inventory? We set your home beside D.R. Horton's dated marketing prices, labelled as builder marketing, and show what a finished home with a known lot, a recorded sale history and no wait offers.
McGreevy and Comisar are the Southwest Florida team West Port owners call when a home has to be priced on the record and sold without surprises. Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008, lead the #1 team in Southwest Florida since 2012, and know Charlotte County.
As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in Sales. #5 real estate team in Florida (RealTrends 2026). Read more about our team.
Meet Jesse McGreevy, who leads the team's listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation. Selling a West Port home? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in West Port? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
McGreevy and Comisar is a top-reviewed West Port realtor, and the reviews on the team's Google Business Profile describe what a seller or buyer needs most: honest pricing, clear communication, and a team that keeps following through after the contract.
★★★★★ "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." Verified Google review
★★★★★ "Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!" Verified Google review
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).
Florida license numbers: Jesse McGreevy SL3101296 and Marc Comisar BK3060671.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
West Port sellers ask about price, speed, district and association paperwork, flood and insurance, the builders still selling in the community, and what a sale costs. Each answer draws on the county record or a posted document, and where a figure is not published we say so and name the document that holds it.
Data updated: October 2026 (county records through September 9, 2026; district budgets FY2027; FEMA queried October 10, 2026)
McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $900 million in personal sales between Jesse and Marc. For West Port we price from Charlotte County's recorded sales measured by village and product, and we put the CDD line, the FEMA letter and the association paperwork in front of a buyer early. Start with our free home valuation.
Recorded sales set the range, and your village, product and lot set the number. In the 12 months to September 9, 2026, The Hammocks had 38 sales at a $287,500 median, The Cove 95 at $289,000 and The Palms 37 at $307,500 (Charlotte County recorded sales, our analysis). Request a free home valuation.
Charlotte County recorded 180 improved sales in the 12 months to September 9, 2026: The Cove 95, The Hammocks 38, The Palms 37, West Port East 6, The Isles 4 and The Landings none (Charlotte County Property Appraiser public roll and sales files dated October 4, 2026, our analysis). About 30 further closings above $150,000 are coded as vacant land in the county file because the home was not yet on the roll; they are not in the 180.
The median was $290,000 for the 180 improved sales in the 12 months to September 9, 2026, with a low of $225,000 and a high of $500,000. Builder-direct sales had a median of $292,650 (142 sales) and resales $284,000 (38 sales). A median describes the middle of the sales, not the value of a particular home (Charlotte County recorded sales, our analysis).
Not as a rule, and the record does not support that claim. Overall, the 38 resales had a median of $284,000 against $292,650 for the 142 builder-direct sales. By village the gap runs both ways: in The Cove resales were $245,000 (13 sales) against $300,000 for builder-direct (82), while in The Hammocks resales were $327,500 (14) against $273,500 (24). Product mix drives it: in The Cove, 45 single family sales were $345,000 and 26 paired villas $247,500.
In the 12 months to September 9, 2026, The Cove had 95 recorded sales at a $289,000 median, with 82 builder-direct at $300,000 and 13 resales at $245,000. D.R. Horton's advertised starting prices, seen October 10, 2026 and labelled builder marketing, are Cove Express from the $278s (from 1,328 square feet) and Cove Tradition from the $343s (from 1,828 square feet). We choose your comparables from recorded sales and show builder marketing separately.
Yes, owners sell while builders market. D.R. Horton is selling in The Cove and Driftwood Bay, and the county roll shows 105 vacant lots in The Cove, 101 of them in the last section, plus 177 in West Port East. The recorded declaration controls any resale rule and was not available to us, so we read it for your village before we list.
Information not available at time of publishing (checked 2026-10-07). Days on market is an SWFL MLS measure, the MLS was not available to us, and the county's recorded sales carry no days-on-market field. When we price your home we bring the MLS pace for comparable homes to the meeting, and we count back from the date you need to close.
In the 12 months to September 9, 2026, the county recorded 180 improved sales: 98 from $200,000 to $300,000, 69 from $300,000 to $400,000, 12 from $400,000 to $500,000 and one from $500,000 to $750,000. In 2025 it recorded 239 sales at a median of $319,000, and from January 1 to September 9, 2026 it recorded 105 at $283,100 (Charlotte County recorded sales, our analysis). The product mix changes each year, so we read comparable sales, not a headline median.
The calendar-year medians were $402,000 for 141 sales in 2022, $370,400 for 406 in 2023, $341,000 for 313 in 2024, $319,000 for 239 in 2025 and $283,100 for 105 in 2026 through September 9. The mix of homes sold changed every year, so we do not read the medians as a decline in what one home is worth. In the latest 12 months, 31 paired villas and townhomes sold at a $250,000 median against 93 single family homes at $330,000.
Compare like with like. The Hammocks is all single family (1,482 to 3,368 square feet, 1,925 on average) and had 38 sales at $287,500, or $160.47 per square foot of county heated area (30 sales with area). The Cove mixes villas and single family homes: 95 sales at $289,000, or $160.34 per square foot (71 sales with area), with single family at $345,000 (45 sales) and villas at $247,500 (26). Compare by product, not by village median.
The Isles has 104 single family homes (1,672 to 3,325 square feet, built 2021 to 2024), and in the 12 months to September 9, 2026 the county recorded four resales: West Isles Road at $335,000 and $289,000, and East Isles Road at $390,000 and $500,000. Four sales do not make a median. The first window with ten or more sales is 60 months: 99 sales at a $420,800 median, 88 of them builder-direct.
Driftwood Bay is a new village: the county roll shows 177 lots and no home with a year built yet, and the county recorded six builder closings on Harmon Drive in June 2026. The West Port East CDD assessment is $2,649.82 for 40 foot lots and $2,947.69 for 50 foot lots in FY2027, its first year on the tax bill, up $1,529.82 and $1,547.69 from FY2026 (our arithmetic). Buyers will ask about that step.
Yes, but the resale record is thin. The Landings has 172 townhomes, the county shows 164 held by two companies, and it has 11 qualified sales: 8 builder sales in March and April 2023 ($210,000 to $220,000) and 3 resales in 2024 ($214,000 to $245,000), none since July 2, 2024. With no sale in 24 months, we price from the product, the sale history and the flood file, not from a median.
The CDD assessment is billed on the parcel's county tax bill, so it is a cost of owning the property and the buyer will see it. One 2025 Hammocks bill carried a West Port CDD line of $2,687.05 within a total of $6,249.31. How the current year's charge is divided between you and the buyer is a proration on the closing statement, set by the contract and the title company.
The title company prorates the current year's tax bill, including the non-ad valorem lines, between you and the buyer at closing. In FY2027 the West Port CDD single family assessment of $2,692.35 is made of operations and maintenance ($706.32), a special revenue fund ($709.77) and debt service ($1,276.26). Whether a district allows prepayment of the debt portion is in its assessment documents, which we pull for your lot class.
Only if your home is on the West Port East plat. For Driftwood Bay lots the FY2027 assessment is $2,649.82 (40 foot) and $2,947.69 (50 foot), the first year it appears on the tax bill; in FY2026 the district billed $1,120.00 and $1,400.00 off the roll. That is an increase of $1,529.82 and $1,547.69 a year (our arithmetic). A buyer sees the whole figure, so we show it up front.
The buyer needs the recorded declaration for your village, the association's budget and rules, and the estoppel certificate. Three associations are on Florida's corporate records: West Port Community Association, Inc. (the master association), The Cove at West Port Community Association, Inc. and Driftwood Bay Homeowners Association, Inc. No separate association appears for The Hammocks, The Palms, The Isles or The Landings. The recorded declarations were not available to us, and they control.
Transfer fees, capital contributions and estoppel fees are unpublished for every West Port association, and we do not guess. The recorded declaration and the association's estoppel certificate hold them. We request the estoppel early in the listing so the buyer's title company has the figures before closing, and we show them on your net sheet.
We make no claim about price. What the record shows: FEMA's 2022 map puts our sample points on Remington Trace Drive, Sunset Preserve Way, West Palms Drive, Harmon Drive and East Landings Way in Zone AE (9 ft base flood elevation) and two in shaded Zone X, and FEMA has removed many lots by letter. A buyer's lender decides whether flood insurance is required for a mortgage (FEMA flood map service).
Yes, if your lot has one. A removal letter for The Cove reads: "the Federal mandatory flood insurance requirement does not apply. However, the lender has the option to continue the flood insurance requirement to protect its financial risk on the loan." Letters exist in every village, and the letter list is searchable by plat on FEMA's service center (FEMA letter 23-04-3181A).
We found no rule in the public record we read that makes a seller produce one, but a buyer's insurer may ask, so keep yours. Certificates on file show median floors of 12.4 ft in The Landings (132 certificates), 12.9 ft in The Hammocks (27) and 11.6 ft in The Cove (9), against a 9 ft base flood elevation. Florida's building code requires a floor at or above that elevation plus 1 foot.
It documents the features of your roof and openings for the buyer's insurer. Citizens offers a building-code discount for homes built on or after January 1, 2002, and wind mitigation discounts apply to the wind premium, so every West Port home qualifies on age. We make no premium claim. West Port homes are designed for about 150 mph (our reading of the 2023 wind-speed map) (Citizens discounts).
It depends on the wind design (about 150 mph, our reading of the 2023 map), the flood zone or removal letter, the year built and the mitigation features. Citizens requires flood on most policies with wind coverage by January 1, 2027, and its Coverage A threshold has fallen from $600,000 in 2024 to $500,000 in 2025 and $400,000 in 2026. We obtained no premium quotes, so we print none (Citizens flood requirements).
The warranty document controls, and we have not read any West Port builder's warranty. Ask the builder in writing whether it transfers on resale and for how long, and give the buyer the document. We list the warranty paperwork in the documents we collect from you, along with any open service items.
The public record gives no repair list, so we print none. Every West Port home on the roll was built from 2021 to 2025, so a buyer's inspection typically centers on the roof, the air conditioning, the drainage around the lot and items still under the builder's warranty. We review the likely items before you list, so nothing surprises you after the inspection.
The categories are the broker's fee, which is negotiated, the title and closing costs, the prorated property taxes including the CDD line, the association's estoppel and any transfer charges, and your mortgage payoff. We print no total because the association charges are unpublished. We prepare a net sheet in writing before you accept an offer, with each item itemized.
We list it in the SWFL MLS with accurate village and plat names (The Cove at West Port, The Hammocks, Driftwood Bay on the West Port East plat), present the CDD line, flood file and association documents up front, and use the Domain Realty Group team's reach in Southwest Florida. The listing is built on recorded sales, not on a builder's advertised price.
Yes. A private listing is possible when you want fewer showings or a confidential sale, with the trade-off of less exposure to buyers. Jesse handles those conversations directly at (239) 898-6072, and confidential conversations are welcome. We explain the trade-off in writing before you decide.
We do not predict a best moment. Builders continue to deliver homes: the county roll shows 105 vacant lots in The Cove and 177 in West Port East, and Gulfshore Business reported 423 new homes planned in the expansion, with Lennar expected to begin building in 2027. We time your listing from the date you need to close, and we price against the inventory a buyer can see today.
We make no value claim. Gulfshore Business reported that a Publix-anchored center on SR 776 is scheduled to open in late 2027 and that Flamingo Boulevard is planned to connect US 41 and SR 776. The county record shows the Publix site plan but no building yet, and the MPO lists SR 776 at Flamingo Boulevard intersection work among its 2025 priorities, which are priorities, not schedules (Gulfshore Business).
A buyer's bill depends on the assessed value and exemptions that apply to the buyer, which can differ from yours. The tax districts that cover West Port carried 15.0855 mills for tax year 2025; our calculation on a $290,000 taxable value gives $4,374.80 before exemptions, as an illustration only. One real 2025 Hammocks bill showed ad valorem tax of $2,944.98 on an assessed value of $260,237, a homestead bill.
Nothing in the public record we read bars investors, but leasing rules are in the recorded declarations, which were not available to us, and they control. The Landings is a rental townhome community, with 164 of 172 held by two companies, so rentals exist in West Port. We read the declaration for your village before we market a home to an investor.
They ask for the flood zone, the evacuation zone and the wind design. The record shows Evacuation Zone B at all seven of our sample points, about 150 mph design wind (our reading), Zone AE at five points and shaded Zone X at two, and 29 FEMA letters on West Port plats. We give them the letter for your lot and the elevation certificate, where there is one, in the first showing packet.
Yes. We manage showings, vendor access, inspections and association paperwork for you, and the closing can be handled by mail and e-signature through the title company. We arrange a local contact for the house while it is listed. Your village's declaration and the association's rules decide what upkeep a vacant home still needs.
We use the same tool, rules and window for every community. In the 12 months to September 9, 2026: West Port 180 sales at $290,000; Willow 95 at $319,500; South Gulf Cove 327 at $480,000; and Riverwood 113 at $345,000 (Charlotte County recorded sales, our analysis). Buyers weigh those side by side.
Your most recent county tax bill (the CDD line), your closing documents from the purchase, the FEMA letter for your lot if it has one, any elevation certificate, your wind mitigation form, the builder warranty paperwork, and any association statements. The recorded declaration was not available to us, so we ask for your copy and check it against the Charlotte County Clerk's official records.
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. #5 real estate team in Florida (RealTrends 2026). We price on the county record, label every builder price as builder marketing, and tell you plainly where the public record is silent.
We treat it as a negotiation over a real number. In The Cove, our calculation of the FY2027 CDD of $1,955.60 for a 50 foot lot plus Cove dues of $2,900 (May 2024 document) is $4,855.60 a year, about $404.63 a month. We show the buyer's request against the actual annual figures and your net sheet, and we advise you on what to concede before you answer.
Every figure on this West Port page traces to one of the primary sources below: Charlotte County and its Property Appraiser, the West Port and West Port East community development districts, Charlotte County Public Schools, state and federal agencies, and newspapers of record. Market figures come from Charlotte County recorded sales. Source titles and links are the issuing authority's own.
Charlotte County Property Appraiser public files
Charlotte County, the Property Appraiser and the Clerk
Charlotte County parks, recreation and emergency management
West Port community development districts, tax and association records
Flood, wind, storms and insurance
Schools, hospitals and drive times
Press, state and regional sources
Developer, builder and operator pages (builder marketing, cited by name and date seen October 10, 2026, not linked)
Comparison communities (our pages)
These West Port documents are published by the West Port and West Port East community development districts, Charlotte County, the Florida Department of Revenue and FEMA. Each link opens the issuing authority's own copy, so you read the current version rather than a reprint. Read the recorded documents for any specific parcel before you buy.
Document | Publisher | Link |
|---|---|---|
West Port CDD adopted budget FY2027 | West Port Community Development District | |
West Port East CDD adopted budget FY2027 | West Port East Community Development District | |
Ordinance 2019-023 (West Port CDD) | West Port Community Development District | |
Ordinance 2024-041 (West Port East CDD) | Charlotte County | |
Ordinance 2026-015 (West Port East CDD expansion) | Charlotte County | |
PD-25-11 staff report (entitlements and plats, December 10, 2025) | Charlotte County | |
West Port CDD Series 2024 offering document | FMS Bonds | |
FEMA LOMR-F 23-04-3181A (The Cove) | Federal Emergency Management Agency | |
FEMA LOMR-F 26-04-0376A (West Port East IB) | Federal Emergency Management Agency | |
2025 Charlotte County tax district table | Florida Department of Revenue | |
Murdock Village Community Redevelopment Plan | Charlotte County | |
Evacuation route map | Charlotte County Emergency Management |
County sales from Charlotte County Property Appraiser public files, analyzed October 2026. Brokered by Domain Realty.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
