Port Charlotte new-construction buyer representation from McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008: the builders, West Port and the old grid, the first-visit agent rule, deposits and district costs.
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By Jesse McGreevy and Marc Comisar, McGreevy and Comisar of Domain Realty. Updated October 2026.
McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012. Top 1% Real Estate Agents Nationally Since 2008. Over $900 million in personal sales and over $2.5 Billion sold as a team.
This page is for the buyer who is about to walk into a builder's sales center with a Port Charlotte address on the brochure. The wider story of the place lives in our Port Charlotte area guide, and the county picture in our Charlotte County guide. What follows is the part nobody at the model home volunteers: where the new homes actually are, who the builder's salesperson works for, what the deposit statute does and does not protect, what a Community Development District adds to the tax bill, what a plain lot on the old General Development grid costs before a builder lays a slab, and why most of this market never shows up on the MLS. Every figure was read from a primary source on October 7, 2026. Call Jesse McGreevy direct at (239) 898-6072 before your first builder visit, or Marc Comisar at (239) 287-5873.
Each point below is sourced further down the page, and each one corrects something a Port Charlotte new-construction buyer is likely to have been told or to have assumed.
McGreevy and Comisar are the Port Charlotte new-construction buyer's agents who read the builder's broker policy, the district budget and the Florida Statutes before the first model-home visit, because on a new build the costly decisions happen at the sales center door, in the deposit clause and in the district assessment, not at closing. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 Team in Southwest Florida since 2012.
If you're searching for "the best realtor for new construction in Port Charlotte, Florida," McGreevy and Comisar represents new-home buyers at builder sales centers across Southwest Florida, from Babcock Ranch and Punta Gorda to Estero, Bonita Springs, Naples and Fort Myers. Bring us before your first model-home visit, and we read the builder's contract, the district budget and the warranty book with you, register with the builder so our side is paid by the builder where its policy allows, and negotiate the options, the incentives and the closing date as hard as a resale.
A builder has a sales team, a contract written by its own lawyers, an affiliated lender and title company, and a warranty book. A buyer has none of those. Our job is to be the only person in the room whose duty runs to you: to compare this builder's price per plan against the recorded sales of the last twelve months, to read the district's adopted budget rather than the sales sheet, to negotiate options, incentives and the closing date, and to get independent inspections written into the contract before you sign it.
If you are weighing us against other agents, our side-by-side look at the best real estate agents in Port Charlotte sets out the yardsticks we think a buyer should use: verified production, years in the market, reviews you can read yourself, and whether the agent who walks the model with you is the agent who negotiates the contract. Choose with that page open rather than on our word.
Jesse McGreevy and Marc Comisar hold the Top 1% Real Estate Agents Nationally Since 2008 distinction, the Gulfshore Life Magazine 5 Star Award for Customer Satisfaction for 21 Straight Years, an award only 5 out of more than 21,000 licensees have held, and the #1 Team in Southwest Florida since 2012 position. Between them they have over $900 million in personal sales, and RealTrends ranked the Domain Realty Group team #5 in Florida in 2026.
Jesse and Marc handle their own buyers. The person who registers you at the sales center is the person who reads the contract and negotiates it. Jesse's direct line is (239) 898-6072 and Marc's is (239) 287-5873. The office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, and we meet Port Charlotte buyers at the model home.
McGreevy and Comisar are Southwest Florida real estate experts who represent buyers and sellers from Naples to Charlotte Harbor, including buyers purchasing directly from national and regional builders. The credentials below are the locked, verifiable record we publish on every page we operate, stated exactly as awarded, with the team figure attributed to Domain Realty Group.
Jesse McGreevy holds Florida license SL3101296 and Marc Comisar holds BK3060671, both issued under Chapter 475, Florida Statutes, and both can be verified on the Florida Department of Business and Professional Regulation licensee search. McGreevy and Comisar is brokered by Domain Realty.
Port Charlotte new construction is built across unincorporated Charlotte County, not inside a city, and mostly on the old General Development grid rather than in a master-planned community. Of 696 builder-direct sales recorded in the 12 months to September 9, 2026 in the six Port Charlotte ZIP codes, 492 (70.7 percent) sat on grid lots and 188 (27.0 percent) in platted new-home communities.
Data updated: October 2026 (Charlotte County Property Appraiser roll and sales files dated October 4, 2026, newest qualified recorded sale September 9, 2026; Florida Department of Revenue 2025 Charlotte taxing authority codes; all retrieved October 7, 2026).
Port Charlotte is not a city. Every parcel with a Port Charlotte postal address is unincorporated Charlotte County, so there is no city levy, no city building department and no city impact fee to look up. On this page "Port Charlotte" means the six postal ZIP codes 33948, 33952, 33953, 33954, 33980 and 33981. ZIP 33980 carries a Punta Gorda postal label on part of the county roll and is counted here. Deep Creek and Harbour Heights (33983) are covered in our Punta Gorda new construction guide, and Rotonda West and Englewood are west-county places outside this page.
Because there is no city line to check, the question that matters is which overlay a parcel carries. On the 2026 final tax roll, tax district 104, the general Port Charlotte district, levies 15.3705 mills, up from 15.0855 in 2025. West Port and the Murdock Village redevelopment area sit in districts 097 and 098, which levy the same 15.3705 mills because a Community Development District charges a non-ad valorem assessment rather than millage. The South Gulf Cove and Gulf Cove grid in ZIP 33981 sits in districts 005 and 006 at 15.5683 mills, which adds 0.1978 mills for the integrated shoreline levy.
| Where the home is | Tax districts on the 2026 roll | Millage | What else bills the lot |
|---|---|---|---|
| General Port Charlotte grid and most infill | 104 | 15.3705 | County street and drainage, waterway or stormwater units by location |
| West Port and the Murdock Village area (ZIP 33953) | 097, 098 | 15.3705 | West Port CDD or West Port East CDD assessment, plus the HOA |
| South Gulf Cove and Gulf Cove (ZIP 33981) | 005, 006 | 15.5683 | Shoreline levy in the millage, county units, no CDD |
| Kings Gate (ZIP 33980) | 104 | 15.3705 | Association dues; no CDD on the tax district |
A ZIP code is a postal route, not a government and not a market. ZIP 33953 holds West Port, Biscayne Landing and Northwest Port Charlotte lots, and its builder-direct share is 38.9 percent. ZIP 33952 holds the oldest central grid and its share is 6.9 percent. Builders are not consistent either. Century Complete's "Port Charlotte Signature" page gives its location as an intersection that is in North Port, and some Lennar "North Port" listings carry Port Charlotte city labels on North Port streets. Check the parcel's ZIP and tax district before you call a home a Port Charlotte home.
The Census Bureau publishes no Port Charlotte row. Its permit files carry the county, the Punta Gorda metropolitan area (the same geography as the county) and a place row for the unincorporated area, and none of those is the six ZIP codes. Read them as context for the direction of building, never as a Port Charlotte count.
| Year | Charlotte County, 1-unit permits | Charlotte County Unincorporated Area, 1-unit permits |
|---|---|---|
| 2022 | 4,637 (peak) | not pulled |
| 2023 | 3,804 | 3,735 |
| 2024 | 3,583 | 3,508 |
| 2025 | 2,571 | 2,489 |
| January to August 2025 | 1,876 | 1,815 |
| January to August 2026 | 2,225 | 2,152 |
County one-unit permits fell 45 percent from the 2022 peak to 2025 (4,637 to 2,571) and turned up in 2026, with the county and the unincorporated area each up 18.6 percent from January to August. The unincorporated-area permits carried $656,410,351 of construction valuation in January to August 2026, about $305,023 a permit by our arithmetic. That is the permit's construction valuation, not a sale price.
Charlotte County's monthly reports break out two projects. In the 12 months from September 2025 to August 2026, by our sums of the monthly figures, the county issued 2,528 single-family permits, of which Babcock Ranch had 667 (26.4 percent) and West Port had 106 (4.2 percent). The other 1,755 permits (69.4 percent) were neither: the scattered-lot market across the county plus the Burnt Store corridor. The county's April 2025 report says West Port and Babcock Ranch together accounted for 82 percent of residential construction. That sentence does not match the county's own permit columns, and we do not use it.
About one in five recorded Port Charlotte home sales is a new home sold by its builder, and most of those sales never touch the MLS. Charlotte County recorded 3,379 qualified improved sales in the six Port Charlotte ZIP codes in the 12 months to September 9, 2026, and 696 of them (20.6 percent) were builder-direct, at a $311,000 median.
Data updated: October 2026 (Charlotte County Property Appraiser roll and sales files dated October 4, 2026, qualified improved sales over $1,000, 12 months from September 10, 2025 to the newest recorded sale on September 9, 2026; tabulated by McGreevy and Comisar; retrieved October 7, 2026).
| Measure, 12 months to September 9, 2026, Charlotte County recorded sales | All improved sales | Builder-direct | Resale |
|---|---|---|---|
| Count | 3,379 | 696 (20.6%) | 2,683 |
| Median price | $289,000 | $311,000 | $272,000 |
| Median per square foot of county heated area | $181.75 | $184.33 | not split |
| Low to high | not shown | $8,000 to $1,400,000 | not shown |
The cleaner pair drops commercial and other non-housing records by using housing use codes only: 3,280 sales, of which 671 (20.5 percent) were builder-direct at a $314,600 median, against a $274,900 resale median. For single-family use codes alone, 526 of 2,698 sales (19.5 percent) were builder-direct at $315,500, against $295,000 for resale. Price per square foot is per square foot of the county's heated area and is never set beside an MLS living-area figure.
| ZIP code | All sales (median) | Builder-direct (median) | Builder-direct share | Resale median |
|---|---|---|---|---|
| 33948 | 541 ($285,000) | 36 ($319,550) | 6.7% | $280,000 |
| 33952 | 778 ($230,000) | 54 ($291,000) | 6.9% | $220,000 |
| 33953 | 548 ($315,000) | 213 ($300,000) | 38.9% | $330,000 |
| 33954 | 325 ($310,000) | 121 ($311,000) | 37.2% | $305,050 |
| 33980 | 427 ($215,500) | 44 ($278,000) | 10.3% | $195,000 |
| 33981 | 760 ($362,000) | 228 ($349,300) | 30.0% | $371,000 |
Three ZIP codes carry the market. In 33953, 33954 and 33981 the builder-direct share is between 30 and 39 percent. In the older ZIP codes 33952, 33948 and 33980 a new home is rare, and in 33952 and 33948 it costs more than the median resale.
| Year | All improved sales | Builder-direct | Builder-direct share |
|---|---|---|---|
| 2019 | 3,163 | 367 | 11.6% |
| 2020 | 3,506 | 539 | 15.4% |
| 2021 | 4,432 | 640 | 14.4% |
| 2022 | 3,246 | 702 | 21.6% |
| 2023 | 3,398 | 1,262 | 37.1% |
| 2024 | 3,381 | 1,200 | 35.5% |
| 2025 | 3,313 | 1,024 | 30.9% |
| 2026, January 1 to September 9 | 2,331 | 365 | 15.7% |
The new-home wave peaked in 2023 and has roughly halved. The 2026 row is a partial year and is understated by a coding lag described below. By quarter, in our own analysis of the county roll (exploration grade), builder-direct recorded sales fell from 315 in the second quarter of 2025 to 138 in the second quarter of 2026.
We tracked every sale the county recorded as a qualified arm's-length transfer of an improved property and counted a sale as builder-direct when it was the first qualified sale of a home within about a year of the year it was built, or when the roll showed no year built. That is an estimate of the split, not a label the county prints. It also catches 22 lot-priced records under $200,000, such as replacement manufactured-home lots in the Village of Holiday Lake, which is why we also publish the housing-use-code figure of 671.
Recent closings were still coded as vacant land when the county file was cut. About 110 further closings above $150,000 in the same 12 months (median $301,800; a few are land tracts rather than homes) 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 and are never added into a median here. Our own analysis of the roll also found 77 first sales that came two years after the year built, builder inventory that the one-year rule excludes. A defensible sentence is "at least 696".
A builder selling its own homes has no reason to list them on the MLS, and most do not. An agent who quotes you the "Port Charlotte median" from the MLS alone is describing a market that leaves out roughly a third of the sales in 33953, 33954 and 33981. The medians also move in opposite directions by ZIP: in 33953 and 33981 the builder-direct median is below the resale median, and in 33952, 33948 and 33980 it is $39,550 to $83,000 above. The MLS-side measures for new construction (closed count, days on market, sale-to-list ratio) are: Information not available at time of publishing (checked 2026-10-07).
Builders selling new homes under a Port Charlotte address on October 7, 2026 include D.R. Horton in West Port, M/I Homes at Kings Gate, and Lennar, Maronda Homes, Holiday Builders, Christopher Alan Homes, Century Complete and LGI Homes on scattered lots across the old grid. Builder-published entry prices ran from $248,000 to $342,990, and they change weekly.
Data updated: October 2026 (each builder's and developer's own community pages and the D.R. Horton Southwest Florida inventory sheet effective August 25, 2026, plus Charlotte County recorded sales; all retrieved October 7, 2026). Prices are as published by the builder on that date and show ranges, not a price list.
| Community | Builder(s) | Product | Builder-published price, Oct 7, 2026 | District or association | Tax district | Builder-direct sales, 12 months |
|---|---|---|---|---|---|---|
| The Cove at West Port (33953) | D.R. Horton | Single-family on 50 and 60 foot lots; twin villas sold out per developer plan | Tradition from $342,990; Express from the $278s | West Port CDD plus HOA | 097 or 098 | 82 at $300,000 |
| Driftwood Bay, West Port East (33953) | D.R. Horton now; Lennar expected 2027 | Single-family on 40 and 50 foot lots, six plans | From $259,990 | West Port East CDD; HOA not found | 097 or 098 | 6 closings in June 2026, $250,000 to $290,000 |
| The Hammocks, The Palms, The Isles (West Port) | Sold out per developer plan | Single-family and villas | none published | West Port CDD plus HOA | 097 or 098 | 24 (The Hammocks), 30 (The Palms), none recent (The Isles) |
| Harbor East (33981) | Closing out; builder not confirmed on a first-party page | Single-family built 2024 and 2025 | none published | HOA and gate not found | not read | 40 at $440,000 |
| Kings Gate Phase 8 (33980) | M/I Homes | Single-level paired villas, 1,443 to 1,660 sq ft | From $274,990 | HOA; no CDD | 104 | 5 at $270,000 |
| Bella Via Phase 2 (33980) | Taylor Morrison, coming soon | Single-family attached | none published | Condominium association | not read | 7 sales in the existing phase |
| Scattered lots, northeast grid (33954) | Lennar, Maronda Homes, Christopher Alan Homes | Single-family on grid lots | Lennar from $299,499; Maronda from the $264s | None | mostly 104 | 111 at $310,000 |
| Scattered lots, South Gulf Cove and Gulf Cove (33981) | Lennar, Maronda Homes, Century Complete, Holiday Builders, LGI Homes | Single-family on grid lots | Lennar Gulf Cove from $286,999; Century from $329,990 | None | 005, 006 | 109 at $380,000 (South Gulf Cove), 28 at $300,000 (Gulf Cove) |
| Scattered lots, Northwest Port Charlotte (33953) | Christopher Alan Homes, Holiday Builders, Century Complete | Single-family on grid lots | Christopher Alan from $264k | None | mostly 104 | 50 at $342,050 |
The Cove is D.R. Horton's gated village in West Port. West Port CDD records name D.R. Horton as the homebuilder for Assessment Area Two (351 lots) and the lot buyer for Assessment Area Four (149 lots, developed by Forestar (USA) Real Estate Group Inc., a majority-owned D.R. Horton subsidiary). D.R. Horton's Port Charlotte page lists the Tradition series from $342,990 (4 bedrooms, from 1,828 square feet) and the Express series from the $278s (3 to 4 bedrooms, from 1,328 square feet). Its inventory sheet effective August 25, 2026 lists Express homes at $269,999 to $314,999 and Tradition at $354,999. The county recorded 95 sales in the plat in the 12 months to September 9, 2026 at a $289,000 median, 82 of them builder-direct at $300,000 (range $230,000 to $447,200), and $160.44 per square foot of county heated area on the 58 with a heated area.
Driftwood Bay is the first marketed village of the West Port East expansion and sits on the plat recorded as West Port East (Phase 1 is "West Port East IB", Plat Book 28, pages 12A to 12H). D.R. Horton lists six plans on 40 and 50 foot lots from $259,990, with an inventory-sheet range of $309,999 to $312,380. The county recorded six sales, all builder-direct and all on Harmon Dr, between June 18 and June 30, 2026: $250,000, $272,200, $275,000, $285,000, $286,600 and $290,000. With six sales we list them and claim no median. Lennar is the second builder named for the expansion, and Gulfshore Business reported on August 3, 2026 that it is "expected to begin building additional homes in 2027". The West Port East CDD agenda of August 11, 2026 records Lennar easement agreements and a land-banking entity holding title to the Lennar parcel.
The developer's site plan dated May 1, 2026 marks these villages "SOLDOUT". Closings still record. In the 12 months to September 9, 2026 the county recorded 38 sales in The Hammocks (24 builder-direct, median $273,500), 37 in The Palms (30 builder-direct, median $316,600) and four resales in The Isles. The builders named in district records for these villages (M/I Homes, Christopher Alan Homes, Ryan Homes, Lennar) no longer show a Port Charlotte community on their own sites, and M/I Homes' Hammocks page returned HTTP 410 (Gone) on October 7, 2026. We do not name any of them as currently selling in West Port.
Harbor East in ZIP 33981 is closing out: 79 of 85 parcels are built, 14 in 2024 and 65 in 2025. The county recorded 42 sales in 12 months, 40 of them builder-direct, at a $440,000 median ($293,000 to $640,000). Lennar holds lots on the roll, but Lennar's Port Charlotte page lists four programs and Harbor East is not one of them, so we do not name a builder as selling there. Harbor West is resale only since 2023. Biscayne Landing is sold out: its builder-direct sales ran 45, 97, 111, 79 and 17 from 2021 to 2025 and none in 2026, and its 21 resales in 12 months had a $340,000 median.
M/I Homes lists "single-level paired villas" of 1,443 to 1,660 square feet, "priced from: $274,990", at Kings Gate, and describes the community in its marketing as age-restricted and gated. The age restriction could not be confirmed from a public record, and the governing documents control. The county recorded 63 sales at Kings Gate in 12 months at a $303,800 median, but only five were builder-direct ($257,500 to $275,000), because most Kings Gate sales are resales. Builder-direct sales at Kings Gate ran 23, 23, 41, 28 and 17 from 2021 to 2025, and none were recorded in 2026 to September 9. Neal Communities' Kings Gate page is a 2020 post, and Kings Gate is not in its current community list. Our Kings Gate guide covers the community itself.
Bella Via sits in ZIP 33980 on Collina Way. Taylor Morrison's page reads "Coming Soon: Bella Via in Port Charlotte." The county's Planning and Zoning agenda of April 13, 2026 carries Petition PD-26-01 from Taylor Morrison of Florida, Inc., which adds single-family attached as a permitted use, raises approved units from 208 to 212 and adopts a concept plan for Phase 2 on 42.62 acres. The existing phase of 88 units (16 built in 2007 and 72 in 2023 to 2025) is sold, with builder-direct sales of 13, 39 and 19 in 2023, 2024 and 2025 and none in 2026. We name no builder for the 2023 to 2025 phase because we could not confirm one on a first-party page.
Some new homes in Port Charlotte are never offered to owner-occupants. The Landings at West Port is a rental townhome community of 172 townhomes built in 2022 and 2023, and the county recorded no sale there in 12 or 24 months. Peace River Landings is a single-owner rental community of 66 single-family homes built in 2022 and 2023, with no recorded sale in any window. The Springs and Swiftwater at West Port are apartments, and an investor builder describes its Port Charlotte product as new-construction rentals. If a listing looks like a bargain new home, ask who owns the community before you tour it.
The Village of Holiday Lake in ZIP 33981 is a manufactured-home community on owned lots, with 13 homes placed in 2023, 45 in 2024 and 25 in 2025. It is a replacement market, not a builder program. The ten "builder-direct" records the county shows there are lot-priced at $8,000 to $25,000, and we strip them from any new-home count.
Builder pages are marketing, and they conflict. Maronda's Port Charlotte page gives its home sizes as "1,443 to 3,579 square feet" and, on the same page, as 1,273 to 3,282 square feet, so we quote neither as a range. A Lennar community header on one page shows a price range starting at $51,000 while its plans start at $286,999 and $299,499, so we use plan prices with the date. Century Complete's Port Charlotte Signature page gives its location as an intersection in North Port. Kolter's portfolio page still names Ryan Homes for the West Port expansion, while the district's August 2026 agenda and Gulfshore Business name Lennar, so we publish D.R. Horton as selling and Lennar as coming and do not name Ryan Homes. When two first-party pages disagree, we log the conflict and print the figure the settling source supports, never one picked silently.
We looked for current Port Charlotte programs from Ryan Homes (its Florida list shows five communities and none in Port Charlotte), Pulte, Meritage, Toll Brothers, Dream Finders, Perry Homes, William Ryan Homes, KB Home and Neal Communities and found none. Adams Homes' own Charlotte County page said "There are no communities currently available" on both September 5 and October 7, 2026, although Adams Homes entities hold lots on the roll. We say only "holds lots; no program listed on its site on the date checked." Taylor Morrison has no West Port page. Lennar's "Rotonda Lakes" is sold out and, with Rotonda West, outside this page.
A Port Charlotte buyer who already knows that D.R. Horton and Lennar both tie the builder's payment to a buyer's agent to registration at the first contact is one phone call away from keeping that option. The next step is a short consultation before you visit any model: book your Port Charlotte new construction consultation, see how we represent buyers in Southwest Florida, or call Jesse McGreevy direct at (239) 898-6072. If you own a home you will sell to fund the new one, get a Port Charlotte home valuation first, because a builder's closing date and your sale date have to meet. Please call before the first sales-center visit, because that is the moment representation is won or lost.
West Port is the one master-planned community with a Port Charlotte address, and in the 12 months to September 9, 2026 the county recorded 180 sales there at a $290,000 median, 142 of them builder-direct at $292,650. The developer, KL West Port, LLC (Kolter Land), describes about 630 acres, and the plan is entitled for up to 2,400 residential units.
Data updated: October 2026 (West Port developer site, Kolter Group portfolio page, West Port CDD and West Port East CDD documents, Series 2024 offering document, Charlotte County monthly reports and recorded sales; retrieved October 7, 2026).
West Port's size depends on who is counting. The developer's site says "approximately 630 acres" and "approximately 2,500 single family and multifamily dwellings". Kolter's portfolio page says "642-acre" and "expanding with a new 194-acre neighborhood". The two districts cover about 434.677 and 175.877 acres. The Series 2024 offering document counts about 1,943 units in the first district, and Gulfshore Business reported that the expansion "will add 423 new homes across 180 acres" and lifts the total to "more than 2,400". For one sentence, use the entitlement: Planned Development Ordinance 2017-056 allows "up to 2,400 residential units and 300,000 square feet of commercial and retail space". Governance is a community HOA for deed restrictions plus the West Port CDD, with central irrigation included in the district's operations and maintenance fees and water and sewer from Charlotte County Utilities.
| West Port, 12 months to September 9, 2026 | Result |
|---|---|
| Parcels (built) | 1,662 (1,302) |
| Recorded sales (median) | 180 ($290,000) |
| Builder-direct (median) | 142, 78.9% ($292,650) |
| Range | $230,000 to $447,200 |
| Sales between $200,000 and $300,000 | 98 |
| Sales between $300,000 and $400,000 | 69 |
| Sales above $400,000 | 13 |
| Builder-direct recorded since 2021 | 1,164 |
By calendar year, all sales, builder-direct and median: 2021 had 41, 41 and $374,300; 2022 had 141, 139 and $402,000; 2023 had 406, 402 and $370,400; 2024 had 313, 292 and $341,000; 2025 had 239, 218 and $319,000; and 2026 to September 9 has 105, 72 and $283,100. The yearly median fell as the mix moved from The Isles and 60 foot lots to villas and Express-series homes. It is a mix change, not a like-for-like price index.
The county's monthly reports carry a West Port "Project Spotlight". It counts 964 certificates of occupancy "issued since April 2017" as of August 2026, up from 849 at August 2025, which is 115 in 12 months. West Port single-family permits issued by month from September 2025 to August 2026 were 7, 11, 3, 8, 7, 23, 7, 11, 27, 0, 0 and 2, or 106 in 12 months.
The developer's plan, footer dated May 1, 2026, shows Flamingo Blvd running north to south through the expansion beside the Flamingo Waterway. A Publix shopping center is marked "Coming 2027" on SR 776, and future apartment and mixed tracts lie east toward the Como Waterway. Charlotte County Centennial Park and the Centennial Recreation and Aquatic Center sit between The Cove, The Hammocks, The Palms and The Isles. The county approved the West Port Marketplace site plan (a 47,240 square foot grocery on about 14.3 acres on El Jobean Road) on May 27, 2025. Our West Port neighborhood guide covers life there in more detail.
West Port CDD was created by Charlotte County Ordinance 2019-023, adopted and effective October 22, 2019, over about 434.677 acres. Its fiscal year 2025 audit says "all board members are affiliated with the Developer". The district has issued five bond series totaling $27.9 million, with $25.83 million outstanding on September 30, 2025.
| Series | Par issued | Issued | Final maturity | Outstanding 9/30/2025 |
|---|---|---|---|---|
| 2020, Assessment Area One | $6,735,000 | April 2020 | May 2051 | $6,190,000 |
| 2020, Assessment Area Two | $6,900,000 | December 2020 (audit) | 2051 | $6,335,000 |
| 2021, Assessment Area One 2021 project | $9,560,000 | May 2021 | May 2051 | $8,750,000 |
| 2022, Assessment Area Three | $2,375,000 | July 2022 (audit) | May 2052 | $2,260,000 |
| 2024, Assessment Area Four | $2,330,000 | May 2024 | May 2054 | $2,295,000 |
| Total | $27,900,000 | $25,830,000 |
The offering document gives slightly different issue months for two series, so we cite the audit's months and the year only. The district's filings with the Municipal Securities Rulemaking Board's EMMA site (official statements and continuing-disclosure filings) were not readable by script, and we list them under what we could not verify.
West Port East CDD was established by Ordinance 2024-041, effective December 10, 2024, over about 175.877 acres south of Tamiami Trail and east of the West Port CDD. The district's own website shows a clerical error in the ordinance number and the county, so we cite the audit and the tax-district file instead. It issued $3,085,000 of Series 2025 bonds on June 20, 2025 (coupons 4.85 to 6 percent, term bonds due 2035 to 2055). Its audit says "certain Board members are affiliated with" the developer, and operations were developer-funded in the first year. The fiscal year 2027 funding agreement splits general-fund costs among the developer (28 percent), D.R. Horton (29 percent) and Lennar (43 percent).
Seven in ten new Port Charlotte homes go up on lots platted by General Development, and the busiest sectors are South Gulf Cove (109 builder-direct sales at a $380,000 median), the northeast core around ZIP 33954 (111 at $310,000) and Northwest Port Charlotte (50 at $342,050). Together the 89,416 grid parcels recorded 492 builder-direct sales in the 12 months to September 9, 2026.
Data updated: October 2026 (Charlotte County Property Appraiser roll and sales files dated October 4, 2026; builder-direct figures from county recorded sales; retrieved October 7, 2026). Sector groupings follow plat section numbers mapped to named areas.
| Sector (Port Charlotte Subdivision sections) | Parcels (built) | 12-month sales (median) | Builder-direct (median) | Share | Median per sq ft, county heated area |
|---|---|---|---|---|---|
| South Gulf Cove (58, 71, 78, 81, 82, 85, 87, 93), 33981 | 11,887 (4,235) | 327 ($480,000) | 109 ($380,000) | 33.3% | $235.14 |
| Northeast core grid, 33954 (14, 16, 17, 19, 22, 30, 34, 50) | 10,179 (3,567) | 217 ($305,000) | 111 ($310,000) | 51.2% | $195.80 |
| Northwest Port Charlotte (24, 29, 38, 47, 48, 49, 55, 57, 59, 61, 100), 33953 | 13,272 (1,781) | 122 ($349,350) | 50 ($342,050) | 41.0% | $204.17 |
| Section 32 | 1,716 (709) | 53 ($300,000) | 23 ($299,000) | 43.4% | $196.56 |
| Englewood East street unit grid (63, 65, 67, 72, 95), 33981 | 5,826 (2,017) | 139 ($299,000) | 40 ($304,950) | 28.8% | $192.31 |
| 33980 side of the core grid (12, 13, 20) | 5,376 (3,242) | 146 ($277,500) | 39 ($290,000) | 26.7% | $176.44 |
| Gulf Cove (52, 53, 54, 56, 60), 33981 | 6,943 (2,667) | 144 ($315,000) | 28 ($300,000) | 19.4% | $212.29 |
| Core grid, 33952 | 12,933 (10,973) | 501 ($235,000) | 50 ($290,000) | 10.0% | $174.17 |
| Core grid, 33948 | 6,667 (4,236) | 211 ($262,000) | 15 ($307,000) | 7.1% | $177.37 |
| Murdock side (31, 35, 41, 46) | 3,859 (866) | 57 ($353,000) | 13 ($353,000) | 22.8% | $195.19 |
| All grid sections | 89,416 (42,272) | 2,358 ($300,000) | 492 ($314,950) | 20.9% | $190.40 |
The grid's builder-direct sales by calendar year ran 273 in 2019, 398, 394, 404, 687 in 2023, 748 in 2024, 685 in 2025 and 262 to September 9, 2026. The grid peaked a year after West Port and has held up longer.
South Gulf Cove is the largest sector by parcels and the one where new sits furthest below resale: 109 builder-direct sales at $380,000 against 218 resales at $560,000, because resale there is dominated by waterfront pool homes and new production homes sit on interior lots. Builder-direct sales across the eight sections run from $100,000 (a lot-priced record) to $950,000. Our South Gulf Cove guide covers canals, the lock and the association. Gulf Cove, just north of it, recorded 28 builder-direct sales at $300,000, and our Gulf Cove guide covers that side.
In the northeast core more than half of all sales (111 of 217, 51.2 percent) were builder-direct, at a $310,000 median ($225,000 to $489,000) against a $294,000 resale median. Lennar's Welcome Home Center is on Peachland Blvd in 33954 and Maronda has a model there, so this is the corner of the grid where the production builders cluster.
Northwest Port Charlotte is the one sector whose builder-direct count is still climbing: 11, 11, 18, 21, 28, 45, 63 in 2025 and 30 in 2026 to September 9. It also has the largest stock of unbuilt lots, 11,491 of its 13,272 parcels in our own analysis of the roll (exploration grade), at the lowest recorded lot prices, a $14,500 median. Our Northwest Port Charlotte guide covers the area.
In the oldest central sections a new home is the exception: 50 builder-direct sales of 501 in the 33952 core grid (10.0 percent) and 15 of 211 in the 33948 core (7.1 percent). Where one is built it is an infill lot on an old street, and it sells above the neighborhood resale median ($290,000 against a $223,000 resale median in the 33952 core).
Port Charlotte Beach recorded 43 sales at a $545,000 median and only two builder-direct sales ($310,000 and $725,000). Edgewater recorded two ($339,000 and $369,000) of 107 sales. Waterview recorded seven sales in 12 months ($410,000 to $1,450,000) and four builder-direct sales in 24 months at a $572,500 median. These are custom and infill markets, and a county median there says little about any one lot. Our Port Charlotte Beach guide covers that side of the harbor.
The median county heated area of a builder-direct home is 1,822 square feet across the footprint (n 538), about 2,046 in the platted communities, about 1,560 to 1,670 on most grid sectors and about 2,110 in South Gulf Cove. Builder-direct medians per square foot of county heated area run from $164.36 in the platted communities to $206.30 in Northwest Port Charlotte. These are county-record areas, never set against an MLS living-area figure.
The roll shows lot holders including Christopher Alan Homes, Holiday Builders, Century Complete, Adams Homes, Hamsher Homes, LGI Homes, Coaston Homes and Southern Impression Homes, and some holders with no builder website we could find. A holder on the roll is not a builder selling to you, so we publish no claim about the holders without a program. If a builder offers you a lot, ask for the parcel and read the owner on the county record before you sign.
A Port Charlotte grid lot has a median recorded price of $19,000, but the fees the county and the lot's own location add before a builder pours a slab can exceed that price several times over. The sourced county lines alone (impact fee, water and sewer connection, permit fees and a scrub-jay plan fee) add up to roughly $30,600 on a lot that connects to gravity sewer.
Data updated: October 2026 (Charlotte County recorded lot sales; county impact fee schedule effective October 12, 2022; Charlotte County Utilities Schedule A effective April 1, 2026; county permit fee page; scrub-jay plan fee notice effective January 1, 2026; all retrieved October 7, 2026).
Charlotte County recorded 1,553 qualified vacant-land sales in the six ZIP codes in the 12 months to September 9, 2026 at a $19,000 median ($5,000 to $5,000,000), counted as recorded lot sales (vacant land). Of those, 1,455 were under $200,000. By ZIP: 33981 had 498 at $20,500; 33953 had 374 at $16,000; 33954 had 321 at $18,000; 33948 had 156 at $18,000; 33952 had 110 at $21,000; and 33980 had 94 at $20,000. On the grid alone there were 1,479 at $18,500.
| Recorded lot sales (vacant land), 12 months | Sales | Median |
|---|---|---|
| South Gulf Cove sections | 243 | $25,000 |
| Northwest Port Charlotte sections | 288 | $14,500 |
| All grid sections | 1,479 | $18,500 |
| Six ZIP codes | 1,553 | $19,000 |
By calendar year the median lot rose from $7,000 in 2019 to $15,000 in 2021 and $20,000 in 2022, and has been $19,000 to $20,000 since, while volume fell from 5,385 sales in 2021 to 1,143 in 2025. The 1,198 lot sales in 2026 to September 9 already exceed all of 2025.
This is our arrangement of sourced lines, not a quote. Which lines apply is set by the lot, the county's availability letter and the contract.
| Line | Amount | Applies when |
|---|---|---|
| Lot | $19,000 median | Always |
| Scrub-jay plan fee | $2,031 (0.22 acre or less) or $4,063 (0.23 to 0.49 acre) | The county's scrub-jay layer flags the lot |
| County permit fees, fixed | $650 (pre-application $150, address $15, zoning $50, natural resources $55, tree $70, line and grade $310) | Always |
| Building permit | 0.4 percent of the valuation, plus a 2.5 percent surcharge on that fee | Always; about $1,251 if the valuation equaled the $305,023 county average permit |
| Impact fees | $7,804 | Always, single-family detached, unincorporated county |
| Water connection | $9,118 (TAP fee $3,405, distribution $3,830, service $1,394, meter $489) | County water is available |
| Sewer connection | $9,728 (TAP fee $5,937, collection $3,791) | County sewer is available; connection is then mandatory |
| Low pressure sewer | $7,868 more (installation $6,253, service $1,615) | The street is served by a low pressure system |
| Septic system and well | not found | No county service at the lot |
Worked example. With the lowest scrub-jay tier, the fixed permit fees, a building permit on a $305,023 valuation ($1,220.09 plus a $30.50 surcharge), the $7,804 impact fee, $9,118 of water charges and $9,728 of gravity sewer charges, the government lines come to $30,581.59, about 1.6 times the median lot. On a low pressure sewer street add $7,868 for $38,449.59. At the higher scrub-jay tier add $2,032. None of this includes the house, the slab, the driveway, the survey or any fill.
Charlotte County Utilities' Schedule A, approved January 13, 2026 and effective on or after April 1, 2026, raised the full stack on a low pressure street from $17,993 to $26,714, up 48.5 percent. The sewer TAP fee went from $2,251 to $5,937, and the water TAP fee from $2,407 to $3,405. A builder's "from" price that was written before April 1 may not carry the new numbers, so ask which schedule a to-be-built price assumed. Connection is required when sewer is "available" under County Code Sec. 3-8-41, the owner has "180 days from the date of receipt to pay the connection fees and complete the connection", and an assessment "stays with the property once it is sold".
The county's impact fee for a single-family detached home in unincorporated Charlotte County is $7,804: transportation $6,289, community parks $312, fire and EMS $362, law enforcement and jail $573 and public buildings $268, with a 2.55 percent administrative fee included. The schedule has no school column. For comparison the county portion inside the City of Punta Gorda is $3,396 (the city adds its own), the Englewood Fire District area is $7,519 and the Babcock Ranch district is $1,515. The county says fees "are tied to the land parcel", are due before final inspection, and can be spread at no charge. On a production home the fee is inside the builder's price. On a build-on-your-lot contract it is a line item or an allowance, so ask which.
Charlotte County holds a county-wide habitat conservation plan for the Florida scrub-jay and the eastern indigo snake, under a 30-year federal incidental take permit issued December 12, 2014. A lot flagged by the county's GIS layer can opt in and pay the fee: for 2026 it is $2,031 for a lot up to 0.22 acre, $4,063 for 0.23 to 0.49 acre and $10,005 for 0.50 to 1.00 acre. Clearing is barred from March 1 to June 30. The county used the plan on 208 applications in 2025 and collected $4,751,081. A 10,000 square foot lot is 0.2296 acre, which sits on the line between the first two tiers, and we did not verify a standard lot size from a recorded plat, so we print both numbers rather than saying what a standard lot pays. There is no public list of flagged parcels, so check the parcel against the county's GIS scrub-jay layer before you close on the lot.
The gopher tortoise is listed Threatened in Florida, and tortoises must be relocated before land clearing or development. No state permit is needed if the work stays 25 feet from every burrow entrance. The county will not issue a permit where burrows are found until the owner shows avoidance or a state relocation permit. A tree permit is required to remove a tree 4 inches in diameter or larger ($70 residential fee), complete clearing "is not allowed without an associated building permit", and a heritage tree is a cypress, oak or pine of 30 inches or more. We found no public figure for survey and relocation costs.
A single-family permit needs either a Charlotte County Utilities application or an approved Florida Department of Health onsite sewage permit. From July 1, 2026 the county accepts a receipt for the onsite sewage application, and if septic work starts before the permit issues "the property owner or applicant assumes all legal, financial, and safety liabilities". We found no primary figure for how many Port Charlotte lots are on septic and publish no percentage. The county's Ackerman Wastewater Expansion (about 1,300 properties, budget $70,600,000, Zones 1 and 2 connected and Zones 3 and 4 in progress) and the Lakeview and Midway project (in engineering design) are septic-to-sewer conversions that touch Port Charlotte. We found no public rule on private wells for this page.
Every grid lot is inside county non-ad valorem units. Our September 2026 research recorded the Greater Port Charlotte Street and Drainage Unit at a proposed $149.00 for an occupied equivalent residential unit and $163.73 for a vacant one, Northwest Port Charlotte Street and Drainage at $80.00, the Northwest Port Charlotte Waterway at $150.00 (down from $310.00) and Mid-Charlotte Stormwater at $76.00 an acre. Combining two lots for tax purposes does not combine the unit assessments. Treat these as dated September 2026 figures and read the unit's adopted budget for the lot's location.
A finished or under-construction home on the builder's lot closes once on a normal mortgage. A to-be-built home on a lot the builder owns or finds, such as Maronda's "Land Included", folds the lot into one contract. Build-on-your-lot ("Build on Your Lot or Ours" at Holiday Builders, "On Your Lot" at Christopher Alan Homes) needs lot equity or a construction loan, draws, a Notice of Commencement and lien releases. Only Maronda's page says its price includes the land, and no builder's page says which of the fee lines above is inside a "from" price, so get the price all in, with lot, impact fees, utility connections, driveway, sod and environmental fees, in writing.
The pipeline for new Port Charlotte supply is West Port East, the unbuilt grid lots and a handful of planned-development petitions, none of which has a recorded residential plat yet other than West Port East. The county's Planning and Zoning agendas from 2025 to 2026 list the Murdock Village east parcel, Harborview, Harbor Village, Bella Via Phase 2, Tarpon Waterfront Village and Luther Road.
Data updated: October 2026 (Charlotte County Planning and Zoning agendas and monthly reports, 2025 to 2026, plus Gulfshore Business and WINK News coverage; retrieved October 7, 2026).
| Project | Applicant on the agenda | What the petition says | Stage on the record |
|---|---|---|---|
| West Port East | KL West Port Expansion, LLC | Final plat on 187.33 acres; major modification of a 630.82 acre planned development | Phase 1B platted; homes closing since June 2026 |
| Murdock Village east parcel | Kolter Group Acquisitions, LLC; KL JAK WP, LLC | 154.93 acres converting to 350 single-family units and 320 multi-family units; townhome minimum lot width cut from 20 feet to 16 feet | Hearings 2025-02-10, 2025-09-08, 2026-04-13; builder not found |
| Harborview | Benderson Development Company, LLC | 653-acre planned development, 3,959 units reported, 61.21 acres set aside for habitat | P&Z recommended approval 2025-04-14; county commission outcome not found |
| Harbor Village | Maronda Homes, LLC of Florida | 1,174.14 acres; residential rights reduced from 3,960 to 3,475 units | Vote set for 2025-07-22 (outcome not found); street vacations on 2026-09-14 agenda |
| Bella Via Phase 2 | Taylor Morrison of Florida, Inc. | Single-family attached; 208 to 212 units on 42.62 acres | P&Z 2026-04-13; builder page "Coming Soon" |
| Tarpon Waterfront Village | Tarpon Waterfront Village LLC | Up to 156 units on 20.33 acres | P&Z 2025-04-14; builder not found |
| Luther Road | Blue Luther, LLC | Up to 154 units including 51 of incentive density, 10.30 acres | P&Z 2026-02-09 |
Apart from West Port East, every residential plat listed "in review" in the county's monthly reports from November 2024 to August 2026 was in the Burnt Store corridor or Babcock Ranch. No new single-family plat inside the six Port Charlotte ZIP codes other than West Port East appeared. New Port Charlotte supply is therefore West Port East, the existing unbuilt grid lots and the planned-development projects above. We print no start date for any of them. Where a county commission vote is not on a page we read, we say the outcome was not found rather than guess.
The county's April 2025 monthly report cites a consultant estimate of county population rising from 212,424 in April 2024 to 224,147 in February 2025 and says "Since June 2023, Charlotte County has added 10,994 new housing units". It forecasts the Mid-County area to add 4,400 units between 2025 and 2030, many of them "between U.S. 41 and State Road 776, including the new development of West Port". The county's Charlotte Harbor redevelopment page says Sunseeker Resort was "completed in 2023 and subsequently acquired by Blackstone in 2025" and lists no for-sale residential component.
New plats must show school capacity before approval, but "single family lots of record existing at the time the school concurrency implementing ordinance became effective, March 17, 2009" are exempt. Every home on an old grid lot is therefore exempt. Concurrency is a developer's hurdle in West Port East, Harborview and Harbor Village, not a buyer's fee, and there is no school impact fee in the county schedule. Attendance zones change, so use the School District's zone finder and treat no assignment as permanent. Our Port Charlotte area guide covers schools and daily life.
You can buy a Port Charlotte new home without your own agent, but nobody in the sales center represents you, and the big builders pay a buyer's agent only if the agent is registered at your first contact. D.R. Horton's Southwest Florida sheet, effective August 25, 2026, says it "will pay up to 4% of the final purchase price" to a registered buyer's agent.
Data updated: October 2026 (builder policy pages and sheets read October 7, 2026; Florida Statutes 475.278 and 475.011 on the Legislature's Online Sunshine site, 2026 edition; National Association of REALTORS settlement page).
Florida presumes that every licensee is a transaction broker unless a single-agent or no-brokerage relationship is set in writing: "It shall be presumed that all licensees are operating as transaction brokers unless a single agent or no brokerage relationship is established, in writing, with a customer." A builder selling its own homes does so under the owner exemption of F.S. 475.011(2) or through licensed staff, and the exemption "shall not be available if and to the extent that an agent, employee, or independent contractor paid a commission or other compensation strictly on a transactional basis is employed to make sales". The sales consultant in the model is the builder's representative. Nobody there works for you unless you bring someone.
"D.R. Horton will pay up to 4% of the final purchase price of the home at closing as a commission to buyer's real estate agent; however, in no event shall the compensation paid by D.R. Horton exceed the amount provided for in the written agreement between agent and their client. To be eligible, agent must accompany and register client on their first visit to the D.R. Horton sales office or call or email the D.R. Horton sales agent at the community to pre-register client before their first visit to the community. Client must not have previously registered on the D.R. Horton website or communicated with D.R. Horton's sales agent." That is from the inventory sheet effective August 25, 2026. On the $311,000 builder-direct median, 4 percent is at most $12,440.
Lennar says: "Register your client, or have your client register you as their broker, during their initial contact with Lennar. Join your client on their first visit to a Lennar Welcome Home Center, whether in person or virtually." Its frequently asked questions add that "registration must occur on the first visit and a broker/agent must execute Lennar's Cooperating Broker Agreement and otherwise comply with Lennar's Broker Participation Policy," and that "Commission rates for real estate agents vary by location." Lennar's broker material also describes "Competitive broker co-op commissions on select homes where offered."
Holiday Builders writes: "Our commission structure works exactly like a resale home transaction. Holiday Builders pays registered Agents* a 3% co-broke," with the footnote that "Real estate agents representing buyers must register with Holiday Builders at a sales center at the onset of the transaction." On the $311,000 median, 3 percent is $9,330.
LGI Homes says it "welcomes brokers and agents at all of our new home communities" but its page gives no commission terms. Policy pages for Maronda Homes, M/I Homes and Century Complete returned HTTP 404 on October 7, 2026, and we found no policy text for Christopher Alan Homes, Taylor Morrison or Coaston Homes. We do not paraphrase a builder's policy from a competitor's blog, and we read each one with you before you register.
Both D.R. Horton and Lennar lose the buyer's agent if the buyer registers online or walks in alone first. D.R. Horton's wording ("must not have previously registered on the D.R. Horton website") means an online "request information" form can count as first contact. Do not fill out a builder's inquiry form, take a self-guided tour that asks you to register, or give your name at a model before you have talked to your agent.
D.R. Horton caps its payment at "the amount provided for in the written agreement between agent and their client," so the buyer agreement, not the builder, sets the ceiling, and a builder payment below the agreed amount leaves a difference that the buyer agreement governs. We read that clause with you before the first visit. No builder page we read says its price is the same with or without a buyer's agent, so we do not tell you representation costs nothing. What a builder pays a registered agent is whatever its own published policy says (quoted above), capped by your buyer agreement.
NAR's practice changes took effect on August 17, 2024. Its consumer guidance says "Real estate professionals nationwide will require a written agreement prior to touring a home" and "you will be asked to sign a written buyer agreement after you've chosen the real estate professional you want to work with." On a new build the builder's own policy sheet is where a payment to a buyer's agent is now written down, so we read the sheet and the buyer agreement together.
Florida lets a new-home buyer require that deposits of up to 10 percent of the price be held in escrow, and the buyer can waive that right in writing. Section 501.1375 applies to new one-family and two-family homes. On a Port Charlotte home at the $311,000 builder-direct median, 10 percent is $31,100, and any deposit above that falls outside the statute.
Data updated: October 2026 (F.S. 501.1375, 2026 Florida Statutes, Online Sunshine, retrieved October 7, 2026).
The builder must put this legend in the contract: "THE BUYER OF A ONE-FAMILY OR TWO-FAMILY RESIDENTIAL DWELLING UNIT HAS THE RIGHT TO HAVE ALL DEPOSIT FUNDS (UP TO 10 PERCENT OF THE PURCHASE PRICE) DEPOSITED IN AN ESCROW ACCOUNT. THIS RIGHT MAY BE WAIVED, IN WRITING, BY THE BUYER." A "building contractor" excludes "a person who sells or constructs less than 10 units per year statewide". Withdrawals need both signatures, and the builder may use escrowed funds for construction only after posting a surety bond.
Find the legend. Find any waiver line, and do not initial it without understanding that it removes the escrow. Ask whether the deposit is in escrow or released to the builder, whether there is a financing contingency or an appraisal contingency, what the outside completion date is and what happens if it passes, and whether the builder can substitute materials or change the price. No builder publishes its Port Charlotte deposit sizes or its purchase agreement, so these are questions to put to the contract, not claims about it.
The statute speaks to deposits on the home. Whether a separate structural-options or design-center deposit is escrowed is a contract question, and we ask for it in writing. Closing-cost credits and rate buydowns are not on the deed, so the price recorded with the county does not show them.
In West Port a Community Development District adds about $1,600 to $2,950 a year per home on the tax bill, on top of the HOA, while a scattered grid lot has no district but still pays county units and fees. West Port CDD's fiscal 2027 totals run from $1,605.80 for a twin villa to $2,692.35 for a 40 or 50 foot lot, and West Port East's from $2,649.82.
Data updated: October 2026 (West Port CDD and West Port East CDD adopted fiscal 2027 budgets, fiscal 2025 audits filed with the Florida Auditor General, Series 2024 offering document; F.S. 190.048 and 720.307; retrieved October 7, 2026).
A CDD is a local special-purpose government that finances roads, drainage, utilities and amenities with bonds and charges the repayment, plus operations, to the homes as a non-ad valorem assessment on the tax bill. F.S. 190.048 requires every contract for the initial sale of a home in a district to carry a disclosure "immediately prior to the space reserved in the contract for the signature of the purchaser" in "boldfaced and conspicuous type which is larger than the type in the remaining text of the contract". It says the district "MAY IMPOSE AND LEVY TAXES OR ASSESSMENTS, OR BOTH TAXES AND ASSESSMENTS, ON THIS PROPERTY," that they "ARE SET ANNUALLY BY THE GOVERNING BOARD OF THE DISTRICT," and that they are "IN ADDITION TO COUNTY AND OTHER LOCAL GOVERNMENTAL TAXES." F.S. 190.009 adds a disclosure of public financing that the developer gives each initial purchaser.
| Assessment area | Product (units) | O&M | Special revenue fund | Debt service | Total |
|---|---|---|---|---|---|
| Area One, Series 2020 (320) | Single-family 40 and 50 foot | $706.32 | $709.77 | $1,276.26 | $2,692.35 |
| Area Two, Series 2020 (351) | Twin villa (120) | $706.32 | none | $899.48 | $1,605.80 |
| Single-family 50 foot (163) | $706.32 | none | $1,249.28 | $1,955.60 | |
| Single-family 60 foot (68) | $706.32 | none | $1,499.13 | $2,205.45 | |
| Area One, Series 2021 (486) | Townhome (172) | $600.37 | $603.30 | $956.73 | $2,160.40 |
| Twin villa, 50 foot and 60 foot | $706.32 | $709.77 | $1,275.64 | $2,691.73 | |
| Area Three, Series 2022 (132) | Single-family 40, 50 and 60 foot | $706.32 | $709.77 | $1,275.19 | $2,691.28 |
| Area Four, Series 2024 (149) | Twin villa (52) | $706.32 | none | $899.62 | $1,605.94 |
| Single-family 50 foot (84) | $706.32 | none | $1,249.47 | $1,955.79 | |
| Single-family 60 foot (13) | $706.32 | none | $1,499.36 | $2,205.68 |
The Cove sits in Assessment Areas Two and Four. We could not find which assessment area The Hammocks, The Palms and The Isles sit in, because the district's budget lists areas, not village names, so read the assessment line on the tax bill and the district's assessment methodology report for the parcel's area. Multi-family (504 apartment units) is billed $494.42 each.
For an Area One single-family lot the debt line never moved from $1,276.26. The operating lines did.
| Fiscal year | O&M | Special revenue fund | Debt service | Total | Non-debt part |
|---|---|---|---|---|---|
| 2023 | not itemized | not itemized | $1,276.26 | $2,265.11 | $988.85 |
| 2024 | $612.91 | $600.41 | $1,276.26 | $2,489.58 | $1,213.32 |
| 2025 | $769.11 | $615.60 | $1,276.26 | $2,660.97 | $1,384.71 |
| 2026 | $708.10 | $709.77 | $1,276.26 | $2,694.13 | $1,417.87 |
| 2027 | $706.32 | $709.77 | $1,276.26 | $2,692.35 | $1,416.09 |
The non-debt part rose from $988.85 to $1,416.09, up 43.2 percent, and then went flat. The bond payment is fixed. The operating assessment is set by the board every year, and the board is developer-affiliated until turnover.
West Port East CDD's fiscal 2026 amounts were debt only and billed off-roll. For fiscal 2027 the operating and special-revenue lines move onto the tax roll and the debt line is grossed up for collection costs and the early-payment discount ($1,120.00 divided by 0.94 is $1,191.49).
| Product (units) | FY2026 | FY2027 O&M | FY2027 special revenue fund | FY2027 debt service | FY2027 total | Change |
|---|---|---|---|---|---|---|
| Single-family 40 foot (95) | $1,120.00 | $769.93 | $688.40 | $1,191.49 | $2,649.82 | up $1,529.82 (137%) |
| Single-family 50 foot (82) | $1,400.00 | $769.93 | $688.40 | $1,489.36 | $2,947.69 | up $1,547.69 (111%) |
A buyer who closed in Driftwood Bay in June 2026 and saw $1,120 or $1,400 in a builder's estimate sees $2,649.82 or $2,947.69 on the first full tax bill in November 2026. That is about $127 to $129 a month more in escrow ($1,529.82 and $1,547.69 divided by 12). The change column is our arithmetic from the district's adopted budgets. Driftwood Bay HOA dues were not found in any document we could read.
The Series 2024 offering document put The Cove's HOA, in May 2024, at $2,220 a year for a villa, $2,900 for a 50 foot lot and $3,200 for a 60 foot lot. Adding the fiscal 2027 West Port CDD total (the same document's HOA figure is two years old, so ask for the current budget) gives, by our arithmetic, $3,825.80 a year ($318.82 a month) for a villa, $4,855.60 ($404.63) for a 50 foot lot and $5,405.45 ($450.45) for a 60 foot lot. A current HOA budget for The Cove, Driftwood Bay, The Hammocks, The Palms, The Isles, Biscayne Landing, Harbor East and Harbor West was not found.
For an HOA, F.S. 720.307 hands the board to owners other than the developer at the earliest of several triggers, one of which is "Three months after 90 percent of the parcels in all phases of the community that will ultimately be operated by the homeowners' association have been conveyed to members other than the developer." F.S. 720.401 requires a disclosure summary before signing, and if you do not get it the contract is "VOIDABLE BY BUYER ... WITHIN 3 DAYS AFTER RECEIPT OF THE DISCLOSURE SUMMARY OR PRIOR TO CLOSING, WHICHEVER OCCURS FIRST." A CDD board follows its own rules, and West Port CDD's fiscal 2025 audit says "all board members are affiliated with the Developer."
It means no association dues and no district assessment, in the builders' own marketing. It does not mean no rules or recurring charges: deed restrictions recorded with the old plats may exist (we did not find them by section), county street and drainage, waterway and stormwater units bill every lot, and a septic-to-sewer project can add a multi-year assessment that "stays with the property once it is sold." It also means no amenity package, no gate and no architectural control over the neighbors. Some buyers want exactly that, and we present both sides without ranking them.
| Place | Single-family impact fee (county schedule effective October 12, 2022) |
|---|---|
| Unincorporated Charlotte County (all of Port Charlotte) | $7,804 |
| City of Punta Gorda, county portion | $3,396, plus the city's own fees |
| Englewood Fire District area | $7,519 |
| Babcock Ranch district | $1,515 |
F.S. 192.042 says "Improvements or portions not substantially completed on January 1 shall have no value placed thereon." A home that closes in mid-2026 gets a November 2026 bill on land only and a November 2027 bill on the finished home. As arithmetic, a $315,000 home assessed at $300,000 with no exemption, at tax district 104's 15.3705 mills, is about $4,611.15 of ad valorem tax before any CDD or county unit, while a land-only year on a $19,000 lot is about $292.04 and on a $60,000 lot about $922.23. A lender's first escrow estimate is often built on the land-only bill, so ask for the stabilized figure. Homestead needs title and permanent residence on January 1 and a filing by March 1, so a buyer who closes in February owns the home on neither side of the line for that year. These are the 2026 final rates the Charlotte County Property Appraiser certified for the tax roll. Amendment 3, which Florida voters approved on November 3, 2026 with 61.99 percent yes on the state's unofficial count, raises the non school homestead exemption to $150,000 in 2027 and $250,000 in 2028; the arithmetic above assumes no exemption, so it is unchanged.
A builder incentive is worth taking only if you compare the full cost of the loan, because the offer is usually tied to the builder's own lender. D.R. Horton advertised 5.50 percent fixed (6.030 percent APR) in Port Charlotte through DHI Mortgage on October 7, 2026, for contracts on or after August 19 that close by December 15, and every offer expires.
Data updated: October 2026 (builder marketing read October 7, 2026; Lennar and D.R. Horton investor releases; Regulation X section 1024.15 on the CFPB site).
| Builder | Published offer | Conditions stated |
|---|---|---|
| D.R. Horton | 5.50% fixed (6.030% APR), conventional, 5% down | Through DHI Mortgage; contract on or after Aug 19, 2026; close by Dec 15, 2026; sheet expires Dec 31, 2026 |
| LGI Homes | "Interest rates as low as 4.99% (5.864% APR)!*"; "Builder paid closing costs" | "Incentives and seller contributions may require the use of certain independent lenders or title companies" |
| Maronda Homes | 4.99% FHA scenario (5.740% APR), "builder paid forward commitment"; "Closing Cost Assistance Available!" | "Borrower is not required to finance through RMC but must use RMC to receive incentives" |
| Christopher Alan Homes | "Up to $18k in Builder-Paid Closing Costs!"; "Special Fixed Rate Financing!" | Terms not read |
| Century Complete | "Receive up to $5,000* To Spend on Closing Costs or Rate Buydowns" | "Only 72 Hours!" |
| Lennar | No Port Charlotte-specific offer captured | See company-wide figures below |
Lennar reported an average sales price of $372,000 for the third quarter of 2026 "reflecting approximately 12.0% in incentives" and a gross margin of 15.8 percent. D.R. Horton's fiscal third quarter 2026 release says "we expect sales incentives to remain elevated during the fourth quarter." Those are company-wide national figures, not Port Charlotte discounts, and we never print 12 percent as a local number.
Under RESPA section 8 and Regulation X, an affiliated business arrangement is permitted when it is disclosed and "No person making a referral has required (as defined in § 1024.2, 'required use') any person to use any particular provider of settlement services". Builders stay inside the rule by not requiring their lender and instead tying the incentive to it. Get a Loan Estimate from the builder's lender and from one outside lender on the same day, for the same loan type and lock period, and compare the total of rate, points, lender fees and builder credits. A credit that is real is on the Closing Disclosure.
A forward commitment (Maronda, D.R. Horton) is a below-market permanent rate the builder pre-purchased. A 2-1 or 3-2-1 temporary buydown lowers only the first years. A closing-cost credit does not lower the recorded price, while a price reduction does, and the recorded price is what the next appraiser and the Property Appraiser see. We did not re-verify Fannie Mae's buydown limits or the seller-concession caps by loan type for this page, so we confirm them with your lender before they drive a decision.
We negotiate price per plan against the recorded sales of the last twelve months, options and upgrades, the incentive and whether it can be taken without the builder's lender, the closing date, and the written inspection access. Days on market and sale-to-list ratio for new construction would show how far a Port Charlotte builder moves off its asking price: Information not available at time of publishing (checked 2026-10-07). The county record cannot show incentives, so we ask the sales consultant for the full price after credits in writing.
Florida now requires a builder to warrant a newly constructed home for one year against defects that are a material violation of the Florida Building Code, and a builder's written ten-year structural warranty is a contract term, not a statutory one. F.S. 553.837 took effect July 1, 2025, and the statute of repose for construction claims is seven years.
Data updated: October 2026 (F.S. 553.837, 553.835, 95.11(3)(b), 558.004 and 558.005 on Online Sunshine; builder warranty pages and books; retrieved October 7, 2026).
F.S. 553.837 says: "A builder shall warrant a newly constructed home for all construction defects of equipment, material, or workmanship furnished by the builder or any subcontractor or supplier resulting in a material violation of the Florida Building Code ... for a period of 1 year after the date of original conveyance of title to the initial owner or after the date of initial occupancy of the dwelling, whichever occurs first." It excludes normal wear and tear, normal settling, owner work and acts of God, stays in force for the full year "even if the newly constructed home is sold or transferred," and an express written warranty of the same or greater scope supersedes it. "Enforcement of this section is limited to a private civil cause of action." Which contracts or closings the section reaches at its effective date is a question for a Florida attorney.
| Builder | Warranty as published |
|---|---|
| D.R. Horton | Written ten-year limited warranty; its warranty book also states "The Builder makes no housing merchant implied warranty or any other warranties, express or implied ... all such warranties are excluded" |
| Lennar | "comprehensive 1-2-10 limited warranty": 1 year workmanship, 2 years mechanical and systems, 10 years structural |
| M/I Homes | "10-Year Transferable Structural Warranty" |
| LGI Homes | "7-year structural warranty" |
| Holiday Builders, Maronda Homes, Christopher Alan Homes, Century Complete, Taylor Morrison | Not verified; we read the book with you |
A builder's book may disclaim implied warranties. F.S. 553.835 preserves the implied warranty of fitness and habitability for the home itself, and F.S. 553.837 now sets a floor that a contract cannot go below unless the express warranty is "the same or greater." It also says that "There is no cause of action in law or equity available to a purchaser of a home or to a homeowners' association based upon the doctrine or theory of implied warranty of fitness and merchantability or habitability for damages to offsite improvements." How a disclaimer interacts with those sections is a question for a Florida attorney, and this page states the texts and does not resolve it.
Under F.S. 95.11(3)(b), as amended by chapter 2023-22, time runs "from the date the authority having jurisdiction issues a temporary certificate of occupancy, a certificate of occupancy, or a certificate of completion, or the date of abandonment of construction if not completed, whichever date is earliest," with four years to sue, later for a latent defect from discovery, and "In any event, the action must be commenced within 7 years." Chapter 558 requires written notice "at least 60 days before filing any action, or at least 120 days before filing an action involving an association representing more than 20 parcels."
One year for the statutory warranty and most workmanship warranties. Two years for systems, where offered. Four years to sue from the certificate of occupancy, later for a latent defect from discovery. Seven years absolute. Sixty days of written notice before any suit. Roads, ponds, gates and amenity buildings belong to the district or the association and are not the builder's warranty.
Yes. The county's inspections are code inspections for the permit holder, and the buyer does not receive a report, so a private inspection on a Port Charlotte new build is the only look done on your behalf. Florida has licensed home inspectors since July 1, 2010, and the inspection is a limited visual examination of readily accessible systems.
Data updated: October 2026 (Florida DBPR home inspector FAQ, Charlotte County single-family permit page, Citizens Property Insurance; retrieved October 7, 2026).
First, a pre-drywall inspection after framing and rough plumbing, electrical and mechanical and before insulation. Second, a final inspection before the walkthrough, with the punch list in writing. Third, an inspection at month eleven, before the one-year workmanship warranty and the F.S. 553.837 year end. Buyers search for all three ("pre drywall inspection cost", "11 month warranty inspection checklist", "dr horton 11 month warranty inspection"). We found no sourced price for any of them and print none.
Whether a builder allows a third-party inspector on site, at what stage and with what insurance certificate is in the builder's contract and site rules. No builder's access policy was found in writing on a public page. Get the answer in writing before you sign.
The wind mitigation inspection (form OIR-B1-1802) and, in a flood zone, the final elevation certificate are both documents an insurer prices, and both exist for a new home on the day it closes.
The survey and as-built drainage survey, the septic permit and final approval or the county utility connection receipt, the scrub-jay and tree clearance, and the blower door test result the county requires.
Florida allows an owner to act as contractor for a home for the owner's own use under F.S. 489.103(7), and the county's information sheet says the owner "Must not rent or sell the property within one (1) year" and states fines of $1,000 to $2,500 and state penalties up to $10,000 for misuse. Charlotte County states it "does not have a minimum size requirement for one & two family dwellings", although deed restrictions may. A permit issued from July 1 to December 31, 2026 expires one year from issuance under House Bill 803, and one issued from January 1, 2027 to December 31, 2028 expires December 31, 2029.
Maronda Homes says "It takes approximately 6 to 12 months to build" in Port Charlotte, and a scrub-jay lot cannot be cleared from March 1 to June 30, which can push a spring start to July. The county publishes no median permit-to-certificate time for Port Charlotte, so a builder's own schedule in the contract is the number to hold it to.
Data updated: October 2026 (Maronda Homes Port Charlotte page, Charlotte County scrub-jay plan application, county permit page; retrieved October 7, 2026).
A to-be-built home lets you choose the plan, the options and sometimes the lot. It trades a longer wait for selection. Get the outside completion date and the remedy in writing, and ask which Schedule A the price assumed if the home needs a county sewer or water connection.
A builder lists homes by street that are finished or nearly finished, and Lennar's Port Charlotte page listed homes on Newton St, Viscaya Dr, Quasar Blvd, Zinnea St, Gillot Blvd, Watson Ln and Beiman Avenue on October 7, 2026. An inventory home trades selection for a known completion date and usually the largest incentive. The county record shows standing inventory exists: in our own analysis of the roll, 77 first sales in 12 months came two years after the year built.
No builder publishes lot premiums or option pricing for Port Charlotte. Buyers search for "lot premium new construction", and we ask for the builder's price sheet and the premium in writing before you choose a lot.
In a new section the comparable sales are the builder's own closings, and the recorded prices in this guide are the same closings an appraiser will pull.
A new Port Charlotte home is built to the current flood map and to a design wind speed of roughly 150 miles an hour, and it sits in the wind-borne debris region, which is why the elevation certificate and the wind mitigation form matter more than the home's age. The county map in effect is dated December 15, 2022.
Data updated: October 2026 (Charlotte County single-family permit and flood pages; Florida Building Commission and University of Florida GeoPlan Center wind speed report, June 28, 2023; Citizens Property Insurance discounts page; retrieved October 7, 2026).
A single-family permit needs a signed and sealed survey less than a year old showing the flood zone and panel, a drainage and site plan with existing and proposed elevations, and, in a Special Flood Hazard Area, an under-construction elevation certificate before the roof sheathing inspection and a final certificate before final inspections, plus an as-built drainage survey. The county uses the NAVD88 datum, regulates the Coastal A Zone to V-zone standards, and says flood panels "cannot be used instead of required elevation for new construction."
A Florida Division of Emergency Management paper dated April 28, 2018 says "The 6th Edition FBC requires all buildings to be elevated to or above the Base Flood Elevation (BFE) plus 1 foot." The county's own freeboard above that floor, any limit on fill, and the county's Community Rating System class are not in the sources we could read. We print no flood-insurance discount.
The 150 mile an hour Risk Category II contour of the Florida Building Code 8th Edition map runs through Port Charlotte, and every part of Charlotte County is shaded 140 mph or greater in the wind-borne debris region. Our reading of the published contour file (exploration, not a county determination) puts it within about 0.1 mile of Murdock and West Port, about 0.3 mile from US 41 at Midway Boulevard and about 0.4 mile from Northwest Port Charlotte. The county Building Division sets the design speed on the permit, so every new home here has impact-rated openings or approved shutters by code, and we print no number for a parcel.
Citizens Property Insurance states that the Florida Building Code compliance discount is "Available for homes built on or after January 1, 2002" and that "Homes built on or after January 1, 2012, are eligible for the minimum FBC 2012 credit." In our own analysis of the county roll, 63.3 percent of Port Charlotte homes with a year built predate 2002 and 21.9 percent were built in 2012 or later. We found no primary premium figure and print none.
We do not describe any community as "in Zone X" or "in Zone AE" as a whole. Flood zone and base flood elevation are looked up by parcel in the county's flood portal, and the elevation certificate, not the age of the house, is the document an insurer prices.
Port Charlotte's new-home share is lower than both Punta Gorda's and Cape Coral's, and its builder-direct median sits below both. In the 12 months to September 9, 2026, 20.6 percent of Port Charlotte's improved sales were builder-direct against 35.1 percent in the five Punta Gorda ZIP codes, using Charlotte County recorded sales for both.
Data updated: October 2026 (Charlotte County Property Appraiser recorded sales for Port Charlotte and for the Punta Gorda page vault copy dated September 24, 2026; Lee County Property Appraiser recorded sales for Cape Coral, 12 months to September 25, 2026; retrieved October 7, 2026).
| Measure | Port Charlotte (six ZIPs) | Punta Gorda (five ZIPs) | Cape Coral (six ZIPs) |
|---|---|---|---|
| Window | Sep 10, 2025 to Sep 9, 2026 | Sep 2025 to Sep 9, 2026 | Sep 26, 2025 to Sep 25, 2026 |
| Recorded improved sales | 3,379 | 4,259 | 6,614 |
| Builder-direct | 696 (20.6%) | 1,494 (35.1%) | 1,737 (26.3%) |
| Builder-direct median | $311,000 | $349,900 | $368,990 |
| Resale median | $272,000 | $319,000 | $365,000 |
| Single-family impact fee, county or city portion | $7,804 (county) | $7,804 (county, outside the city), $3,396 inside the city plus city fees | not pulled |
The three markets are different shapes. Punta Gorda's 35.1 percent comes from Babcock Ranch and the Burnt Store corridor, where 33982 is 64.1 percent builder-direct. Port Charlotte's new homes are mostly scattered grid lots, with a low-priced Express-series and villa mix in West Port. Cape Coral's figure is a Lee County record over a larger base. The geographies differ, the counties differ and the windows differ by up to sixteen days, so use the table for shape, not for ranking. Our Punta Gorda new construction guide covers that market in full, and North Port is not benchmarked here because we did not pull a recorded-sales figure for it.
Buy new in Port Charlotte if you want current code, current flood elevation and a statutory one-year warranty and can accept the district costs or lot fees that come with it, and buy resale if you want a canal or waterfront lot, an established street or a lower price in the older ZIP codes. The median new home sold for $311,000 against $272,000 for resale across the six ZIP codes.
Data updated: October 2026 (Charlotte County recorded sales, 12 months to September 9, 2026; US Census ACS 2020 to 2024 five-year tables B25034 and B25035 through the Census Reporter mirror; our analysis of the county roll; retrieved October 7, 2026).
| ZIP | Builder-direct median | Resale median | New against resale | Builder-direct per sq ft of county heated area |
|---|---|---|---|---|
| 33948 | $319,550 | $280,000 | $39,550 higher | $192.08 |
| 33952 | $291,000 | $220,000 | $71,000 higher | $178.85 |
| 33953 | $300,000 | $330,000 | $30,000 lower | $166.67 |
| 33954 | $311,000 | $305,050 | $5,950 higher | $196.97 |
| 33980 | $278,000 | $195,000 | $83,000 higher | $191.62 |
| 33981 | $349,300 | $371,000 | $21,700 lower | $186.07 |
| Six ZIPs | $311,000 | $272,000 | $39,000 higher | $184.33 |
The differences are our subtraction of two medians, and they compare different houses: a 1,600 square foot new interior home against a mix of older, waterfront, pool and condominium resales. Say "the median new home sold for", never "new homes cost more than the same home resale". For single-family use codes in the six ZIP codes the pair is $315,500 new against $295,000 resale, a $20,500 gap.
The Census Bureau's ACS shows the Port Charlotte census-designated place (a smaller area than the six ZIP codes) with 32,680 housing units and a median year built of 1983. Built before 2000: 27,268 units (83.4 percent). Built 2020 or later: 368 (1.1 percent). That survey row lags the county's tax roll, which shows 8,922 residential parcels built in 2020 or later (16.4 percent of 54,501) across the six ZIP codes in our own analysis (exploration grade), with 2,372 built in 2023, 2,094 in 2024 and 1,602 in 2025. They are different geographies and instruments: use the roll for how much is new and the ACS for how old the typical Port Charlotte CDP home is.
| Factor | New home | Resale home |
|---|---|---|
| Price paid, median, six ZIPs | $311,000 | $272,000 |
| Typical size | 1,822 sq ft of county heated area (median, builder-direct) | Not computed for resale alone |
| Where it is | 33953, 33954 and 33981; West Port or a grid lot | Everywhere; the only choice for most of 33952 and 33948 and for most waterfront |
| Waterfront | Rare; new production homes sit on interior lots | Most canal and harbor homes; frontage type is an MLS field: Information not available at time of publishing (checked 2026-10-07). |
| Building code and wind | Current code, about 150 mph design, impact openings or shutters | 63.3% of the stock predates the 2002 code |
| Flood elevation | Built to the current map plus the code's freeboard | Built to the map of its day, or none |
| Insurance | Florida Building Code discount tier for 2012 or later at Citizens | Depends on roof age, openings and a wind mitigation report |
| Warranty | Statutory one year plus the builder's written warranty | None unless bought |
| Recurring district cost | West Port: $1,606 to $2,948 a year plus HOA. Grid: none, but county units | Usually none on the grid; HOA or condominium fees in older communities |
| First-year tax bill | Land only, then a jump at the next January 1 | Reassessed at the next January 1; no land-only year |
| Water and sewer | West Port central. Grid: connection fees or septic at build | Already connected or on septic; conversion assessments may be coming |
| Negotiation | Incentives, rate buydowns, closing costs; price moves less | Price, repairs, credits |
| Time to move in | Inventory homes now; 6 to 12 months to build (builder's words) | Set by the contract |
| Yard and trees | New sod, small trees; scrub-jay rules shape clearing | Mature landscaping |
| Days on market, sale-to-list, months of supply | Information not available at time of publishing (checked 2026-10-07). | Information not available at time of publishing (checked 2026-10-07). |
A buyer who wants a current-code home with a warranty, who is comfortable reading a district budget, and who wants a gated or amenity community in West Port or a plain lot with no association on the grid. A buyer who can close on a quick move-in home before a rate-lock or incentive expires.
A buyer who wants a canal, a waterfront lot or a mature street, a buyer shopping the older ZIP codes where new costs $39,550 to $83,000 more than the median resale, or a buyer who does not want a district assessment on the tax bill.
Compare the all-in monthly cost, not the price: mortgage, taxes after reassessment, insurance, any CDD and HOA, and the connection fees or septic on a lot. Ask us for the recorded sales of the plan and the street, and see our Port Charlotte buyer guide for resale.
We represent a new-construction buyer from before the first sales-center visit through closing: we register with the builder, read the contract, the district budget and the warranty book with you, negotiate options, incentives and the closing date, and schedule the inspections. This is the checklist we run at a first Port Charlotte builder visit.
We confirm the buyer agreement, then register you with the builder under its policy before anyone fills out a form. We read the parcel's tax district and every overlay, the district's adopted budget and the HOA budget, the plat or the lot's county unit, and the builder's policy sheet.
We ask for the all-in price after credits in writing, the lot premium, the options price sheet, the deposit terms and whether the deposit is escrowed, the outside completion date, the builder's lender and title requirements for any incentive, and the inspection access. We ask which Schedule A, impact fee and scrub-jay fee the price assumes on a grid lot.
We check the contract for the escrow legend, the chapter 558 notice, the HOA disclosure summary and the CDD disclosure above the signature line, and we get a Loan Estimate from an outside lender on the same day as the builder's.
We schedule the pre-drywall and final inspections and the month-eleven inspection, track the walkthrough punch list in writing, and confirm the survey, elevation certificate and wind mitigation form at closing.
If a resale home fits better, we represent you the same way. Our Port Charlotte buyer guide covers neighborhoods, flood and insurance. For the Punta Gorda side of the river, see our Punta Gorda buyer guide.
If you own a home you must sell to fund a Port Charlotte new build, start with the valuation, then match the two timelines, because a builder's closing date and your sale date have to meet. Our Port Charlotte home valuation uses the same recorded-sales method this page does.
We pull the recorded sales in your own section and split builder sales from resales before we recommend a price, as described in our guide to selling a home in Port Charlotte. If your home is in Punta Gorda, see our Punta Gorda valuation and Punta Gorda seller guide.
A quick move-in home closes within weeks, and a to-be-built home closes months out. We match your listing and closing to the builder's completion date, and we ask the builder about a rate-lock extension and a closing-date flexibility clause before you sign.
Current new-home inventory belongs on our sister site, DomainRealtyGroup.com, and this page is the advice you read before you browse it. Search live listings at Domain Realty Group and bring any home you like to us before you register with a builder. Active new-construction listing counts and median list price from the MLS: Information not available at time of publishing (checked 2026-10-07).
Prices are builder-published on a date and change weekly, so we show ranges and "from" figures with the date and send you to the builder for the live number.
For parks, golf and restaurants see our Charlotte County parks guide, golf guide and restaurant guide, and for the harbor side of the river see things to do in Punta Gorda. Neighborhood guides cover Riverwood, Heritage Oak Park and Deep Creek.
Book a short consultation with McGreevy and Comisar before your first Port Charlotte builder visit, because the D.R. Horton and Lennar first-contact rules mean representation is won or lost at the sales center door. Call Jesse McGreevy direct at (239) 898-6072, Marc Comisar at (239) 287-5873, or use the form on this page.
A read of the builder's policy and contract, the district budget and the warranty book for the community you are considering. The recorded sales of the plan and the street. A written list of what to ask the sales consultant.
Use the form at the top of this page, call Jesse McGreevy direct at (239) 898-6072, or email [email protected]. For general buyer representation, see how we represent buyers, or read more about McGreevy and Comisar and contact us.
We are a top-reviewed Southwest Florida team, recognized with the Gulfshore Life 5 Star Award for customer satisfaction for 21 straight years. The reviews below are quoted exactly as clients wrote them on our Google Business Profile. We do not edit, combine or summarize client words.
★★★★★ "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."
★★★★★ "Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed."
★★★★★ "Marc knows the market, works for his buyer and is attentive to his goals."
★★★★★ "Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he's helped us settle into the area. 100% recommendation!"
★★★★★ "Marc is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house."
★★★★★ "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."
Several facts a Port Charlotte new-construction buyer wants are not in a public document we could read, and we say so instead of guessing. Each item below names the document that settles it.
Most of it is scattered-lot building on the old General Development grid: 492 of the 696 builder-direct sales recorded in the 12 months to September 9, 2026 (70.7 percent). The rest is in platted communities, chiefly West Port in ZIP 33953, plus Harbor East, Kings Gate Phase 8 and Bella Via. Every parcel is in unincorporated Charlotte County, so there is no city to check.
On October 7, 2026, D.R. Horton was selling in West Port, M/I Homes at Kings Gate, and Lennar, Maronda Homes, Holiday Builders, Christopher Alan Homes, Century Complete and LGI Homes were selling on scattered lots, each on its own site. Taylor Morrison lists Bella Via Phase 2 as coming soon. Adams Homes' site listed no Charlotte County community on the dates we checked.
West Port (The Cove and Driftwood Bay selling; The Hammocks, The Palms and The Isles sold out), Kings Gate Phase 8, Bella Via, and Harbor East, which is closing out. Biscayne Landing is sold out and Harbor West is resale only. The Landings at West Port and Peace River Landings are rentals, so no owner can buy a new home in them from a builder.
Across the six ZIP codes the median builder-direct recorded sale in the 12 months to September 9, 2026 was $311,000 (671 housing-use sales at $314,600), and 63 percent of builder-direct sales fell between $250,000 and $349,999. Builders published entry prices from $248,000 to $342,990 on October 7, 2026. These are dated "from" prices, not a price list, and lot, fees and options change the total.
No. West Port accounted for 142 of 696 builder-direct sales in the 12 months to September 9, 2026 (20.4 percent). The scattered-lot grid accounted for 492 (70.7 percent), led by the northeast core around ZIP 33954, South Gulf Cove and Northwest Port Charlotte. West Port is the master-planned community, but it is not where most new homes are built.
Mostly west of the Flamingo Waterway. The developer's site plan dated May 1, 2026 marks The Hammocks, The Palms, The Isles and The Cove's twin villas "SOLDOUT," while D.R. Horton still sells 50 and 60 foot lots in The Cove and lots in Driftwood Bay, the first village of the eastward expansion. Lennar is named as the second builder there, with homes expected to begin in 2027.
Driftwood Bay is the first marketed village of the West Port East expansion, on a plat recorded in Plat Book 28, with 177 lots in Phase 1. D.R. Horton builds Express-series homes on 40 and 50 foot lots from $259,990 on its site. The first six closings recorded in June 2026 at $250,000 to $290,000, and Lennar is expected to begin building in 2027.
West Port CDD's adopted fiscal 2027 totals run from $1,605.80 for a twin villa to $2,205.68 for a 60 foot lot in the newer areas and $2,692.35 for older single-family lots, with the HOA on top. The bond payment is fixed, but the operating lines rose 43.2 percent from fiscal 2023 to 2027 and are set annually by a developer-affiliated board, so they can change.
Because fiscal 2026 amounts were debt only and billed off the tax roll, while fiscal 2027 adds operations and a special revenue fund and grosses up the debt line for collection costs. The adopted totals are $2,649.82 for a 40 foot lot (from $1,120.00) and $2,947.69 for a 50 foot lot (from $1,400.00), about $127 to $129 more a month in escrow.
Usually not. Lennar says "no HOA fees" and Maronda says "No HOA or CDD Fees" for their scattered-lot programs. The lot still pays county street, drainage, waterway and stormwater units, and may carry impact fees, utility connection charges, a scrub-jay plan fee and a possible septic-to-sewer assessment. Deed restrictions recorded with the old plats may exist, and we did not find them by section.
A CDD is a local special-purpose government that finances public infrastructure with bonds and bills the homes through a non-ad valorem assessment on the tax bill, set annually by its board. An HOA is a private association enforcing deed restrictions and collecting dues. In West Port a home pays both: the West Port CDD assessment and the community HOA.
You do not need one to sign a builder's contract, but Florida presumes licensees are transaction brokers, and the builder's salesperson represents the builder. D.R. Horton, Lennar and Holiday Builders pay a registered buyer's agent only when the agent is registered at the first contact. Having your own agent means someone reads the contract, the district budget and the warranty book on your side.
Usually not for payment from the builder. D.R. Horton requires the agent to "accompany and register client on their first visit" or pre-register before it, Lennar says "registration must occur on the first visit," and Holiday Builders requires registration "at the onset of the transaction." A buyer who visits alone first can lose the builder's payment to the agent.
It can. D.R. Horton's policy says the client "must not have previously registered on the D.R. Horton website or communicated with D.R. Horton's sales agent," so an online request for information can disqualify the buyer's agent. Lennar asks for registration "during their initial contact." Do not submit a builder's form before you have talked to your agent.
The compensation is set by the written agreement between you and your agent, and where a builder's own published policy offers a payment to a registered agent, the builder pays it at closing under that policy. D.R. Horton's is "up to 4%" capped at the amount in that agreement, and Holiday Builders pays a registered agent "a 3% co-broke." Whether any difference falls to the buyer depends on the agreement.
Partly. F.S. 501.1375 gives the buyer of a new one-family or two-family home the right to have deposits of up to 10 percent of the price held in escrow, and the contract must say so. The right can be waived in writing, and a deposit above 10 percent is not covered. Find the legend and any waiver line before you sign.
It is a Charlotte County habitat conservation plan fee paid by an opting-in owner whose lot the county's GIS layer flags: $2,031 for a lot up to 0.22 acre and $4,063 for 0.23 to 0.49 acre in 2026. No public list of flagged lots exists in the sources we read, so check the parcel against the county's GIS scrub-jay layer before you close on the lot.
On lots in the scrub-jay plan area, clearing is barred from March 1 to June 30. Separately, gopher tortoises must be relocated before clearing or development, a tree 4 inches or larger needs a permit, and "Complete clearing of a property is not allowed without an associated building permit." Plan a spring start around these dates.
For a single-family detached home in unincorporated Charlotte County the total is $7,804 under the schedule effective October 12, 2022: transportation $6,289, community parks $312, fire and EMS $362, law enforcement and jail $573 and public buildings $268. The county says fees "are tied to the land parcel" and are due before final inspection. On a production home the fee is inside the builder's price.
Under Schedule A effective April 1, 2026, our sum of the water lines is $9,118 and gravity sewer is $9,728, and a low pressure sewer system adds $7,868, for a full stack of $26,714 against $17,993 before April 1 (up 48.5 percent). Which lines apply to a lot is set by the county's availability letter, not by the table.
Generally yes. County Code Sec. 3-8-41 requires connection when sewer is "available," meaning the line abuts the property line, and the owner has "180 days from the date of receipt to pay the connection fees and complete the connection." Unpaid charges become a lien, and the assessment "stays with the property once it is sold." The county decides which of three system types serves the street.
Both. West Port and the platted communities are on county central water and sewer, and a grid lot may have sewer available, be on a county project area such as Ackerman or Lakeview and Midway, or need septic. We found no primary figure for how many lots are on septic and publish no percentage, so the availability letter for the lot is the answer.
The county recorded 1,553 qualified vacant-land sales in the six ZIP codes in the 12 months to September 9, 2026 at a $19,000 median. By sector the median was $25,000 in South Gulf Cove and $14,500 in Northwest Port Charlotte. Waterfront lots cost a multiple of that. These are recorded lot sales, not asking prices and not a forecast.
Usually yes, with a permit. The single-family permit needs a survey, a site and drainage plan, a septic permit or county utility application, and any scrub-jay and tree clearances, and the county has no minimum home size, although deed restrictions may. A contract over $2,500 to build on your land must carry the Florida lien-law notice, and you record a Notice of Commencement.
It depends on the parcel, so we look up each lot in the county's flood portal rather than describe a community as in one zone. A Florida Division of Emergency Management paper says the 6th Edition building code elevates buildings to the base flood elevation "plus 1 foot." The county's own freeboard and fill rules were not in the sources we could read.
Roughly 150 miles an hour. The 150 mph Risk Category II contour of the Florida Building Code 8th Edition map runs through Port Charlotte, every part of Charlotte County is in the wind-borne debris region, and new homes have impact-rated openings or approved shutters by code. The county Building Division sets the design speed for a given parcel on the permit.
Compare before you decide. Federal rules do not let a builder require its lender, but builders tie incentives to it: Maronda says the borrower "must use RMC to receive incentives," and D.R. Horton's advertised rate is through DHI Mortgage. Get a Loan Estimate from the builder's lender and one outside lender on the same day and compare rate, points, fees and credits.
They are closing-cost credits, forward-commitment or temporary rate buydowns, and similar offers with an expiry date. On October 7, 2026, D.R. Horton advertised 5.50 percent fixed (6.030 percent APR) for contracts on or after August 19 that close by December 15, and Christopher Alan Homes advertised up to $18,000 in builder-paid closing costs. Lennar's 12.0 percent incentive figure is national, not local.
Yes, mostly on options, incentives, closing costs and the closing date rather than on the base price. A closing-cost credit does not change the recorded price, while a price reduction does. We negotiate with the recorded sales of the plan and street in hand, and we ask for the full price after credits in writing.
By statute, F.S. 553.837 requires a builder to warrant a newly constructed home for one year against defects that are a material violation of the Florida Building Code, effective July 1, 2025. Builders add written warranties: Lennar's 1-2-10, M/I Homes' 10-year transferable structural warranty, LGI's 7-year structural warranty. D.R. Horton's book disclaims implied warranties, so read each one.
Seven years. Under F.S. 95.11(3)(b), as amended by chapter 2023-22, an action must be commenced within four years from the earliest certificate of occupancy or completion, later for a latent defect from discovery, and "in any event" within 7 years. Chapter 558 requires written notice 60 days before suing, or 120 days for an association with more than 20 parcels.
Yes, in our practice. The county's inspections are code inspections for the permit holder and the buyer receives no report. We schedule a pre-drywall inspection after framing and rough mechanicals, a final inspection before the walkthrough and a month-eleven inspection before the workmanship warranty ends, and we get inspector access written into the contract before signing.
Maronda Homes says "It takes approximately 6 to 12 months to build." The county publishes no median permit-to-certificate time for Port Charlotte, and a scrub-jay lot cannot be cleared from March 1 to June 30. Hold the builder to the outside completion date in the contract, and ask what happens if it passes.
It is a home the builder has finished or nearly finished and lists by street, such as the Lennar homes listed on Newton St and Quasar Blvd on October 7, 2026. It gives a known completion date and usually the largest incentive, and it costs you selection of the plan and finishes. Check its ZIP and tax district, because some builder pages label homes by the wrong city.
It is an extra charge a builder adds to the base price for a more desirable homesite, such as a larger lot or a view. No builder publishes lot premiums or option pricing for Port Charlotte, so we ask for the builder's price sheet, and the premium in writing, before you choose a lot or sign.
It can qualify for more discounts. Citizens' building-code discount is "Available for homes built on or after January 1, 2002," and homes built on or after January 1, 2012 qualify for the minimum 2012 credit. 63.3 percent of Port Charlotte homes with a year built predate 2002. We found no primary premium figure and print none.
It depends on the ZIP and what you value. The median new home sold for $311,000 against $272,000 for resale, but in 33953 and 33981 new was below resale, and in 33952, 33948 and 33980 it was $39,550 to $83,000 above. New offers current code and a warranty, resale offers canal and waterfront options and no district assessment.
Because F.S. 192.042 says "Improvements or portions not substantially completed on January 1 shall have no value placed thereon." A home that closes in mid-2026 is taxed as land for 2026, and the improved value arrives the following January 1. At 15.3705 mills, the 2026 rate, the land-only year on a $19,000 lot is about $292.04, against about $4,611.15 on a $300,000 assessment.
Some are rentals. The Landings at West Port (172 townhomes) and Peace River Landings (66 homes) have no recorded sale in the windows we measured, the Springs and Swiftwater are apartments, and an investor builder describes its new Port Charlotte product as rentals. Ask who owns the community before you tour it.
West Port East is the one plat in the pipeline inside the six ZIP codes. The county's agendas also list the Murdock Village east parcel, Harborview, Harbor Village, Bella Via Phase 2, Tarpon Waterfront Village and Luther Road petitions, none with a recorded residential plat yet, and outcomes for Harborview and Harbor Village were not found.
M/I Homes describes Kings Gate in its marketing as an age-restricted, gated community. The age restriction could not be confirmed from a public record, and the governing documents control. We do not state that any community is 55+ unless a recorded declaration, a published community rule on the association's own site or the state's registry confirms it.
Florida allows an owner to act as contractor for a home for the owner's own use under F.S. 489.103(7), and the county's information sheet says the owner "Must not rent or sell the property within one (1) year," with fines of $1,000 to $2,500 and state penalties up to $10,000 for misuse. The permit, inspections and lien notices still apply.
Under House Bill 803 (chapter 2026-63, effective July 1, 2026) a permit issued from July 1 to December 31, 2026 expires one year from issuance, and a permit issued from January 1, 2027 to December 31, 2028 expires December 31, 2029. Charlotte County posted this on its permitting-changes page.
West Port sits in the Murdock Village Community Redevelopment Area, created by county Resolution 2003-081 on May 27, 2003 and covering 1,197.8 acres. It has a Port Charlotte mailing address in ZIP 33953 and is unincorporated Charlotte County, so for a buyer the question is the overlay (the CRA, the CDD and the HOA), not the name.
Every document behind the figures on this page is public and free. These are the ones a Port Charlotte new-construction buyer actually uses, each hosted by the issuer.
Every source below was read on October 7, 2026 unless its line gives another date, and figures carry the retrieval date stated beside them in the text. Primary documents only: Florida Statutes, state and federal agencies, Charlotte County and its Property Appraiser, special districts and their state audit filings, and builder and developer sites cited as builder marketing for their own communities only, with the date read. County recorded-sales figures come from the Charlotte County Property Appraiser roll 20261004_charlotte.zip and sales file 20261004_sales.zip, newest qualified recorded sale September 9, 2026.
McGreevy and Comisar are the Southwest Florida buyer's agents Port Charlotte new-construction buyers call before the first sales-center visit, so that the builder's registration rule, the district budget and the warranty book are read on the buyer's side. Jesse McGreevy and Marc Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team.
For this page we tracked 3,379 qualified recorded home sales and 1,553 recorded lot sales across the six Port Charlotte ZIP codes for the 12 months to September 9, 2026, and we read the adopted budgets of both West Port districts, so the figures here come from public records rather than estimates.
Jesse McGreevy direct: (239) 898-6072 · [email protected] · Marc Comisar direct: (239) 287-5873 · Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (license SL3101296) and Marc Comisar (license BK3060671) are licensed Florida real estate professionals regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes.
More on the team at about McGreevy and Comisar and contact us. McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com. Before your first Port Charlotte builder visit, call Jesse McGreevy direct at (239) 898-6072, or book your consultation. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.
Updated October 2026. This page is general information about buying new construction in Port Charlotte, not legal, tax or lending advice. Builder prices, incentives and policies change without notice, and recorded-sales figures change with every county file. Brokered by Domain Realty.