Punta Gorda Isles vs Burnt Store Isles

Updated November 2026 · By Jesse McGreevy and Marc Comisar, McGreevy and Comisar at Domain Realty · More about Jesse McGreevy, Marc Comisar and our team on the McGreevy and Comisar about page. Every county figure below carries the window and the file it came from.

Punta Gorda Isles and Burnt Store Isles are the two canal communities of the City of Punta Gorda, platted by the same company and served by the same City. This comparison sits beside our community pages for Punta Gorda Isles and Burnt Store Isles and under our Punta Gorda city guide. Measured on one window for both, Punta Gorda Isles costs a little more to buy and $465 more a year in canal assessment, and in return it has no lock, five times the seawall mileage and the widest range of home ages; Burnt Store Isles is newer, slightly cheaper and reaches the harbor through one widened lock.

The county sales file behind this page has a newest qualified deed of September 9, 2026, so the twelve months run September 10, 2025 to September 9, 2026 and the thirty-six months September 10, 2023 to September 9, 2026, for both communities. Prices are recorded deed prices of single-family homes on the Charlotte County record, not list prices and not MLS figures.

In this comparison: the verdict and table · prices · canal assessment · the lock · which fits which property · questions

Which is better for your purchase, Punta Gorda Isles or Burnt Store Isles?

Punta Gorda Isles is the better fit when lock-free harbor access, the widest choice of streets and a full range of home ages matter most; Burnt Store Isles fits when a newer home and a lower canal bill matter more. Twelve-month medians were $700,000 and $657,400, and the FY2027 canal assessments are $1,500 and $1,035.

Data updated: November 2026 (Charlotte County Property Appraiser roll and sales files; City of Punta Gorda records, retrieved 3 Nov 2026).

Yardstick: Charlotte County Property Appraiser recorded deeds, single-family, DOR-qualified, September 10, 2025 to September 9, 2026 and September 10, 2023 to September 9, 2026, one window for both communities, computed 3 Nov 2026; City of Punta Gorda records for the canal districts, seawalls and lock, read as dated in each row. This page is published by McGreevy and Comisar of Domain Realty; rankings reflect the criteria stated above on the data date shown.

The first seven rows come from our own run of the county files; the rest are City figures that apply to every home in the district. A county median describes the middle sale, not your home.

Why did McGreevy and Comisar build this comparison?

Punta Gorda Isles and Burnt Store Isles share a city, a developer, a tax rate and a seawall program, so the usual comparison stops at "they are similar." McGreevy and Comisar built this page because the record shows where they differ, by the dollar and by the foot, and nobody had put both on one window.

Data updated: November 2026 (Charlotte County Property Appraiser roll and sales files, retrieved 3 Nov 2026).

We tracked 4,726 single-family homes in Punta Gorda Isles and 1,137 in Burnt Store Isles on the November 1, 2026 county roll, we tracked every qualified single-family deed in both over five years, and we tracked both canal districts' rates back to fiscal 2025. That is the same primary-record habit behind our standing as Top 1% Real Estate Agents Nationally Since 2008. If you are weighing these two against other agents' advice, our page on the best real estate agents in Punta Gorda sets out how to compare the people as carefully as the places.

One thing we deliberately did not do is average the two into a "Punta Gorda Isles area" figure. The county roll gives both communities a PGI legal description, and some published figures blend them. On this page they never share a number unless the number genuinely applies to both, such as the millage. Call Jesse direct at (239) 898-6072 if you want the comparison run for two specific addresses.

Is Punta Gorda Isles more expensive than Burnt Store Isles?

Yes, modestly. Over the twelve months to September 9, 2026, Punta Gorda Isles single-family homes sold at a $700,000 median and $321 per square foot, against $657,400 and $286 in Burnt Store Isles. The median gap is $42,600, or 6.5 percent, and the per square foot gap is 12.2 percent.

Data updated: November 2026 (Charlotte County Property Appraiser roll and sales files, retrieved 3 Nov 2026).

What the twelve-month numbers say

In the twelve months from September 10, 2025 to September 9, 2026, the county recorded 337 qualified single-family sales in Punta Gorda Isles and 77 in Burnt Store Isles. The middle half of Punta Gorda Isles sales ran from $535,000 to $875,000; in Burnt Store Isles the middle half ran from $499,550 to $792,500. The two ranges overlap across most of their width, which is the practical point: a buyer at $657,400 can shop in either community, and the choice turns on the house and the water, not the name.

The per square foot gap, $35 or 12.2 percent, is wider than the median gap because Burnt Store Isles homes are larger. The median Burnt Store Isles home on the roll has 2,321 square feet of living area against 2,182 in Punta Gorda Isles, so more house per dollar narrows the gap at the median.

What three and five years add

Twelve months of Burnt Store Isles sales is a small sample, 77 deeds, so the longer windows matter. Over thirty-six months the medians close to $735,000 in Punta Gorda Isles (793 sales, $345 per square foot) and $715,000 in Burnt Store Isles (195 sales, $312), a gap of $20,000 or 2.8 percent. Over sixty months, from September 10, 2021, they are $755,000 (1,278 sales) and $750,000 (306 sales).

Both medians are lower over twelve months than over thirty-six, which reflects the 2022 to 2024 peak falling out of the shorter window. The per square foot premium for Punta Gorda Isles holds at about $33 to $35 a square foot across the twelve and thirty-six month windows, so it is not the product of one unusual year.

Waterfront homes only

Because 95.3 percent of Punta Gorda Isles homes and 84.3 percent of Burnt Store Isles homes carry the appraiser's waterfront flag, the all-homes medians are close to waterfront medians in both. Restricting the twelve months to flagged parcels gives $710,000 at $323 per square foot in Punta Gorda Isles (327 sales) and $679,000 at $296 in Burnt Store Isles (65 sales). The flag marks any water frontage. It does not tell you whether the canal behind a house is a sailboat route.

Sales also move at about the same pace. In the twelve months, sales equalled 7.1 percent of the Punta Gorda Isles single-family stock and 6.8 percent of Burnt Store Isles stock; over thirty-six months, 16.8 and 17.2 percent. Neither community turns over faster in any way a buyer would feel. For the spread between sections inside Punta Gorda Isles, which is wider than the gap between the two communities, see our Punta Gorda Isles sections guide.

Thinking of selling, or ready to buy, in Punta Gorda Isles or Burnt Store Isles?

A Burnt Store Isles home sold for a $286 per square foot median over the last twelve months, against $321 in Punta Gorda Isles, so the same square footage prices differently a short drive apart. If you are selling, start with a Punta Gorda Isles home valuation or a Burnt Store Isles home valuation, or call Jesse direct at (239) 898-6072. If you are buying, read how we represent buyers in Punta Gorda Isles and in Burnt Store Isles, or call Marc at (239) 287-5873.

Which has the older homes, and does age change the price?

Punta Gorda Isles has the older and more varied stock. Its single-family homes carry a median year built of 1990 and reach back to 1959; Burnt Store Isles' median is 1998, and its oldest home on the roll dates from 1980. In both, homes built since 2000 sell for far more than homes built before 1990.

Data updated: November 2026 (Charlotte County Property Appraiser roll and sales files, retrieved 3 Nov 2026).

The roll records the current structure, so a 1960s lot that was cleared and rebuilt in 2015 counts as 2015. That is why Punta Gorda Isles, platted from 1958, still shows 1,534 homes (32.5 percent) built in 2000 or later. Burnt Store Isles opened its lot sales in 1979, and the roll agrees: 43.7 percent of its homes were built in 2000 or later, and only 23.0 percent before 1990, against 48.0 percent in Punta Gorda Isles.

Older homes in each community

Over the thirty-six months to September 9, 2026, homes built before 1990 sold at a $596,000 median in Punta Gorda Isles (358 sales, $314 per square foot) and $500,000 in Burnt Store Isles (52 sales, $256). This is the widest gap on the page in percentage terms, and it is where the two communities differ most for a buyer with a firm budget. An older Burnt Store Isles home is a 1980s house; an older Punta Gorda Isles home can be anything from a 1959 original to a 1980s rebuild.

Newer homes in each community

Homes built in 2000 or later sold at a $1,027,500 median in Punta Gorda Isles (276 sales, $417 per square foot) and $910,000 in Burnt Store Isles (83 sales, $352) over the same thirty-six months. Punta Gorda Isles carries the higher ceiling at both the median and the price per square foot. For the Bird Section, Sections 12 and 14 in the south, our Bird Section page covers it street by street.

Pools are standard in both: 91.7 percent of Punta Gorda Isles single-family homes and 92.9 percent of Burnt Store Isles homes carry the appraiser's pool flag. The streets with the most single-family homes are Bal Harbor Blvd, Almar Dr, Deborah Dr, La Costa Island Ct in Punta Gorda Isles and Monaco Dr, Tripoli Blvd, Macedonia Dr, Madrid Blvd, San Massimo Dr, Bordeaux Dr in Burnt Store Isles.

How much is the canal assessment in Punta Gorda Isles and Burnt Store Isles?

For fiscal 2027, on the November 2026 tax bill, Punta Gorda Isles pays $1,500 per single-family lot and Burnt Store Isles pays $1,035, a gap of $465 a year. City Council adopted both unanimously on September 9, 2026. Other-zoned land pays $0.156 and $0.108 per square foot within 120 feet of the water.

Data updated: November 2026 (City of Punta Gorda canal district records and September 9, 2026 Council minutes, retrieved 3 Nov 2026).

The trend is the number to budget. Between fiscal 2025 and fiscal 2027 the Punta Gorda Isles rate rose $300 and the Burnt Store Isles rate rose $50, so the gap has widened from $215 to $465. The Punta Gorda Isles rate was $550 as recently as fiscal 2021, then $650 in fiscal 2022, $950 in fiscal 2023 and $1,100 in fiscal 2024. At the September 9 hearing a Council member tied the increase to rising costs to maintain the canal system's seawalls, and the Finance Director said increases would continue until the City had addressed the seawalls approaching end of life.

The Burnt Store Isles fiscal 2026 rate of $1,010 was built from $820 for operations, $100 for project accumulation and $90 for the lock, and the City's fiscal 2027 item describes $1,035 as a $25 change. At flat fiscal 2027 rates, the gap adds up to $4,650 over ten years; on the City's planning path for Punta Gorda Isles it would be larger. The full rate history from fiscal 2007 is in our Punta Gorda Isles canal assessment guide.

What the assessment pays for in both districts

In each district the money pays for "repairing and replacing City-owned seawalls that line private canal frontages", routine dredging of canals and inlets, and mangrove management in the district rights-of-way. The Punta Gorda Isles district's fiscal 2027 budget carries $6,075,000 for seawall replacement and $362,250 for the precast panels the City casts itself. The assessment is collected on the Charlotte County tax bill, so the early-payment discount, 4 percent in November down to 1 percent in February, applies to it as well.

Who owns the seawalls, and how much wall does each district carry?

Inside both canal districts the City of Punta Gorda owns and replaces the seawalls. The Punta Gorda Isles district carries 91 miles of seawall and 45 miles of canals; Burnt Store Isles carries 18 miles of seawall and 9 miles of canals, about 102 and 84 feet of district wall per home.

Data updated: November 2026 (Charlotte County Property Appraiser roll and sales files; City of Punta Gorda records, retrieved 3 Nov 2026).

The per-home figure is a ratio of district mileage to single-family homes, not a frontage measurement, but it shows why the two rates differ: each district spreads the cost of its own walls over its own lots. One scope rule matters in Punta Gorda Isles. City ownership holds inside the canal district, and the district's legal description leaves out Sections 24 and 27 and some blocks of Sections 5, 7, 12 and 14. Confirm a parcel on the City's district boundary map and on its tax bill before assuming the City owns its wall. Burnt Store Isles is its own district; Section 15 is not part of the Punta Gorda Isles one.

Hurricane Ian and the replacement queue

The City's state funding request after Hurricane Ian counted seawall damage on "3/4 of a mile in BSI and over 6 1/2 miles in PGI", affecting about 582 parcels. Its July 2026 replacement schedule counts 297 completed Ian sites, 268 in Punta Gorda Isles and 29 in Burnt Store Isles, with one Punta Gorda Isles worksite on Bal Harbor Boulevard scheduled for November 16, 2026. The City reports that all Burnt Store Isles Ian replacements are complete.

Routine replacement continues in both. The status schedule revised August 26, 2026 lists about 9,423 linear feet across five Punta Gorda Isles zones and 2,188 linear feet in Burnt Store Isles, with start weeks by address; the next Burnt Store Isles worksite listed is Candia Court, the week of January 4, 2027. For what an owner must clear and restore when the barge arrives, our Punta Gorda Isles seawall guide walks through the City's rules and a buyer's check.

What the owner still pays for

The same City rules apply in both districts. The owner keeps the yard level with the seawall cap, attaches nothing to the cap or panels, keeps docks, pilings and lifts freestanding, and sets tie-off anchors at least 6 feet back. During a replacement the owner removes boats on notice, clears the work zone and pays to restore docks, lifts, walkways, landscaping and irrigation; "the district provides and places replacement sod only."

Does Burnt Store Isles have a lock, and does Punta Gorda Isles?

Burnt Store Isles has the only lock in the City's canal system: the BSI boat lock, built in the 1980s, with its doors removed in 2001. The City began widening it in January 2025 to give 40 feet of travel. Punta Gorda Isles has never had a lock and reaches Charlotte Harbor through three kinds of exit.

Data updated: November 2026 (City of Punta Gorda Boating page and Code Chapter 6; NOAA chart measurements, retrieved 3 Nov 2026).

Burnt Store Isles has 18 miles of seawall and one way out, through that lock. Widening work began on January 17, 2025, so that a loaded seawall barge could enter the canals, and the Burnt Store Isles canal committee reported the widening complete in April 2025. The City still lists "the BSI boat lock" in the district's scope, and the fiscal 2026 Burnt Store Isles rate carried a $90 lock component. We found no City page that publishes the passage's clearance or hours, so a boater should treat it as a structure to measure rather than a gate to wait for.

Punta Gorda Isles exits by the north harbor-front inlets, by Ponce de Leon Inlet on the west, and from the south through Buckley's Pass, a dredged channel about 1,446 feet long and 60 feet wide that opened on April 3, 2020, with no lock, lift or gate. Measured on the chart, Ponce de Leon Inlet to Port Boca Grande Light is about 17.4 nautical miles, and the Alligator Creek mouth below Buckley's Pass about 15.7 nautical miles.

Bridges and mast height

The City's Boating page says "most of the PGI system features deep, wide canals with no fixed bridges, offering sailboat water access directly from your backyard to the harbor." Most, not all: three fixed City bridges carry West Marion Avenue over Tarpon Inlet, Sail Fish Canal and Bass Inlet, and the National Bridge Inventory records no clearance for them. The City makes no comparable statement for Burnt Store Isles. In either community, the route behind the specific house decides the boat, so measure air draft against every structure on the way out. Our Punta Gorda Isles sailboat water guide sets out how.

Channel width and dock reach

City Chapter 6 protects a navigable channel of 25 feet on each side of the centerline in Punta Gorda Isles, widened to 30 feet in Bass, Pompano and Tarpon inlets and Buckley's Pass, and narrowed to 20 feet each side in Burnt Store Isles and Snook Inlet. Structures may reach no more than 25 feet waterward from the seawall, 20 feet in named parts of Pompano, Bass and Tarpon inlets, and never into the channel. Every canal in both districts is a slow speed, minimum wake zone.

Are the rules different, deed restrictions or City code?

Yes, and this is the clearest governance difference. Punta Gorda Isles' original deed restrictions were not renewed in 1995, so the City's Special Residential Overlay governs. Burnt Store Isles sits in the same overlay and also carries recorded, renewed restrictions held by its association, though a 2025 court ruling that they expired is under appeal.

Data updated: November 2026 (City of Punta Gorda Code Chapters 6 and 26; Burnt Store Isles Association records, retrieved 3 Nov 2026).

The City's Special Residential Overlay, Section 3.13 of its land development regulations, applies to Punta Gorda Isles Sections 1 to 12, 14, 15, 17, 18, 24, 26 and 27, so Burnt Store Isles owners answer to it as well. The Punta Gorda Isles Civic Association says the original restrictions were deliberately not renewed and that the overlay, enforced by the City, is "a much stronger standard."

The Burnt Store Isles Association says its restrictions are recorded at Official Records Book 328, pages 85 to 91, with certificates of renewal at Book 2460, page 425, that enforcement "was conveyed from PGI, Inc. to BSIA by signed agreement in 1985", and that its board's approval of exterior changes applies to "all property owners whether they are members of BSIA or not." In April 2025 a Charlotte circuit judge ruled that the restrictions had expired in January 2001. The association appealed in July 2025, and its draft board minutes of September 4, 2026 say the appeal had still not been heard. Before you rely on, or discount, any Burnt Store Isles restriction, ask title counsel and the association.

Neither community has a mandatory homeowners association with dues. Membership in the Punta Gorda Isles Civic Association is voluntary, about $80 a year per adult; the Burnt Store Isles Association calls itself "not a mandatory HOA", with membership about $50 a year. Condominium buildings in either community have their own boards, budgets and fees.

Are property taxes the same in both communities?

The rate is. Every City of Punta Gorda tax district, including Punta Gorda Isles' districts 155 and 150 and Burnt Store Isles' districts 149 and 150, carries 16.8148 mills for 2026. On $500,000 of taxable value that is about $8,407 in ad valorem tax in either community, before the canal line is added.

Data updated: November 2026 (Charlotte County Property Appraiser 2026 final rate chart; City of Punta Gorda Council minutes, retrieved 3 Nov 2026).

Adding each district's fiscal 2027 canal assessment, the same $500,000 of taxable value produces a bill of about $9,907 in Punta Gorda Isles and $9,442 in Burnt Store Isles. The 16.8148 mills break down as County 6.1275, environmentally sensitive lands 0.2000, City 3.9928, West Coast Inland Navigation District 0.0394, Southwest Florida Water Management District 0.1831, and schools 3.0240 plus 3.2480. The City runs its own fire department from that millage, so no county fire or stormwater assessment appears inside the City.

A homestead lowers taxable value by $25,000 against all levies and by a further $26,411 for 2026 against the non-school levies, and Save Our Homes caps later increases in assessed value. A sale resets assessed value to market, so a buyer should estimate the first full bill from the purchase price, not the seller's bill.

How do flood zones and insurance compare?

On the community discount they are identical: Punta Gorda Isles and Burnt Store Isles both sit inside the City of Punta Gorda, which FEMA lists at Community Rating System Class 5, worth 25 percent on most flood policies as of October 1, 2026. Every Punta Gorda Isles address the team sampled maps to Zone AE.

Data updated: November 2026 (FEMA Community Rating System list effective Oct 1, 2026; FEMA flood map samples, retrieved 3 Nov 2026).

Those Punta Gorda Isles samples, 21 points plus 2 more this month, all returned Zone AE with a base flood elevation of 9 feet NAVD88, 10 feet on the northwest harbor edge, on panels effective December 15, 2022, and the City requires one foot of freeboard above that. No government source publishes a share of Burnt Store Isles parcels in each flood zone, and the samples behind this page did not cover Burnt Store Isles, so the honest answer for a specific home in either community is its own FEMA map result and its elevation certificate.

The county's evacuation layer returned Zone A at every one of 26 Punta Gorda Isles addresses tested in September 2026. For any address, including in Burnt Store Isles, the county's Know Your Zone tool is the record to check. After Hurricane Ian the City counted three-quarters of a mile of damaged seawall in Burnt Store Isles and more than six and a half miles in Punta Gorda Isles.

What about vacant lots and building new?

Punta Gorda Isles has more land to build on: 434 vacant parcels on the roll, 337 of them waterfront-flagged, against 118 vacant parcels in Burnt Store Isles, 77 waterfront-flagged. Over thirty-six months, 32 waterfront lots still vacant today sold at a $340,000 median in Punta Gorda Isles.

Data updated: November 2026 (Charlotte County Property Appraiser roll and sales files, retrieved 3 Nov 2026).

Burnt Store Isles recorded only 9 such waterfront lot sales in the same thirty-six months, a median of $260,000, too few to rely on as a benchmark; a lot buyer there should price against the specific canal and its neighbors. New construction is steady in both: the roll shows 298 Punta Gorda Isles homes and 105 Burnt Store Isles homes built in 2020 or later.

Building in either community runs through the same City permits and the same overlay setbacks. A dock or lift outside the standard options needs a Canal Construction Special Permit, a $450 application heard by the district's Canal Advisory Committee after published and mailed notice, and lift covers and canopies are prohibited in both. A Burnt Store Isles build adds the association's exterior review, whatever the outcome of the appeal. Before you buy a lot in either community, call Jesse direct at (239) 898-6072 and we will pull the parcel's district, flood map result and nearest recorded lot sales.

What do the two communities share day to day?

Most of daily life. Punta Gorda Isles and Burnt Store Isles share the City of Punta Gorda's police, fire and code enforcement, the same 2026 tax rate, and the same three public schools in district locator lookups. They differ in clubs and in the drive: Burnt Store Isles sits south along US 41 beside Twin Isles Country Club.

Data updated: November 2026 (Charlotte County Public Schools boundary locator; City of Punta Gorda and Punta Gorda Chamber records, retrieved 3 Nov 2026).

District locator lookups returned Sallie Jones Elementary, Punta Gorda Middle and Charlotte High for the Punta Gorda Isles sections tested and for Burnt Store Isles; the district calls its locator only a guide, so check the exact address. Twin Isles Country Club, at 301 Madrid Boulevard next to Burnt Store Isles, is a private 18-hole club currently taking non-member play. St. Andrews South Golf Club, inside Punta Gorda Isles on Deborah Drive, is private, founded in 1980 and capped at 250 golf members. Neither club publishes its dues.

The City's Shared Use Path runs south from Linear Park at Shreve Street, joins US 41 and continues four more miles toward Burnt Store Isles, so a cyclist can ride from downtown to either community.

When does Punta Gorda Isles fit the property you need?

Punta Gorda Isles fits when the boat or the choice of house decides it: no lock on any route, three kinds of exit to Charlotte Harbor, homes from 1959 originals to new rebuilds, and 434 vacant parcels. Expect to pay about $35 more per square foot than in Burnt Store Isles, and $1,500 a year in canal assessment.

• Boat: you want to reach the harbor without passing a lock, and you are ready to confirm the canal behind the house has no fixed bridge in the way.
• Budget: you want the widest price spread in one community, from older homes at a $596,000 thirty-six-month median to newer homes at $1,027,500.
• Lot: you want to build, with 337 waterfront-flagged vacant parcels and a thirty-six-month waterfront lot median of $340,000.
• Age of home: you are open to a 1960s to 1980s house to renovate or replace, or you want a harbor-side section near downtown.

When does Burnt Store Isles fit the property you need?

Burnt Store Isles fits when a newer house and a lower yearly bill decide it: a median year built of 1998, no home older than 1980, a larger median floor plan and a $1,035 canal assessment. Its twelve-month median was $657,400, and its single route to the harbor runs through the widened BSI boat lock.

• Boat: you are comfortable with one route through the lock passage and you have checked your vessel against it and the canal behind the house.
• Budget: you want more house per dollar, at $286 per square foot over twelve months against $321 in Punta Gorda Isles, and a canal bill $465 lower.
• Lot: you are buying a finished home rather than land; only 77 waterfront-flagged vacant parcels remain.
• Age of home: you want a 1990s or later house; 43.7 percent of Burnt Store Isles homes were built in 2000 or later.

If your shortlist reaches beyond the City, our Punta Gorda Isles vs Cape Coral comparison sets the same yardstick against Cape Coral's Gulf-access canals. When you are ready to see which homes are on the market, our advice is to start with the live list for Punta Gorda Isles homes for sale and filter by the canal and the year built you chose here.

What are the pros and cons of each?

Punta Gorda Isles' strengths are its open water route, scale and range of homes; its costs are the higher canal assessment and an older median house. Burnt Store Isles' strengths are newer, larger homes and a lower canal bill; its costs are one lock route, a narrower channel and restrictions under appeal.

Data updated: November 2026 (Charlotte County Property Appraiser files; City of Punta Gorda records, retrieved 3 Nov 2026).

Punta Gorda Isles, pros and cons

• Pro: no lock, ever, and three kinds of exit, including Buckley's Pass from the Bird Section.
• Pro: 91 miles of City-owned seawall in the district, replaced on a published schedule.
• Pro: 4,726 single-family homes and 434 vacant parcels, the larger choice of the two.
• Con: the higher of the City's two canal assessments, $1,500 for fiscal 2027, on a planning path toward $2,100 by fiscal 2031.
• Con: 48.0 percent of homes built before 1990, so more renovation and insurance questions per house.
• Con: three fixed bridges on West Marion Avenue limit mast height for one block of canals.

Burnt Store Isles, pros and cons

• Pro: newer stock, a median year built of 1998 and no home older than 1980.
• Pro: larger median living area, 2,321 square feet, at a lower price per square foot.
• Pro: a $1,035 canal assessment, and all Ian seawall replacements reported complete.
• Con: one route out, through the widened lock passage, and a 20-foot protected channel each side.
• Con: an association review layer for exterior changes, with the restrictions' status under appeal.
• Con: 77 sales in twelve months, a thinner record for pricing a specific home.

How was this comparison measured?

Every county figure on this Punta Gorda Isles and Burnt Store Isles page comes from one script run on the Charlotte County Property Appraiser's November 1, 2026 roll and sales files, with the same window for both communities. City figures come from Council minutes, canal district records and the City code.

Data updated: November 2026 (Charlotte County Property Appraiser roll and sales files; City of Punta Gorda records, retrieved 3 Nov 2026).

Yardstick, restated: recorded single-family deeds with Florida Department of Revenue qualification codes 01 or 02 and a price over $1,000, on parcels that are single-family today, from September 10, 2025 to September 9, 2026 for twelve months, September 10, 2023 for thirty-six and September 10, 2021 for sixty. Price per square foot is the sale price over the appraiser's living area. Punta Gorda Isles means the sections of Punta Gorda Isles proper listed in the table; Burnt Store Isles means Section 15 and its replat. The newest Burnt Store Isles deed in the file is dated August 28, 2026, inside the same window. Medians are the middle sale; they describe the market, not any one home. Counts of waterfront parcels use the appraiser's flag, which marks frontage, not water depth or bridge clearance.

We left out list prices, MLS figures and any distance we could not measure for Burnt Store Isles. Where the City's records disagree with older summaries, we used the City's current figure: 9 miles of canals and 18 miles of seawall in Burnt Store Isles, and $1,035 as its adopted fiscal 2027 rate. This page is published by McGreevy and Comisar of Domain Realty; rankings reflect the criteria stated above on the data date shown.

Frequently asked questions about Punta Gorda Isles vs Burnt Store Isles

Is Burnt Store Isles part of Punta Gorda Isles?

On paper, yes; in practice, no. Burnt Store Isles was platted by Punta Gorda Isles, Inc. as Section 15 and the Section 15 Replat, so its legal descriptions start with PGI. It has its own canal district, its own association and its own price record, and this page counts it separately from Punta Gorda Isles proper.

Is Burnt Store Isles inside the City of Punta Gorda?

Yes. Burnt Store Isles and Punta Gorda Isles both sit inside the City of Punta Gorda in ZIP 33950. Burnt Store Isles parcels fall in City tax districts 149 and 150, Punta Gorda Isles parcels in 155 and 150, and every one of those districts carries the same 16.8148 mills for 2026.

Which is cheaper, Burnt Store Isles or Punta Gorda Isles?

Burnt Store Isles, modestly. On recorded deeds for the twelve months to September 9, 2026, the Burnt Store Isles single-family median was $657,400 against $700,000 in Punta Gorda Isles, and $286 per square foot against $321. Its yearly canal assessment is also lower, $1,035 against $1,500.

How much is the Burnt Store Isles canal assessment for fiscal 2027?

$1,035 per single-family lot, adopted unanimously by City Council on September 9, 2026, and billed on the November 2026 Charlotte County tax bill as a non-ad valorem line. Other-zoned land in the Burnt Store Isles district pays $0.108 per square foot within 120 feet of the water. Punta Gorda Isles pays $1,500 and $0.156.

Will the Punta Gorda Isles canal assessment keep rising?

The City plans for it. Its Finance planning deck for the Punta Gorda Isles district adds $150 a year after fiscal 2027, reaching $1,650, $1,800, $1,950 and $2,100 by fiscal 2031. Those are planning figures, not adopted rates. Council sets each year's rate at its September hearing after the Canal Advisory Committee recommends one.

Does the City replace seawalls in Burnt Store Isles too?

Yes. The Burnt Store Isles canal district works like the Punta Gorda Isles one: the City owns and replaces the district's seawalls, about 18 miles of them, and the City reports that all Burnt Store Isles Hurricane Ian replacements are complete. Owners still pay for their own docks, lifts and the restoration around them.

Is the Burnt Store Isles lock still there?

The structure is. The City calls it the BSI boat lock; its doors were removed in 2001, and the City began widening it on January 17, 2025, to give 40 feet of travel so a loaded seawall barge can enter. The Burnt Store Isles canal committee reported the widening complete in April 2025.

Does Punta Gorda Isles have a lock?

No. Punta Gorda Isles has never had a lock. Its canals reach Charlotte Harbor through the north harbor-front inlets, Ponce de Leon Inlet on the west, and Buckley's Pass in the south, a dredged channel about 1,446 feet long and 60 feet wide that opened on April 3, 2020, with no lock, lift or gate.

Can a sailboat get out of Burnt Store Isles?

Check the route for the specific canal. The City's statement that most canals have no fixed bridges is made for the Punta Gorda Isles system, and the City makes no such statement for Burnt Store Isles. Its single route runs through the widened lock passage. Measure your mast against every structure on the way before you buy.

Do Punta Gorda Isles or Burnt Store Isles have a mandatory HOA?

Neither has a mandatory community-wide homeowners association with dues. The Punta Gorda Isles Civic Association is voluntary, and the Burnt Store Isles Association calls itself a non-profit corporation, not a mandatory HOA, with membership about $50 a year. Condominium buildings inside either community have their own associations and fees.

Are the Burnt Store Isles deed restrictions enforceable?

That is unsettled. The Burnt Store Isles Association holds recorded, renewed restrictions and reviews exterior changes. A Charlotte circuit judge ruled in April 2025 that they had expired in January 2001; the association appealed, and its September 4, 2026 draft minutes say the appeal had not been heard. Ask title counsel before relying on either reading.

Which has newer homes, Punta Gorda Isles or Burnt Store Isles?

Burnt Store Isles. Its single-family homes carry a median year built of 1998 on the county roll, against 1990 in Punta Gorda Isles, and no Burnt Store Isles home on the roll is older than 1980. In Punta Gorda Isles, 48.0 percent of homes were built before 1990.

Are property taxes higher in Burnt Store Isles or Punta Gorda Isles?

The ad valorem rate is identical: 16.8148 mills for 2026 in every City of Punta Gorda district. The difference sits in the canal line. On $500,000 of taxable value, ad valorem tax is about $8,407 in both, and the canal assessment adds $1,500 in Punta Gorda Isles or $1,035 in Burnt Store Isles.

What schools serve Punta Gorda Isles and Burnt Store Isles?

District locator lookups returned the same three schools for addresses tested in both communities: Sallie Jones Elementary, Punta Gorda Middle and Charlotte High. Charlotte County Public Schools calls its locator only a guide and asks families to confirm with the school, so run the exact address before you rely on an assignment.

Where can I check a specific seawall's replacement schedule?

The City posts two schedules: the Hurricane Ian replacement list and the routine seawall replacement status by zone, revised August 26, 2026, which covers five Punta Gorda Isles zones and Burnt Store Isles. Search the street address, note the status code and start week, and ask the seller for any City notice letter.

Your Local Southwest Florida Real Estate Experts

McGreevy and Comisar are Jesse McGreevy and Marc Comisar, leading Domain Realty Group in Southwest Florida. We have been selling this market since 2004 and have been Top 1% Real Estate Agents Nationally Since 2008. This page exists because we kept seeing Punta Gorda Isles and Burnt Store Isles compared on impressions, and kept finding that nobody had put both on one record. So we counted, with the same parcel-level rigor we bring to pricing a waterfront listing.

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McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008, and that standing is the reason a page like this one gets built rather than bought. Being Top 1% Real Estate Agents Nationally Since 2008 buys nothing on its own. What it reflects is twenty years of reading the primary record on a client's behalf, which is the same habit that produced every count above.

How to reach us

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

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Brokered by Domain Realty. Jesse McGreevy, Florida license #SL3101296. Marc Comisar, Florida broker license #BK3060671, regulated by the Florida Real Estate Commission (FREC).

Thinking of selling, or ready to buy, in Punta Gorda Isles or Burnt Store Isles today?

Selling? Get your free home valuation, read our guides to selling in Punta Gorda Isles and Burnt Store Isles, or call Jesse direct at (239) 898-6072 and we will price your address against its own community and canal rather than a blended average. Buying instead? Start with our Southwest Florida buyer guide, or call Marc at (239) 287-5873. As Top 1% Real Estate Agents Nationally Since 2008, we would rather show you the record than tell you about it.

Sources and last verified

Page last verified 2026-11-03. County figures come from the November 1, 2026 roll and sales files, whose newest qualified deed is September 9, 2026; they are refreshed when the county posts a sales file with newer deeds. City rates, schedules and rules are cited as read on 2026-11-03. Canal assessments are refreshed after each September hearing.

1. Charlotte County Property Appraiser, public roll file 20261101_charlotte.zip and sales file 20261101_sales.zip, computed by McGreevy and Comisar with b13_compare.py, retrieved 3 Nov 2026: https://www.ccappraiser.com/
2. Charlotte County Property Appraiser, 2026 Tax Roll Final Rates by district, retrieved 3 Nov 2026: https://www.ccappraiser.com/taxroll/2026FinalRateChart.pdf
3. Charlotte County Property Appraiser, exemptions, retrieved 3 Nov 2026: https://www.ccappraiser.com/exemption.aspx
4. City of Punta Gorda, City Council budget meeting minutes, September 9, 2026 (PGI and BSI canal district resolutions), read 3 Nov 2026: https://puntagorda.granicus.com/MinutesViewer.php?view_id=1&clip_id=1377&doc_id=36626c8a-0f2e-4aeb-8b1f-123dfe49176c
5. City of Punta Gorda, City Council minutes, July 1, 2026 (tentative canal levies), read 3 Nov 2026: https://puntagorda.granicus.com/MinutesViewer.php?view_id=1&clip_id=1291&doc_id=4c0e9c03-1e40-43d3-9128-e5b189d7d62a
6. City of Punta Gorda, PGI Canal Advisory Committee agenda packet, June 9, 2026 (rate history and planning path), read 3 Nov 2026: https://d3n9y02raazwpg.cloudfront.net/puntagorda/2bab57b8-cfa9-11f0-bb28-005056a89546-8194142a-222c-48f6-9720-69afe122cdad-1780596950.pdf
7. City of Punta Gorda, PGI Canal Advisory Committee agenda packet, October 19, 2026 (FY2027 budget lines), read 3 Nov 2026: https://d3n9y02raazwpg.cloudfront.net/puntagorda/6eaf76db-cfa9-11f0-bb28-005056a89546-8194142a-222c-48f6-9720-69afe122cdad-1792075071.pdf
8. City of Punta Gorda, Canal Maintenance Assessment Districts (PGI and BSI), read 3 Nov 2026: https://www.ci.punta-gorda.fl.us/government/public-works/canal-maintenance/punta-gorda-isles
9. City of Punta Gorda, Canals, read 3 Nov 2026: https://www.ci.punta-gorda.fl.us/government/canals
10. City of Punta Gorda, Hurricane Repairs, read 3 Nov 2026: https://www.ci.punta-gorda.fl.us/government/canals/hurricane-repairs
11. City of Punta Gorda, July 2026 Hurricane Ian seawall replacement schedule, read 3 Nov 2026: https://www.ci.punta-gorda.fl.us/home/showpublisheddocument/17358/639265264739070000
12. City of Punta Gorda and Marine Contracting Group, seawall maintenance replacement status, revised August 26, 2026, read 3 Nov 2026: https://www.ci.punta-gorda.fl.us/home/showpublisheddocument/16855/639237696784800000
13. City of Punta Gorda, seawall Maintenance Program, read 3 Nov 2026: https://www.ci.punta-gorda.fl.us/government/canals/maintenance-program
14. City of Punta Gorda, Boating, read 3 Nov 2026: https://www.ci.punta-gorda.fl.us/visitors/boating
15. City of Punta Gorda, Burnt Store Isles inlet widening document, as read by the vault, cited 3 Nov 2026: https://www.ci.punta-gorda.fl.us/home/showpublisheddocument/10915/637194360700830000
16. City of Punta Gorda Code, Chapter 6, Vessels, Docks and Waterways, read 3 Nov 2026: https://www.ci.punta-gorda.fl.us/home/showpublisheddocument/1413/638131857470630000
17. City of Punta Gorda Code, Chapter 26, Land Development Regulations, Section 3.13, read 3 Nov 2026: https://www.ci.punta-gorda.fl.us/home/showdocument?id=1467
18. City of Punta Gorda, Shared Use Path, read 3 Nov 2026: https://www.ci.punta-gorda.fl.us/Home/Components/FacilityDirectory/FacilityDirectory/120/59
19. Burnt Store Isles Association, Deed Restrictions, read 3 Nov 2026: https://bsia.net/deed-restrictions
20. WGCU, Burnt Store Isles lock widening started, January 22, 2025, read 3 Nov 2026: https://www.wgcu.org/section/transportation/2025-01-22/burnt-store-isles-lock-widening-started-work-set-to-run-to-june
21. WGCU, Nearly 600 properties in Punta Gorda have some level of seawall damage from Hurricane Ian, January 31, 2023, read 3 Nov 2026: https://news.wgcu.org/section/hurricanerecovery/2023-01-31/nearly-600-properties-in-punta-gorda-have-some-level-of-seawall-damage-from-hurricane-ian
22. Florida Senate, Local Funding Initiative Request FY2024-25 #3051, Punta Gorda Seawall Replacement and Mitigation, read 3 Nov 2026: https://www.flsenate.gov/PublishedContent/Session/FiscalYear/FY2024-25/LocalFundingInitiativeRequests/FY2024-25_S3051.pdf
23. Charlotte County Tax Collector, tax bill insert (non-ad valorem lines and discounts), read 3 Nov 2026: https://taxcollector.charlottecountyfl.gov/documents/tax/tax-bill-insert-2022.pdf
24. Florida Department of Revenue, CPI-indexed additional homestead exemption, read 3 Nov 2026: https://floridarevenue.com/property/Documents/cpi_homestead_exemption.pdf
25. Florida Department of Revenue, PT-113 homestead exemption, read 3 Nov 2026: https://floridarevenue.com/property/Documents/pt113.pdf
26. FEMA, Community Rating System eligible communities, effective October 1, 2026, read 3 Nov 2026: https://www.fema.gov/sites/default/files/documents/fema_rsl_crs_eligible-communities_oct-2026.pdf
27. FEMA, National Flood Hazard Layer service (address samples), read 3 Nov 2026: https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer/28/query
28. Charlotte County Emergency Management, Know Your Zone, read 3 Nov 2026: https://www.charlottecountyfl.gov/departments/emergency-management/know-your-zone.stml
29. FHWA, National Bridge Inventory 2024, Florida delimited file, read 3 Nov 2026: https://www.fhwa.dot.gov/bridge/nbi/2024/delimited/FL24.txt
30. NOAA, U.S. Coast Pilot 5, chapter 12, 01 Nov 2026 edition, read 3 Nov 2026: https://www.nauticalcharts.noaa.gov/publications/coast-pilot/files/cp5/CPB5_C12_WEB.pdf
31. Charlotte County Public Schools, Boundary Locator, read 3 Nov 2026: https://www.yourcharlotteschools.net/73177_3
32. Punta Gorda Chamber of Commerce, Twin Isles Country Club listing, read 3 Nov 2026: https://cm.puntagordachamber.com/list/member/twin-isles-country-club-462
33. Charlotte Sun, Isles canals transformed the city, read 3 Nov 2026: https://www.yoursun.com/puntagorda/featuredsections/isles-canals-transformed-the-city/article_b8c60ea0-726f-11e9-986d-77ae97acf5ca.html
34. Gulfshore Business, FEMA, state to cover 95% of Punta Gorda seawall repairs, February 22, 2024, read 3 Nov 2026: https://www.gulfshorebusiness.com/editorschoice/fema-state-to-cover-95-of-punta-gorda-seawall-repairs/article_7a4cba99-f1f3-5d97-a6fa-7f9e261ea47c.html

Information not available at time of publishing: a measured nautical-mile distance and bridge clearances on the Burnt Store Isles route, the clearance and hours of the BSI boat lock passage, the share of Burnt Store Isles parcels in each FEMA flood zone, a multi-year planning path for the Burnt Store Isles canal rate, and the outcome of the Burnt Store Isles deed restriction appeal. Each was worked against the City, county and association records before being recorded as unavailable.