Punta Gorda, Florida
Selling a Bird Section home? We price it on 153 Charlotte County recorded sales, your section and street, the city seawall sheet and your canal route, not a portal estimate. Call McGreevy and Comisar at (239) 898-6072.
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By Jesse McGreevy and Marc Comisar, McGreevy and Comisar of Domain Realty. Updated October 2026.
Jesse McGreevy and Marc Comisar wrote this guide for the owner of a Bird Section canal home who wants to know one thing before anything else: which of the two Bird Sections is my house actually in, because the county recorded a $142,500 gap between them last year. The Bird Section (Punta Gorda Isles Sections 12 and 14) is a single-family canal neighborhood inside Punta Gorda Isles in Punta Gorda, Florida, ZIP 33950. Over the 12 months to September 9, 2026, Charlotte County recorded 153 qualified single-family sales here at a $745,000 median. For the neighborhood itself, read our Bird Section neighborhood guide. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we price every listing from the street’s own record.
Call Jesse direct at (239) 898-6072, ask for a free Bird Section home valuation, or use the Bird Section valuation form at the top of this page. We send back the recorded sales that match your street, era and size, each with its date.
To sell a Bird Section home in 2026, find out whether you sit in Section 12 or Section 14, price from the 153 sales the county recorded in the last 12 months for your street, era and water, check your seawall on the city’s August 2026 sheet, and hand the buyer the flood and canal paperwork before the first showing.
Data updated: October 2026 (Charlotte County Property Appraiser recorded, qualified sales, 12 months to September 9, 2026, the latest sale in the county file downloaded October 28, 2026; Property Appraiser roll downloaded October 28, 2026).
We pulled every qualified single-family sale recorded in Punta Gorda Isles Sections 12 and 14 through September 9, 2026, the last deed in the county file. The count is 153. The median price is $745,000, and because 153 is an odd number, one real house sold at exactly that price. The middle half of sales ran from $591,500 to $972,000, the range ran from $186,000 to $1,895,000, and the 153 deeds together carry $124,404,700 of value, a median of $324.99 per heated square foot.
Those numbers describe a market with plenty of comparables and plenty of spread. A buyer’s agent can see all 153 sales as easily as we can, so the seller who wins is the one who has already explained, in the listing, why the house belongs near the top of its own range and not the middle of the whole neighborhood’s. The rest of this guide is the method for doing that.
The selection matters, so we state it once here and again wherever a county figure appears: single-family homes in Punta Gorda Isles Sections 12 and 14; the condominiums on Bird Section streets, including Venetian Isles, and the villa parcels are counted separately and are not in these figures.
Six public records move a Bird Section price more than a bedroom count does. The plat section and street come first, because the median in Section 12 was $800,000 and in Section 14 it was $657,500. The year built comes second, because homes finished in 2020 or later sold at a $1,357,500 median against $667,500 for the 1980s. The living area is third, the water and seawall fourth, the elevation certificate fifth, and the route from the dock to Charlotte Harbor sixth. The sections below take them one at a time.
The name is a local habit, not a platted subdivision. It describes plat Sections 12 and 14 of Punta Gorda Isles, which together hold 2,377 parcels on the October 2026 roll: 2,106 single-family homes (982 in Section 12 and 1,124 in Section 14), 235 vacant parcels, 32 villa and multifamily parcels, the St. Andrews South golf course parcel and two canal parcels. Every bird-named street in the area is in Section 14. Section 12’s streets carry island and personal names, such as Casey Key Drive, La Costa Island Court and Deborah Drive. Both sections are inside the incorporated City of Punta Gorda, so city permits, city utilities and the city millage apply.
This guide walks through the Bird Section market by period, the Section 12 and Section 14 split, the price of age and rebuilds, the value of the lot, the city’s seawall program and what a replaced wall does and does not mean, the canal district boundary, Buckley’s Pass, flood and insurance questions, the Burnt Store Isles comparison, pricing, disclosures, permits, marketing, negotiation, a worked net sheet on a $745,000 sale, and more than thirty seller questions answered directly.
List your Bird Section home with McGreevy and Comisar because we price it from recorded Bird Section sales by section, street, era and water, and because Jesse McGreevy and Marc Comisar personally price, market and negotiate every listing as the #1 Team in Southwest Florida since 2012.
Data updated: October 2026 (Charlotte County Property Appraiser recorded, qualified sales, 12 months to September 9, 2026; RealTrends 2026 team rankings).
Our record is the reason sellers call us first. McGreevy and Comisar alone have over $900 million in sales, our Domain Realty Group team has closed 4,000+ transactions and more than $2.5 billion in real estate, and our team is the #5 real estate team in Florida (RealTrends 2026). Here is the locked list we stand behind:
If you are comparing listing agents, our guide to the best real estate agents in Punta Gorda sets out the questions a seller should ask, and we are comfortable being measured against it. For a canal home the first test is practical: ask who can show a buyer, before the first showing, the street’s recorded sales, the city’s seawall status for the address, the route to open water and the elevation certificate.
A Bird Section listing agent has to know that the City of Punta Gorda, not an association, replaces seawalls inside the Punta Gorda Isles canal district; that the city’s sheet for the “BIRD” zone was revised August 26, 2026; that the canal assessment is $1,500 for a single-family lot inside the district in fiscal 2027, the rate set at the September 9, 2026 final budget hearing, and that some Bird Section blocks lie outside that district; that Buckley’s Pass is paid off; and that the old deed restrictions were not renewed in 1995. Those are the questions a buyer’s agent, lender, insurer and closing agent raise, so we answer them in the listing file first.
Jesse and Marc both work the listing personally. The person who priced your home is the person who hears the buyer’s objection about the roof, reads the inspection report, answers the seawall question and negotiates the repair credit. Selling in the wider community is a different exercise, which is why we keep a separate guide for selling in Punta Gorda Isles as a whole, and this one stays on the Bird Section.
We tracked the following for this page: all 153 qualified single-family sales in the 12 months to September 9, 2026, with their section, block, year built and living area; the five prior-year windows back to 2021; the 12 vacant-lot sales and the 30 recorded over 36 months; the Property Appraiser roll for the 2,106 homes; and the city’s seawall sheets as revised August 26, 2026. Each figure below names its window.
The Bird Section sold more homes for a slightly lower median this year: 153 qualified single-family sales at $745,000 in the 12 months to September 9, 2026, against 100 sales at $777,500 the year before. Volume rose 53 percent while the median eased 4.2 percent, and the late-summer sales ran firmer.
Data updated: October 2026 (Charlotte County Property Appraiser recorded, qualified sales, windows ending September 9, 2026; calendar-year medians as indexed October 28, 2026).
Read the two numbers together. A median that eases while volume climbs by half usually means more owners decided to sell at a price a buyer accepted, not that buyers stopped paying for good houses. The top of the market tells the same story: 36 of the 153 sales, or 23.5 percent, were at $1 million or more.
| Window (all end September 9, 2026) | Sales | Median | Middle half | Section 12 | Section 14 |
|---|---|---|---|---|---|
| 12 months | 153 | $745,000 | $591,500 to $972,000 | 77 at $800,000 | 76 at $657,500 |
| Prior 12 months | 100 | $777,500 | $640,750 to $1,091,575 | 51 at $819,000 | 49 at $730,000 |
| 24 months | 253 | $755,000 | $603,000 to $1,027,650 | 128 at $801,000 | 125 at $700,000 |
| 36 months | 363 | $790,000 | $640,000 to $1,110,000 | 182 at $835,000 | 181 at $745,000 |
| 60 months | 582 | $823,000 | $665,000 to $1,100,875 | 288 at $869,500 | 294 at $790,000 |
The longer the window, the higher the median, because the 2022 to 2024 plateau sits inside the 24, 36 and 60 month figures. We price to the 12-month column, not the 60-month one, and we tell sellers why: a buyer’s lender orders an appraisal from recent closings, and the buyer’s agent shows the last year’s sales, not the 2022 peak.
| Year | Sales | Median | Section 12 | Section 14 |
|---|---|---|---|---|
| 2020 | 187 | $559,000 | 84 at $581,250 | 103 at $519,000 |
| 2021 | 136 | $685,000 | 72 at $696,000 | 64 at $675,000 |
| 2022 | 109 | $935,000 | 50 at $965,500 | 59 at $930,000 |
| 2023 | 99 | $899,000 | 51 at $1,010,000 | 48 at $858,750 |
| 2024 | 93 | $900,000 | 47 at $950,000 | 46 at $845,000 |
| 2025 | 117 | $739,000 | 61 at $785,000 | 56 at $675,000 |
| 2026 to September 9 | 120 | $750,000 | 58 at $777,500 | 62 at $697,500 |
The median peaked in 2022 at $935,000, held near $900,000 in 2023 and 2024, and reset to $739,000 in 2025. The partial year 2026 already has 120 sales, more than any full year from 2022 to 2025 (the busiest of those, 2025, recorded 117). The median is $750,000, which is $11,000 above 2025. A seller who bought in 2021 at the $685,000 median is, at $745,000, about $60,000 ahead on a median-to-median basis, and a seller who bought at the 2022 peak is roughly $190,000 below that year’s median. Neither comparison replaces the appraisal of your own house, but both explain why owners hold different expectations.
| Period inside the 12 months | Sales | Median |
|---|---|---|
| September 10 to December 31, 2025 | 33 | $720,000 |
| January to March 2026 | 45 | $725,000 |
| April to June 2026 | 44 | $745,000 |
| July 1 to September 9, 2026 | 31 | $805,000 |
The median rose in each period, and the last ten weeks ran at $805,000 on 31 sales, $85,000 above the first period. That is $805,000 minus $720,000, a gain of 11.8 percent from the first period to the last. Thirty-one sales is a modest sample, so we call it firming and not a trend. It does tell a seller something practical: the list-today decision is being made against a rising set of comparables, not a falling one.
| Price band | Sales in 12 months | Share |
|---|---|---|
| Under $400,000 | 5 | 3.3% |
| $400,000 to $599,999 | 35 | 22.9% |
| $600,000 to $799,999 | 51 | 33.3% |
| $800,000 to $999,999 | 26 | 17.0% |
| $1,000,000 to $1,499,999 | 30 | 19.6% |
| $1,500,000 and up | 6 | 3.9% |
The $600,000 to $799,999 band is the largest, with 51 of 153 sales, and the $1 million-plus group is 36 sales. Both bands are deep enough that a correctly priced home has a real buyer pool in either one.
The Southwest Florida MLS has no Bird Section field, and its Development label for Punta Gorda Isles mixes condominiums with houses and covers the whole community. For Punta Gorda Isles as a whole, labeled that way, the MLS showed 66 closings in ZIP 33950 in the 12 months to October 29, 2026 at a $632,500 median, an 86.5-day median days on market and a median 95.9 percent of list price (Punta Gorda Isles-wide, Southwest Florida MLS). Those figures understate the Bird Section houses: the county recorded 153 single-family sales in the Bird Section alone.
Matched by address to the single-family parcels of plat Sections 12 and 14 on the Charlotte County roll, the Southwest Florida MLS export of October 29, 2026 holds 21 Bird Section closings in the 12 months to that date (9 in Section 12, 12 in Section 14), at a $735,000 median, a 90-day median on market and a 95.7 percent median sale-to-list ratio. On October 29 the same export showed 10 active Bird Section homes at an $857,150 median list price and 3 under contract, about 5.7 months of supply on that feed. The feed carries only part of the market, 21 closings against the 153 sales the county recorded in its 12 months to September 9, 2026, so the county record above stays the lead.
The 153 sales were recorded at a fairly even pace: 33 in the 113 days from September 10 to December 31, 2025, 45 in the first quarter, 44 in the second, and 31 in the 71 days ending September 9. That works out to roughly 0.29, 0.50, 0.48 and 0.44 sales a day. The first-quarter and second-quarter pace (about 15 and 14.7 sales a month) is the busiest stretch in this record, and the autumn 2025 pace (about 8.9 a month) the quietest. A seller who lists in January is listing into the busy months, and a seller who lists in September is listing into the slower ones with a firmer median. Neither is wrong, and the right answer depends on your house, which is why we price before we pick a date.
Bird Section single-family homes sold at a $745,000 median on 153 recorded sales in the 12 months to September 9, 2026, and the July to September stretch ran at $805,000, so the first thing we do for a Bird Section seller is find your section and street in that record and price the house from it. Request a free Bird Section home valuation or use the Bird Section valuation form, or call Jesse McGreevy direct at (239) 898-6072, and we will send the recorded sales with the date beside each. Moving within Southwest Florida? Our buyer representation across Southwest Florida covers your next purchase, and Marc Comisar is direct at (239) 287-5873. You are working with Top 1% Real Estate Agents Nationally Since 2008.
Section 12 homes sold at an $800,000 median on 77 sales and Section 14 homes at $657,500 on 76 sales in the 12 months to September 9, 2026, a $142,500 gap. The buyer who tours Section 12 is comparing larger, newer houses, and the Section 14 buyer is comparing a wider range of ages and sizes.
Data updated: October 2026 (Charlotte County Property Appraiser recorded, qualified sales, 12 months to September 9, 2026, and calendar years 2020 to 2026; roll downloaded October 28, 2026).
The gap is $800,000 minus $657,500, or $142,500, which is 21.7 percent of the Section 14 median. It was not always that wide. The table below sets the section medians side by side for each calendar year, with the difference worked out.
| Year | Section 12 median | Section 14 median | Gap |
|---|---|---|---|
| 2020 | $581,250 | $519,000 | $62,250 |
| 2021 | $696,000 | $675,000 | $21,000 |
| 2022 | $965,500 | $930,000 | $35,500 |
| 2023 | $1,010,000 | $858,750 | $151,250 |
| 2024 | $950,000 | $845,000 | $105,000 |
| 2025 | $785,000 | $675,000 | $110,000 |
| 2026 to September 9 | $777,500 | $697,500 | $80,000 |
| 12 months to September 9, 2026 | $800,000 | $657,500 | $142,500 |
In 2021 and 2022 Section 14 sat within $35,500 of Section 12. The spread opened in 2023 and has stayed above $80,000 since. A seller using a 2022 memory of “the two sections trade about the same” will price too high in Section 14 and too low in Section 12.
Three things in the roll and the sales explain most of it. The first is size: the median living area is 2,440 square feet in Section 12 and 2,184 in Section 14, and 156 of Section 12’s 982 homes (15.9 percent) have 3,000 square feet or more against 78 of Section 14’s 1,124 (6.9 percent). The second is age: all 189 homes built in the 1970s are in Section 14, and the 16 sales of homes built before 1980 in the 12 months, all in Section 14, were at a $450,000 median. The third is the mix of streets in Section 14, where the 30 sales on streets without a bird name sat at a $537,450 median (the midpoint of the middle pair of prices), against $747,000 on the 46 bird-named streets.
Inside the same era the sections are closer than the headline suggests. In the 12 months, homes built in the 1990s sold at $755,000 on 18 sales in Section 12 and $728,750 on 18 in Section 14. Homes built in the 2000s sold at $899,900 on 21 sales in Section 12 and $895,000 on 12 in Section 14, a $4,900 difference. The gap opens in the 1980s ($727,500 on 24 sales against $585,000 on 19) and widens in the older stock. Samples for the 2010s and 2020s are small (11 and 6 sales for the 2010s, 3 and 5 for 2020 and later), so we read them as direction, not as a rate.
| Era built | Section 12 sales and median | Section 14 sales and median |
|---|---|---|
| Before 1980 | none sold | 16 at $450,000 |
| 1980s | 24 at $727,500 | 19 at $585,000 |
| 1990s | 18 at $755,000 | 18 at $728,750 |
| 2000s | 21 at $899,900 | 12 at $895,000 |
| 2010s | 11 at $1,075,000 | 6 at $952,500 |
| 2020 and later | 3 at $1,425,000 | 5 at $1,340,000 |
For a seller the lesson is to compare your house to the same era in your own section first. A 1999 house in Section 14 is not priced off Section 12’s overall $800,000, and a 1983 house in Section 12 is not priced off Section 14’s $657,500.
A Section 12 buyer is usually shopping size and the golf-side location. Section 12 holds the private St. Andrews South golf course, which our routing test places about 0.2 miles and 1 minute from a Deborah Drive origin, and the largest homes in the record: 13 of the 18 Bird Section sales at 3,000 square feet or more were in Section 12 at a $1,250,000 median. Casey Key Drive recorded 6 sales at a $1,087,500 median, the highest street median among streets with six or more sales. If your house is on one of those streets, the pitch leads with the lot, the size and the finish.
A Section 14 buyer is often shopping a bird-named street, a mid-sized house and a price below the Section 12 median. The bird-named streets recorded 46 sales at $747,000 and $341.23 per square foot, which is above the Section 12 median per square foot of $337.81. Whip-Poor-Will Boulevard recorded 7 sales at $790,000 and Pine Siskin Drive 4 at $792,500. Section 14 is also where a buyer looking for a 1970s canal house to renovate or rebuild shops, which is why the pitch on an older Section 14 house leads with the land and the water.
| Street | Section | Sales in 12 months | Median |
|---|---|---|---|
| La Costa Island Ct | 12 | 8 | $857,500 |
| Deborah Dr | 12 | 7 | $770,000 |
| Ryan Blvd | 12 | 7 | $710,000 |
| Whip-Poor-Will Blvd | 14 | 7 | $790,000 |
| Casey Key Dr | 12 | 6 | $1,087,500 |
| Bal Harbor Blvd | 12 and 14 | 4 | $920,500 |
| Nighthawk Ct | 14 | 4 | $691,500 |
| Pine Siskin Dr | 14 | 4 | $792,500 |
| Suzi St | 12 | 4 | $632,500 |
Seventy streets recorded at least one sale. Streets with only a few sales are not a market, so for a street with fewer than three recorded sales we widen to the section, era and size, and we say so in the pricing memo.
Ask us for the section and street comparison before you read any online estimate. We start from the sales in your section within one era and one size band, adjust for water, pool, elevation and seawall, and only then look at the neighborhood-wide median as a check. If you are weighing the whole Punta Gorda Isles market, the parent guide to selling in Punta Gorda Isles covers the community-wide windows and why the MLS misses most of its sales.
Age changes the Bird Section price by more than anything except water. Homes built in 2020 or later sold at a $1,357,500 median on 8 sales, homes built in the 1980s at $667,500 on 43, and homes built before 1980 at $450,000 on 16. Homes built since 2020 bring roughly twice the 1980s price.
Data updated: October 2026 (Charlotte County Property Appraiser recorded, qualified sales, 12 months to September 9, 2026; roll year built; roll downloaded October 28, 2026).
The era table is the single most useful table on this page for a seller of an older house, because it shows what the market pays for age.
| Era built | Sales in 12 months | Median | Median per heated sq ft |
|---|---|---|---|
| Before 1980 | 16 | $450,000 | $275.51 |
| 1980s | 43 | $667,500 | $311.15 |
| 1990s | 36 | $737,500 | $325.90 |
| 2000s | 33 | $899,900 | $324.32 |
| 2010s | 17 | $1,075,000 | $415.42 |
| 2020 and later | 8 | $1,357,500 | $548.67 |
The 2020-and-later median is 2.03 times the 1980s median ($1,357,500 divided by $667,500), and 1.76 times per square foot ($548.67 divided by $311.15). The middle pair of the eight recent-build sales was $1,340,000 and $1,375,000, so the median is not an outlier; it sits between two real prices a few dollars apart.
The Bird Section is not a new neighborhood, whatever a quick search may suggest. The median year built on the roll is 1998 in both sections. The roll counts 189 homes from the 1970s (all in Section 14), 462 from the 1980s, 542 from the 1990s, 458 from the 2000s, 273 from the 2010s and 182 from 2020 on. That is 913 homes built in 2000 or later (43.4 percent) and 112 built in 2023 or later, with 47 finished in 2023, 29 in 2024, 26 in 2025 and 10 so far in 2026. The 1990s are the largest single decade, and a 1990s house is the typical Bird Section house: 36 of the 153 sales, at a $737,500 median.
Rebuilds sell at a premium for reasons a buyer can see in the paperwork. A home finished after 2020 is built to current code on a lot that has usually been cleared, and a buyer can read its elevation, its wind rating and its roof age from permits. An older house has to prove those points, which is why the pitch for each is different. An older house competes on land and water. A newer house competes on elevation, finish and code.
New homes here are mostly owner-built on owned lots or on lots cleared of an older house, so builder first sales are rare: the county index counted one builder-direct sale in 12 months, a $1,340,000 Royal Tern Drive home built in 2024. That means a buyer of a new Bird Section house is usually buying from a private owner, and the seller’s file has to carry what a builder’s file would: permits, final inspection, warranty documents and the elevation certificate.
The Property Appraiser’s prior-year just values show the same ladder with less spread: a median of $473,714 for homes built before 1990, $586,051 for the 1990s, $703,454 for the 2000s, $843,245 for the 2010s and $915,016 for 2020 on. Just value is not market value. Recorded Bird Section sales in the 12 months ran at a median 1.24 times the parcel’s just value, which is why we never price from the tax roll. It is useful for one thing: it shows a seller how much of a gap to expect between the number on a notice and a contract.
A 1970s home sold at a $450,000 median in the 12 months, and the 43 homes from the 1980s sold at $667,500. Among the sixteen pre-1980 sales, the recorded prices ran from $186,000 to $629,000, and every one of the sixteen sat on a Section 14 street without a bird name, so the buyer pool for these homes is local to a handful of streets. The pre-1980 median sits $32,250 above the waterfront lot median ($450,000 minus $417,750), which is an arithmetic illustration of why buyers of these homes weigh the lot first and the structure second. We price an older house by asking what a buyer would pay for the lot plus what the improvements add, and we test both against the recorded sales.
A buyer’s insurer asks the same questions of every age group: roof age and type, window and door protection, electrical and plumbing condition, and the elevation certificate. A 1998 house with a 2019 roof and impact windows can price like a 2005 house in the buyer’s quote. We ask every older-home seller for the roof permit, the window permit and any wind-mitigation report before we set the list price, because those documents move the buyer’s monthly payment, and the buyer’s monthly payment moves the price.
For many older Bird Section houses the lot sets the floor. Waterfront vacant lots sold 8 times at a $417,750 median in the 12 months to September 9, 2026 and 20 times at $392,500 over 36 months, so an older canal house priced near those figures is being bought for its land, and builders and end users both bid.
Data updated: October 2026 (Charlotte County Property Appraiser recorded, qualified sales, vacant-lot sales to September 9, 2026; roll downloaded October 28, 2026).
| Window | Lot sales | Median | Waterfront | Not waterfront |
|---|---|---|---|---|
| 12 months | 12 | $362,500 (range $55,000 to $520,000) | 8 at $417,750 | 4 at $72,500 |
| 36 months | 30 | $307,500 | 20 at $392,500 | 10 at $110,000 |
| 60 months | 93 | $264,000 | 60 at $339,000 | 33 at $97,500 |
The waterfront label is the Property Appraiser’s flag on the parcel. The gap between waterfront and dry lots is about $345,000 in the 12-month window ($417,750 minus $72,500). The three lowest 12-month lot sales sat in blocks that the canal district’s legal description excludes: Bal Harbor Boulevard in Block 156, Deborah Drive in Block 162 and Roma Court in Block 167.
| Recorded | Street | Section | Block | Price |
|---|---|---|---|---|
| November 26, 2025 | Nighthawk Ct | 14 | 184 | $385,000 |
| January 16, 2026 | Bal Harbor Blvd | 12 | 156 | $75,000 |
| January 30, 2026 | Partridge Dr | 14 | 217 | $188,000 |
| March 23, 2026 | Bal Harbor Blvd | 12 | 149 | $435,500 |
| March 23, 2026 | Deborah Dr | 12 | 162 | $115,000 |
| March 27, 2026 | Kittiwake Dr | 14 | 211 | $510,000 |
| May 29, 2026 | Casey Key Dr | 12 | 150 | $520,000 |
| June 17, 2026 | Casey Key Dr | 12 | 147 | $400,000 |
| June 22, 2026 | Casey Key Dr | 12 | 150 | $465,000 |
| July 7, 2026 | Deborah Dr | 12 | 162 | $70,000 |
| August 17, 2026 | Roma Ct | 14 | 167 | $55,000 |
| September 8, 2026 | Carmichael Dr | 12 | 133 | $340,000 |
A worked example shows the method. Suppose a 1980s canal house on a waterfront lot is priced from the 12-month record. The 1980s median is $667,500, and the waterfront lot median is $417,750. Subtract: $667,500 minus $417,750 leaves $249,750 for the structure and its improvements. A 1980s house in poor condition may sell for less than that, and one with a new roof, kitchen and dock may sell for more, but the arithmetic tells a seller what the buyer is thinking: lot first, house second. The same subtraction for a pre-1980 house leaves $32,250. This is an illustration built from medians, not an appraisal, and the lot value of a specific parcel depends on its frontage, orientation and seawall.
The roll flags 172 of the 235 vacant parcels as waterfront: 62 of 105 in Section 12 and 110 of 130 in Section 14. The other 63 are dry or golf-side. Dry lots sold at $72,500 over 12 months and $110,000 over 36. If you own a dry lot, price it as its own product, and do not borrow a waterfront comparable.
The 235 vacant parcels are held by 212 distinct owner names, and the largest single holding is four parcels. So the next lot seller is almost never competing with a builder’s inventory. That matters because a buyer who wants a waterfront lot in the Bird Section has a short list and a long wait, and the owner who is ready with a survey, a seawall status and an elevation answer is the one who closes. The roll’s median just value for a vacant parcel is $212,471 ($98,600 in Section 12 and $257,126 in Section 14), and its median land appraisal is $248,000, again below the recorded waterfront price of $417,750, so a notice from the Property Appraiser does not set a lot’s price.
The City’s lot-mowing assessment is $285 per mowing unit of 10,000 square feet or part of one, for fiscal 2025 through fiscal 2027. A buyer will ask whether the lot is clear, mowed and free of violations, and the City’s records on mowing are public.
A buyer who intends to rebuild asks four questions before anything else: what is the elevation of the lot against the 9-foot base flood elevation shown on the flood map at tested addresses, what is the status of the seawall on that street, can the dock and lift be rebuilt as permitted, and does the lot sit inside or outside the canal district. We assemble answers to all four in the listing file, because a teardown buyer’s offer is usually conditional on them.
The City of Punta Gorda replaces seawalls in the Punta Gorda Isles canal district, and its sheet for the Bird zone, revised August 26, 2026, lists one street complete, eight jobs under construction and five streets lettered. A replaced wall helps a listing, a queued wall is a disclosure, and the owner rebuilds docks and lifts after the work.
Data updated: October 2026 (City of Punta Gorda Seawall Maintenance / Replacement Status, FY 2025/2026 work programs, revised August 26, 2026, read October 28, 2026).
The city’s own status sheet is the best document a Bird Section seller can hold, because it names the street, the footage and the status. We print street names only on this page, not house numbers. For an address-level answer, we pull the sheet and the city’s file for your parcel.
| Street (Section 14 unless noted) | Estimated feet | Status on the sheet |
|---|---|---|
| Kinglet Dr | 174 (251 actual) | Complete |
| Almar Dr | 124 | Under construction |
| Partridge Dr, first job | 72 | Under construction |
| Dipper Ct and Grebe Dr | 318 | Under construction |
| White Ibis Ct (Venetian Isles buildings 3 and 4, a condominium) | 245 | Under construction |
| Sandpiper Dr, first job | 110 | Under construction |
| Raven Ct and Sandpiper Dr | 231 | Under construction |
| Sea Breeze Ct (a vacant lot) | 42 | Under construction |
| Partridge Dr, second job | 335 | Under construction |
| Swan Ct | 36 | Letter sent |
| Osprey Dr | 269 | Letter sent |
| Osprey Ct | 305 | Letter sent |
| Sea Fan Dr | 100 | Letter sent |
| Kittiwake Dr | 185 | Letter sent |
The zone totals 2,546 estimated feet: 174 complete, 1,477 under construction and 895 lettered. The arithmetic is 174 plus 1,477 plus 895. Within the lettered group, the sheet shows start weeks from September 21 to October 26, 2026.
Section 12’s streets appear on a different city sheet, the southwest one: Saba Court (180 feet), St Kitts Court (309), Ryan Boulevard (90) and Bermuda Court (35) are under construction, a letter has gone to Trinidad Court (182), and Casey Key Drive (400) is scheduled for the week of December 14, 2026. Those rows total 1,196 feet. The same sheet lists streets outside the Bird Section that this page does not cover.
The city’s Hurricane Ian page says the Ian-related seawall failures continue to be addressed in Punta Gorda Isles, which the city divides into five work zones. The one active Ian site on the city’s schedule is pending on Bal Harbor Boulevard in north Punta Gorda Isles, and none is active in the southwest or southeast zones that cover the Bird Section. The city’s lists of completed Ian sites for those two zones include Bird Section streets. For a seller, the practical point is that the Ian schedule and the routine replacement sheet are two separate lists, and a street can be on one, both or neither.
A replaced wall is a selling point for a plain reason: the buyer will not face the replacement during a first ownership. We say so in the listing, with the street’s status from the city sheet and the date we read it. We do not claim a dollar premium for it, because the record does not separate it from the other variables that move price.
A queued wall, one with a letter sent or a start date ahead, is a disclosure item, not a deal-breaker. The buyer will want to know the date, who pays for the wall, what the owner is expected to rebuild afterward, and whether the work will disturb the dock. The honest answer on the last point is yes for any dock tied to the wall, so we tell the seller to plan the sequence: wall first, then dock, lift, walkway and fence.
Under City Code Chapter 6, the city maintains and replaces the seawalls in the district. The owner owns and rebuilds the dock, the lift, the walkway and the fence after the seawall is done, and the district restores sod only. A buyer’s lender and insurer ask the same question, and a seller who has the answer in writing closes faster. If your lot is outside the district, ask the city which rules apply to your wall before you describe it in a listing.
Do not replace a dock, lift or walkway if the wall on your street is queued, because the city’s contractor may disturb them. Do not describe the wall as “new” unless the city’s sheet shows it complete. Do not guess the date; use the sheet and name it.
A seawall holds the bank and the water edge. It is not a flood wall, and the flood zone at the address is set by the FEMA map, not by the wall. We keep the two conversations apart in the listing, so a buyer’s question about the wall does not turn into a false answer about flood insurance.
Most Bird Section lots are inside the Punta Gorda Isles Canal Maintenance Assessment District, but not all. Section 12 Blocks 156 to 162 and Section 14 Blocks 163 to 167 are left out by the district’s legal description, and about 232 Bird Section homes sit in those blocks. Confirm any address on its tax bill.
Data updated: October 2026 (City Code Chapter 6, Article 4, Section 4-2(a), read October 28, 2026; City Council budget hearing packet, September 9, 2026; Charlotte County Property Appraiser roll downloaded October 28, 2026).
This is the question we see sellers get wrong most often. The tax bill of a neighbor does not tell you what yours says, and a listing that says every home pays the same canal line is wrong for a few hundred parcels.
The City Code describes the district as Punta Gorda Isles “Section 12, less Block 114, and less Blocks 156 through 162, inclusive, and less Tract O, and less Tract platted as ‘Golf Course;’ Section 14, less Blocks 163 through 167, inclusive, and less Tracts B and C.” In plain terms, the golf course, a few tracts and two groups of blocks are outside the line. Our join of the Property Appraiser roll to those blocks found 335 parcels: 232 single-family homes, 72 vacant parcels and 31 villa or other parcels. Of the 335, 274 are not flagged waterfront. Outside those blocks, 1,871 of 1,874 single-family homes carry the waterfront flag.
For fiscal 2027 the rate set at the September 9, 2026 final budget hearing is $1,500 on each subdivided lot zoned for a single-family residence in the district, prorated for partial lots. Fiscal 2026 was $1,350. The city’s history reads as follows.
| Fiscal year | Assessment per single-family lot |
|---|---|
| 2017 | $550 |
| 2018 | $550 |
| 2019 | $650 |
| 2020 | $650 |
| 2021 | $550 |
| 2022 | $650 |
| 2023 | $950 |
| 2024 | $1,100 |
| 2025 | $1,200 |
| 2026 | $1,350 |
| 2027 | $1,500 (rate set at the September 9, 2026 hearing) |
From $550 in fiscal 2017 to $1,500 in fiscal 2027 is an increase of $950; the fiscal 2027 rate is 2.7 times the fiscal 2017 rate. The last step is $150, or 11.1 percent. The city’s planning path for fiscal 2028 to fiscal 2031 adds $150 a year ($1,650, $1,800, $1,950, $2,100); those are planning figures only and not a commitment. A buyer’s agent will bring the table, so we bring it first, and we explain what the money does: it funds the city’s seawall replacement program in the district.
The 10 recorded sales in the excluded blocks sold at a $525,000 median, against $755,000 on the other 143. That difference of $230,000 reflects mostly different products: dry or golf-side lots, older and smaller houses, and the lower-priced end of the record. It should not be read as the price of the assessment. A seller in an excluded block leads with what the block is: no canal line on the bill (to be confirmed on the bill), and the Bird Section address. A seller inside the district leads with what the assessment buys.
Several streets run through both included and excluded blocks, so a street name never answers the question. In the excluded blocks the parcel counts by street are Padre Island Drive 67, Atares Drive 37, Bal Harbor Boulevard 35, Deborah Drive 32, La Costa Island Court 28, Ryan Boulevard 27, Magdalina Drive 25, Suzi Street 22, Roma Court 18, Guadalupe Drive 14 and Aqui Esta Drive 9, with a few more on Tuscany Drive, Conecta Drive, Santiago Court and Carmichael Drive. Each of these streets also runs through blocks inside the district. We read the block from the plat and the parcel record.
The canal assessment is a non-ad valorem charge on the tax bill, so it is prorated at closing like the ad valorem tax. The worked net sheet later in this guide prorates it.
Buckley’s Pass is a dredged channel, about 1,446 feet long and 60 feet wide, opened April 3, 2020, that links the Punta Gorda Isles canals to Alligator Creek and on toward Charlotte Harbor. It has no lock and no current charge. The public record does not measure a price premium for it.
Data updated: October 2026 (City of Punta Gorda and Charlotte County project records; Kelly Brothers, Inc. project record; Charlotte County Alligator Creek Waterway MSBU budget, version dated September 12, 2025; read October 28, 2026).
The pass connects the canals to Alligator Creek, which reaches Charlotte Harbor about one mile down the creek. The other route is north through the Punta Gorda Isles canal system to the Ponce de Leon Inlet. Most, not all, of the canal system is free of fixed bridges, and no government clearance table exists, so we do not print one. A boat owner should check NOAA chart 11426 and have the depth at a given dock measured at mean low water. We tell buyers that, and we do not guess for them.
The city’s 2019 capital assessment for the pass was $983 per water access unit paid up front, or $399.53 a year over three years, with a $27.50 per unit refund in 2020. There is no current Buckley’s Pass charge. Do not let a buyer’s agent say there is one, and do not let a listing say there is not unless the seller has checked the tax bill.
Charlotte County’s Alligator Creek Waterway MSBU funds the dredging of the creek’s entrance channel. Its budget shows $78.00 per equivalent residential unit for county fiscal 2026 and fiscal 2027, up from $25.00 in fiscal 2025, with a maximum rate of $100. The budget lists 4,787.1 units and $1,723,000 of debt for the entrance-channel dredge, which cost $2,130,884, with principal of $345,000 due in fiscal 2027. Whether a particular Bird Section parcel carries the line is something to check on its tax bill; the county said in 2019 that it intended to add the Buckley’s Pass area. The county’s project page says that on September 15, 2026 the Army Corps of Engineers approved the permit re-certification, and that the county is awaiting the permit for Pirate Harbor to combine both projects. The April 2025 survey found 9,467 cubic yards in the main channel.
A sailboat buyer or a deep-draft boat owner may pay more for the right dock, and a buyer with a small boat may not care. The Property Appraiser file does not separate the route from the street, the size or the age of the house, and the city warned deep-draft boaters to use caution in Alligator Creek. So we describe the route accurately, show a drone view of it, and let the market tell us. The Southwest Florida MLS export we hold has no field for a home's boat route or bridge clearance, so it cannot price the route either. Information not available at time of publishing (checked 2026-11-10).
The pass is a Slow Speed Minimum Wake zone under City Code Chapter 6, Section 1-8(a)(1)b. Buyers who fish or boat there will ask, and the answer is in the code.
State the route plainly: the dock is on a canal that reaches Alligator Creek through Buckley’s Pass or travels north through the Isles, whichever is true for the address. Add the date of the route test and whether the seller has taken the boat through it. Leave out any claim of clearance or depth you cannot document.
Every Bird Section address we tested sits in FEMA Zone AE with a base flood elevation of 9 feet, and the county’s evacuation layer returned Zone A. A buyer will ask for the elevation certificate, the roof and wind-mitigation reports and the insurance history, so a seller who has them closes faster.
Data updated: October 2026 (FEMA National Flood Hazard Layer, 30 addresses tested in the entity research; Charlotte County evacuation layer; City of Punta Gorda flood and CRS pages; FEMA CRS eligible communities list, April 2026).
We drew 30 single-family addresses at random, 15 in each section, and queried the FEMA National Flood Hazard Layer. All 30 were in Zone AE, Coastal Floodplain, with a static base flood elevation of 9.0 feet. The flood maps took effect December 15, 2022. A sample is not a parcel, so each buyer should read the FEMA Map Service Center for the exact address.
An elevation certificate shows the floor height against the base flood elevation, and the buyer’s flood-insurance quote depends on it. The City of Punta Gorda keeps certificates on file for many addresses. We pull the one on file for your parcel, and if none exists, we advise a seller to order one before listing, because it turns a buyer’s guess into a number.
The City of Punta Gorda participates in the National Flood Insurance Program’s Community Rating System at Class 5, which gives policyholders in the special flood hazard area a 25 percent discount, according to the FEMA list dated April 2026. We do not quote premiums. A buyer’s agent or insurer produces the quote, and we ask the seller for the existing policy declarations so the buyer can see the history.
Florida law gives credits for documented wind-mitigation features under Section 627.711, and the state’s My Safe Florida Home program has funded hardening for some owners. A buyer’s insurer will ask for the roof age, the roof shape and covering, the window and door protection and the electrical and plumbing condition. A recent wind-mitigation report and a four-point inspection belong in the file.
The City of Punta Gorda explains on its flood pages that a building in the flood zone that is substantially damaged or substantially improved, generally meaning the cost reaches half of the structure’s market value, must be brought up to current flood rules. A buyer planning a major renovation of an older Bird Section house will ask. We refer the buyer to the city’s building division for a determination on the address, and we do not guess.
The county’s layer returned Zone A at every Punta Gorda Isles address tested, in both sections. For Hurricane Ian the county ordered Zones A and B evacuated on September 27, 2022. A buyer from out of state wants to know the zone, and Charlotte County’s Know Your Zone tool answers it for a specific address.
Charley (2004) and Ian (2022) are the two storms Punta Gorda buyers mention most, and both have National Hurricane Center reports that we link in the sources. We do not make damage claims for specific streets beyond the city’s own seawall sheets. If your house took damage and was repaired, the permit record is the document that matters.
The Bird Section ran 153 sales at a $745,000 median, $324.99 per square foot, against 77 sales at $657,400, $286.50, for Burnt Store Isles in the same 12 months. Bird is twice the size and $87,600 higher. Burnt Store Isles has the lower canal assessment and a lock.
Data updated: October 2026 (Charlotte County Property Appraiser recorded, qualified single-family sales, windows ending September 9, 2026; Property Appraiser roll downloaded October 28, 2026; City of Punta Gorda budget hearing packet, September 9, 2026).
We ran the same selection and the same windows for both: qualified single-family sales on the county record, ending September 9, 2026. The two are the nearest competitors for a buyer who wants a Punta Gorda canal home with a route to Charlotte Harbor, so a Bird Section seller should know the comparison by heart.
| Measure | Bird Section | Burnt Store Isles |
|---|---|---|
| Single-family homes on the roll | 2,106 | 1,136 |
| Median year built | 1998 | 1998 |
| 12-month sales and median | 153 at $745,000 | 77 at $657,400 |
| 12-month median per sq ft | $324.99 | $286.50 |
| 24 months | 253 at $755,000 | 137 at $657,400 |
| 36 months | 363 at $790,000 | 195 at $715,000 |
| 60 months | 582 at $823,000 | 306 at $750,000 |
| 1980s homes, 12 months | 43 at $667,500 | 24 at $472,000 |
| 2020 and later homes, 12 months | 8 at $1,357,500 | 5 at $1,280,000 |
| Sales at $1 million or more | 36 | 8 |
| Waterfront lot median, 12 months | 8 at $417,750 | 5 at $375,000 |
| Homes built before 1980 | 189 | none |
| Homes built 2020 or later | 182 | 105 |
| Canal assessment, fiscal 2027 | $1,500 | $1,035 |
| Routine seawall work on the August 26, 2026 sheet | 2,546 feet plus 1,196 feet on Section 12 streets | 2,188 feet |
| Route to Charlotte Harbor | Buckley’s Pass, a dredged channel with no lock, to Alligator Creek, or north through the Isles | Through the Burnt Store Isles lock to Alligator Creek |
| 2026 city millage | 16.8148 | 16.8148 |
| FEMA zone where tested | AE, 9 feet | AE, 9 feet |
Twelve-month median: $745,000 minus $657,400 is $87,600, or 13.3 percent of the Burnt Store Isles figure. Per square foot: $324.99 minus $286.50 is $38.49. In 24 months the gap is $97,600, in 36 months $75,000 and in 60 months $73,000. The widest gap by era is the 1980s ($667,500 against $472,000, or $195,500) and the narrowest is for homes built since 2020 ($77,500). Canal assessment: $1,500 minus $1,035 is $465 a year more in the Bird Section for a lot in the district.
A buyer who values more choice, more recent comparables, a mix of ages from the 1970s to this year, the St. Andrews South golf course nearby, and a route that avoids a lock will favor the Bird Section. If that is your buyer, lead the listing with the section, the street, the era and the route.
A buyer who prioritizes a lower entry price, a lower canal assessment and a more uniform housing stock may favor Burnt Store Isles. The city says its Hurricane Ian seawall replacements in Burnt Store Isles are complete, though the August 26, 2026 sheet still lists 2,188 feet of routine replacement there. If your buyer asks, tell them the truth about both.
Put the three advantages in the first paragraph: the depth of the record, the route without a lock, and the price per square foot. Answer the two weaknesses before the buyer asks: the higher canal assessment, and the seawall work queued on the street. If you own in both places, or you are comparing a move, our guide for the Bird Section’s neighbors uses the same method. Owners of other Punta Gorda Isles subdivisions can see Clipper Cove at Punta Gorda Isles and Colony Point at Punta Gorda Isles.
We price a Bird Section home in five passes: find the recorded sales on your section, street and era; adjust for size, water, pool and elevation; check the seawall and route; test the number against price per square foot; and set the list price to the last 12 months, not the 2022 to 2024 plateau.
Data updated: October 2026 (Charlotte County Property Appraiser recorded, qualified sales, 12 months to September 9, 2026; roll downloaded October 28, 2026).
Pricing is where the county record earns its keep. The Southwest Florida MLS cannot filter for Sections 12 and 14, so a portal estimate is built from a broader pool. We build the comparable set from the deeds themselves.
Start with the section ($800,000 in Section 12, $657,500 in Section 14), then the street, then the era. A street with three or more recorded sales in the 12 months gives a direct comparable; a street with fewer is read through its block and its neighbors. The recorded streets with the most sales are in the table earlier in this guide.
The size ladder is steep at the bottom and flat at the top.
| Heated living area | Sales | Median | Median per sq ft |
|---|---|---|---|
| Under 1,800 sq ft | 18 | $450,000 | $290.75 |
| 1,800 to 2,099 | 32 | $598,000 | $310.55 |
| 2,100 to 2,399 | 42 | $782,750 | $348.23 |
| 2,400 to 2,999 | 43 | $870,000 | $334.68 |
| 3,000 and up | 18 | $1,215,000 | $341.50 |
Above 2,100 square feet the price per square foot barely moves, between $334.68 and $348.23, so a larger house is priced on total size and not on a rising rate. Water and pool matter more: the 145 homes flagged waterfront sold at $755,000 and the 8 not flagged at $446,000, a $309,000 difference. The 146 homes with a pool sold at $752,500 and the 7 without at $461,000, a $291,500 difference. The sample without water or without a pool is small, and those homes are usually older and smaller, so the difference is not the value of the pool alone.
Take a hypothetical house, not a client’s: a 1990s Section 14 house of 2,250 square feet on a bird-named street. We selected the 19 recorded Section 14 bird-named-street sales built from 1985 to 2003 with 1,950 to 2,600 square feet. Their median price was $730,000, the middle half ran from $597,500 to $785,000, and their median was $304.33 per square foot, with a middle half from $278.01 to $364.81. Multiply the per-square-foot figures by 2,250: $304.33 times 2,250 is about $684,700, and the middle half runs from about $625,500 to $820,800. Eight of the nineteen sales:
| Recorded | Street | Year built | Sq ft | Price | Per sq ft |
|---|---|---|---|---|---|
| March 9, 2026 | Nighthawk Ct | 2000 | 2,185 | $870,000 | $398 |
| March 18, 2026 | Blue Jay Dr | 1990 | 2,448 | $745,000 | $304 |
| March 27, 2026 | Pine Siskin Dr | 2003 | 2,405 | $780,000 | $324 |
| May 15, 2026 | Albatross Dr | 1990 | 2,161 | $535,000 | $248 |
| June 9, 2026 | Albatross Dr | 1989 | 2,033 | $725,000 | $357 |
| July 3, 2026 | Pine Siskin Dr | 1999 | 2,008 | $749,000 | $373 |
| July 29, 2026 | Osprey Dr | 1999 | 2,276 | $610,000 | $268 |
| August 28, 2026 | Whip-Poor-Will Blvd | 1999 | 2,255 | $790,000 | $350 |
The spread inside this one set, from $500,000 to $920,000 across all nineteen, is the reason we do not stop at the median. The difference between Albatross Drive at $535,000 and Whip-Poor-Will Boulevard at $790,000, on houses of nearly the same size and age, is condition, the dock, the wall, the roof and the floor elevation. The visit decides where the house falls.
We check the city’s sheet for the street, and the route from the dock, as described earlier in this guide. A replaced wall on a street, or a proven route, lets us price toward the upper half of the set. A queued wall with a known date does not lower the price much if the seller discloses it and plans around it.
We ask for the elevation certificate, the survey, the dock and lift permits and the lot’s orientation. A house with a floor well above the 9-foot base flood elevation gives the buyer a better insurance quote. A dock with a permitted lift is part of what a boat buyer is paying for.
The Bird Section median is $324.99 per heated square foot, and the range among the 153 sales ran from $140 to $645. A price per square foot is a check on a number you reached another way, not a method. A house at $140 per square foot (an older dry-lot house) and a house at $645 (a 2017 build on Kinglet Drive that sold for $1,590,000) are in different markets.
Pricing for the first two weeks matters because buyers’ agents see a new listing first, and a price that has to be cut loses that attention. We set the list price so that the house is credible against the last 12 months of recorded sales, and we state the reasoning in the listing. Matched by address, the 21 Bird Section closings on the Southwest Florida MLS export of October 29, 2026 sold at a 95.7 percent median of their final list price. The export does not carry original list prices, so the share of listings that took a price cut is not stated here. Information not available at time of publishing (checked 2026-11-10).
An automated estimate cannot see your section, your seawall’s status, your route, your elevation or your roof, and it has no field for any of them. In a market where a waterfront house sold for $309,000 more at the median than a house not flagged waterfront, and where the sections differ by $142,500, an estimate that averages them is wrong in both directions.
A Bird Section seller owes the buyer a written flood disclosure under Section 689.302, Florida Statutes, the property tax disclosure summary under Section 689.261, and disclosure of known material defects not readily observable under Johnson v. Davis. A condominium or a mandatory association adds more. We build the list for your parcel.
Data updated: October 2026 (Florida Statutes sections 689.302, 689.261, 720.401, 720.30851 and 718.116; Florida DBPR estoppel fee schedule, read October 28, 2026; Florida Division of Corporations).
This section is general information and not legal advice. Your closing agent or attorney confirms the forms for your contract.
Florida’s flood disclosure statute, Section 689.302, requires a seller of residential property to give the buyer a flood disclosure at or before the contract. The form asks whether the seller knows of flood damage, flood claims and federal assistance. Answer from your own records: insurance claims, FEMA assistance, repair invoices and permits. We help sellers assemble those before listing, because a complete answer in the file is faster than a late discovery.
Under Johnson v. Davis, a seller who knows facts that materially affect value and are not readily observable must disclose them. On a canal home that includes a known seawall problem, a failed dock piling, an old roof leak and prior water intrusion. An “as is” clause does not remove the duty. The cleanest approach is to disclose the city’s seawall status for the street and attach the repair or permit record.
Section 689.261 requires that a buyer receive a property tax disclosure summary: the buyer should not assume the seller’s tax bill will carry over, because a sale and any improvements can trigger reassessment. With the 2026 total millage of 16.8148 mills for parcels in the City of Punta Gorda, a buyer paying a $745,000 price can see the first-year bill rise well above a long-time homestead owner’s. The worked example in the cost section shows the arithmetic.
The Florida Division of Corporations lists Punta Gorda Isles, Section 14 Property Owner’s Association, Inc., a not-for-profit corporation (document 762695), filed March 31, 1982, active, with annual reports for 2024, 2025 and 2026. Its documents, dues and whether membership is mandatory are not published. So we do not call it mandatory, and we do not give a dues figure. If you own in Section 14, ask your closing agent to request a statement from the association. If the association claims no assessment on your parcel, you will have an answer in writing. Section 12 shows no association on the state register other than villa and condominium associations.
If an association does apply, whether a homeowners’ association under Section 720.30851 or a condominium under Section 718.116(8), Florida caps the estoppel certificate fee. The current caps, adjusted by the Department of Business and Professional Regulation, are not more than $299, with $119 more for delivery within 3 business days on an expedited request and up to $179 more if the unit or parcel is delinquent; a transfer (approval) fee of $150 per applicant may be charged where the documents provide for it. The schedule is updated by the Department; read it on the DBPR estoppel fee schedule before you budget. The fee is customarily a seller cost.
Section 720.401 requires a disclosure summary before contract where a mandatory homeowners’ association governs a parcel. It does not apply to associations under the condominium chapter. Condominiums on Bird Section streets, including Venetian Isles, are separately governed and are not in the figures on this page. A single-family seller whose association status is unclear should ask the closing agent, not assume.
We ask a seller for the recorded deed, the survey, the elevation certificate, the roof, window and door permits, the dock and lift permits, the seawall status from the city, the last two tax bills, the insurance declarations and the wind-mitigation report. Having all of it before listing shortens the time from contract to close.
Because the Bird Section is inside the City of Punta Gorda, building, dock, lift and seawall-related permits come from the city, not the county. A buyer’s closing agent and insurer look for open permits and for permits on past work, so a seller should know the file before listing.
Data updated: October 2026 (City of Punta Gorda code and building records; City Code Chapter 6, read October 28, 2026).
An open permit is a permit that was pulled and never finalized. It can delay a closing, because a lender or insurer may ask for it to be closed. We ask the seller to check the address with the city’s building division before the first showing and to close anything that is open.
If a seller knows of work done without a required permit, that is a fact that may materially affect value, and Johnson v. Davis applies. The cleanest fix is to apply for the permit, or to disclose it and let the buyer decide. We do not advise a seller to hide it.
City Code Chapter 6 governs docks, lifts, canopies and attachments to seawalls. A buyer who pays for a dock expects it to be permitted. We collect the permits and the dates, and we photograph the dock in the listing.
After the city replaces a seawall, the owner rebuilds docks, lifts, walkways and fences, and those need their own permits. A seller who has a wall scheduled should tell the buyer, and a buyer may want a credit.
Punta Gorda Isles, Inc. deed restrictions were not renewed in 1995. City rules, including the Special Residential Overlay in the city’s land development regulations, carry the use rules now. A buyer who asks whether the area still has deed restrictions gets this answer from us in plain words: there is no master homeowners association for the Bird Section, and the city code governs, with the voluntary Punta Gorda Isles Civic Association (an $80 annual membership plus a one-time $25) running activities.
We market a Bird Section home to the buyer who wants the water: an aerial and drone view of the canal and the route, a listing file with the seawall, elevation and permit documents, exposure on the Southwest Florida MLS and our own channels, and a launch timed to the buyer season. Out-of-state buyers are a large share of the owner base.
Data updated: October 2026 (Charlotte County Property Appraiser roll, owner mailing addresses, downloaded October 28, 2026).
A Bird Section buyer’s agent asks for the same documents every time. We prepare a single file: survey, elevation certificate, seawall status from the city sheet, dock and lift permits, roof and wind-mitigation reports, canal assessment line from the tax bill, utility costs and the insurance history. The city’s utility rates, effective October 1, 2026, are about $104.54 a month for 5,000 gallons of water and wastewater combined; the city’s proposed fiscal 2027 sanitation rate is $31.70 a month. We include current numbers because a buyer’s payment includes them.
The canal frontage is the product, so the photography leads with it. We shoot the house from the water side and the street side, a drone view of the frontage showing the wall and dock, and the route to Buckley’s Pass or to the north, flown in daylight with the water showing.
On the October 2026 roll, 1,703 of the 2,106 Bird Section homes, or 80.9 percent, carry a Florida mailing address, and the other 403 do not. The most common out-of-state mailing states are Michigan (39), Minnesota (36), New York (31), Ohio (30) and Illinois (29). A mailing address is a proxy, not residency, but it tells us which markets to reach. We prepare a video tour and a digital file that an out-of-state buyer can read without a visit.
The county’s recorded sales ran at their busiest in March 2026, with 25 sales that month, and at their quietest in September 2025 (5 sales from September 10) and October 2025 (7). May recorded 19. We recommend launching so that the first two weeks fall in the busy months, unless the house is ready earlier.
We list on the Southwest Florida MLS and syndicate through our own channels and our Domain Realty Group network. Our team site, DomainRealtyGroup.com, carries listings for buyers searching homes for sale.
Open houses work for some Bird Section homes, particularly in the first weeks. For a house whose appeal is the water, a private showing with the dock and the route is stronger. We decide with the seller after the first week’s traffic.
Jesse McGreevy and Marc Comisar negotiate every Bird Section offer personally, and we do it from the record: the recorded sales, the seawall sheet, the inspection report and the appraisal risk. Price is one term; the dates, the inspection period and the repair terms are the others.
Data updated: October 2026 (Charlotte County recorded sales; NAR settlement practice changes effective August 17, 2024; Florida Statutes).
A Bird Section inspection usually covers the roof, electrical, plumbing, air conditioning, windows and the dock and seawall condition. We answer repair requests with receipts, permits and quotes, and we separate safety items, which we address, from cosmetic ones, which we may decline or credit.
The buyer’s lender orders an appraisal from recent closings. In a market where the 12-month median ($745,000) is $32,500 below the prior 12 ($777,500) and the 2022 to 2024 plateau was $900,000 or more, an appraiser will lean on this year’s sales. We give the appraiser the list of comparable sales, the improvements and the permits, so a good price is supported.
When two or more offers arrive, the highest price is not always the best offer. We compare price, financing, the appraisal gap, the inspection period, the closing date and the buyer’s proof of funds. Cash share and seller concessions for the Bird Section are not in the Southwest Florida MLS export we hold, which has no financing or concession field. Information not available at time of publishing (checked 2026-11-10).
Since the NAR settlement practice changes took effect on August 17, 2024, offers of compensation to a buyer’s agent cannot appear on the MLS, and a buyer’s agent needs a written agreement with the buyer before touring. Commissions are negotiable and not set by law. A seller may still offer to pay or contribute toward the buyer’s agent’s compensation, off the MLS, and may offer concessions to the buyer on the MLS. We talk through that choice at the listing appointment.
A buyer may ask for a credit if the wall is queued. Because the city replaces the wall in the district and the canal assessment funds the work, the credit is usually about the dock and the disruption, not the wall. We bring the city’s sheet and the district rules to the table.
On a $745,000 Bird Section sale, documentary stamp tax on the deed is $5,215.00, the owner’s title policy is about $3,800, settlement and search fees run about $650 to $2,100, and commission is negotiable at $7,450 per percentage point. Prorated taxes and the canal assessment are settled at closing.
Data updated: October 2026 (Florida Statutes 201.02; Florida Administrative Code Rule 69O-186.003; City of Punta Gorda and Charlotte County millage and budget records, 2026; our worked arithmetic).
The figures below are an illustration built from the Bird Section’s 12-month median price of $745,000. Your net sheet uses your price, your payoff and your date.
Florida’s documentary stamp tax on a deed is $0.70 per $100 of consideration (Section 201.02). At $745,000 there are 7,450 units of $100, and 7,450 times $0.70 is $5,215.00. At the Section 14 median of $657,500 it is 6,575 times $0.70, or $4,602.50. At the Section 12 median of $800,000 it is 8,000 times $0.70, or $5,600.00.
Florida promulgates the owner’s policy premium: $5.75 per $1,000 of coverage up to $100,000 and $5.00 per $1,000 from $100,000 to $1,000,000. For $745,000 that is $575 plus 645 times $5.00, or $3,225, for about $3,800. In Charlotte County the seller customarily pays the owner’s policy and chooses the closing agent (Attorneys’ Title Fund Services lists Charlotte as a seller-pay county), although the contract controls.
A settlement or closing fee commonly runs $500 to $1,500, a title and lien search $150 to $500, and payoff, wire and courier charges under $100 combined. These vary by title company.
Commission is negotiable and not set by law. Each percentage point of $745,000 is $7,450. For arithmetic only, 4 percent is $29,800, 5 percent is $37,250 and 6 percent is $44,700. We explain our fee and any buyer-side compensation in writing at the listing appointment.
Florida property taxes are paid in arrears, so at a closing before the bill is paid the seller credits the buyer for the days the seller owned the home. The 2026 total millage for City of Punta Gorda parcels is 16.8148 mills. Using the roll’s median assessed value of $524,318 for a Bird Section home, the annual tax is $524,318 times 0.0168148, or $8,816.30. For a June 30 closing, the seller owned 181 days of 365, so the seller’s share is $8,816.30 times 181 divided by 365, or $4,371.92. The actual figure depends on your assessed value, exemptions and the discount convention of your title company.
The canal assessment of $1,500 for a lot inside the district is prorated the same way: $1,500 times 181 divided by 365 is $743.84. A parcel in an excluded block should not carry the line under the district’s legal description; confirm it on the bill. If the parcel carries the $78 Alligator Creek line, the share is $78 times 181 divided by 365, or $38.68.
| Line | Low-cost case | High-cost case |
|---|---|---|
| Contract price | $745,000.00 | $745,000.00 |
| Deed stamps | $5,215.00 | $5,215.00 |
| Owner’s title policy | $3,800.00 | $3,800.00 |
| Settlement fee, search and small fees | $650.00 | $2,100.00 |
| Commission at 5 percent (illustration) | $37,250.00 | $37,250.00 |
| Tax proration, June 30 closing | $4,371.92 | $4,371.92 |
| Canal assessment proration | $743.84 | $743.84 |
| Total seller charges | $52,030.76 | $53,480.76 |
| Proceeds before mortgage payoff | $692,969.24 | $691,519.24 |
The low case uses $500 plus $150 for settlement and search, the high case $1,500, $500 and $100. At a 4 percent commission both proceeds figures rise by $7,450; at 6 percent they fall by $7,450. The tax and canal lines are not extra costs; they are the seller’s share of bills the seller would have paid anyway.
A Florida homestead owner who sells and buys another Florida homestead may be able to carry part of the Save Our Homes assessment benefit to the new home under Section 193.155, within the statute’s time limits. Ask the Charlotte County Property Appraiser and your tax adviser before you close. Capital gains is a federal tax question for your adviser.
The City of Punta Gorda bills water and wastewater, so the seller requests a final reading and the buyer opens an account. We send the account instructions at contract.
You can get a free Bird Section home valuation three ways: through the Bird Section valuation form at the top of this page, through our Bird Section home valuation guide, or by calling Jesse McGreevy at (239) 898-6072. Each one returns a price range built from the recorded sales on your own street and section.
Data updated: October 2026 (Charlotte County Property Appraiser recorded, qualified sales, 12 months to September 9, 2026).
The valuation we send is not an automated number. It is a short memo with the recorded sales for your section, street and era, the size band and the water and pool split, your seawall’s status on the city sheet, your canal assessment line, and a net sheet. There is no obligation.
Your address, the year the roof was installed, whether you have impact windows or shutters, whether you hold an elevation certificate, whether your seawall appears on the city’s sheet, your dock and lift permits and the boat you keep, if any. That is enough to start. A walk-through lets us see condition, which no record holds.
Call Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873, or visit our office at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. You are working with Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. If you are buying your next home as well, read our guide to buying a home in the Bird Section, or see how we represent Southwest Florida buyers. If you are weighing the city as a whole, our guide to selling in Punta Gorda uses the same method.
Most Bird Section owners net more by listing, because a canal sale turns on a seawall status, a route, an elevation and an insurance quote, and an agent resolves those before an offer. A cash sale trades price for speed, and selling by owner trades a commission for the seller carrying every disclosure.
Florida allows an owner to sell without an agent, and some cash buyers are legitimate. The question is what each path costs on a Bird Section house specifically, where 153 sales in a year means a buyer can compare your price with a hundred others.
| What matters | List with McGreevy and Comisar | Cash buyer or investor | Sell by owner |
|---|---|---|---|
| Buyer pool | MLS, our channels, our buyer list and out-of-state reach timed to the busy months | One buyer | Whoever finds the sign or the post |
| Price | Set from the 153 recorded sales and defended at appraisal | Offers are usually discounted for speed and risk | Set by the owner, often from a portal estimate |
| Seawall and route | Status read from the city sheet, route shown by drone | Absorbed into the offer price | Handled by the owner |
| Flood and defect disclosures | Gathered and delivered before the buyer signs | Still owed by the seller | Owed by the seller without help |
| Insurance readiness | Elevation certificate, wind mitigation and roof records in the file | Often a reason for the discount | Handled by the owner |
| Negotiation after inspection | Partner-level and evidence-based | Frequently a second price reduction | Owner negotiates directly |
| Best fit | Most Bird Section sellers, especially canal homes with a clear wall status and route | Owners who need speed or whose house cannot yet be insured | Owners with a buyer already in hand and complete paperwork |
Choose a listing if the value rests on facts a buyer has to be shown: the wall, the route, the floor elevation, a new roof, impact windows or a permitted dock and lift. Choose a cash sale if the house cannot be insured or financed in its current state and you prefer not to repair it. Choose to sell by owner only when a buyer is already at the table, and even then use a closing agent or attorney for the flood form. A free valuation shows what each path would likely net. No public county field records whether a Bird Section sale was cash, and the Southwest Florida MLS export we hold has no financing field either. Information not available at time of publishing (checked 2026-11-10).
Marc Comisar is a top-reviewed Bird Section realtor, and McGreevy and Comisar hold the Gulfshore Life Five Star award for customer satisfaction for 21 straight years. The reviews below are quoted exactly as clients wrote them. We do not edit, combine or score them, and you can read more through our full client review profile.
★★★★★ “After my father’s unexpected passing, my family faced the difficult task of selling my mom’s home in Bonita Springs. We were fortunate to work with Marc Comisar.” Verified Google review
★★★★★ “Marc was wonderful from the start, worried about us as the customer and just always making sure we were happy. Beth was also awesome and kept us informed always with the flow and what we needed to do. This experience was first class and by the way Marc found a buyer in one week!! Crazy good. Will be recommending Domain to everyone we know, we are now 2 for 2 on great experiences with them! Thanks again.” Verified Google review
★★★★★ “Marc helped me through the home selling process every step. He was very responsive and knows the market well. With another agent my house did not sell for one year, but Marc got me 3 offers within a few months.” Verified Zillow review
When you list with Top 1% Real Estate Agents Nationally Since 2008, the partners who answer your first call are the partners at your closing. Call Jesse McGreevy direct at (239) 898-6072.
These are the questions Bird Section owners ask us and the questions people type into search about selling here, answered from the county record, the city’s canal and flood records and Florida law. For anything specific to your parcel, call us.
Data updated: October 2026 (Charlotte County Property Appraiser recorded, qualified sales and roll, windows ending September 9, 2026; City of Punta Gorda canal, flood and budget records; FEMA and Charlotte County GIS, as read in the entity research).
Find your section and block, price from the recorded sales for your street, era and size, gather the seawall status, elevation certificate, roof and permit records, disclose what you know in writing, and list into a busy month. The Bird Section recorded 153 qualified single-family sales in the 12 months to September 9, 2026, so buyers have plenty to compare, and the pricing memo is where the sale is won.
Medians are a starting point only: $745,000 across the Bird Section, $800,000 in Section 12 and $657,500 in Section 14 over the 12 months to September 9, 2026. Your number depends on era, size, water, pool, elevation and wall. We send a memo with the recorded sales that match your house. The Bird Section valuation guide explains the four tests we apply.
Yes, at the median. Section 12 was $800,000 on 77 sales and Section 14 was $657,500 on 76 sales, a $142,500 gap. Inside the same era the gap narrows: homes built in the 2000s sold for $899,900 in Section 12 and $895,000 in Section 14. The gap is mostly size and the older, smaller homes in Section 14.
The 12-month median to September 9, 2026 is $745,000 on 153 sales, with the middle half from $591,500 to $972,000. The prior 12 months were $777,500 on 100 sales. The 24, 36 and 60 month medians are $755,000, $790,000 and $823,000, because the 2022 to 2024 plateau sits inside them. Price to the 12-month figure.
The 12-month median is $324.99 per heated square foot, with Section 12 at $337.81 and Section 14 at $316.47. It runs from about $275 for homes built before 1980 to $549 for homes built since 2020. Above about 2,100 square feet the rate is nearly flat, between $335 and $348, so size alone does not lift it.
The county recorded 153 qualified single-family sales in the 12 months to September 9, 2026, 77 in Section 12 and 76 in Section 14, plus 12 vacant-lot sales. That is up 53 percent from 100 in the prior 12 months. The condominiums on Bird Section streets and the villa parcels are counted separately and are not in these figures.
The 12-month median ($745,000) is 4.2 percent below the prior 12 months ($777,500) and about 20 percent below the 2022 peak year ($935,000). But it is above 2025’s calendar median ($739,000), and the July 1 to September 9 median was $805,000 on 31 sales. So the record shows a reset from the peak followed by firming, not a continuing slide.
The latest period in the record, July 1 to September 9, 2026, ran at the highest median of the 12 months, $805,000, and volume was up 53 percent year over year. That favors a seller who is priced to the record. Timing also depends on your house and your plans, and the busiest months in the record were March and May. We build the plan around your date.
In the Bird Section record, the quietest months were September and October 2025, with 5 sales from September 10 and 7 in October, against 25 in March 2026. A slow month is a reason to price sharply, not to wait, because the buyer in a slow month has fewer choices and is usually serious. We set the plan by your house and not a calendar rule.
Where houses sit, the usual causes are price set above the recent record, insurance and flood questions that are not answered, and condition. In the Bird Section the county recorded 53 percent more sales than a year earlier, so homes are selling here when priced to the record. We do not generalize about the state; we price your street.
Nobody can promise a direction. The Bird Section record through September 9, 2026 shows a median that dipped 4.2 percent year over year and then firmed to $805,000 in the last ten weeks. A seller should price to what buyers have paid in the last 12 months and revisit the number if the record changes. We update your comparables before every price decision.
In the 12 months, homes built in 2020 or later sold at a $1,357,500 median on 8 sales, against $667,500 on 43 sales of 1980s homes. That is 2.03 times, or $690,000 more. Per square foot it is $548.67 against $311.15, 1.76 times. The eight-sale sample is small, so treat it as a range of what a rebuild can bring.
Waterfront vacant lots sold 8 times at a $417,750 median in the 12 months, with prices from $188,000 to $520,000, and 20 times at $392,500 over 36 months. Dry lots sold 4 times at $72,500. The lot’s frontage, orientation, block and seawall status move the number, so we compare your lot to the specific sales.
Almost every house has one. The roll flags a pool at 2,006 of the 2,106 homes (95.3 percent). The 146 sold homes with a pool had a $752,500 median and the 7 without had $461,000, but those 7 were older and smaller, so the gap is not the pool alone. In practice the lack of a pool is a discount a buyer notices, and the condition of an existing pool is a negotiating point.
Sometimes a buyer will treat it that way, which is why the lot floor matters. A pre-1980 house sold at a $450,000 median, only $32,250 above the waterfront lot median of $417,750. If your older house is priced near that level, builders and end users may both bid. We compare your house with renovated and unrenovated sales and tell you which story the numbers support.
It affects the buyer’s questions more than a measured price. The record does not separate wall status from the other variables. A replaced wall removes a worry, and a queued wall is a disclosure with a date. Show the city’s sheet entry for your street and, if the wall is queued, explain the sequence for the dock. Do not claim a premium you cannot document.
Inside the Punta Gorda Isles canal district, the City of Punta Gorda maintains and replaces the seawalls under City Code Chapter 6, and the canal assessment funds the work. The owner owns and rebuilds the dock, lift, walkway and fence after the wall is replaced, and the district restores sod only. For a lot outside the district, ask the city which rules apply.
The City of Punta Gorda publishes “Seawall Maintenance / Replacement Status” sheets, including the BIRD zone sheet revised August 26, 2026 and a southwest sheet that covers Section 12 streets. The link is in the downloadable documents below. The sheets are organized by street, with status codes for letter sent, under construction and complete. We pull your entry and the date we read it.
The assessment appears on the tax bill as a non-ad valorem charge, and it is prorated at closing like the tax: the seller covers the days of ownership. On a June 30 closing, $1,500 prorates to $743.84 for the seller. The buyer then pays the bill. A lot outside the district does not carry the line, which you confirm on the bill.
The fiscal 2027 rate, set at the September 9, 2026 final budget hearing, is $1,500 for a single-family lot in the district, up $150 from $1,350 in fiscal 2026. In fiscal 2017 it was $550. The city’s planning path adds $150 a year through fiscal 2031, to $2,100, but those are planning figures only.
No. The district’s legal description leaves out Section 12 Blocks 156 to 162 and Section 14 Blocks 163 to 167, among other tracts. About 232 Bird Section single-family homes are in those blocks, and 10 sales recorded there in the 12 months had a $525,000 median. Street names do not settle it, because the same street can cross the line. Check the tax bill or the parcel’s block.
Buckley’s Pass is a dredged channel about 1,446 feet long and 60 feet wide, opened April 3, 2020, connecting the Punta Gorda Isles canals to Alligator Creek. The city’s 2019 capital assessment was $983 per water access unit paid up front, or $399.53 a year over three years, and there is no current Buckley’s Pass charge. A separate county line, the Alligator Creek Waterway assessment, is $78 per unit in fiscal 2026 and 2027 where it applies.
There is no lock on Buckley’s Pass, which is a dredged channel. The city says most, not all, of the canal system has no fixed bridges, and there is no government clearance table, so we do not print a clearance. A boat owner should check NOAA chart 11426 and have the depth at the dock measured at mean low water. Deep-draft boaters should use caution in Alligator Creek.
The pass is a Slow Speed Minimum Wake zone under City Code Chapter 6, Section 1-8. This guide does not publish fishing rules. A buyer who fishes should check the City of Punta Gorda’s code and the Florida Fish and Wildlife Conservation Commission before relying on any access, and a listing should not promise one.
All 30 addresses we tested, 15 in each section, were in FEMA Zone AE with a base flood elevation of 9.0 feet. The flood maps took effect December 15, 2022. A sample is not an address, so use FEMA’s Map Service Center for yours. The zone affects insurance quotes, and the elevation certificate refines them.
Yes. Section 689.302, Florida Statutes, requires a flood disclosure to the buyer for residential property, covering what the seller knows about flood damage, claims and federal assistance. Answer from your own records, and attach repair and permit documents. Under Johnson v. Davis you must also disclose known material defects that are not readily observable. Your closing agent or attorney confirms the form.
If you do not have one, yes, in most cases. The certificate shows the floor height against the 9-foot base flood elevation, and a buyer’s insurer uses it. The City of Punta Gorda keeps certificates for many addresses, so check there first. A high floor is a selling point, and a low one is easier to price when it is documented.
The county layer returned Evacuation Zone A at every Punta Gorda Isles address tested, in Sections 12 and 14. Charlotte County ordered Zones A and B evacuated for Hurricane Ian on September 27, 2022. A buyer can look up an address in the county’s Know Your Zone tool, and we link it in the sources.
There is no master homeowners association for the Bird Section. Punta Gorda Isles, Inc. deed restrictions were not renewed in 1995. A not-for-profit called Punta Gorda Isles, Section 14 Property Owner’s Association, Inc. is registered with the state, but its documents, dues and whether membership is mandatory are not published. The Punta Gorda Isles Civic Association is voluntary, at $80 a year plus a one-time $25.
Only if the association claims an assessment on your parcel. Because its documents are not published, ask your closing agent to request a written statement. If an association does apply, Florida caps the estoppel fee at $299, plus $119 for delivery within 3 business days and up to $179 more if delinquent, according to the DBPR schedule. The fee is customarily the seller’s.
Not in the old master sense. Punta Gorda Isles, Inc. deed restrictions were not renewed in 1995, and the City of Punta Gorda’s land development regulations now carry the rules, including the Special Residential Overlay. Check your own deed and title commitment for recorded restrictions on your parcel, and ask the city about what you can build.
No. The median year built on the roll is 1998 in both sections. The roll counts 189 homes from the 1970s, all in Section 14, 462 from the 1980s and 542 from the 1990s, plus 182 built in 2020 or later. So it is a mix of ages, which is why the era table matters so much to a price.
Yes. Several condominium communities sit on Bird Section streets, including Venetian Isles, and each has its own association and budget. They are separately governed and are not in the single-family figures on this page. A condominium seller owes different disclosures under Chapter 718, and our community guide to selling in Punta Gorda Isles covers that layer.
You can, but you must not hide it. Work done without a required permit is a fact that may materially affect value, and Johnson v. Davis requires disclosure of known, non-observable material facts. The better path is to apply for the permit or disclose and let the buyer decide. For a Bird Section house, ask the City of Punta Gorda to check the address first.
Yes. An “as is” contract limits the repairs a seller must make, but it does not remove the duty to disclose known material defects, and it does not remove the flood disclosure. A buyer of an as-is canal home will still ask for the wall status, elevation and insurance history, so the file matters as much as it does for a repaired house.
You may, and many owners start there. You carry the pricing, the flood disclosure, the contract, the negotiation and the closing coordination yourself, and a buyer’s agent will still compare your price with the 153 recorded sales. If you proceed, use a closing agent or attorney. Compare with the decision table above and a free valuation before you decide.
Yes, once the person with authority to sign can convey title, which may be a personal representative after probate. The title company will tell you what documents it needs. We price the house the same way, and we handle the practicalities of an out-of-town family, from access and photography to the seawall and permit file.
Capital gains is a federal tax question, not a Florida one, because Florida has no state income tax on individuals. Your tax adviser can run your own figures, including any exclusion for a primary residence, before you list. We build the net sheet around whatever number your adviser gives us.
For the Section 12 and Section 14 addresses tested, the assigned schools were Sallie Jones Elementary, Punta Gorda Middle and Charlotte High. Charlotte County Public Schools’ boundary locator is only a guide, and boundaries can change, so a buyer should confirm with the district. State grades are published by the Florida Department of Education.
On a $745,000 sale, deed stamps are $5,215.00, the owner’s title policy is about $3,800, settlement and search fees are about $650 to $2,100, and commission is negotiable at $7,450 per percentage point. Taxes and the canal assessment are prorated. The worked net sheet above shows the proceeds before payoff at a 5 percent illustration.
In Charlotte County the seller customarily pays the owner’s title policy and chooses the closing agent, though the contract controls. Florida promulgates the premium, so every title company charges the same rate for the same coverage: $5.75 per $1,000 to $100,000 and $5.00 per $1,000 from $100,000 to $1,000,000. For $745,000 that is about $3,800.
The Bird Section. Its 12-month median was $745,000 against $657,400 at Burnt Store Isles, a difference of $87,600, and $324.99 per square foot against $286.50. The Bird Section’s canal assessment is also higher, $1,500 against $1,035 in fiscal 2027. Burnt Store Isles routes boats through a lock. Both are Zone AE with a 9-foot base flood elevation where tested.
New homes are being built here: the roll counts 112 homes built in 2023 or later. The elevation requirement comes from the City of Punta Gorda’s building division and the flood map, which shows a 9-foot base flood elevation at the addresses we tested. A buyer should order a survey and an elevation certificate and ask the city for a written determination.
A Bird Section specialist matters because the neighborhood’s value is written in records most agents never read: the plat section, the street, the seawall sheet, the canal district boundary, the route and the floor height. Buyers pay for certainty on those points, and sellers who supply it close faster.
Data updated: October 2026 (our routing test, OSRM free-flow drive times, run September 29, 2026 from a Section 14 and a Section 12 address; St. Andrews South Golf Club; Charlotte County Public Schools).
If you are thinking, “I need someone to sell my house in the Bird Section of Punta Gorda Isles,” McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Punta Gorda Isles, Punta Gorda, Charlotte County and the rest of Southwest Florida. Whether you are selling in Section 12, Section 14, Colony Point, Clipper Cove, Burnt Store Isles or Deep Creek, our team provides local market guidance, professional listing exposure and a clear plan to help you sell confidently.
Bird Section buyers are buying a saltwater canal behind the house, a city-maintained seawall in the district, no master association, and short drives. By our routing test, from a Section 14 address Fishermen’s Village is 3.0 miles and about 10 minutes away, Punta Gorda City Hall 3.7 miles and 11 minutes, Laishley Park Marina 4.1 miles and 12 minutes and Punta Gorda Airport 6.2 miles and 17 minutes. From a Section 12 address, City Hall is 3.2 miles and 9 minutes and the airport 5.8 miles and 15 minutes. They are buying proximity to St. Andrews South Golf Club, a private club limited to 250 golf members, and the Nature Park on Aqui Esta Drive, 0.9 miles from the Section 12 address.
Punta Gorda’s own hospital, ShorePoint Health Punta Gorda, closed after Hurricane Helene in 2024. The nearest full hospitals are AdventHealth Port Charlotte, 8.8 miles and 21 minutes from the Section 14 address and 8.3 miles and 19 minutes from the Section 12 address, and HCA Florida Fawcett. A buyer relocating for retirement asks this in the first conversation, so we answer it with the record.
A free Bird Section home valuation tells you what you are working with. If you are also buying, see our guide to buying a home in the Bird Section, our Punta Gorda Isles buyer guide and how we represent buyers across Southwest Florida. For the rest of the city, our Punta Gorda home valuation guide uses the same method.
Every document behind the figures in this Bird Section seller guide is public and free. Each is linked to the publishing authority’s own copy. Condominium budgets and association documents are not public; they come with a resale package.
| Document | Publisher | Why a Bird Section seller needs it | Link |
|---|---|---|---|
| Seawall Maintenance / Replacement Status, FY 2025/2026 work programs including the BIRD zone, revised August 26, 2026 | City of Punta Gorda | Street-by-street status for the Bird Section, with footage and start weeks | Seawall status sheet (PDF) |
| Punta Gorda Isles Hurricane Ian replacement schedule | City of Punta Gorda | Which Ian-related seawall sites are done and which remain | Ian schedule (PDF) |
| City Council budget hearing packet, September 9, 2026 | City of Punta Gorda | The canal assessment resolutions for the Punta Gorda Isles and Burnt Store Isles districts | Hearing packet (PDF) |
| 2026 Final Millage Rate Chart | Charlotte County Property Appraiser | The 16.8148 mill total used in the proration examples | Millage chart (PDF) |
| Code Chapter 6, Canals and Waterways | City of Punta Gorda | District boundaries, seawall responsibility and speed zones | Chapter 6 (PDF) |
| Punta Gorda Isles canal district boundary map | City of Punta Gorda | A visual check of which blocks sit inside the district | District map (PDF) |
| Alligator Creek Waterway MSBU, FY2026 adopted and FY2027 approved budget | Charlotte County | The $78 unit rate and the dredge debt behind it | Alligator Creek budget (PDF) |
| Estoppel Certificate Fees | Florida DBPR | The current estoppel caps for associations | DBPR fee schedule (PDF) |
| Section 689.302, flood disclosure | Florida Senate | The flood form owed to a residential buyer | Section 689.302 |
| FEMA Flood Map Service Center | Federal Emergency Management Agency | The flood zone printout for your address | FEMA Map Service Center |
| Elevation certificate viewer | City of Punta Gorda | Certificates the city already holds | Elevation certificates |
Primary sources read for this guide between September 25 and October 28, 2026; every figure carries the window stated beside it in the text. Retrieved October 28, 2026 unless a line gives another date. Florida Statutes, state and federal agencies, the City of Punta Gorda, Charlotte County, its Property Appraiser and public schools, the civic association and the clubs’ own pages, and newspapers of record. No listing site, brokerage or valuation aggregator supplied a figure. Southwest Florida MLS figures are cited as plain text.
Data sets cited as plain text: Southwest Florida MLS, Development Punta Gorda Isles, ZIP 33950, closings in the 12 months to October 29, 2026, exported October 29, 2026 (Punta Gorda Isles-wide, a different and broader set than the Bird Section); our routing test, OSRM open routing engine, free-flow drive times run September 29, 2026 from a Section 14 and a Section 12 address.
McGreevy and Comisar are the Southwest Florida listing team that Bird Section sellers call when a canal home has to be priced from the county record and sold without surprises. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008, lead the #1 Team in Southwest Florida since 2012, and personally handle every listing from pricing to closing. For this guide we pulled all 153 qualified Bird Section single-family sales that Charlotte County recorded through September 9, 2026, the 12 vacant-lot sales, and the city’s seawall sheets as revised August 26, 2026, so each figure comes from a public record you can check.
Meet Jesse McGreevy, who leads the team’s listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation, or read the story about McGreevy and Comisar.
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.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Ready to sell? Call Jesse McGreevy direct at (239) 898-6072, start with the Bird Section valuation form, or read our Bird Section neighborhood guide first. Buying as well? Our guide to buying a home in Southwest Florida with our team covers the other side of the move. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.
Updated October 2026. This guide is general information about selling a home in the Bird Section of Punta Gorda Isles, not an appraisal and not legal, tax or insurance advice. County figures cover single-family homes in Punta Gorda Isles Sections 12 and 14; the condominiums on Bird Section streets, including Venetian Isles, and the villa parcels are counted separately and are not in these figures. Data checked October 2026 against the Charlotte County Property Appraiser, Charlotte County GIS and the City of Punta Gorda. Market figures change monthly and statutory figures change annually. Brokered by Domain Realty.