Burnt Store Isles sells on the details: the boat lock, the seawall, the flood reading and the city canal assessment. We price from 72 recorded sales, not a portal estimate.
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By Jesse McGreevy and Marc Comisar, McGreevy and Comisar of Domain Realty. Updated September 2026.
Selling a home in Burnt Store Isles starts with three questions most listing pages never ask: which canal is your lot on, how many turns lie between your dock and the boat lock, and what does the deed-restriction appeal mean for your buyer? Burnt Store Isles is Punta Gorda Isles Section 15 and its replat, a city canal and golf community inside the City of Punta Gorda, ZIP 33950, where the city owns the seawalls and bills a flat canal assessment on the tax bill. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, built this seller guide for owners of Burnt Store Isles canal homes, golf-course homes, villas, coach homes and lots. For the full picture of the community itself, from Twin Isles Country Club to the route through Alligator Creek, read our complete Burnt Store Isles community guide, and for the city around it, our Punta Gorda area guide.
Call Jesse McGreevy direct at (239) 898-6072, request a free Burnt Store Isles home valuation, or go straight to the Burnt Store Isles valuation form at the top of this guide. We send the recorded sales we used, labeled by lot type, window and source date.
To sell a Burnt Store Isles home in 2026, price it on Charlotte County's recorded sales for your lot type and era, document the canal, the lock route, the city's seawall replacement and your dock permits, state the deed-restriction appeal in writing, and answer the flood and insurance questions before the first showing.
Data updated: September 2026 (Charlotte County Property Appraiser public sales and parcel files, index built September 24, 2026, newest recorded sale September 2, 2026; Southwest Florida MLS Matrix, closed sales September 25, 2025 to September 24, 2026, pulled September 25, 2026).
Burnt Store Isles is one of the highest-priced canal markets in Punta Gorda, and one of the most misread. In the 12 months of recorded sales from September 25, 2025, the newest dated September 2, 2026, the Charlotte County Property Appraiser recorded 72 qualified single-family sales on the Section 15 lots at a $662,500 median and $49,881,800 in volume, plus 13 condominium sales at a $200,000 median and three vacant-lot sales at a $385,000 median (Charlotte County Property Appraiser public files, our analysis). Every one of the 72 house sales was a resale; none was a builder's first sale. That depth gives a seller real comparables for almost any canal or golf lot. It also means a buyer's agent can see every one of them.
The Southwest Florida MLS tells the other half of the story. The 14 closings it labels Burnt Store Isles for the 12 months to September 24, 2026 sold at a median $803,250, at a median 95.2 percent of list price, after a median 121 days on market (Southwest Florida MLS Matrix, pulled September 25, 2026). A correctly priced Burnt Store Isles home sells, but it does not sell in a weekend, and the buyer negotiates. An overpriced one sits through a season while the recorded comparables pile up against it.
Five public records move a Burnt Store Isles price more than a room count does. First, the block and lot in the legal description, which place the home under the waterfront, golf-course or multi-family declaration. Second, the year built on the Charlotte County roll, because Burnt Store Isles was built from 1980 to 2025 and a 1982 house and a 2020 house on the same canal are different products. Third, the city's seawall replacement status for your frontage, which in Burnt Store Isles is complete. Fourth, the dock and lift permits under the city's Chapter 6 rules. Fifth, the elevation certificate, because every address we checked sits in FEMA Zone AE with a 9-foot base flood elevation, and the lowest floor against that number sets the buyer's flood premium.
This guide walks through the Burnt Store Isles market on the county record, why the MLS undercounts it, how Burnt Store Isles compares with Punta Gorda Isles and other Punta Gorda neighbors, how we price and market a home here, how newer homes and vacant lots shape a resale, the condominium layer, the disclosures a Burnt Store Isles seller should make, the flood, storm and insurance questions buyers ask, the canal district and the boat lock, the deed-restriction case, what it costs to sell, and more than fifty seller questions answered directly.
List your Burnt Store Isles home with McGreevy and Comisar because we price it on Charlotte County's recorded sales, 72 single-family sales in the latest 12 months against 14 under the MLS label. We are the #1 Team in Southwest Florida since 2012, and Jesse McGreevy and Marc Comisar personally price, market and negotiate every listing.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, index built September 24, 2026; Southwest Florida MLS Matrix, pulled September 25, 2026; RealTrends 2026 team rankings).
We are the partners who price your home, sit at the negotiating table and answer your phone. Nobody hands your offer to an assistant. Here is the record behind that promise:
RealTrends ranked our Domain Realty Group team the #5 real estate team in Florida for 2026, on 241 transactions and more than $157 million in volume. If you are comparing listing agents before you choose, our guide to the best real estate agents in Punta Gorda sets out the criteria we think a seller should use, and we are comfortable being measured against it. In a canal community where the MLS label catches about one recorded sale in six, the first test is simple: ask who prices a home on the county's recorded sales.
A Burnt Store Isles listing agent has to know that the city, not the owner, maintains and replaces the seawall through the Burnt Store Isles Canal Maintenance Assessment District, that the district's single-family assessment was $1,010 for fiscal year 2026 and $1,035 for fiscal year 2027, adopted September 9, 2026, that boats reach Charlotte Harbor through the Burnt Store Isles boat lock and Alligator Creek, that the golf-course blocks carry their own 1970 declaration, and that a 2025 circuit ruling on the deed restrictions was still under appeal in September 2026. Those are the facts a buyer's agent, lender, insurer and title agent raise, and they are the facts we put in the listing file first.
Jesse and Marc both work every listing personally, with over 45 years of combined direct experience between them. The person who priced your Burnt Store Isles home is the person who hears the buyer's objection about the roof, reads the inspection report and negotiates the repair credit. In a market where the MLS median runs 121 days on market, continuity is how a price holds from launch to closing.
The Burnt Store Isles market is recovering from its post-Ian low. Charlotte County recorded 72 single-family sales in the latest 12 months at a $662,500 median, the 2026 calendar-year median of $662,500 sits above 2025's $620,000 and below the 2022 peak of $852,500, and MLS-labeled homes sold at 95.2 percent of list.
Data updated: September 2026 (Charlotte County Property Appraiser public sales and parcel files, qualified improved sales recorded from September 25, 2025, index built September 24, 2026, newest recorded sale September 2, 2026; Southwest Florida MLS Matrix, pulled September 25, 2026).
Burnt Store Isles is in Charlotte County, where we lead with the county's recorded, state-qualified sales. Every count and median below comes from those files, matched to parcels whose legal description begins Punta Gorda Isles Section 15 and to the condominium legal names carrying the Burnt Store Isles name. The MLS supplies what the county file cannot: days on market and the sale-to-list ratio.
Segment, 12 months of recorded sales from September 25, 2025 | Recorded sales | Median | Low | High | Dollar volume | Median price per sq ft |
|---|---|---|---|---|---|---|
Single-family homes, Section 15 lots | 72 | $662,500 | $365,000 | $1,380,000 | $49,881,800 | $287.60 |
Condominiums, four matched legal names | 13 | $200,000 | $150,000 | $292,300 | $2,705,300 | $134.73 |
Vacant residential lots | 3 | $385,000 | $375,000 | $450,000 | $1,210,000 | n/a |
Source: Charlotte County Property Appraiser public sales files, our analysis. Qualified improved sales; the single-family median is the mean of the two middle sales, $660,000 and $665,000, because 72 is an even count. The newest sale in the file is dated September 2, 2026, so the last weeks of the window are not yet recorded. Price per square foot uses the county roll's living-area field, which is not the MLS measurement.
Single-family window | Recorded sales | Median | Low | High | Median price per sq ft |
|---|---|---|---|---|---|
12 months | 72 | $662,500 | $365,000 | $1,380,000 | $287.60 |
24 months | 135 | $657,000 | $299,900 | $1,400,000 | $290.44 |
36 months | 193 | $700,000 | $299,900 | $1,650,000 | $311.51 |
60 months | 300 | $750,000 | $245,000 | $2,150,000 | $335.37 |
Source: Charlotte County Property Appraiser public sales files, our analysis, windows ending at the newest recorded sale, September 2, 2026.
The longer the window, the higher the median, because the 36-month and 60-month windows reach back into the 2021 and 2022 run-up. A buyer's agent who quotes the 12-month figure and a seller who remembers the 60-month one are both reading the same record; they are reading different years of it. We price from the latest 12 months and use the longer windows only to show direction.
Calendar year | Recorded single-family sales | Median |
|---|---|---|
2009 | 35 | $336,900 |
2012 | 57 | $325,000 |
2015 | 54 | $416,000 |
2018 | 76 | $462,500 |
2019 | 73 | $496,000 |
2020 | 83 | $515,000 |
2021 | 96 | $679,700 |
2022 | 57 | $852,500 |
2023 | 43 | $779,000 |
2024 | 58 | $772,500 |
2025 | 73 | $620,000 |
2026, January 1 to September 2 | 54 | $662,500 |
Source: Charlotte County Property Appraiser public sales files, 2009 to 2026, qualified improved single-family sales, our analysis. The 2026 row is a partial year.
Read the table the way a buyer's agent will. The single-family median nearly doubled from $336,900 in 2009 to $679,700 in 2021, peaked at $852,500 in 2022, the year Hurricane Ian made landfall near Punta Gorda, then gave back about 27 percent to $620,000 in 2025. The first eight months of 2026 recovered to $662,500 on 54 sales, and volume is back near pre-storm levels. For a seller that means pricing from this year's closings, not from a 2022 memory or a neighbor's peak-year sale.
Price band, 12 months | Single-family sales |
|---|---|
Under $500,000 | 17 |
$500,000 to $649,999 | 15 |
$650,000 to $799,999 | 23 |
$800,000 to $999,999 | 10 |
$1,000,000 and up | 7 |
Total | 72 |
Source: Charlotte County Property Appraiser public sales files, our analysis of the 72 recorded single-family sales.
The largest band, 23 of 72 sales, landed between $650,000 and $799,999. The seven sales at $1,000,000 or more were all homes built from 2005 to 2022, led by $1,380,000 for a 2020 home on Monaco Drive and $1,375,000 for a 2022 home on Macedonia Drive, both recorded in March 2026. The bottom of the list, $365,000 to $410,000, was 1980s houses of 1,475 to 1,928 square feet of living area. Year built, living area and the lot explain most of the spread.
Year built, of the 72 homes sold | Sales | Median price | Median price per sq ft | Median living area |
|---|---|---|---|---|
1980 to 1989 | 22 | $462,500 | $225.33 | 1,963 sq ft |
1990 to 1999 | 19 | $675,300 | $290.44 | 2,265 sq ft |
2000 to 2009 | 16 | $750,000 | $290.21 | 2,498 sq ft |
2010 and later | 15 | $979,000 | $393.59 | 2,499 sq ft |
Source: Charlotte County Property Appraiser public roll and sales files, our analysis. Living area is the roll's field; medians of two figures are rounded to the nearest square foot.
This is the single most useful table on this page for a Burnt Store Isles seller. A 1980s house sold at about half the median of a house built since 2010, and at about 57 percent of its price per square foot. The two middle eras sold at nearly the same rate per foot, and the 2000s homes brought more because they were larger. A valuation that treats Burnt Store Isles as one market will miss that, and a buyer's agent comparing your 1985 house with a 2016 sale on the next canal will use it against you unless we separate them first.
The 14 MLS-labeled Burnt Store Isles closings of the 12 months to September 24, 2026 took a median of 121 days on market and closed at a median 95.2 percent of list price (Southwest Florida MLS Matrix, closed September 25, 2025 to September 24, 2026, pulled September 25, 2026). A 95.2 percent ratio describes a market where buyers negotiate and where a list price above the record costs time. The homes that stretch the averages are the ones that launched high and reduced later; a home priced from the recorded sales usually needs one price, not three.
The MLS misses most Burnt Store Isles sales because its Burnt Store Isles label is applied to only part of the community. It shows 14 closings in the latest 12 months, while Charlotte County recorded 72 single-family sales and 13 condominium sales on the Section 15 lots and the matched condominiums.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, index built September 24, 2026; Southwest Florida MLS Matrix, City of Punta Gorda closed sales, pulled September 25, 2026).
Many Section 15 homes are entered under Punta Gorda Isles labels in the MLS, because Burnt Store Isles is recorded as Punta Gorda Isles Section 15 and its replat. A buyer's agent who quotes "14 sales last year" is reading a label, not the market. The fuller answer is 72 recorded house sales and 13 condominium sales in a comparable window.
The two layers agree where they overlap. The MLS high, $1,280,000, is the same 2020 home on Palermo Drive that the county recorded on December 17, 2025. The MLS low, $175,000, was a condominium: it matches a county-recorded unit at the Retreat at Burnt Store Isles on San Rocco Drive, recorded January 21, 2026. But the county file also carries two larger house sales the label missed entirely, $1,375,000 on Macedonia Drive and $1,380,000 on Monaco Drive. The MLS median of $803,250 sits above the county's $662,500 because the labeled 14 are a different, smaller population, not because the market is higher than the record.
We count a condominium as Burnt Store Isles when its recorded legal name carries the name: Villas of Burnt Store Isles, Villa Grande at Burnt Store Isles and its second phase, Vizcaya at Burnt Store Isles and the Retreat at Burnt Store Isles, 198 units on the roll. Mondovi Bay Villas, which the Burnt Store Isles Association lists at 52 units, is not captured by that legal-name match, so its sales are not in our 13. If you own at Mondovi Bay, we pull your comparables from its own recorded sales and price it that way.
For a Burnt Store Isles listing we pull every recorded sale on your kind of lot, split by era, and set them beside the MLS comparables, matched by address and date so no sale counts twice. When a buyer's agent argues from the labeled median, or from a thin set of labeled sales, we answer with the full record. That is a pricing argument an MLS-only competitor cannot make, and it is why Burnt Store Isles sellers ask us for a free Burnt Store Isles home valuation before they list. Buyers can read the same record from the other side in our guide to buying a home in Burnt Store Isles.
Burnt Store Isles carried the highest MLS median of the named Punta Gorda communities in the latest 12 months, $803,250 on 14 labeled closings, and on the county record its single-family median sits close to Punta Gorda Isles: $658,700 against $700,000 for sales recorded since September 1, 2025.
Data updated: September 2026 (Southwest Florida MLS Matrix, City of Punta Gorda closed sales, September 25, 2025 to September 24, 2026, pulled September 25, 2026; Charlotte County Property Appraiser public sales files, our analysis; City of Punta Gorda, Special Assessments).
A seller benchmarks against neighbors because buyers shop them together. The first table uses one instrument, the MLS label for each community, so the rows compare with each other; the second uses the county record for the two city canal districts.
Community | MLS closed, 12 months | MLS median sold | Jurisdiction | Water | Governance and recurring charges |
|---|---|---|---|---|---|
Burnt Store Isles | 14 | $803,250 | City of Punta Gorda | City canals, boat lock, Alligator Creek | Voluntary association; deed restrictions under appeal; city canal assessment $1,010 (FY2026) |
80 | $564,000 | City of Punta Gorda | City canals; the city says most of the system has no fixed bridges | Voluntary civic association, city overlay rules; city canal assessment $1,350 (FY2026) | |
30 | $323,750 | Lee County, unincorporated | Marina basin on Charlotte Harbor | Gated, master association | |
32 | $422,450 | Charlotte County, unincorporated | Freshwater canals and lakes | Property owners association | |
Burnt Store Village | 27 | $330,000 | Charlotte County, unincorporated | None to the harbor | Property owners association, county benefit unit |
Heritage Landing Golf and Country Club | 72 | $330,000 | Charlotte County, unincorporated | None to the harbor | Golf club community with a community development district |
38 | $337,250 | Charlotte County, unincorporated | No Gulf access | Property owners associations |
Source: Southwest Florida MLS Matrix, City of Punta Gorda closed sales from September 25, 2025 to September 24, 2026, pulled September 25, 2026; canal assessments from the City of Punta Gorda Special Assessments page. MLS counts use each community's label and include condominiums, so they understate Burnt Store Isles and Punta Gorda Isles, where many homes list under shared labels.
Burnt Store Isles' high MLS median reflects its product more than a premium on identical houses. Its homes are newer on average than Punta Gorda Isles', and most of the other names on the list are inland, newer-construction or villa markets with no route to the harbor. A buyer who wants a canal home with a boat at the back door inside the city is choosing between two communities on this table, not seven.
Measure, county recorded single-family sales since September 1, 2025 | Burnt Store Isles | Punta Gorda Isles |
|---|---|---|
Recorded sales | 82 | 339 |
Median recorded sale | $658,700 | $700,000 |
Window and method | Calendar-month window from September 1, 2025, Section 15, single-family use codes | Same window, the Punta Gorda Isles residential sections, single-family use codes |
Source: Charlotte County Property Appraiser recorded-sale files, our analysis. This window starts earlier than the 12-month window used elsewhere on this page, which is why the Burnt Store Isles count is 82 rather than 72.
The county record puts Punta Gorda Isles slightly above Burnt Store Isles at the median; the MLS shows the opposite. Neither layer is wrong. They count different populations, and for pricing a specific house both communities come down to the canal, the route, the age and the size of the house.
Measure | Burnt Store Isles, MLS label, 12 months | Punta Gorda outside Babcock Ranch, MLS |
|---|---|---|
Median days on market | 121 | 79 |
Source: Southwest Florida MLS Matrix, pulled September 25, 2026. The labeled Burnt Store Isles sales also closed at a median 95.2 percent of list price.
Two readings matter to a Burnt Store Isles seller. Labeled Burnt Store Isles homes took longer to sell than Punta Gorda homes as a whole, which is what a higher price tier and a waterfront inspection file usually mean. And no public instrument publishes months of supply for Burnt Store Isles alone, so we read the active listings on your kind of lot and era at the time you list, rather than borrow a city-wide ratio.
Burnt Store Isles and Punta Gorda Isles share a developer and a city, and they draw different buyers. Burnt Store Isles draws the buyer who wants a newer canal home, a finished seawall program, a lower canal assessment and a golf club at the center; Punta Gorda Isles draws the sailor who wants the city's bridge-free statement.
Data updated: September 2026 (City of Punta Gorda, Waterfront Living, Boating, Hurricane Repairs and Special Assessments; Charlotte County Property Appraiser public files, our analysis; Southwest Florida MLS Matrix; Burnt Store Isles Association; Punta Gorda Isles Civic Association).
The two are the city's only canal maintenance assessment districts, built by Punta Gorda Isles, Inc. a few miles apart. Punta Gorda Isles is the larger, older canal grid to the north; Burnt Store Isles is Section 15, south of it and west of U.S. 41. Buyers searching one see the other, which is why a Burnt Store Isles listing has to say plainly what it is and what it is not.
Decision factor | Burnt Store Isles | Punta Gorda Isles |
|---|---|---|
Canal system | 9 miles of canals, 18 miles of seawall (city) | 45 miles of canals and inlets, 91 miles of seawall (city) |
Built | Canals mid-1970s; median single-family year built 1998 on the roll | Canals late 1950s to mid-1970s (city manual) |
Route to the harbor | Burnt Store Isles boat lock, widened to 40 feet of travel in 2025, then Alligator Creek | Open saltwater canals to named access channels such as Ponce de Leon; no lock |
Bridge-free claim | None made by the city | City: "most of the PGI system" has no fixed bridges |
Ian seawall replacements | Complete (city) | Still under way in five work zones (city) |
Canal assessment, single-family, FY2026 | $1,010 | $1,350 |
Canal assessment, single-family, FY2027, adopted September 9, 2026 | $1,035 | $1,500 |
Deed restrictions | Recorded; ruled expired by a circuit court in 2025, association appeal undecided as of September 25, 2026 | Not renewed in 1995; replaced by a city special overlay district |
Association | Voluntary Burnt Store Isles Association, $50 a year | Voluntary Punta Gorda Isles Civic Association |
Golf | Twin Isles Country Club inside the community, membership optional | St. Andrews South Golf Club inside the community |
County recorded single-family sales since September 1, 2025 | 82, median $658,700 | 339, median $700,000 |
MLS closed, 12 months to September 24, 2026 | 14, median $803,250 | 80, median $564,000 |
Sources: City of Punta Gorda, Waterfront Living; City of Punta Gorda, Boating; City of Punta Gorda, Hurricane Repairs; City of Punta Gorda, Special Assessments; Burnt Store Isles Association, Deed Restrictions Update; Punta Gorda Isles Civic Association, Unique Land Regulations; Charlotte County Property Appraiser recorded-sale files, our analysis; Southwest Florida MLS Matrix.
A Burnt Store Isles seller should market to the first list and never pretend to be the second. The city makes no bridge-free claim for Burnt Store Isles, so a listing that promises sailboat water invites a buyer with a mast, a failed air-draft check and a contract that falls apart. A finished seawall, a newer house, a lower assessment and a golf club at the center are real selling points; we lead with them. Owners who also hold property in the older grid can compare our guide to selling a home in Punta Gorda Isles.
Burnt Store Isles single-family homes sold at a $662,500 median on 72 recorded sales in the last 12 months, and the homes built since 2010 sold at a $979,000 median against $462,500 for the 1980s houses, so the first thing we do for a Burnt Store Isles seller is price the house against its own era and lot. Request a free Burnt Store Isles home valuation or use the Burnt Store Isles valuation form, or call Jesse McGreevy direct at (239) 898-6072, and we will send the recorded sales with the source and 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.
Yes. Burnt Store Isles is inside the City of Punta Gorda in Charlotte County, ZIP 33950, west of U.S. 41 and south of Punta Gorda Isles. Every address we tested through the U.S. Census geocoder returned "Punta Gorda city," and its parcels sit in city tax district 149 with the canal district.
Data updated: September 2026 (U.S. Census Bureau Geocoder, queried September 25, 2026; Florida Department of Revenue, 2025 Charlotte County Taxing Authority Code Descriptions; City of Punta Gorda, Water and Wastewater and Sanitation pages).
The distinction is not trivia for a seller. It decides which government's tax bill a buyer reads, who issued your dock permit, whose 50 percent rule applies, who supplies water and sewer, and who patrols the street. In Burnt Store Isles the answer to each is the City of Punta Gorda, and a buyer who has been touring the unincorporated Burnt Store Road communities will ask.
A Burnt Store Isles homeowner receives City of Punta Gorda police and fire service, city water and sewer from the City of Punta Gorda Utilities Department, and city sanitation and recycling through Waste Management (City of Punta Gorda, Water and Wastewater; City of Punta Gorda, Sanitation). The community is not gated; its streets are public city streets, and the association's minutes show the Punta Gorda Police Department reporting to its board monthly. As of September 23, 2026 the regional water district had extended Modified Phase III water-shortage restrictions through March 31, 2027, limiting lawn irrigation to one day a week by address (City of Punta Gorda, Water Restrictions). We state the jurisdiction in the listing so the buyer's questions arrive already answered.
At least nine communities share the Burnt Store name, and buyers confuse them. A legal description that reads Punta Gorda Isles Section 15, or the Replat of Section 15, is Burnt Store Isles. Burnt Store Marina is Punta Gorda Isles Section 22 in unincorporated Lee County, ZIP 33955; Burnt Store Lakes and Burnt Store Village are in unincorporated Charlotte County, also ZIP 33955. One more trap: Twin Isles Country Club, the private club inside Burnt Store Isles, was previously named Burnt Store Marina and Country Club, so an old reference to "Burnt Store Marina Country Club" may mean the Punta Gorda club rather than the Lee County marina community. Your listing should say which Burnt Store it is in the first line.
Burnt Store Isles parcels are in city tax district 149, which combines the city with the Burnt Store Isles canal district; the 2025 certified total was 16.6185 mills, against 15.0855 mills in the unincorporated county district (Florida Department of Revenue, 2025 Charlotte County Taxing Authority Code Descriptions). The canal district levies no millage. Its cost is the flat canal assessment on the same bill, $1,010 per single-family parcel for fiscal year 2026 and $1,035 for fiscal year 2027, adopted by City Council on September 9, 2026 (City of Punta Gorda, Special Assessments). There is no community development district line and no mandatory homeowners association bill.
We price a Burnt Store Isles home from recorded closed sales on the same kind of lot, interior canal, rim canal or golf course, and of the same building era, then adjust for what Burnt Store Isles buyers pay for: the route to the lock, the dock and lift, roof and openings, elevation, pool and view, never a portal estimate.
Data updated: September 2026 (Charlotte County Property Appraiser public roll and sales files, index built September 24, 2026, our analysis; City of Punta Gorda, Waterfront Property Owner's Manual; Burnt Store Isles Association, Deed Restrictions).
The widest mistake in Burnt Store Isles pricing is treating it as one market. A 1983 house on a rim canal backing onto mangrove, a 2020 house on an interior finger canal and a 2006 villa on Albacete Circle are three different products at three different prices, and each has its own comparables in the county record.
We start with the legal description. It names Punta Gorda Isles Section 15 or its replat, the block and the lot. The association explains that "there are, in fact, 4 sets of deed restrictions covering the lots within BSI (PGI Section 15)": two identical sets for waterfront lots, one for golf-course lots filed with the Charlotte County Clerk on January 29, 1970, and one for multi-family lots filed the same day (Burnt Store Isles Association, Deed Restrictions). The golf-course lots are Blocks 283, 284 and 288 through 294; the multi-family lots are Blocks 228 and 229, lots 1 through 9 of Block 230, and Blocks 285 through 287. We compare your home only with sales of the same lot type.
Burnt Store Isles was built one lot at a time from 1980 on. Of the 1,137 single-family parcels on the roll, 262 date to the 1980s, 378 to the 1990s, 250 to the 2000s, 142 to the 2010s and 105 to 2020 or later, with a median year built of 1998 and a median living area of 2,321 square feet (Charlotte County Property Appraiser roll, our census). The era table above shows what that is worth: $462,500 for a 1980s house against $979,000 for one built since 2010, over the latest 12 months. Inside each era, the gap is usually roof, openings, floor elevation and systems, and we price each home from its own era.
On a canal lot the water sets the price before the kitchen does. We read three things for every canal comparable. First, the canal type: the interior finger canals are seawalled on both banks, while the outer perimeter canals are seawalled on one side, back onto mangrove, and must keep a 40-foot navigable passage rather than the 50 feet required elsewhere (City of Punta Gorda, Waterfront Property Owner's Manual). Second, the number of turns and the distance from the dock to the Burnt Store Isles boat lock. Third, the city's seawall replacement status for the frontage, which in Burnt Store Isles is complete. Two houses of the same size can differ by more than their kitchens on those three facts alone.
The dock and lift convey with the house, and a buyer asks whether they were built to the city's Chapter 6 rules. Docks, pilings and lifts must be freestanding, nothing may attach to the seawall, lift canopies and floating docks are prohibited, and a freestanding concrete dock may protrude no more than 10 feet waterward of the seawall (City of Punta Gorda, Code of Ordinances Chapter 6). The county roll does not flag a pool, a view or a dock for sales analysis, so we read them from each comparable's listing and property record and adjust one sale at a time: a long-water view, a pool and screened lanai, a golf-course fairway or a permitted lift each move a Burnt Store Isles price.
Segment, 12 months | Median price per sq ft of living area | Median living area |
|---|---|---|
Single-family homes, all | $287.60 | 2,271 sq ft |
Built 1980 to 1989 | $225.33 | 1,963 sq ft |
Built 1990 to 1999 | $290.44 | 2,265 sq ft |
Built 2000 to 2009 | $290.21 | 2,498 sq ft |
Built 2010 and later | $393.59 | 2,499 sq ft |
Condominiums | $134.73 | 1,451 sq ft |
Source: Charlotte County Property Appraiser public roll and sales files, our analysis. The denominator is the roll's living-area field, so these figures compare only with each other; the MLS figure of $313 per living square foot for its 14 labeled sales uses a different record and a different population.
We use price per foot as a test of a list price, never as the price itself, because the canal, the lock route, the roof, the dock and the elevation move a Burnt Store Isles house more than its size alone.
MLS-labeled Burnt Store Isles homes closed at a median 95.2 percent of list price after a median 121 days on market in the last 12 months. The losses sit in homes that launched above the record and reduced later, often through a full season. We would rather set a defensible price, show the recorded evidence to every buyer's agent and hold it.
Automated estimates, the Zestimate among them, read public records and listing data. In Burnt Store Isles that data is incomplete in a specific way: most sales never carry the Burnt Store Isles label in the MLS, the roll does not know which canal a lot is on or how far it is from the lock, and no record the estimate reads shows the seawall replacement date, the dock permit, the elevation certificate or the roof. Those are the facts a Burnt Store Isles buyer pays for. For the number we would defend at appraisal, request a free Burnt Store Isles home valuation or call Jesse at (239) 898-6072.
Newer homes set the ceiling a Burnt Store Isles buyer compares your resale against. Every one of the 72 recorded house sales in the latest 12 months was a resale, but the 15 built since 2010 sold at a $979,000 median, and 105 homes on the roll date to 2020 or later, built one lot at a time.
Data updated: September 2026 (Charlotte County Property Appraiser public roll and sales files, index built September 24, 2026, our analysis).
Burnt Store Isles is not a new subdivision. Its newest homes go up one lot at a time on lots platted in the 1970s, so a 2022 house and a 1983 house can share a canal. The county's inference found no builder-direct first sale among the 72 recorded house sales of the latest 12 months, so your competition is not a builder's model; it is the newer resale two lots down and the owner who is weighing a rebuild.
A 1980s or 1990s Burnt Store Isles house wins on price and on what a rebuild cannot deliver on day one: an established lot line, mature landscaping, a finished pool and lanai, a dock already in the water and no construction next door. It loses on roof age, openings and, often, floor elevation against the 9-foot base flood elevation. We put the strengths in the first lines of the listing and the documents for the weaknesses in the file: the roof permit, the wind-mitigation report and the elevation certificate. A buyer who can price the insurance is a buyer who can compare your house with a newer one on the record.
Some buyers of older Burnt Store Isles canal homes are buying the lot. The bottom of the latest 12 months, $365,000 to $410,000, was 1980s houses of 1,475 to 1,928 square feet of living area, close to the $375,000 to $450,000 range of the three qualified vacant-lot sales in the same window. When the house and the lot trade near the same number, a seller should know it before listing, because it changes who the buyer is and what the inspection will focus on.
The county roll carries 79 vacant residential parcels in Burnt Store Isles, and three qualified vacant-lot sales in the latest 12 months ranged from $375,000 to $450,000 at a $385,000 median (Charlotte County Property Appraiser files, our analysis). Lot buyers are builders and future owners, and they ask about the seawall's replacement status, the waterfront or golf-course declaration and its setbacks, the city's lot mowing assessment of $285 per 10,000-square-foot unit, and the city's use of open lots for canal staging. The canal committee chairman has written that the city uses open Burnt Store Isles lots to stage seawall and canal work and loses that use as each lot is built (BSI Canal Committee, April 27, 2026). We assemble those answers before the lot is listed.
The golf-course blocks carry their own 1970 declaration with no boat, dock or seawall articles, a 30-foot rear setback that the association has waived to 25 feet by policy, and an 8,000-square-foot minimum lot, against 25 feet and 7,200 square feet on canal lots (Burnt Store Isles Association, Deed Restrictions). The association counts about 400 golf-course homes around Twin Isles Country Club. They pay the same canal assessment as any single-family parcel in the district. They draw a different buyer, the golfer rather than the boater, and we price and market them against golf-course sales, not against the canal median.
Burnt Store Isles condominium, villa and coach-home sellers compete in their own tier, with 13 recorded sales in the latest 12 months at a $200,000 median, from $150,000 to $292,300. Each complex is a separate chapter 718 association, and buyers read its budget, reserves and rules before they weigh the price.
Data updated: September 2026 (Charlotte County Property Appraiser public roll and sales files, index built September 24, 2026, our analysis; Burnt Store Isles Association, Condominiums, read September 25, 2026).
Every attached unit in Burnt Store Isles sits in its own association, with its own declaration, board, budget, insurance and rules, and none of those budgets is posted on a public page for the complexes we checked. The condominium median over longer windows tells the direction: $315,000 over 60 months, $275,000 over 36 months and $200,000 over the latest 24 and 12 months (Charlotte County Property Appraiser files, our analysis).
Complex | Units | Product | Recorded plat | Recent recorded sales |
|---|---|---|---|---|
Villas of Burnt Store Isles | 98 villas on 11.72 acres (association) | Single-level duplex villas, 1,463 sq ft under air, two-car garage, clubhouse, pool and spa | Condominium plat 13/6, 2004 | Not assigned by complex |
Villa Grande at Burnt Store Isles | 74 units (association); the county's legal-name match finds 56 across two phases | Single-story duplexes, two-car garages, recreation center, pool and clubhouse | Condominium plat 17/9, 2007 | Not assigned by complex |
Vizcaya at Burnt Store Isles | 36 coach homes | 2,691 and 3,321 sq ft coach homes over the golf course at 3959 San Rocco Drive | Condominium plat 12/31, 2004 | $250,000 to $292,300 at 3959 San Rocco Drive |
Mondovi Bay Villas | 52 units (association) | Ten fourplex buildings plus 12 duplex units | Association condominium page | Not in our legal-name match |
Retreat at Burnt Store Isles | 8 units on the county roll | Small building on San Rocco Drive | Condominium plat 11/23 | $175,000, January 21, 2026 |
Source: Charlotte County Property Appraiser public roll and sales files, our analysis; Burnt Store Isles Association, Condominiums. The 13 recorded condominium sales sit on Albacete Circle, Tripoli Boulevard, San Rocco Drive and Monaco Drive; we do not assign every one of them to a named complex, and counts this small are prices, not a trend.
The spread is the product. A 1,451-square-foot villa built in 2005 or 2006 on Albacete Circle or Tripoli Boulevard recorded from $150,000 to $219,500 in the latest 12 months, while the larger coach homes at 3959 San Rocco Drive recorded $250,000 to $292,300. The high of the year was $292,300 for a 2004 unit of 2,383 square feet, recorded January 15, 2026. Villa Grande's unit count is worth a line in any listing there: the association counts 74 units and the county's legal-name match counts 56, so part of the complex is recorded under another legal name, and the buyer's title agent should confirm the unit's declaration on the deed.
A Burnt Store Isles condominium seller furnishes the buyer the declaration, the budget and the other documents the statute lists, and a resale buyer has a statutory right to cancel within seven days, excluding weekends and holidays, after receiving them (Florida Statutes 718.503). We request the package, the association's estoppel and the insurance declarations from your association the day you list, so the seven-day review runs cleanly and early.
Florida requires milestone inspections for condominium buildings of three stories or more by December 31 of the year the building turns 30, and every 10 years after (Florida Statutes 553.899). Most Burnt Store Isles villas are one-story duplexes, and the Vizcaya coach homes offer an upper-level plan, so the answer depends on the specific building. We confirm your building's height and declaration before listing and say plainly whether the rule reaches it, because buyers and lenders ask.
The city's flat $1,010 and $1,035 figures are the single-family rates. Other property in the district pays by area: the city's fiscal year 2026 rate was $0.105 per square foot of land within 120 lineal feet of the seawall (City of Punta Gorda, Resolution 3831-2025). How that reaches a given condominium unit, directly on its bill or through the association's budget, is not uniform, and we do not guess. We read your tax bill and the association's budget, confirm the fiscal year 2027 figure with City Finance at (941) 575-3306, and put the answer in writing before a buyer asks.
A Burnt Store Isles seller owes a flood disclosure at or before contract under section 689.302, and a condominium seller the chapter 718 resale package. We also recommend disclosing in writing the deed-restriction appeal, known defects, storm history and the canal assessment, because each one surfaces during the inspection period anyway.
Data updated: September 2026 (Florida Statutes 689.302, 718.503 and 720.401; Burnt Store Isles Association, Realtor Information, Deed Restrictions and Deed Restrictions Update, read September 25, 2026).
This is general information, not legal advice; confirm with your closing agent, attorney or insurance agent which duties and coverages apply to your parcel. Several of these items give a buyer a reason to renegotiate or walk if they arrive late, so we make sure the right documents are in hand before any buyer signs.
The Burnt Store Isles Association describes itself as "established in 1983 as a non-profit corporation (not a mandatory HOA)," and says "BSIA membership is voluntary" (Burnt Store Isles Association, Realtor Information). There is no mandatory association assessment on a Burnt Store Isles single-family home, so a single-family sale carries no mandatory association estoppel. Florida's homeowners' association disclosure summary, section 720.401, is built around mandatory associations, and section 720.401(2) excludes associations governed by chapter 718. Ask your closing agent or attorney whether any summary applies to your parcel; for a condominium unit, the chapter 718 package applies instead.
Florida sellers must disclose flood-insurance claims, federal flood assistance and known flooding "at or before the time the sales contract is executed" (Florida Statutes 689.302). Every one of the 12 Burnt Store Isles addresses we checked sits in FEMA Zone AE, and the community took surge from Ian in 2022 and Milton in 2024. Complete the form carefully, attach your elevation certificate and your flood-insurance history, and let the record speak. A clean, documented answer is a selling point; a vague one invites a lower offer.
The association reports a 2025 circuit ruling that the recorded deed restrictions had expired, and an appeal to the Sixth District Court of Appeal that was still undecided as of September 25, 2026 (Burnt Store Isles Association, Deed Restrictions Update). We recommend disclosing the status in writing and letting title counsel address it in the commitment. A buyer who learns about it late may renegotiate or walk; a buyer who reads it in the listing file plans around it.
A Burnt Store Isles condominium seller works from the chapter 718 resale package and its seven-day cancellation window described above (Florida Statutes 718.503). Each of the complexes is its own association, and each issues its own estoppel stating what the unit owes. Order it as soon as a contract is signed; a special assessment adopted or proposed should be disclosed and priced, not discovered.
Disclose known facts that materially affect value in writing: a past roof leak, water intrusion, an unpermitted enclosure, marine work built without a Chapter 6 permit, or any substantial-damage letter from 2022 or 2024. Keep the repair permits and invoices together. Separately, a buyer's taxable value resets to market at purchase, so the buyer should budget from the price paid, not your bill; your homestead exemption ends with your ownership, and the flat canal assessment carries on regardless.
The association states that exterior changes, "including colors or land use," require its board's approval "for all property owners whether they are members of BSIA or not" (Burnt Store Isles Association, Deed Restrictions). Whether that can be enforced depends on the appeal, but a buyer's agent will still ask whether your roof, fence, paint color or pool enclosure was approved. Find the approval now, or disclose that none was sought.
A Burnt Store Isles buyer will ask the flood zone and the home's elevation, whether it took damage in Charley, Ian, Helene or Milton, the roof's age and wind-mitigation features, and what insurance will cost. Every address we checked was FEMA Zone AE with a 9-foot base flood elevation, so the elevation certificate leads the conversation.
Data updated: September 2026 (FEMA National Flood Hazard Layer, 12 addresses queried September 25, 2026; Charlotte County GIS web layers; City of Punta Gorda, Flood Information and 50 percent FEMA rule; National Hurricane Center tropical cyclone reports; Florida Statutes 627.351 and 627.711; Citizens Property Insurance, Inspections).
These questions are not hostile. They are what the buyer's lender, insurer and inspector will ask anyway. The seller who supplies the answers before the first showing controls the story.
We queried 12 addresses across Burnt Store Isles, from Twin Isles Country Club at 301 Madrid Boulevard to the canal streets and a villa on Albacete Circle. All 12 returned FEMA Zone AE, the coastal floodplain, with a base flood elevation of 9 feet, on panels 12015C0243G and 12015C0244G, both effective December 15, 2022 (FEMA National Flood Hazard Layer). Zone AE is a Special Flood Hazard Area, so a federally backed mortgage requires flood insurance. What sets the premium and the rebuilding rules is how high the lowest floor sits against that 9 feet, which is why an elevation certificate is the single most useful flood document in a Burnt Store Isles sale. We print the FEMA Map Service Center result for your address and attach the certificate to the listing file.
The effective flood maps were built on a preliminary study released in 2019 and took effect on December 15, 2022, weeks after Ian; no post-Ian restudy for Charlotte County had been posted when we last checked. The maps therefore do not yet reflect Ian's or Milton's surge. A buyer's insurer prices from the current map and the house's elevation, and your disclosure form covers what actually happened.
Punta Gorda enforces FEMA's substantial-damage and substantial-improvement rule strictly. The city counts "all repair costs, including labor and materials, OVERHEAD AND PROFIT," measures against the market value of the structure alone, not the land, and tracks improvements cumulatively (City of Punta Gorda, 50 percent FEMA rule). On a canal lot where the land carries much of the price, a large renovation of an older, lower house can cross the line and require elevating it. A buyer planning a remodel will ask for your permit history and any substantial-damage letters from 2022 and 2024, so we gather them first.
New homes in Burnt Store Isles are built to a 160 mph design wind speed for Risk Category II buildings (Charlotte County GIS, Florida Building Code wind speed layer). "Citizens requires a four-point inspection for all property owner, dwelling and mobile home applications for properties more than 20 years old" (Citizens Property Insurance, Inspections), and with a median single-family year built of 1998, that is most of Burnt Store Isles. Roofs older than 25 years (shingle) or 50 years (tile or metal) need documentation of at least five years of remaining life, and the association's rules call for tile, or metal and composite that resembles tile, so most roofs here run on the longer tile clock. Insurers must offer credits for documented wind-resistant features on the state's uniform mitigation form (Florida Statutes 627.711). We ask most Burnt Store Isles sellers to order the four-point and wind-mitigation reports before listing.
Citizens requires flood coverage on its policies by value and date: for policies effective in 2026 the line is $400,000 of replacement cost, and "January 1, 2027, for all other personal lines residential property insured by the corporation" (Florida Statutes 627.351). In Zone AE a buyer with a federally backed mortgage needs flood coverage anyway. FEMA's current pricing weighs flood frequency, distance to water, elevation and the cost to rebuild, and "most rates not increase more than 18% per year" under existing statutory limits (FEMA, Risk Rating 2.0). Your existing National Flood Insurance Program policy can often be assigned to the buyer, which keeps it on its glide path, so put it in the listing file.
"As of October 19, 2025, flood insurance premium discounts has remained the same at a 25% discount," the city says, because Punta Gorda is a Class 5 community in FEMA's Community Rating System (City of Punta Gorda, Flood Information; FEMA Community Status Book, Florida). For a Burnt Store Isles buyer comparing a city canal home with an unincorporated one, that discount belongs in the listing. No public source publishes an average Burnt Store Isles premium, and we do not estimate one; a buyer who can get a real quote in the first week is a buyer who closes.
Burnt Store Isles is in Charlotte County storm-surge Evacuation Zone A, and a point we queried inside the community falls within the county's mapped Coastal High Hazard Area (Charlotte County GIS web layers). Evacuation zones are not flood zones; Zone A means the county calls it first when surge threatens (Charlotte County, Know Your Zone). The National Hurricane Center's reports record Charley's eye passing over Punta Gorda on August 13, 2004, Ian's second landfall near Punta Gorda on September 28, 2022 with 3 to 5 feet of surge including Charlotte Harbor, and Milton's 5 to 8 feet of surge inundation in the northern portion of Charlotte Harbor in 2024 (Charley report; Ian report; Milton report; Helene report). Disclose any damage you know of and let the documented repairs answer it.
The state's My Safe Florida Home program requires an existing homestead exemption, so a new buyer is not eligible at closing. A Burnt Store Isles seller who used it should put the completed work and its permits in the listing file, because the buyer cannot apply for the same help on day one.
The Burnt Store Isles canal district means your buyer inherits a city-owned seawall that has already been replaced after Ian, a flat assessment of $1,035 for fiscal year 2027 instead of a seawall bill, and a route to Charlotte Harbor through a boat lock widened in 2025 to 40 feet of travel.
Data updated: September 2026 (City of Punta Gorda, Waterfront Living, Special Assessments, Upcoming Budget Process and Hurricane Repairs pages; City of Punta Gorda press release, January 22, 2025; BSI Canal Committee bulletins, 2025 and 2026).
On a canal home, these three facts decide the buyer's confidence before the house does. We state each one in the listing, with the city's own words and the date we read them.
On July 3, 1996, the city created the Burnt Store Isles Canal Maintenance Assessment District by Ordinance 1156-96. It is a Florida special district governed by the Punta Gorda City Council, and its scope, in the city's words, is "18 miles of seawall, 9 miles of canals, the BSI boat lock, and district mangrove management" (City of Punta Gorda, Waterfront Living). The city replaces the seawall, dredges the canal and maintains the lock. Everything landward and waterward of the wall stays with the owner: docks, pilings, lifts, davits, lights, water and power to the dock, and restoring sod, irrigation, walkways and landscaping after any seawall job, with the district providing "replacement sod only."
Fiscal year | Burnt Store Isles, per single-family parcel | Punta Gorda Isles, per single-family parcel |
|---|---|---|
2017 | $570 | $550 |
2019 | $555 | $650 |
2021 | $460 | $550 |
2022 | $560 | $650 |
2023 | $860 | $950 |
2024 | $985 | $1,100 |
2025 | $985 | $1,200 |
2026 | $1,010 | $1,350 |
2027, adopted September 9, 2026 | $1,035 | $1,500 |
Source: City of Punta Gorda, Special Assessments; fiscal year 2026 Burnt Store Isles rate set by Resolution 3831-2025; fiscal year 2027 levy from the city's July 1, 2026 agenda item for Burnt Store Isles and budget process page, adopted September 9, 2026.
The Burnt Store Isles assessment rose from $560 to $1,010 between fiscal years 2022 and 2026 as the city paid for Ian seawall replacements, about 80 percent, and the fiscal year 2027 step was $25. It is now $465 a year below Punta Gorda Isles. Because the assessment is flat per parcel, it does not rise with the value of the house, and homestead exemptions and caps do not reduce it. Framed that way, a buyer reads it as a predictable line that pays for a wall they will never have to replace themselves.
The city's hurricane-repair page is direct: "All seawall replacements in Burnt Store Isles have been completed. Punta Gorda Isles was divided into 5 work zones, with a repair schedule available for each" (City of Punta Gorda, Hurricane Repairs). For a Burnt Store Isles seller that completed status is a selling point: the buyer is not waiting in a queue for a new wall. The city also holds a right of way of 10 feet behind the seawall for its work, according to the canal committee chairman's 2022 explanation to residents (BSI Canal Committee, March 2, 2022), which a buyer planning a pool or lanai extension should know. If your wall shows new damage, report it to Public Works at (941) 575-5050 and put the city's written response in the file.
The city lists "the BSI boat lock" as part of the district. Its January 22, 2025 press release said the widening project "started on January 17, 2025," and that "the BSI Lock passage will provide 40' of travel through the lock and allow a fully assembled and loaded barge to access the canals for seawall repairs" (City of Punta Gorda press release, January 22, 2025, as posted by the association). The canal committee chairman reported the project complete in April 2025, "6 weeks ahead of schedule," after a final walk-through on April 17, 2025 (BSI Canal Committee, April 21, 2025. The city has not published the lock's chamber dimensions, operating procedure or vertical clearance on a public page, and we do not guess them in a listing.
Past the lock, the route runs through Alligator Creek, a natural tidal creek, to the east side of Charlotte Harbor. NOAA's Coast Pilot reported "6 feet in the channel leading to the creek" in 1991, an old survey (NOAA Coast Pilot 5). The city's boating page says "most of the PGI system" has no fixed bridges (City of Punta Gorda, Boating); it makes no such statement about Burnt Store Isles, and we have found no record that settles the Burnt Store Isles route either way. So a Burnt Store Isles listing makes no bridge-free claim in either direction. A buyer with a mast or a tower verifies the full route from your dock with Public Works before the inspection period ends, and we tell them so up front.
"All man-made canals in Punta Gorda Isles and Burnt Store Isles are within the speed zone" (City of Punta Gorda, Waterfront Property Owner's Manual), so every trip from the dock to open water starts at idle. At the water itself, the city's Chapter 6 rules require freestanding docks, pilings and lifts, tie-off anchors at least 6 feet landward of the seawall, no lift canopies or overhead covers, no floating docks in residential canals, and concrete docks no more than 10 feet waterward of the seawall; anything else needs a Canal Construction Special Permit from the Burnt Store Isles Canal Advisory Committee or City Council (City of Punta Gorda, Code of Ordinances Chapter 6). A dock or lift that meets those rules, with its permit in the file, is worth saying in the first paragraph of your listing.
The Burnt Store Isles deed-restriction case means your buyer is purchasing while a 2025 circuit ruling says the recorded restrictions expired and the association's appeal, case 6D2025-1778, was still undecided as of September 25, 2026. Stating that plainly in the listing file keeps the right buyers and prevents a late renegotiation.
Data updated: September 2026 (Burnt Store Isles Association, Deed Restrictions and Deed Restrictions Update, read September 25, 2026; association board minutes, September 4, 2026, draft; Florida appellate docket, 6D2025-1778).
This is the governance fact every Burnt Store Isles buyer and seller needs in writing. We report only what the record shows, and we do not predict the appellate outcome.
The recorded covenants sit at Charlotte County Official Records Book 328, Pages 85 through 91, and the association cites certificates of renewal at Book 2460, Page 425 (Burnt Store Isles Association, Deed Restrictions). In 1985, according to the association, "the responsibility for enforcement of the deed restrictions was conveyed from PGI, Inc. to BSIA by signed agreement." The association's rules on file call for tile roofs or metal and composite that resemble tile, set 25-foot front and rear and 7.5-foot side setbacks on canal lots, cap side and rear fences, and allow solar panels in line with Florida law.
The association reports that "in April of 2025, a hearing was held before a judge challenging the validity of the BSI deed restrictions," and that "the judge ruled that our deed restrictions had expired in January of 2001." It filed an appeal with the Sixth District Court of Appeal on July 24, 2025, in Burnt Store Isles Association, Inc. v. Stanley A. Munson and Dianne Marie Munson, case number 6D2025-1778 (Burnt Store Isles Association, Deed Restrictions Update; Florida appellate docket). Its board minutes of September 4, 2026 report that "the appeals case regarding the deed restrictions has still not been heard by the appeals court despite the deadline passing" (association board minutes, September 4, 2026, draft), and no decision had been issued as of September 25, 2026. Florida's Marketable Record Title Act, Chapter 712 of the Florida Statutes, is the law that extinguishes old recorded restrictions unless they are preserved; we do not characterize the court's reasoning beyond what the association reports.
The case matters most to three buyers. The buyer planning a metal roof, a new fence or a color change wants to know whether the association's rules can be enforced. The buyer planning to rent wants to know the same, although the waterfront declaration itself says its no-business rule "shall not prevent an owner of a building from renting said property for residential use," and the city has no short-term rental ordinance. And the buyer who chose Burnt Store Isles because of the restrictions wants to know they may not hold. We tell each of them to ask title counsel and the association where the case stands on the day of contract.
Burnt Store Isles is not gated, so open houses and signage are practical. The association's rules on file limit "For Sale" signs to one per property and to a small size, and we follow them unless title counsel advises otherwise. We let online marketing, photography from the water and our buyer database carry the load a large sign would carry elsewhere.
If you added a fence, a pool enclosure, a dock, a new roof or a new paint color, find the association approval and the city permit now. The association says its board approves exterior changes for members and non-members alike; the city's Chapter 6 permit governs anything at the water. An approval gap is easy to solve before a listing and expensive to solve during an inspection period.
We market a Burnt Store Isles home to the buyer its lot actually attracts: a boater who wants a newer canal home in the city, a golfer on the Twin Isles blocks, a seasonal owner in a villa, or a builder looking at a lot. Every listing gets professional photography, video, aerial footage and a documented file.
Data updated: September 2026 (City of Punta Gorda, Waterfront Living and Hurricane Repairs; Southwest Florida MLS Matrix, pulled September 25, 2026).
Before a Burnt Store Isles listing goes live we assemble the legal description with block and lot, the canal's name and type, the route and turns to the lock, the city's seawall replacement status for the frontage, the dock and lift permits, the most recent tax bill with the canal assessment, the FEMA zone printout, the elevation certificate, the four-point and wind-mitigation reports, the roof and window permits, any flood-insurance policy that can be assigned, and a current statement of the deed-restriction case. For a condominium we add the chapter 718 package. A buyer who can get an insurance quote on day three writes an offer on day four.
In Burnt Store Isles the water behind the house often sells it. Aerial footage shows what a description can only claim: the canal, its width, the turns to the lock, the mangrove edge behind a rim-canal lot, the long view down an interior finger, or the fairway behind a golf-course home. For older homes we photograph what has been replaced, the roof, the windows, the kitchen, the dock, because an out-of-state buyer comparing your 1990s house with a 2020 one on the next canal cannot see a permit date in a photo.
Because many Burnt Store Isles homes are listed under Punta Gorda Isles labels, a buyer searching "Burnt Store Isles" on a portal sees only part of the market. We label your listing correctly, market it on our team site at DomainRealtyGroup.com and to our database of qualified buyers across Southwest Florida, and promote it to out-of-state buyers searching Punta Gorda before they visit. When a sale needs to stay quiet, we can market it privately to qualified buyers first.
Where the homes built since 2010 sold at a $979,000 median, we market what an older house on the same canal offers: a lower price for the same water, an established lot, a finished pool and lanai, a dock already built and no construction next door. We price it against recorded closings of its own era, never against a newer neighbor's asking price.
Punta Gorda is an older, owner-occupied city: the Census Bureau reports 53.6 percent of residents aged 65 or older and an owner-occupied rate of 81.7 percent (U.S. Census QuickFacts, Punta Gorda city). Burnt Store Isles is not broken out separately, and we do not invent a figure for it, but its product, one-story canal homes around a golf club, draws the same retiree and seasonal buyer. We market to that buyer with the facts they ask first: drive times, the hospital, the flood file and the carrying costs.
We negotiate a Burnt Store Isles sale as the partners who priced it, with the recorded evidence in hand. That means answering roof, flood, seawall, dock and deed-restriction objections with documents rather than concessions, and protecting your net at the inspection, appraisal and repair-credit stages.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 25, 2026; Charlotte County Property Appraiser public sales files, our analysis).
Most Burnt Store Isles renegotiations happen after the inspection, usually over the roof, the four-point items, the openings, the dock and lift, or an unpermitted change. When the file already answers those questions, the buyer's leverage shrinks. When a repair request is fair, we price it; when it is a second negotiation on price, we say so and hold. The seawall itself is rarely a negotiation here, because the city owns it and the Ian replacements are complete.
An appraiser in Burnt Store Isles looks for comparables on the same kind of lot and of the same era. We give the appraiser our recorded sales, labeled by canal, rim canal or golf lot and by year built, so the value is built on the same evidence that set the price. With a 95.2 percent median sale-to-list ratio in the labeled sales, holding the appraisal is how a negotiated price reaches the closing table.
A higher price is not always the best offer. Financing type, insurance readiness, the inspection period, the closing date, the buyer's plans for the dock and the house, and their comfort with the deed-restriction case all change what you net and how likely the sale is to close. We lay the offers side by side and walk you through each one.
Selling a Burnt Store Isles home typically costs the documentary stamp tax on the deed at $0.70 per $100 of price, the negotiated commissions, title and closing fees, a condominium estoppel where one applies, and prorated taxes and the city canal assessment. There is no mandatory homeowners association transfer fee on a single-family home.
Data updated: September 2026 (Florida Statutes 201.02; City of Punta Gorda, Special Assessments; Burnt Store Isles Association, Realtor Information; Charlotte County Property Appraiser public sales files for the price points, our analysis).
Florida has no single closing-cost percentage; the pieces are set by statute, by the tax bill and by your contract. Here is how the fixed piece lands at three Burnt Store Isles price points.
Cost item | At $200,000 (Burnt Store Isles condominium median) | At $662,500 (Burnt Store Isles single-family median) | At $1,380,000 (highest recorded sale, 12 months) |
|---|---|---|---|
Documentary stamp tax on the deed, $0.70 per $100 | $1,400.00 | $4,637.50 | $9,660.00 |
Owner's title policy, if the contract assigns it to the seller | per the title company's quote | per the title company's quote | per the title company's quote |
Association estoppel | condominium association's fee | none mandatory for a single-family home | none mandatory for a single-family home |
Canal assessment and property taxes | prorated at closing | prorated at closing | prorated at closing |
Commissions | negotiable | negotiable | negotiable |
Price points are the 12-month medians and high from the Charlotte County Property Appraiser public sales files, our analysis. Deed stamp figures are our calculations from the statutory rate (Florida Statutes 201.02), not a quote.
The documentary stamp tax of 70 cents per $100 of consideration is set by section 201.02 and is usually paid by the seller. The owner's title policy, and who pays for it, is a term of the contract; we ask the title company for a written quote before we build your net sheet, so the number is real rather than a percentage.
The canal assessment is billed on the annual Charlotte County tax bill, so it is normally handled with the property-tax proration at closing, and your closing agent confirms the split. It was $1,010 for fiscal year 2026 and is $1,035 for fiscal year 2027, adopted September 9, 2026 (City of Punta Gorda, Special Assessments). The voluntary Burnt Store Isles Association dues of $50 a year are personal to the member and are not a closing item.
Commissions have always been negotiable. A seller can choose to offer buyer-broker compensation or a concession toward the buyer's costs, and both are terms of the contract. We walk through what is typical before you list and give every Burnt Store Isles seller a written net sheet.
If your Burnt Store Isles home is your homestead, Florida's portability rule can move part of your homestead assessment difference to a new Florida homestead if you establish it within the legal time limit, up to a statutory cap (Florida Statutes 193.155). You file with the property appraiser in the new county; in Charlotte County that is the Charlotte County Property Appraiser. We coordinate the timing of both sales.
You can get a free Burnt Store Isles home valuation three ways: through the Burnt Store Isles valuation form, through our Burnt Store Isles home valuation guide, or by calling Jesse McGreevy at (239) 898-6072. Each returns a range built from recorded Burnt Store Isles sales.
We do not send an automated number. We send the recorded sales on your kind of lot and era, the MLS days on market and sale-to-list figures beside them, your canal assessment line, the seawall status for your frontage, and a net sheet. There is no obligation.
Your address, the year your roof was installed, whether you have impact windows or shutters, whether you hold an elevation certificate, your dock and lift permits, and any association approvals for exterior work. That is enough to start. A walk-through, ideally ending at the dock, lets us see condition and the water, the two variables 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 too, read our guide to buying a home in Burnt Store Isles or see how we represent Southwest Florida buyers.
Most Burnt Store Isles owners net more by listing with an experienced team, because the canal, seawall, lock, flood and deed-restriction questions that stall a Burnt Store Isles sale are the ones an agent resolves. A cash sale trades price for speed; selling by owner saves a commission but leaves every disclosure to the seller.
Florida allows an owner to sell without an agent, and some cash buyers are legitimate. The question is what each route costs on a Burnt Store Isles home specifically, where most sales never carry the Burnt Store Isles label in the MLS and where the water and the paperwork set the price.
What you care about | List with McGreevy and Comisar | Sell to a cash buyer or iBuyer | Sell by owner |
|---|---|---|---|
Exposure to the full buyer pool | MLS with the correct label, our team site, our buyer database and out-of-state marketing | One buyer | Whatever you arrange |
Price discipline | Priced from the county record for your lot type and era, defended at appraisal | Offer typically discounted for speed and risk | Set by the owner, often from the thin MLS label |
The water: canal, lock route, seawall, dock permits | Documented and marketed first | Usually absorbed in the offer price | Handled by the owner |
Florida disclosures (flood, condominium package) and the deed-restriction case | Gathered and delivered before the buyer signs | Still owed by the seller | Owed by the seller, unaided |
Insurance readiness: elevation, four-point, wind mitigation | Ordered before listing | Often waived and priced in | Handled by the owner |
Negotiation after inspection | Partner-level, evidence-based | Often a second price cut | Owner negotiates directly |
Who should choose it | Most Burnt Store Isles sellers, especially canal homes | Owners who value speed over price, or homes that cannot be insured as they stand | Owners with a buyer already in hand and complete paperwork |
Choose a listing if your home's value depends on facts a buyer has to be shown: a newer roof, impact windows, a high lowest floor, a permitted dock and lift, a long-water view, a finished pool. Choose a cash sale if the home cannot currently be insured or financed and you would rather not repair it. Choose to sell by owner only if a buyer is already in hand, and even then have a closing agent or attorney handle the flood disclosure, the condominium package where it applies and the deed-restriction language. If you are unsure, a free valuation shows what each route would likely net.
McGreevy and Comisar are a top-reviewed Burnt Store Isles listing team, recognized with the Gulfshore Life Five Star award for customer satisfaction for 21 consecutive years. The reviews below are quoted exactly as clients wrote them on our Google Business Profile. We do not edit, combine or summarize client words, and we publish no aggregate score.
★★★★★ "Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!" Verified Google review
★★★★★ "Very professional, knowledgeable and responsive. We have had experience with them in both selling and buying a home. We recommend them highly." Verified Google review
★★★★★ "We have used his services for 5 transactions and every one has gone smoothly. He is a fantastic communicator, offers great representation, and is extremely honest." Verified Google review
When you list with a top-reviewed team of 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 Burnt Store Isles owners ask us most, and the questions people type into search about selling in Burnt Store Isles, answered directly from the county record, the city's canal records, the association's documents and Florida law. For anything specific to your parcel, call us.
Confirm your lot type, canal, rim canal or golf, gather the roof, window, elevation, dock and lift records, get a valuation built on Charlotte County's recorded sales for your lot type and era, state the deed-restriction appeal in writing, and list with a team that puts those facts in front of buyers on day one. Burnt Store Isles' 72 recorded house sales last year give us the comparables to price it right. Call Jesse McGreevy at (239) 898-6072 to start.
The best Burnt Store Isles listing agent prices from Charlotte County's recorded sales rather than a portal, can explain the canal district, the boat lock and the deed-restriction case to a buyer, and personally negotiates your sale. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, and we publish the criteria we think a seller should use to compare agents in our guide to the best real estate agents in Punta Gorda.
Your home's value is set by recent recorded sales on the same kind of lot, of the same era and size, with the same kind of water and dock. In the latest 12 months, Burnt Store Isles single-family homes recorded a $662,500 median on 72 sales, homes built since 2010 a $979,000 median, and condominiums a $200,000 median (Charlotte County Property Appraiser files, our analysis). A free valuation turns those medians into a number for your address.
On the county record for the 12 months of sales to September 2, 2026, Burnt Store Isles single-family homes sold at a $662,500 median, from $365,000 to $1,380,000, at a median $287.60 per square foot of the roll's living area. Condominiums sold at a $200,000 median on 13 sales and vacant lots at $385,000 on three. The 14 MLS-labeled closings had an $803,250 median.
Charlotte County recorded 72 qualified single-family sales in Burnt Store Isles in the 12 months from September 25, 2025, the newest dated September 2, 2026, worth $49,881,800, plus 13 condominium sales and three vacant-lot sales (Charlotte County Property Appraiser public sales files, our analysis). The MLS labels only 14 closings Burnt Store Isles for a similar year, which is why we lead with the county record.
For a correctly priced Burnt Store Isles home, the market is recovering. The recorded single-family median was $662,500 on 54 sales in 2026 through September 2, up from $620,000 for calendar 2025 and below the $852,500 peak of 2022, and volume is back near pre-storm levels. The risk is overpricing from a peak-year memory, not the calendar. We will run the numbers for your home.
Yes, from the peak, and they have turned up since 2025. The recorded single-family median fell from $852,500 on 57 sales in 2022 to $620,000 on 73 in 2025, about 27 percent, then recovered to $662,500 on 54 sales in 2026 through September 2 (Charlotte County Property Appraiser files, our analysis). Condominiums fell further on the longer windows, from a $315,000 median over 60 months to $200,000 over the latest 12.
Plan for about four months on market. The 14 MLS-labeled Burnt Store Isles closings of the 12 months to September 24, 2026 took a median of 121 days on market, against 79 days for Punta Gorda outside Babcock Ranch (Southwest Florida MLS Matrix). Closing then follows the contract timetable. A home with its elevation certificate, inspection reports and dock permits ready removes the usual reasons for delay.
The 14 MLS-labeled Burnt Store Isles sales of the latest 12 months closed at a median 95.2 percent of list price (Southwest Florida MLS Matrix, pulled September 25, 2026). That describes a market where buyers negotiate and where a price above the record costs time. A Burnt Store Isles home priced from the county record usually needs one price, not three.
The MLS counts only listings entered under its Burnt Store Isles label, 14 in the latest 12 months, while Charlotte County records every qualified deed on the Section 15 lots and the matched condominiums, 72 single-family and 13 condominium sales in a comparable window. Many Burnt Store Isles homes are listed under Punta Gorda Isles labels. We use the MLS for days on market and sale-to-list, and the county record for everything else.
Because Burnt Store Isles is recorded as Punta Gorda Isles Section 15 and its replat, and many MLS entries carry that label. It is a different community from the older Punta Gorda Isles canal grid, with its own canal district, lock route, assessment and deed restrictions. We label your listing Burnt Store Isles so buyers searching the name actually find it.
The highest recorded single-family sale of the latest 12 months was $1,380,000 for a 2020 home on Monaco Drive, recorded March 30, 2026, and a 2022 home on Macedonia Drive recorded at $1,375,000 the same month. The MLS high under the Burnt Store Isles label was $1,280,000 on Palermo Drive in December 2025. The top condominium sale was $292,300 at 3959 San Rocco Drive in January 2026.
On the county record for the latest 12 months, Burnt Store Isles single-family homes sold at a median $287.60 per square foot of the roll's living area: $225.33 for 1980s houses, about $290 for the 1990s and 2000s, and $393.59 for homes built since 2010. The MLS median for its 14 labeled sales was $313 per living square foot, on a different record. We use them as a check on a list price, never as the price.
Yes. The golf-course lots on Blocks 283, 284 and 288 through 294 carry their own 1970 declaration, with no boat, dock or seawall articles and a larger minimum lot, and they draw the golfer rather than the boater. They pay the same canal assessment as any single-family parcel. We price each against its own kind of recorded sale rather than the Burnt Store Isles median.
It depends on the house and the view. Rim-canal lots back onto mangrove and sit on single-seawalled perimeter canals with a 40-foot passage rule, while interior fingers have seawalls on both banks and a 50-foot channel. Some buyers pay for the preserve view; others want the wider water. We price each against recorded sales on the same canal type.
They set the ceiling a buyer compares against. In the latest 12 months the 15 recorded sales of homes built since 2010 had a $979,000 median, against $462,500 for the 22 built in the 1980s (Charlotte County Property Appraiser files, our analysis). None of the 72 was a builder's first sale, so your competition is the newer resale on the next canal. We price your house against its own era.
Yes. The county roll carries 79 vacant residential parcels, and three qualified lot sales in the latest 12 months ranged from $375,000 to $450,000 at a $385,000 median. Lot buyers ask about the seawall's status, the waterfront or golf-course declaration and its setbacks, the city's lot mowing assessment and the city's use of open lots for canal staging. We assemble those answers before listing.
Start with the association file: the declaration, bylaws, rules, budget, the estoppel, the insurance declarations and any special assessment. Burnt Store Isles condominiums recorded 13 sales in the latest 12 months at a $200,000 median, from $150,000 to $292,300, and buyers compare complexes on paperwork as much as price. We request the chapter 718 package the day you list.
Only if your building has three or more stories. Florida's milestone inspection rule reaches condominium buildings of that height by December 31 of the year the building turns 30, and every 10 years after. Most Burnt Store Isles villas are one-story duplexes, so we read your declaration and confirm the building's height before listing, and say plainly whether the rule applies.
It changes the price conversation, not the sale. Disclose any adopted or proposed assessment early, get the association's estoppel, and let us price the unit with the assessment in view. Buyers who see the numbers up front negotiate on them; buyers who discover them during the seven-day review often cancel.
A Burnt Store Isles seller owes a flood disclosure at or before contract under section 689.302, and a condominium seller the chapter 718 resale package. We also recommend disclosing in writing known defects, storm history, the canal assessment and the deed-restriction appeal. Your closing agent confirms which duties apply to your parcel.
There is no mandatory homeowners association in Burnt Store Isles; the Burnt Store Isles Association describes itself as "not a mandatory HOA" with voluntary membership. Florida's section 720.401 summary is built around mandatory associations and does not apply to chapter 718 condominiums. Ask your closing agent or attorney whether any summary applies to your parcel, and we will prepare whatever it is before the first showing.
We recommend disclosing it in writing and letting title counsel address it in the commitment. The association reports a 2025 circuit ruling that the restrictions expired and an appeal, case 6D2025-1778, that was still undecided as of September 25, 2026. A buyer who learns about it late may renegotiate or walk; one who reads it in the file plans around it.
That is unsettled. The association reports that a Charlotte County circuit judge ruled in April 2025 that the recorded deed restrictions had expired in January 2001. The association appealed to the Sixth District Court of Appeal in July 2025, and its September 4, 2026 minutes said the appeal had not been heard. Your buyer should ask title counsel for the status on the contract date.
The canal assessment is billed on the annual Charlotte County tax bill, so it is normally handled with the property-tax proration at closing, and your closing agent confirms the split. It was $1,010 per single-family parcel for fiscal year 2026 and is $1,035 for fiscal year 2027, adopted by City Council on September 9, 2026.
Not when it is framed correctly. The $1,035 fiscal year 2027 line buys city seawall replacement, canal dredging, mangrove management and the boat lock, work a Burnt Store Isles owner never contracts for alone, and it is $465 below the Punta Gorda Isles figure for the same year. Because it is flat, it does not rise with the value of the house.
No. The city owns and maintains the seawall under the canal district, and the city states that every Ian seawall replacement in Burnt Store Isles is complete. Your dock, lift, pilings and yard restoration are yours; gather their permits and put them in the listing file.
Report it to the city. The seawall belongs to the canal district, so new damage goes to Public Works at (941) 575-5050. Get the city's response in writing for the buyer's file, and let us show the buyer that the repair is the district's job, not theirs.
The sale does not need a permit, but a buyer will ask whether the dock and lift were permitted under the city's Chapter 6 rules, especially if they were rebuilt after Ian. Docks, pilings and lifts must be freestanding, and lift canopies and floating docks are prohibited. Gather the permits before listing; unpermitted marine work is a common inspection-period issue.
We cannot isolate its effect on price, and we do not claim one. What it changed is capacity: the city says the lock now gives 40 feet of travel, enough for a fully assembled and loaded barge doing seawall work, and buyers with larger boats ask about it. We cover it in every canal listing.
No, not as a blanket claim. The city says most of the Punta Gorda Isles system has no fixed bridges and makes no such statement for Burnt Store Isles, and we have found no record that settles the route either way. A buyer with a mast verifies the full route from your dock with Public Works before the inspection period ends.
Expect the documentary stamp tax of $0.70 per $100 of price, a negotiable commission, the owner's title policy if the contract assigns it to you, closing and recording charges, a condominium estoppel where one applies, and prorated taxes and canal assessment. On a $662,500 sale, the Burnt Store Isles single-family median, deed stamps alone are $4,637.50 by our calculation.
Almost certainly. All 12 addresses we checked across Burnt Store Isles returned FEMA Zone AE with a base flood elevation of 9 feet, on panels 12015C0243G and 12015C0244G effective December 15, 2022 (FEMA National Flood Hazard Layer, queried September 25, 2026). We print the FEMA Map Service Center result for your address and attach it to the listing file.
Yes. Section 689.302 requires the seller to disclose flood-insurance claims, federal flood assistance and known flooding at or before the time the contract is signed. In a Zone AE community after Ian and Milton, complete it carefully and attach your elevation certificate and insurance history; a documented answer is a selling point.
Yes, if you do not have one. Burnt Store Isles is Zone AE with a 9-foot base flood elevation, and a buyer's flood premium and rebuilding rules depend on the lowest floor against that figure. The county's GIS carries a layer of certificates already on file, so check there first. A certificate in the listing file answers the insurance question before it slows the deal.
It can. Punta Gorda counts labor, materials, overhead and profit against the structure's market value, not the land, and tracks improvements cumulatively, so a large renovation of an older, lower Burnt Store Isles house can require elevating it. We gather your permit history and any substantial-damage letters, because remodel-minded buyers ask.
Usually, yes. Most Burnt Store Isles homes are more than 20 years old, so Citizens and many carriers require a four-point inspection, and a wind-mitigation report documents the features Florida insurers must credit under section 627.711. With both reports in the listing file, a buyer can price insurance during showings instead of during the inspection period.
It is among the first questions a buyer's insurer asks. Citizens requires documentation of at least five years of remaining life on shingle roofs over 25 years and tile or metal roofs over 50 years. Most Burnt Store Isles roofs are tile, or metal and composite that resembles tile, under the association's rules, so they run on the longer clock. A reroof permit date answers the question early.
Disclose known damage that materially affects value, the repairs made and any flood claims the disclosure form asks about. Charley's eye passed over Punta Gorda in 2004, Ian made landfall near Punta Gorda in 2022, and Milton brought surge to Charlotte Harbor in 2024. Keep permits and invoices together; documented repairs reassure a buyer.
Burnt Store Isles is in Charlotte County storm-surge Evacuation Zone A, the first zone ordered to leave when surge threatens. An evacuation zone tells a resident when the county may order an evacuation, not how insurance is rated. Your buyer can check the exact address in the county's or the state's Know Your Zone tool.
Yes. Burnt Store Isles is not gated, so open houses and showings are practical. The association's rules on file limit "For Sale" signs to one per property and to a small size, and we follow them unless title counsel advises otherwise. For a canal home, we often show it from the dock first.
Yes. The waterfront declaration says its no-business rule does not prevent an owner "from renting said property for residential use," the city has no short-term rental ordinance, and condominium declarations may restrict rentals further. A buyer takes the property subject to the lease, so we market the rent, term and deposit clearly and schedule showings around the tenant with proper notice.
Yes. Many Burnt Store Isles owners are seasonal, and we manage showings, vendor access, inspections, the dock and lift checks and the closing remotely, with mail-away closing documents through the title company. We coordinate the city utility transfer and any seawall question with the city for you.
Start with title. The person with authority to sell, usually a personal representative or a trustee, signs the listing and the deed, which a probate attorney and the title company confirm. An estate home often needs a four-point report, an elevation certificate and a careful flood disclosure before it can compete. We price it on the county record and keep the family informed through closing.
You can, but the county-versus-MLS gap cuts both ways. Most Burnt Store Isles sales never carry the label in the MLS, so pricing from a portal or the 14 labeled sales misses most of the market. An owner also handles the flood disclosure, the deed-restriction language and the dock permits unaided. We will show you the net sheet either way and let the numbers decide.
Some Burnt Store Isles sales go to cash buyers, but no public record we used separates cash from financed sales for Burnt Store Isles, so we do not estimate a share. A legitimate cash buyer shows proof of funds, uses a licensed title company and gives you time to review. Compare any cash offer with a valuation of what the home would bring on the open market.
Florida's portability rule can move part of your homestead assessment difference to a new Florida homestead if you establish it within the legal time limit, up to a statutory cap, under section 193.155. You file with the property appraiser in the new county. We coordinate the timing of your Burnt Store Isles sale and your next purchase.
Often, yes. A new owner's taxable value resets to market at purchase, so the buyer should budget from the price paid, not your bill. The canal assessment is a flat non-ad valorem charge, $1,035 per single-family parcel for fiscal year 2027, so no exemption changes it. We show the buyer the bill so the reset is expected, not a surprise.
There is no published month that sells best in Burnt Store Isles, and we do not invent one. Many buyers here are seasonal and shop in person in the cooler months. What matters more than the month is that the elevation, roof, wind-mitigation and flood documents are ready, because those decide how quickly a buyer can insure and close in any season.
Twin Isles Country Club membership is optional and is not attached to Burnt Store Isles homes, so there is no mandatory club transfer at closing. If you hold a membership, we help coordinate with the club on its own resignation or transfer rules, which the club sets and does not publish; call it at (941) 637-1232.
Keep projects modest. Punta Gorda counts labor, materials, overhead and profit against the structure's value under the FEMA 50 percent rule, cumulatively, so a large renovation of an older, lower home can trigger elevation requirements. Paint, landscaping, repairs and documenting what is already new usually return more than a major remodel before a sale.
Yes. For owners who want privacy, we can market a Burnt Store Isles home quietly to qualified buyers before, or instead of, a public MLS launch. We will walk you through the trade-off: in a market where the labeled median was 121 days on market, exposure to the widest pool of buyers usually sets the best price.
A Burnt Store Isles specialist matters because the community's value is written in records most agents never read: which declaration a lot sits under, what the city's canal district has already replaced, how the boat lock and Alligator Creek shape the route, and where the deed-restriction appeal stands. Buyers pay for certainty on those points.
If you are thinking, "I need someone to sell my house in Burnt Store Isles, Florida," McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Burnt Store Isles, Punta Gorda, Charlotte County and the rest of Southwest Florida. Whether you are selling a Burnt Store Isles canal home, a rim-canal home, a golf-course home on the Twin Isles blocks, a villa at Villas of Burnt Store Isles, Villa Grande or Mondovi Bay, a coach home at Vizcaya, or a home in Punta Gorda Isles, Deep Creek or Heritage Landing, our team provides local market guidance, professional listing exposure and a clear plan to help you sell confidently.
Burnt Store Isles buyers are buying a canal or golf home inside the City of Punta Gorda, a boat behind the house, a private club at the center with optional membership, and a short drive to everything: about 8 minutes to downtown Punta Gorda, 7 minutes to I-75 at Jones Loop Road, 15 minutes to Punta Gorda Airport, 30 minutes to downtown Fort Myers and 45 minutes to Southwest Florida International Airport, by free-flow routing from 301 Madrid Boulevard computed September 25, 2026 (OSRM routing engine). Twin Isles Country Club plays an 18-hole, par-72 course designed by Ron Garl and Mark McCumber (Twin Isles Country Club). They are not buying a beach at the door: the nearest Gulf beach, Englewood, is about 52 minutes by car. Our Burnt Store Isles community guide covers all of it, and it is the same list we use to describe your neighborhood to buyers.
The biggest projects touching Burnt Store Isles are the city's own canal works. "The City of Punta Gorda purchased 5.78 acres at 3695, 3699, and 3731 S. Tamiami Trail for $900,000 to support maintenance of the Burnt Store Isles canal system," planned as a staging area for seawall and canal work (Gulfshore Business, as posted on the association's Current News), and the canal committee describes a plan to widen "5 rim canal corners, those being too tight for normal large barge movement," with no construction date announced (BSI Canal Committee, April 27, 2026). The chairman wrote that the city is financing the work up front and recovering it through the existing program, with "no changes" expected. Nearby, AdventHealth announced a freestanding emergency department at Jones Loop Road and Mac Ever Street, about 3 miles away, with no opening date we could confirm (AdventHealth announcement); the nearest full hospital today is AdventHealth Port Charlotte, about 21 minutes north. Punta Gorda Airport's terminal expansion, about $44 million for 12 gates, was expected to finish in May 2027 (Punta Gorda Airport, terminal expansion FAQs). We tell buyers what is coming and when, before they ask.
A free Burnt Store Isles home valuation tells you what you are working with. If you are also buying, whether moving within Burnt Store Isles or across Punta Gorda, see our guide to buying a home in Burnt Store Isles, our Punta Gorda Isles buyer guide, our Punta Gorda buyer guide and how we represent buyers across Southwest Florida. For the rest of the city, our guide to selling a home in Punta Gorda and Punta Gorda area guide use the same method.
Every document behind the figures in this Burnt Store Isles seller guide is public and free. These are the ones a Burnt Store Isles seller actually uses, each linked to the publishing authority's own copy.
Document | Publisher | Why a Burnt Store Isles seller needs it | Link |
|---|---|---|---|
Waterfront Property Owner's Manual | City of Punta Gorda | Seawall care, canal widths including the 40-foot perimeter passage, speed zones | |
Code of Ordinances, Chapter 6: Vessels, Docks and Waterways | City of Punta Gorda | The dock, lift and seawall rules a buyer checks your marine work against | |
Burnt Store Isles District Boundary Map | City of Punta Gorda | Which parcels pay the canal assessment | |
Burnt Store Isles Historical Aerials | City of Punta Gorda | How the canal system was built out | |
Burnt Store Inlet Widening Information | City of Punta Gorda | Background on the lock widening | |
Resolution 3831-2025, fiscal year 2026 assessment | City of Punta Gorda | The $1,010 single-family canal assessment and the per-square-foot rate | |
Fiscal year 2027 levy item, Burnt Store Isles | City of Punta Gorda | The $1,035 fiscal year 2027 assessment, adopted September 9, 2026 | |
Burnt Store Isles Lock Widening press release, January 22, 2025 | City of Punta Gorda, posted by the association | The 40-foot lock passage | |
Burnt Store Isles deed restrictions and policies | Burnt Store Isles Association | The four recorded declarations, setbacks, roofs and signs | |
Deed Restrictions Update | Burnt Store Isles Association | The 2025 ruling and the appeal the buyer will ask about | |
Florida Statutes 689.302, flood disclosure | Florida Senate | The flood form owed at or before contract | |
Florida Statutes 718.503, condominium resale disclosure | Florida Senate | The chapter 718 package and the buyer's seven-day window | |
Florida Statutes 201.02, documentary stamp tax | Florida Senate | The deed stamps on your settlement statement | |
FEMA Flood Map Service Center, search by address | Federal Emergency Management Agency | The flood zone printout for your address | |
Hurricane Ian Tropical Cyclone Report | National Hurricane Center | The storm record for Punta Gorda |
Every source below was read between August 27 and September 28, 2026, and figures carry the window and retrieval date stated beside them in the text. Retrieved on September 28, 2026 unless a line gives another date. Primary documents only: Florida Statutes, state and federal agencies, the City of Punta Gorda, Charlotte County and its Property Appraiser, the Burnt Store Isles Association's own documents and the courts. No listing site, brokerage or valuation aggregator was used for any figure in this guide.
McGreevy and Comisar are the Southwest Florida listing team Burnt Store Isles sellers call when a canal home has to be priced on 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 Burnt Store Isles seller guide we tracked 72 recorded single-family sales, 13 condominium sales and 3 lot sales in the Charlotte County deed file, and in the last 12 months we tracked the city's canal assessment to its adoption and the deed-restriction appeal on the state court docket, so each figure here comes from a public record you can check.
For this Burnt Store Isles guide we tracked 72 qualified recorded single-family sales, 13 condominium sales and three lot sales on the Section 15 plats and the matched condominiums, and every calendar year of single-family medians from 2009 to 2026, so the figures here come from public records and published statistics rather than estimates. Meet Jesse McGreevy, who leads the team's listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation, or see 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 your Burnt Store Isles valuation form, or read our Burnt Store Isles community 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 September 2026. This guide is general information about selling a home in Burnt Store Isles, not an appraisal and not legal, tax or insurance advice. Market figures change monthly and statutory figures change annually. Brokered by Domain Realty.