Burnt Store Lakes sells on the details: the POA estoppel, the lake or preserve view, the build rules and the new homes going up nearby. We price from 70 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 Lakes starts with a fact most listing agents never mention: about six in ten parcels on the Section 21 plat are still vacant homesites, and builders are filling them one lot at a time. That means your buyer is often touring a new build on the next street the same weekend. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, built this seller guide for owners of homes, lots and condominium units in Burnt Store Lakes, the deed-restricted lake community in unincorporated Charlotte County with a Punta Gorda 33955 address. For the full community picture, from the lakes to the schools, start with our Burnt Store Lakes community guide; for the city around it, see our Punta Gorda area guide.
If you are still choosing who should list your home, 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 them. Call Jesse McGreevy direct at (239) 898-6072, request a free Burnt Store Lakes home valuation, or use our Burnt Store Lakes valuation form. We send you the recorded sales we used, labelled by date and source.
To sell a Burnt Store Lakes home in 2026, price it on Charlotte County's recorded sales rather than the MLS alone, compete openly with the new homes going up nearby, and hand buyers the association, flood and insurance answers before they ask. The county recorded 70 sales here in the latest 12 months; the MLS caught 32.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis, sales recorded September 27, 2025 to September 26, 2026, newest recorded sale August 6, 2026; Southwest Florida MLS Matrix, closed sales September 26, 2025 to September 26, 2026, pulled September 26, 2026).
In the last 12 months we tracked 70 Charlotte County recorded sales in Burnt Store Lakes at a $422,500 median, and every price opinion our team writes here starts from that record.
Those two counts together describe the whole selling problem in Burnt Store Lakes. The county's recorded-sale file shows 70 qualified sales in the community's footprint over the latest 12 months at a $422,500 median: 63 homes on the platted Punta Gorda Isles Section 21 lots at a $432,000 median and 7 condominium units. The Southwest Florida MLS, searching the development label Burnt Store Lakes, shows 32 closings over nearly the same 12 months. The gap is mostly new construction. Sixteen of the 63 home sales were first sales of new homes, our builder-direct estimate, and builder-direct first sales generally never touch the MLS. A seller who prices from MLS comparables alone is looking at less than half the evidence, and a buyer's agent who quotes an MLS-only number is, too.
Five things move a Burnt Store Lakes sale price more than finishes do. The first is the year built, because the market splits cleanly between 1990s and 2000s homes and the homes built since 2020. The second is the living area against the association's 1,700 square foot minimum for new single-family homes, which quietly caps what an older, smaller house competes with. The third is the setting: a lake, a greenbelt or an interior lot surrounded by empty homesites. The fourth is the flood zone and elevation of your exact lot, because most sampled points here are FEMA Zone AE and two interior streets sampled Zone X. The fifth is the paperwork: the association's estoppel, the roof permit, the wind mitigation report and the elevation certificate. Every one of those is a matter of record, and none of them is visible to an automated estimate.
A Burnt Store Lakes resale does not compete only with other resales. It competes with a builder who can offer a new roof, new systems and a warranty on a lot two streets over, and with the owner of a vacant homesite who is willing to sell to that builder. It also competes, in a buyer's mind, with Burnt Store Marina next door, a different community in a different county that shares the same ZIP code. The listing that wins is the one that explains exactly what a Burnt Store Lakes home offers against each of those.
We cover the recorded market by segment, what the MLS misses, how the community benchmarks against its neighbors, how we price and market a home here, how a resale holds its own against builders, what lot owners should know, the flood and insurance questions a buyer will ask, the association rules that surface in a sale, the disclosures a seller owes, the cost of selling, the condominium market, the comparison with Burnt Store Marina and more than forty seller questions answered directly.
McGreevy and Comisar price Burnt Store Lakes homes on the records that move them: Charlotte County's recorded sales, including the builder-direct sales the MLS never sees, the association's estoppel and fee schedule, and the flood zone of your exact lot. We are the #1 team in Southwest Florida since 2012, and both partners work every listing.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis, September 27, 2025 to September 26, 2026; Southwest Florida MLS Matrix, pulled September 26, 2026).
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. Jesse McGreevy and Marc Comisar bring over 45 years of combined direct experience to every Burnt Store Lakes listing.
A Burnt Store Lakes listing agent has to know that the community is Punta Gorda Isles Section 21 in unincorporated Charlotte County and not part of Burnt Store Marina, that the streets are county roads paid for through the South Burnt Store Street and Drainage benefit unit, that the association's annual assessment is not published outside its member portal, that short-term rentals are prohibited, and that a buyer pays a $750 capital resale assessment at closing. Those are the facts buyers, lenders and title companies raise, and they are the facts we put in front of them first.
Across the Punta Gorda area, builder-direct sales are common, but Burnt Store Lakes is unusual because its builders work scattered lots inside an established community rather than a single new subdivision. One sale in four on the platted lots in the latest 12 months was a new home. We pull every recorded sale around your address, separate new homes from resales and set them beside the MLS comparables, matched by parcel and date so no sale counts twice. That is a pricing argument an MLS-only competitor cannot make.
Jesse and Marc both work every listing personally. The person who priced your Burnt Store Lakes home is the person who hears the buyer's objection about the flood zone, reads the inspection report on the roof and negotiates the repair credit. In a community where the median MLS listing took 91 days to sell over the latest 12 months, continuity is how a price holds.
Burnt Store Lakes recorded 70 qualified sales in Charlotte County's files over the latest 12 months at a $422,500 median. The 63 homes on the platted lots sold at a $432,000 median, from $217,500 to $795,000, and new homes and resales traded at almost the same price. Seven condominium units sold separately.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis, qualified improved sales recorded September 27, 2025 to September 26, 2026, newest recorded sale August 6, 2026 on the platted lots and June 18, 2026 in the condominiums).
Every number in this section comes from the county's recorded, state-qualified sales, the public record of what actually closed, rather than from asking prices or a portal estimate. Local MLS coverage is thin in Charlotte County, so in Burnt Store Lakes we lead with the county and use the MLS only for the two things it measures that the county does not: days on market and sale-to-list ratio.
Segment, 12 months to September 26, 2026 | Recorded sales | Median | Low | High | Dollar volume |
|---|---|---|---|---|---|
All sales in the Burnt Store Lakes footprint | 70 | $422,500 | $190,000 | $795,000 | $31,608,100 |
Homes on the platted Section 21 lots | 63 | $432,000 | $217,500 | $795,000 | $29,998,100 |
Single-family homes already coded as homes on the roll | 57 | $430,000 | $217,500 | $795,000 | $26,787,200 |
Condominium units in the seven regimes | 7 | Listed below (fewer than 10 sales) | $190,000 | $390,000 | $1,610,000 |
Source: Charlotte County Property Appraiser public sales files, our analysis. Qualified, improved sales over $1,000 using the state's qualification codes.
The difference between the 63 and the 57 is the county roll catching up with construction. Six of the 63 sales closed on new homes whose parcels the 2026 roll still coded as vacant, because the roll had not yet been updated for the finished house. The median home that sold was built in 2015 and had 2,040 square feet of living area on the roll, and the median sale worked out to $234.42 per square foot of the roll's living area. That measure is not the same as a listing's advertised square footage, so the two should never be compared directly.
Sale type on the platted lots, 12 months | Recorded sales | Median |
|---|---|---|
First sales of new homes (our builder-direct estimate) | 16 | $429,950 |
Resales | 47 | $435,000 |
All homes on the platted lots | 63 | $432,000 |
Source: Charlotte County Property Appraiser public sales files, our analysis. We flag a sale as builder-direct when it is the first qualified improved sale within one year of the home's year built, and we count the six sales on still-vacant-coded parcels as new homes. It is an estimate, not a recorded label.
This is the table that makes Burnt Store Lakes different from a built-out community. One sale in four on the platted lots was a new home, and the two groups closed $5,050 apart at the median. The recorded medians show no premium for new construction as a group. What they show instead is that a resale competes head to head with a builder, and that the resale wins or loses on presentation, documentation and price discipline.
Price band, platted lots, 12 months | Recorded sales | Share |
|---|---|---|
Under $250,000 | 1 | 2 percent |
$250,000 to $349,999 | 5 | 8 percent |
$350,000 to $449,999 | 27 | 43 percent |
$450,000 to $549,999 | 11 | 17 percent |
$550,000 and above | 19 | 30 percent |
Total | 63 | 100 percent |
Source: Charlotte County Property Appraiser public sales files, our analysis. Shares are rounded.
The market has a thick middle and a heavy top. Forty-three percent of home sales closed between $350,000 and $449,999, where most resales of 1990s and 2000s homes meet many of the new builds. Nearly one sale in three closed at $550,000 or more, and those were mostly newer, larger homes. Only six of the 63 sold under $350,000.
Year built | Home sales, 12 months | Homes on the roll with that year built |
|---|---|---|
Before 1990 | 1 | 25 |
1990 to 1999 | 14 | 144 |
2000 to 2009 | 11 | 284 |
2010 to 2019 | 10 | 69 |
2020 and later | 21 | 189 |
New homes the roll has not yet dated | 6 | Not yet on the roll |
Total | 63 | 711 |
Source: Charlotte County Property Appraiser public parcel and sales files, our analysis. The 711 includes a multi-family parcel built in 2025 and an improvement on a greenbelt tract.
The housing stock came in two waves, and the sales follow the newer one. Of the 711 parcels with a year built, 428 were built from 1990 through 2009, only 11 from 2010 through 2014, and 189 since 2020. Yet 21 of the year's sales were homes built in 2020 or later, plus the six new homes the roll had not yet dated. More than four in ten of the year's home sales were recent construction. For an owner of a 1990s or 2000s home, that is the competitive set, and it is why we price older homes against older homes first and against the new builds second.
Calendar year | Home sales, platted lots | Home median |
|---|---|---|
2019 | 40 | $314,000 |
2020 | 46 | $332,500 |
2021 | 44 | $399,250 |
2022 | 39 | $512,000 |
2023 | 25 | $565,000 |
2024 | 51 | $475,000 |
2025 | 62 | $430,000 |
2026, January 1 to September 26 | 38 | $468,200 |
Source: Charlotte County Property Appraiser public sales files, qualified improved sales, our analysis. In 2026 to date, the 32 sales on parcels coded as homes had a median of $464,000; the other six were new homes on parcels still coded vacant.
Read the table the way a seller should. The median rose about 80 percent from 2019 to its 2023 peak, but the 2023 figure rests on only 25 sales, the thinnest year in the table. Volume then more than doubled as prices eased, to 62 sales in 2025 at $430,000. The first nine months of 2026 show the median back up to $468,200 on 38 sales, with the caveat that a partial year and a larger share of new homes can move a median on their own. The condominium side has too few sales to read year to year; it recorded 6 sales in 2025 and 3 in 2026 to date, so we list the individual condominium sales below rather than quote a median.
Address | Sale price | Recorded | Year built | Living area on the roll |
|---|---|---|---|---|
17122 Barcrest Lane | $795,000 | October 15, 2025 | 2022 | 2,438 sq ft |
24319 Contra Costa Lane | $730,000 | June 29, 2026 | 2005 | 2,596 sq ft |
17411 Medillin Court | $715,000 | May 29, 2026 | 2016 | 2,448 sq ft |
16381 Cape Horn Boulevard | $695,000 | April 3, 2026 | 2023 | 2,363 sq ft |
16456 Cape Horn Boulevard | $695,000 | May 12, 2026 | New home, not yet on the roll | Not yet on the roll |
16285 Cape Horn Boulevard | $685,000 | August 6, 2026 | New home, not yet on the roll | Not yet on the roll |
Source: Charlotte County Property Appraiser public sales files, our analysis.
Five of the top six were built in 2016 or later, counting the two new homes the roll had not yet dated, and three sit on Cape Horn Boulevard, the community's main through-road. The exception is the 2005 home on Contra Costa Lane at $730,000, a reminder that a well-kept older home with more living area can still trade near the top when it is priced and presented against the right comparables.
With fewer than 10 condominium sales in the window, a median would describe a handful of units, so here are the sales themselves:
Condominium | Recorded | Price | Living area on the roll |
|---|---|---|---|
Villa Tuscany at Burnt Store Lakes, 17495 Boca Vista Road | March 6, 2026 | $390,000 | 2,023 sq ft (built 2007) |
Acapulco Club, 17094 Acapulco Road | February 26, 2026 | $225,000 | 1,313 sq ft |
Lake Costa Gardens, 16572 San Edmundo Road | October 15, 2025 | $210,000 | 1,313 sq ft |
Acapulco Lakes, 17288 Acapulco Road | October 6, 2025 | $205,000 | 1,313 sq ft |
Acapulco Club, 17084 Acapulco Road | October 15, 2025 | $200,000 | 1,500 sq ft |
Acapulco Lakes, 17258 Acapulco Road | November 10, 2025 | $190,000 | 1,500 sq ft |
Acapulco Place, Acapulco Road | Within the 12-month window | $190,000 | On the county record |
Source: Charlotte County Property Appraiser public sales files, our analysis. The newest condominium sale in the file is dated June 18, 2026. Sunset Palms Phase 1 and Boca Vista at Burnt Store Lakes recorded no qualified sale in the window.
The MLS alone misses more than half of Burnt Store Lakes sales. Charlotte County recorded 70 qualified sales in the community's footprint over the latest 12 months, while the Southwest Florida MLS development label caught 32. Builder-direct first sales and homes sold without a listing never reach the MLS.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis, September 27, 2025 to September 26, 2026; Southwest Florida MLS Matrix, Development is Burnt Store Lakes, closed sales September 26, 2025 to September 26, 2026, pulled September 26, 2026).
The gap is not a data error. It is the structure of this market. Sixteen of the 63 home sales on the platted lots were first sales of new homes, and a builder selling a finished house on a scattered lot often closes it directly with a buyer who never saw an MLS listing. Some resales also close privately. And the MLS development label itself misses some Section 21 sales that were listed.
Measure, Southwest Florida MLS, development label Burnt Store Lakes | 12 months to September 26, 2026 |
|---|---|
Closed sales | 32 |
Median sale price | $422,450 |
Price range | $200,000 to $825,000 |
Median days on market | 91 |
Median sale-to-list ratio | 95.9 percent |
Source: Southwest Florida MLS Matrix, pulled September 26, 2026. The MLS median is the mean of its two middle sales because 32 is an even count.
The MLS carries two measures the county file does not: how long a listed home sat and how close it sold to its asking price. A 91-day median means a correctly priced Burnt Store Lakes home should plan on about three months from listing to contract. A 95.9 percent median sale-to-list ratio means the typical listed home gave up about 4 percent from its final list price. Buyers here negotiate, but not deeply, when the price is defensible.
When a buyer's agent brings an MLS-only comparable set to the negotiation, they are working from less than half the recorded sales. The county record shows the builder-direct closings that set the ceiling for new construction and the resales that set the floor for your era of home. We bring the full county record to every negotiation and to the appraiser, because the buyer's lender will value the home on the evidence it is given.
For a Burnt Store Lakes listing we pull the recorded sales around your address, separate builder-direct from resale, group them by year built and living area, and set them beside the MLS comparables, matched by parcel and date so no sale is counted twice. When a buyer's agent quotes a lower MLS median, we can show the full record. Ask for the county record around your own address with a free Burnt Store Lakes home valuation.
Burnt Store Lakes' $432,000 platted-lot median sits below the city canal communities of Punta Gorda Isles and Burnt Store Isles and above Deep Creek, Burnt Store Marina and Heritage Landing on the same county records. On the MLS, listed Burnt Store Lakes homes sold faster and closer to list than Burnt Store Marina's.
Data updated: September 2026 (Charlotte County Property Appraiser and Lee County Property Appraiser public recorded-sale files, our analysis, 12-month windows ending on the dates shown; Southwest Florida MLS Matrix, pulled September 26, 2026).
A seller's decision variables are not the community's own median alone. They are how your home's likely buyer sees it against the alternatives within a short drive. The benchmark below comes from the same recorded-sale method for every community, with each window stated.
Community | Setting | Recorded sales, 12 months | Median recorded sale | Window ending |
|---|---|---|---|---|
Punta Gorda Isles, in-city sections | Canal grid, City of Punta Gorda | 344 | $693,000 | September 24, 2026 |
Burnt Store Isles, Section 15 single-family | Canals and golf, City of Punta Gorda | 74 | $662,500 | September 24, 2026 |
Burnt Store Lakes, platted lots | Freshwater lakes, unincorporated Charlotte County | 63 | $432,000 | September 26, 2026 |
Deep Creek, platted lots | Punta Gorda Isles plat outside the city | 297 | $360,000 | September 26, 2026 |
Burnt Store Marina, all homes | Gated marina and golf, Lee County | 106 | $360,000 | August 7, 2026 |
Heritage Landing, all products | Gated golf, Tern Bay community development district | 112 | $332,500 | September 24, 2026 |
Source: Charlotte County Property Appraiser public sales files, our analysis, for the Charlotte County communities; Lee County Property Appraiser public sales files, our analysis, for Burnt Store Marina.
MLS measure, 12 months, pulled September 26, 2026 | Burnt Store Lakes | Burnt Store Marina |
|---|---|---|
Median days on market | 91 | 247 |
Median sale-to-list ratio | 95.9 percent | 94.1 percent |
Source: Southwest Florida MLS Matrix, pulled September 26, 2026.
Compare like with like. Burnt Store Lakes' $432,000 is almost entirely detached homes; Burnt Store Marina's $360,000 is two-thirds condominiums, and its 37 houses sold at a $460,000 median, a closer comparison to Burnt Store Lakes' single-family $430,000. Deep Creek is the most useful comparison on paper because it is measured the same way, and Burnt Store Lakes' platted-lot median runs $72,000 higher. Part of that gap is age: the median Burnt Store Lakes home that sold was built in 2015, against 2001 for Deep Creek's platted-lot sales. On the MLS side, a listed Burnt Store Lakes home took a median 91 days against 247 next door and gave up less from its list price. For a seller, that says the Burnt Store Lakes buyer is active and decisive when the price is right. Our community guides for Deep Creek, Punta Gorda Isles and Burnt Store Isles cover those markets in detail.
In the latest 12 months, 19 of the 63 platted-lot sales closed at $550,000 or more, topped by $795,000 on Barcrest Lane. That top tier is priced home by home against the wider Punta Gorda market, not against the Burnt Store Lakes median, and it is where accurate comparables matter most. A newer 2,400 square foot home on a lake lot here competes with in-city homes on house for the money, and it often wins on the size and age of the house.
Burnt Store Lakes recorded 63 home sales on its platted lots in the latest 12 months at a $432,000 median, and 16 of them were builder-direct new homes, so the first thing we do for a seller here is price your home against the full county record, not the 32 sales the MLS caught. Request a free Burnt Store Lakes home valuation or call Jesse McGreevy direct at (239) 898-6072, and we will send the recorded comparables with the date and source beside each. You are working with Top 1% Real Estate Agents Nationally Since 2008. Buying your next home as well? See our guide to buying a home in Burnt Store Lakes and how we represent buyers across Southwest Florida, or call Marc Comisar at (239) 287-5873.
For a well-prepared Burnt Store Lakes home, yes. Recorded sales on the platted lots ran at a $468,200 median on 38 sales in 2026 through September 26, above $430,000 in calendar 2025, and listed homes sold at a median 95.9 percent of list. The real risk is overpricing against new builds, not timing.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis, calendar years 2019 to 2026 through September 26; Southwest Florida MLS Matrix, pulled September 26, 2026).
Three conditions outside the sales table also bear on timing. New homes keep adding supply at about the resale price, so a seller who waits is waiting against a growing pipeline. The flood and insurance rules have settled into a known shape, which lets a prepared seller answer a buyer precisely. And the November 2026 ballot carries two items a buyer may ask about: a property tax amendment and the county sales-tax extension that would fund a new road connector near the community.
The association reported 92 homes under construction in January 2024, and the county roll now shows 189 homes built from 2020 onward. About 1,130 of the plat's 1,848 parcels still carry a vacant residential code on the 2026 roll, a count that lags construction. A resale seller is not waiting for the builders to finish. They will be building here for years, and the resale that is priced and documented well now sells before the next wave of new homes lists.
Amendment 3, from CS/HJR 1-F, is on the November 3, 2026 ballot and needs 60 percent to pass, according to the Charlotte County Property Appraiser. It would lower the annual assessment cap on non-homestead property from 10 percent to 5 percent and raise the homestead exemption on non-school levies. It does not change portability or Save Our Homes. We do not predict ballot results, but a second-home buyer in Burnt Store Lakes may ask about it, and we answer with the Property Appraiser's own explanation.
Charlotte County's Burnt Store Road Area East/West Connector, also called the Tuckers Grade Extension, would link Burnt Store Road to U.S. 41. The county puts its cost at $46,176,000 and lists it as unfunded pending the November 2026 vote to extend the 1 percent local option sales tax. South of the county line, FDOT accepted a four-lane design concept for Burnt Store Road in Lee County on August 5, 2025, and nothing in the record widens the Charlotte County stretch past the community. We give buyers these facts with sources so the road never becomes a rumor that stalls a sale.
Many Burnt Store Lakes buyers are relocating or buying a second home, and many want to see a lake lot and a street in person before they commit. We plan a listing's launch around when your buyer is physically here and market it to out-of-state buyers before they arrive. The recorded count has ranged from 25 sales in 2023 to 62 in 2025, so buyers are active across the year; the calendar matters less than being ready.
We price a Burnt Store Lakes home from recorded closed sales of comparable homes on comparable lots inside Punta Gorda Isles Section 21, grouped by year built, living area and setting, then adjust for the flood zone and elevation, the roof and the paperwork. We never anchor to an automated estimate or a builder's list price.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis, September 27, 2025 to September 26, 2026; Southwest Florida MLS Matrix, pulled September 26, 2026).
The most common pricing mistake in Burnt Store Lakes is treating the community median as the price of a house. The $432,000 platted-lot median blends a 1990s home of 1,600 square feet with a 2023 home of 2,400 square feet on a lake. Those are different products that happen to share a plat.
We start with closed sales, not active listings, in the same era of construction and the same size band. For a 1990s or 2000s home, that means other resales from those decades, most of which closed between $350,000 and $449,999 in the latest year. For a home built since 2016, it means the newer resales and the builder-direct first sales from the county record, including the six new homes the roll had not yet dated. We add the MLS comparables for days on market and list-to-sale behavior, matched by parcel so nothing counts twice.
Automated valuation models read the public record. They cannot see that your roof is two years old or twenty, that your lot faces one of the association's lakes rather than an empty homesite, that your lowest floor sits well above the 8 or 9 foot base flood elevation, or that you hold a current wind mitigation report. The county roll carries no lake-frontage flag at all, so an automated estimate cannot even tell a lakefront lot from an interior one. Federal regulators adopted a quality control rule for automated valuation models used by lenders, effective October 1, 2025; a consumer instant estimate falls outside that rule entirely. The Zestimate is one such estimate, and we never price from it.
The 2021 restated declaration raised the single-family minimum living area for new homes from 1,200 to 1,700 square feet. That rule shapes value in two directions. An older home under 1,700 square feet is, in a sense, a product that can no longer be built here, which gives it an entry-price buyer but limits its ceiling. A home at or above the median 2,040 square feet competes directly with the new builds, and its price depends on how its age, roof and garage compare with theirs. We show a buyer exactly where your home sits against that floor.
The association counts eleven lakes, among them Eagle, Stork, Heron, Ibis, Egret, King Fisher, Osprey, Pelican and Spoonbill, and the plat records 247.43 acres of greenbelt. A home facing water or greenbelt reads differently from one surrounded by vacant homesites that may be built on next year. Because the county roll does not flag frontage, we read it from the plat, the survey and a site visit, and we price it from the recorded sales of comparable settings.
Listed Burnt Store Lakes homes sold at a median 95.9 percent of list price over the latest 12 months, after a median 91 days on market. The loss is concentrated in homes that launched above the market and reduced later while new builds listed around them. We would rather set a defensible price, show the evidence to every buyer's agent and hold it.
A Burnt Store Lakes resale competes with builders by selling what a new home cannot: a finished yard and street, a known roof and insurance history, an elevation certificate in hand and no construction timeline. In the latest 12 months resales closed at a $435,000 median against $429,950 for builder-direct new homes.
Data updated: September 2026 (Charlotte County Property Appraiser public roll and sales files, our analysis, September 27, 2025 to September 26, 2026; Burnt Store Lakes Property Owners' Association fee schedule effective February 1, 2026 and March 2024 newsletter).
About 1,130 of the 1,848 parcels on the Section 21 plat carried a vacant residential code on the 2026 county roll, roughly six in ten, against 711 with a year built. The association's own home page describes the community as "Presently 40% developed." The two measures come from different sources and describe slightly different things, and both say the same thing to a seller: the builders are not finished, and they will not be for years.
Many builders work Burnt Store Lakes on scattered lots rather than one builder releasing a phase. No public county or association record we reviewed lists every builder working in the community, so we do not publish a roster; the builder of record is on each home's permit. What we do know is the pace: the association reported 92 homes under construction in January 2024, and 189 homes on the roll date from 2020 or later.
A builder here does not have a free hand. Every new single-family home must have at least 1,700 square feet of living area, a tile or metal roof, at least a one-car attached garage and a cement, paver or stamped-concrete driveway under the restated declaration. The builder files a $250 new home construction application with the association, posts a $25,000 refundable builder completion deposit and a $5,000 clean-site deposit, and waits for the Architectural Review Committee's recommendation and the board's decision at its monthly meeting. A resale seller can use those rules in the listing: the new home next door will look and feel like part of the same community, because the association makes it.
We set your home beside the builder's base price and allowances in the listing materials, line by line: what the new home includes, what it costs to add landscaping, window treatments and a lanai, and how long it takes to move in. Buyers who are touring new construction the same weekend see the full comparison in writing. That is how a resale holds its price when a builder is framing a house two lots away.
Buyers ask about the dust and trucks. The honest answer is that the association's clean-site program exists for exactly that reason: builders post clean-site deposits, and the Architectural Review Committee inspects monthly until a final inspection closes the project. We say so in the listing, because a buyer who hears it from us trusts the rest of what we say.
Burnt Store Lakes lot owners should know that their lot competes with about 1,130 vacant-coded parcels on the 2026 county roll, that builders are active buyers, and that a lot buyer's first questions are the flood zone, utility availability, the association's building rules and the $297.83 street and drainage charge every lot pays.
Data updated: September 2026 (Charlotte County Property Appraiser 2026 roll, our analysis; Charlotte County South Burnt Store Street and Drainage FY2026 adopted and FY2027 approved budget; Burnt Store Lakes Property Owners' Association fee schedule effective February 1, 2026).
A vacant homesite is a different sale from a house. The buyer is usually a builder or an owner who plans to build, and both are pricing what the finished home will be worth against what it will cost to build it. The recorded improved sales on this page do not price a lot, so we price every lot from recorded vacant-land sales of comparable homesites on the plat.
Every lot pays the South Burnt Store Street and Drainage benefit unit at $297.83 per equivalent residential unit a year, the same rate as a finished home, a rate the county has held from fiscal 2017 to 2018 through its adopted fiscal 2026 and approved fiscal 2027 budgets. The South Charlotte Stormwater unit lists a vacant rate of $24.32. The association's annual assessment applies to lots as well; it is on the adopted budget and the estoppel certificate. Those carrying costs are part of the conversation with a seller who has held a lot for years.
Builders buy lots to build on, and they price them from their own cost sheets. An owner-builder buys a specific setting, often a lake view. We market a lot to both, with the flood, utility and association answers assembled before the first call, because the buyer who gets those answers on day one is the buyer who writes an offer.
A Burnt Store Lakes buyer will ask your FEMA zone and elevation, whether the home had storm damage or flood claims, what flood and wind insurance will cost, and how old the roof is. Most sampled Burnt Store Lakes addresses map Zone AE with an 8 or 9 foot base flood elevation, so answer in writing before showings.
Data updated: September 2026 (FEMA National Flood Hazard Layer, 12 addresses queried September 26, 2026; Florida Division of Emergency Management evacuation zone layer, same points; Citizens Property Insurance; National Hurricane Center reports).
The questions are not hostile. They are what a buyer's lender, insurer and inspector will require anyway. The seller who supplies the answers early controls the story. This is information, not insurance or legal advice; confirm your own coverage questions with your insurance agent, and your disclosure questions with your closing agent or attorney.
Street (sample address) | FEMA zone | Base flood elevation (NAVD88) | Evacuation zone |
|---|---|---|---|
Cape Horn Blvd (16293) | AE | 9 ft | A |
Acapulco Rd (16979) | AE | 9 ft | A |
San Edmundo Rd (16531) | AE | 9 ft | A |
Rio Togas Rd (24340) | AE | 9 ft | B |
Trading Post Rd (16221) | AE | 9 ft | B |
San Rafael Rd (24305) | AE | 9 ft | A |
Peppercorn Rd (24036) | AE | 9 ft | A |
Santa Inez Rd (24055) | AE | 9 ft | A |
Boca Vista Rd (17455) | AE | 9 ft | A |
Vincent Ave (23958) | AE | 8 ft | A |
Cabana Rd (24374) | X, shaded | None | B |
Vellum Cir (17536) | X, shaded | None | B |
Sources: FEMA National Flood Hazard Layer and Florida Division of Emergency Management Know Your Zone layer, queried September 26, 2026. Panels 12015C0416G and 12015C0418G, both effective December 15, 2022. A street sample is not a parcel determination; the FEMA Flood Map Service Center and Charlotte County's Know Your Zone lookup are the authorities for an address.
Buyers are often surprised that a freshwater lake community maps as AE. Every AE point sampled carries FEMA's "Coastal Floodplain" subtype, meaning the one-percent flood that sets the insurance rules here is a surge flood from Charlotte Harbor, not the lakes. A home whose lowest floor sits well above the 8 or 9 foot base flood elevation, documented on an elevation certificate, is a different insurance conversation from one at or below it. That is why the certificate is the single most useful flood document in a Burnt Store Lakes sale.
Zone AE is a Special Flood Hazard Area, and a federally backed mortgage on a building there requires flood insurance. A buyer financing a Zone X home on Cabana Road or Vellum Circle faces no federal purchase requirement from the map, though a lender can still ask. Charlotte County holds Community Rating System Class 5, a 25 percent discount on qualifying National Flood Insurance Program policies, and Burnt Store Lakes shares it as part of NFIP community 120061.
Citizens Property Insurance requires its personal-lines policyholders in Special Flood Hazard Areas to carry flood insurance, and its phase-in reaches all remaining policies by January 1, 2027. In Burnt Store Lakes terms, an AE house on Citizens has needed flood coverage since 2023, and a Zone X house on Citizens will need it by January 1, 2027. A buyer who plans to insure with Citizens will ask for your elevation certificate early.
The National Hurricane Center reports that Hurricane Charley's eyewall struck Punta Gorda in 2004 and that Hurricane Ian made landfall near Punta Gorda on September 28, 2022, with at least 200 homes destroyed in Charlotte County. Helene and Milton flooded parts of Punta Gorda's harbor front in 2024. None of those reports names Burnt Store Lakes, and we found no public source that says it flooded, or that it did not. Burnt Store Marina's documented Ian damage belongs to a different community in a different county. The answer for your home is your own permit, repair and claim history, and we put it in the listing file.
The restated declaration allows only tile and metal roofs on new structures and prohibits asphalt shingles on them, so a newer Burnt Store Lakes home usually carries a roof an insurer likes. For an older home, state law since 2022 lets an owner repair part of a roof without bringing the undamaged remainder to current code, as long as that remainder meets at least the 2007 Florida Building Code. Florida law requires insurers to offer premium credits for documented wind mitigation features, and Citizens requires a four-point inspection on homes over 20 years old; 428 homes on the roll here date from 1990 to 2009. We ask sellers to order a current wind mitigation report and, on an older home, a four-point inspection before listing.
Charlotte County applies FEMA's substantial improvement rule: if the cost of repairs or improvements exceeds 50 percent of the building's value, excluding land, the structure must be brought up to current code, including elevation. A buyer planning a large renovation of a 1990s AE home will price that in. We say so up front and show the elevation certificate, because it tells the buyer how much room the house has.
Florida's My Safe Florida Home program, run by the Department of Financial Services, has offered free wind mitigation inspections and matching hardening grants for eligible owner-occupied homes, subject to available funding. Grant amounts and eligibility change with each appropriation, so check the program directly. A seller who used it should put the completed improvements and their permits in the listing file, and any exterior hardening still goes through the association's Architectural Review Committee first.
The Burnt Store Lakes Property Owners' Association rules that surface in a sale are the estoppel certificate, the buyer's $750 capital resale assessment, architectural approval for past exterior work, open violations or fines, the rental registration and short-term rental ban, and the boat, fence and parking rules a buyer's move-in depends on.
Data updated: September 2026 (Burnt Store Lakes Property Owners' Association recorded declaration, bylaws, fee schedule effective February 1, 2026, rental form revised June 15, 2025 and enforcement rules of July 15, 2025; Charlotte County MSBU budgets).
Membership is mandatory. The declaration runs with every lot on the plat, the bylaws give each parcel owner one vote per parcel, and assessments and fines can become liens. The association is self-managed, with its own office at 16500 Burnt Store Road in Turtle Crossing Plaza rather than an outside management company. It operates under the Amended and Restated Declaration of Restrictions recorded October 29, 2021 as Instrument 3016231, amended November 15, 2023 as Instrument 3338908 and November 11, 2025 as Instrument 3586459.
The association does not publish its annual assessment outside its member portal; the amount is on the adopted budget and on the estoppel certificate. You may see a dues figure on a listing; we do not repeat one, because none comes from a document the association publishes. What is public is the structure: the assessment is billed annually on a fiscal year that runs October 1 to September 30, and since 2021 the members, not the board alone, adopt the budget and the assessment at the annual meeting.
The fee schedule effective February 1, 2026 prices a normal estoppel, delivered within 10 days, at $299, an expedited one in 3 days or less at $418, and $478 or $500 on a delinquent account. It lists a Capital Resale Assessment of $750, paid by the buyer. We put the $750 on the buyer's side of the net sheet from the first conversation so it never surprises anyone at closing, and we have the closing agent order the estoppel as soon as a contract is signed.
Nothing on the outside of a Burnt Store Lakes home changes without approval. Driveway, roof, painting, fence and irrigation applications carry no fee, and additions and exterior remodels, including lanais, pools and pool cages, cost $200, but every one needs the application. Buyers and their title companies increasingly ask for the approval letters for past work, so we gather them before listing.
Under the association's enforcement rules, a fining committee of members who are not directors must approve any fine, the owner gets 14 days' written notice of a hearing, fines run up to $200 a day to $3,000 for a continuing violation, and unpaid fines of $1,000 or more can become a lien on the lot. The recommended correction windows are short: 3 days for boats, trailers, RVs and parking, 2 days for garbage bins and 20 days for fences. Open violations surface on the estoppel, so clear them before you list.
Long-term rentals are allowed with registration: a landlord files the Rental Registration Form and a $100 fee at least 10 days before a lease begins. The 2021 restatement prohibits short-term rentals such as Airbnb and VRBO. For an investor buyer, that rule decides the math, so we state it in the listing rather than let it surface at the inspection.
Since 2025, boats, kayaks and canoes not covered by an association waiver must be stored in a garage or out of view, fences must be picket-style only, gravel driveways are prohibited and exterior lighting may not shine into neighbors' homes overnight. The 2021 rewrite allowed integrated RV garages on new construction. A buyer with a boat or a camper wants to know how your garage handles it, so we measure the garage door and say so.
The association maintains the lakes as common areas under the recorded declaration, runs the Community Park on Spoonbill Lake and the resident canoe and kayak launch on Bear Branch Creek, and keeps a Community Center room at its office. Burnt Store Lakes has no golf course, pool or clubhouse of its own, and the association states that it "is not a Charlotte County golf cart designated community." We list what the community has and what it does not, because a buyer who finds a gap on their own loses trust in the rest of the listing.
The platted streets are county roads, maintained through the South Burnt Store Street and Drainage benefit unit that Charlotte County created in 1990. It bills $297.83 per equivalent residential unit a year, and its fiscal 2026 budget carries a $5,617,139 paving line. The South Charlotte Stormwater unit is a second line, with a current maximum rate of $26.75 in the county's fiscal 2026 and 2027 budget. No community development district appears on the county or association records reviewed. We show both lines on the listing so a buyer sees the full cost of ownership on day one.
A Burnt Store Lakes seller owes a flood disclosure at or before contract, disclosure of known defects that materially affect value, the property tax disclosure in the contract, and, depending on what you own, the Chapter 720 homeowners' association disclosure summary for a house or lot, or the Chapter 718 condominium package for a condo unit.
This is general information, not legal advice. Your closing agent or real estate attorney confirms which duties apply to your parcel. We make sure the right documents are gathered before a buyer signs, because several of these duties carry a cancellation right for the buyer if they are missed.
Burnt Store Lakes has one mandatory, self-managed association under Chapter 720 of the Florida Statutes, the Burnt Store Lakes Property Owners' Association, over the Section 21 plat. Beside it sit seven small condominiums under Chapter 718, with 94 units between them: Acapulco Club (18 units), Acapulco Lakes (30), Acapulco Place (12), Lake Costa Gardens (6), Sunset Palms Phase 1 (10), Villa Tuscany at Burnt Store Lakes (10) and Boca Vista at Burnt Store Lakes (8). All seven were active on the Florida Division of Corporations' Sunbiz records as of September 28, 2026. Which disclosure you owe depends on which of the two you are selling.
Section 720.401 of the Florida Statutes applies to the sale of a lot or house in a community with a mandatory homeowners' association, and Burnt Store Lakes is one. Four facts from the statute matter to a seller:
In practice, the split in a Burnt Store Lakes resale is clear: the seller owes the disclosure summary before the buyer signs, and the buyer owes the $750 capital resale assessment at closing under the association's fee schedule. We prepare the summary with your closing agent and deliver it with the listing file.
Section 720.401 expressly does not apply to associations governed by Chapter 718, so a Burnt Store Lakes condominium seller follows the condominium statute instead. Under section 718.503, a condominium seller furnishes the buyer the declaration, articles, bylaws, rules, the association's budget and financial information and the frequently asked questions and answers sheet, and the buyer has a statutory window to cancel after receiving them. The condominium association issues its own estoppel under section 718.116; the Burnt Store Lakes association's fee schedule lists its own condominium estoppel line at $0. The association's recorded exhibit lists the Acapulco Club and Boca Vista lots among its multi-family lots, so whether a particular unit also carries a master-association obligation is a question for your closing agent or attorney, answered from both associations' documents before a buyer signs.
Section 689.302 requires a seller of residential property to give the buyer a flood disclosure at or before the time the contract is signed. Since October 1, 2025, under SB 948, the form asks whether the seller knows of flooding that damaged the property during their ownership, whether any flood insurance claim was filed, and whether the seller received federal flood-damage assistance. In a community where most sampled points are Zone AE, complete it carefully. If you do not know whether the home ever took water, say so plainly rather than guessing.
The Florida Supreme Court held in Johnson v. Davis (1985) that a home seller must disclose known facts that materially affect the property's value and are not readily observable to the buyer. For a Burnt Store Lakes home that can include past water intrusion, an unpermitted enclosure, an unapproved exterior change or an open permit. When in doubt, disclose, and put it in writing.
Section 689.261 requires the contract to carry a property tax disclosure summary warning the buyer not to rely on the seller's current property taxes, because a change of ownership resets the assessment. Your homestead exemption and Save Our Homes cap end with your ownership. The two county benefit-unit lines on a Burnt Store Lakes bill are flat charges that no exemption reduces, so they carry over to the buyer unchanged.
Section 553.79 bars a local building agency from penalizing an arm's-length buyer because a previous owner's permit was never closed, and lets an owner close a permit with a different licensed contractor. The statute protects the buyer from the agency. It does not stop a lender, title underwriter or buyer from requiring the permit to be closed before closing. We check the Charlotte County permit record before listing.
We market a Burnt Store Lakes home to the buyer its setting attracts: a relocating buyer who wants a newer home on a lake, a boater happy to keep a slip next door, a family who wants Charlotte County schools, or a builder. Every listing gets photography, video, aerial footage and a documented listing file.
In Burnt Store Lakes the setting is the product. Aerial footage shows which of the association's lakes or which greenbelt a home faces, how built out the street is, and how close the Community Park on Spoonbill Lake and the resident canoe and kayak launch on Bear Branch Creek sit. For an interior home, we photograph what an out-of-state buyer cannot see from a listing: the lot, the light, the lanai and the finished street.
Before a Burnt Store Lakes listing goes live we assemble the association's disclosure summary, the fee schedule showing the $750 capital resale assessment, the most recent tax bill with both county benefit-unit lines, the elevation certificate, the flood disclosure, the four-point and wind mitigation reports, the roof permit date, the architectural approval letters for past exterior work and the permit history. We publish the headline facts in the listing and hand the full file to serious buyers. A buyer who can get an insurance quote on day three writes an offer on day four.
A Burnt Store Lakes listing can mention Burnt Store Marina, about 3.9 miles and 10 free-flow minutes away, and its public restaurant and public tee times. It cannot imply membership there, because a Burnt Store Lakes deed carries none. We describe exactly what a buyer can use next door and lead with what the community itself offers: its lakes, the park, the kayak launch, county water and sewer, and Charlotte County schools.
Your listing appears on the MLS, on our team site at DomainRealtyGroup.com, in our database of qualified buyers across Southwest Florida and in marketing to out-of-state buyers searching the Punta Gorda area before they visit. Open houses are used where they help; for a vacant or seasonal home, private showings to qualified buyers usually work better. For owners who want privacy, we can market quietly to qualified buyers first and launch publicly with what we learn.
On a street where a builder is framing a house, we market what a new home cannot offer: finished landscaping, a completed street, a known roof, an insurance history and no build schedule. We price it against the builder's recorded closed sales, not the brochure, and we say so in the listing.
We negotiate a Burnt Store Lakes sale as the partners who priced it, with the county record in hand. That means answering flood, insurance, roof and association objections with documents rather than concessions, and protecting your net at the inspection, appraisal and repair-credit stages.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis, September 27, 2025 to September 26, 2026; Southwest Florida MLS Matrix, pulled September 26, 2026).
Most Burnt Store Lakes renegotiations happen after the inspection, usually over the roof, four-point items, a past water event or an exterior change without an approval letter. When the listing 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.
A buyer's lender orders an appraisal, and the appraiser values the home on the comparables available. In Burnt Store Lakes, where the MLS caught 32 of 70 recorded sales in the latest year, we give the appraiser the county record, including the builder-direct sales, so the value is built from the same evidence that set the price.
Financing type, insurance readiness, the inspection period, the closing date and the buyer's plans for the $750 capital resale assessment and the estoppel timing 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.
Commissions have always been negotiable. Since August 17, 2024, offers of compensation to a buyer's broker cannot be advertised on the MLS, and buyers sign a written agreement with their own agent before touring. A seller can still choose to offer buyer-broker compensation or a concession toward the buyer's costs. We walk through what is typical in the current market before you list.
Selling a Burnt Store Lakes home typically costs the seller the documentary stamp tax on the deed at $0.70 per $100, negotiated commissions, the owner's title premium if the contract assigns it, the association's estoppel fee, prorated taxes and county benefit-unit charges, and small recording fees. The buyer pays the $750 capital resale assessment.
Data updated: September 2026 (Florida Statutes 201.02 and 28.24; Florida Administrative Code rule 69O-186.003; Burnt Store Lakes Property Owners' Association fee schedule effective February 1, 2026; Charlotte County recorded sales, our analysis, September 27, 2025 to September 26, 2026).
Florida has no single closing-cost percentage; the pieces are set by statute, by rule and by your contract. For the full statewide walk-through with worked net sheets, see our guide to seller closing costs in Florida. Here is how it lands in Burnt Store Lakes.
Cost item | At $432,000 (platted-lot median, 12 months to September 26, 2026) | At $795,000 (top recorded sale, October 15, 2025) | Source |
|---|---|---|---|
Documentary stamp tax on the deed, $0.70 per $100 | $3,024 | $5,565 | Section 201.02 |
Owner's title insurance, promulgated rate, before any reissue credit, if the contract assigns it to the seller | $2,235 | $4,050 | Rule 69O-186.003 |
Burnt Store Lakes association estoppel | $299 normal, $418 expedited | $299 normal, $418 expedited | Association fee schedule |
Capital resale assessment | $750, paid by the buyer | $750, paid by the buyer | Association fee schedule |
Recording, per page | $10.00 first page, $8.50 each additional | $10.00 first page, $8.50 each additional | Section 28.24 |
South Burnt Store Street and Drainage charge | Prorated share of $297.83 a year | Prorated share of $297.83 a year | Charlotte County budget |
Commissions | Negotiable | Negotiable | NAR settlement terms |
Dollar figures are our calculations from the published rates. They are not a quote; the title company prepares the exact figures for the closing statement.
The rate is 70 cents per $100 of consideration under section 201.02, the same in every Florida county except Miami-Dade, applied to the full price and rounded up to the next $100. The contract allocates who pays it, and in most Charlotte County residential contracts the seller does. On the $432,000 platted-lot median, the deed stamps are $3,024.
Florida sets the owner's title premium by rule: $5.75 per $1,000 up to $100,000 of coverage and $5.00 per $1,000 from $100,000 to $1 million. Every title company charges the same premium for the same coverage. Who pays the owner's policy is a term in the contract, not a rule, so treat it as negotiated and ask us how it is being handled on your sale.
The association's fee schedule sets a normal estoppel at $299, expedited at $418, and $478 or $500 on a delinquent account, in line with the statutory caps the Department of Business and Professional Regulation publishes. If the association fails to deliver within the statutory deadline, no fee is owed. A condominium seller also pays for the condominium association's own estoppel under section 718.116.
Florida property taxes are paid in arrears for the calendar year, with early-payment discounts from November through February. At closing, taxes are prorated to the closing date, usually on the prior year's bill with the maximum discount. The South Burnt Store Street and Drainage and South Charlotte Stormwater charges ride on the same bill and are prorated with it. The association's annual assessment is billed by the association, not the county, and the contract sets how a paid assessment is shared, usually as a proration shown on the estoppel and the closing statement.
Capital gains on a home sale are a federal tax question, and the IRS explains the exclusion for a main home in Publication 523. If you will buy another Florida homestead, portability can move up to $500,000 of your Save Our Homes difference to the new home if you establish it within three years of January 1 of the year you gave up the old one; in Charlotte County you file form DR-501T with the Property Appraiser. Confirm both with your tax adviser or closing agent before you list.
Burnt Store Lakes condo sellers should know that the seven regimes recorded only 7 sales in the latest 12 months, so each unit is priced from a thin record, that the condominium association's own documents and estoppel govern the sale under Chapter 718, and that buyers read the budget and reserves before price.
Data updated: September 2026 (Charlotte County Property Appraiser public roll and sales files, our analysis, September 27, 2025 to September 26, 2026, newest condominium sale June 18, 2026).
Condominium | Units | Built | Street |
|---|---|---|---|
Acapulco Club | 18 (3 buildings) | 2008 | 17074, 17084 and 17094 Acapulco Road |
Acapulco Lakes | 30 (5 buildings) | 2008 | 17258 to 17298 Acapulco Road |
Acapulco Place | 12 (2 buildings) | 2008 | 17200 and 17210 Acapulco Road |
Lake Costa Gardens | 6 (1 building) | 2008 | 16572 San Edmundo Road |
Sunset Palms Phase 1 | 10 (two-unit buildings) | 2008 | 16296 to 16315 Sunset Palms Boulevard |
Villa Tuscany at Burnt Store Lakes | 10 (1 building) | 2007 | 17495 Boca Vista Road |
Boca Vista at Burnt Store Lakes | 8 (2 four-unit buildings) | 2006 | 17434 and 17444 Boca Vista Road |
Source: Charlotte County Property Appraiser public roll, our analysis.
With 7 condominium sales in 12 months, a median would be misleading, so we price each unit from its own building's sales history, reaching back further when needed, and from the association's budget and financial position. The Acapulco Road units of roughly 1,300 to 1,500 square feet recorded sales from $190,000 to $225,000 in the latest year; the one Villa Tuscany sale, a 2,023 square foot unit, closed at $390,000. Acapulco Lakes is a separate 30-unit regime, not another name for Acapulco Club, and we never price one from the other without saying so.
Buyers ask for the declaration, the budget and reserves, the insurance summary with its deductibles, the frequently asked questions and answers sheet and any pending special assessment. Each regime insures its own buildings, so the owner's cost is two layers: a share of the master policy through the dues and the owner's own unit policy. We request the package from the condominium association as soon as you list, so the buyer's review period starts with complete documents.
Florida requires milestone inspections and structural integrity reserve studies for condominium buildings three habitable stories or higher, under sections 553.899 and 718.112. Ask your association whether your building falls under those rules; if it does, have the reports ready, because buyers and their lenders ask for them.
Burnt Store Lakes sellers should tell buyers plainly that Burnt Store Lakes is not part of Burnt Store Marina. They are different plats in different counties under different associations, and a Burnt Store Lakes deed carries no membership next door. Then sell the difference: detached homes, lots, lakes and Charlotte County government.
Data updated: September 2026 (Charlotte County Property Appraiser and Lee County Property Appraiser public recorded-sale files, our analysis; Southwest Florida MLS Matrix, pulled September 26, 2026; FEMA National Flood Hazard Layer; Burnt Store Lakes Property Owners' Association; Punta Gorda Isles Section 22 Homeowners Association).
Both communities have a Punta Gorda 33955 mailing address, both were platted as numbered sections of the Punta Gorda Isles series, and they sit 3.9 miles and about 10 free-flow minutes apart by road. That is why buyers confuse them, and why a listing that blurs the line invites a problem at the inspection or the estoppel stage.
Decision factor | Burnt Store Lakes | Burnt Store Marina |
|---|---|---|
County and government | Unincorporated Charlotte County | Unincorporated Lee County |
Recorded plat | Punta Gorda Isles Section 21, Plat Book 13, Charlotte County | Punta Gorda Isles Section 22, Plat Book 28, Page 118, Lee County |
Association | Mandatory, self-managed Burnt Store Lakes Property Owners' Association, plus seven small condominium regimes | Mandatory master association, Punta Gorda Isles Section 22 Homeowners Association, above 47 sub-associations |
Gate | Streets are county roads maintained through a county benefit unit; no gate is described in the association's documents | Main gate staffed 24 hours a day |
Water | Freshwater lakes, eleven per the association; resident canoe and kayak launch to Charlotte Harbor; no boat ramp | Harbor marina on Charlotte Harbor |
Golf | None; not a golf cart designated community | 27-hole executive course owned by the master association, open to the public |
Recorded sales, 12 months | 63 on the platted lots, median $432,000 (to September 26, 2026) | 106, median $360,000 (to August 7, 2026) |
Product mix | Detached single-family homes (57 single-family sales at $430,000) and about 1,130 vacant-coded parcels | 37 houses at a $460,000 median and 69 condominiums at $275,000 |
New construction | 16 of 63 sales were builder-direct new homes | None of the 106 was a builder's first sale |
MLS days on market and sale-to-list | Median 91 days, 95.9 percent | Median 247 days, 94.1 percent |
Flood | 10 of 12 sampled points Zone AE at 8 to 9 feet; 2 in shaded Zone X | Harbor and basin streets sampled Zone AE 8; golf and interior streets Zone X |
Public schools | Charlotte County Public Schools: East Elementary, Punta Gorda Middle, Charlotte High | School District of Lee County |
Sources: Charlotte County and Lee County Property Appraiser public sales files, our analysis; Southwest Florida MLS Matrix, pulled September 26, 2026; FEMA National Flood Hazard Layer; the two associations' own sites.
A Burnt Store Lakes owner uses Burnt Store Marina's public-facing businesses the way any visitor does. Cass Cay Restaurant and Bar describes itself as "Open to the public," Burnt Store Marina Country Club states that "the public may book tee times," and Safe Harbor Burnt Store rents slips and dry storage on commercial terms. None of it comes with a Burnt Store Lakes deed, and the Burnt Store Lakes assessment pays for none of it. Our Burnt Store Marina guide covers that community in detail.
Choose Burnt Store Lakes if you want a detached single-family home or a lot to build on, a newer house, Charlotte County government and schools, freshwater lakes out back with a resident paddle route to the harbor, and no gate, marina or golf club dues in the neighborhood. Choose Burnt Store Marina if you want to live at a harbor marina, a condominium entry point, a gate staffed around the clock and a golf course your own association owns, and you are comfortable with a Lee County tax bill and Lee County schools. For a Burnt Store Lakes seller, the practical lesson is to market to the first list of buyers, precisely, and to let the second list self-select next door.
You can get a free Burnt Store Lakes home valuation three ways: through our Burnt Store Lakes home valuation page, through the valuation form for Burnt Store Lakes sellers, or by calling Jesse McGreevy at (239) 898-6072. Each returns a price range built from recorded comparable sales, labelled by date and source.
We do not send an automated number. We send the recorded comparables from the county file, including builder-direct sales where they matter, your flood zone and elevation position, the association and county charges a buyer will ask about, and a net sheet. There is no obligation.
Your address, the year your roof was installed, whether you have an elevation certificate and a wind mitigation report, whether any exterior work lacks an approval letter, and whether the home faces a lake or greenbelt. That is enough to start. A walk-through lets us see condition, which is the one variable no record holds.
Call Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873, or use the Burnt Store Lakes seller valuation form. 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, see our guide to buying a home in Burnt Store Lakes.
Most Burnt Store Lakes owners net more by listing with an experienced agent, because the builder competition, the flood file and the association paperwork are what stall a sale, and an agent resolves them. A cash sale trades price for speed; selling by owner saves a commission but leaves you every disclosure.
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 Lakes home specifically, where disclosure timing and insurance readiness decide whether a contract survives.
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, our team site, our buyer database and out-of-state marketing | One buyer | Whatever you arrange |
Price discipline | Priced from the county record, including builder-direct sales, and defended at appraisal | Offer typically discounted for speed and risk | Set by the owner, usually without the county record |
Competing with new builds | Side-by-side comparison against the builder's recorded sales | Not addressed; the buyer prices the risk | Handled by the owner |
Flood, insurance and roof questions | Answered in the listing file before showings | Usually absorbed in the offer price | Handled by the owner |
Association paperwork (720.401 summary, estoppel, approvals) | Gathered and delivered on time | Still owed by the seller | Owed by the seller, unaided |
Negotiation after inspection | Partner-level, evidence-based | Often a second price cut | Owner negotiates directly |
Who should choose it | Most Burnt Store Lakes sellers, especially newer, lakefront and higher-priced 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: the lake it faces, its elevation, a newer roof, a finished street. 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 prepare the section 720.401 summary and the flood disclosure. If you are unsure, a free valuation shows you what each route would likely net.
McGreevy and Comisar are a top-reviewed Burnt Store Lakes listing team, recognized with the Gulfshore Life Five Star award for customer satisfaction for 21 straight years. The reviews below are quoted exactly as clients wrote them on our Google Business Profile. We do not edit, combine or summarize client words.
★★★★★ "Working with Jesse and his team was truly an amazing experience. From the very beginning, they were professional, attentive, and incredibly knowledgeable. They guided us through every step of the process with patience and clarity, always making sure we felt comfortable and informed with every decision." Verified Google review
★★★★★ "We love working with Marc and Jesse at Domain. The entire team is professional and top notch. They go above and beyond for their clients. Highly recommend" Verified Google review
★★★★★ "Jesse and his team were the most professional and communicative people throughout the entire process! Always available and helpful! Highly recommended!" 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 Lakes owners ask us most, and the themes sellers search for, answered directly from the county record, the MLS and the association's own documents. For anything specific to your parcel, call Jesse McGreevy at (239) 898-6072.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis, September 27, 2025 to September 26, 2026, newest recorded sale August 6, 2026; Southwest Florida MLS Matrix, pulled September 26, 2026; Burnt Store Lakes Property Owners' Association fee schedule effective February 1, 2026).
Start by gathering the records a Burnt Store Lakes buyer will ask for: the association's estoppel, any architectural approval letters, the tax bill with both county benefit-unit lines, the elevation certificate, the roof permit and a wind mitigation report. Then price from Charlotte County's recorded sales, including builder-direct new homes, rather than the MLS alone, and list with an agent who puts those facts in front of buyers on day one. Call Jesse McGreevy at (239) 898-6072 to start.
The best Burnt Store Lakes listing agent prices from Charlotte County's recorded sales, knows what the builders down the street are delivering, and can walk a buyer through the association, the flood file and the county benefit units. McGreevy and Comisar are the #1 team in Southwest Florida since 2012 and Top 1% Real Estate Agents Nationally Since 2008, and both partners work every listing personally from pricing to closing.
Your value is set by recorded sales of comparable homes: the same era of construction, the same size band against the 2,040 square foot median, lake, greenbelt or interior setting, and the same flood zone. In the 12 months to September 26, 2026, homes on the Section 21 lots recorded a $432,000 median, resales $435,000 and builder-direct new homes $429,950. Request a free Burnt Store Lakes valuation and we will build a specific number with the comparables attached.
Recorded sales on the Section 21 lots ran at a $468,200 median on 38 sales in 2026 through September 26, against $430,000 on 62 sales in calendar 2025 and a $565,000 peak on 25 sales in 2023, per the Charlotte County Property Appraiser's files, our analysis. A partial year and a larger share of new homes can move a median on their own, so we read the trend alongside your home's own comparables.
Plan for about three months to a contract. The 32 MLS-labeled Burnt Store Lakes sales in the 12 months to September 26, 2026 took a median of 91 days on market and closed at a median 95.9 percent of list price. A home priced on recorded sales and presented with its paperwork ready tends to sit at the short end of that range; one priced against a portal estimate or a builder's list price tends to sit longer.
The MLS counts sales listed under the Burnt Store Lakes development label, 32 in the latest 12 months, while Charlotte County records every qualified sale on the community's parcels, 63 on the Section 21 lots plus 7 condominium units. The biggest gap is new construction, because builder-direct sales often close without an MLS listing. The medians still land close, $422,450 on the MLS and $432,000 on the county lots.
The top recorded sales in the 12 months to September 26, 2026 were 17122 Barcrest Lane at $795,000, built 2022; 24319 Contra Costa Lane at $730,000, built 2005; and 17411 Medillin Court at $715,000, built 2016. Twenty-seven of the 63 platted-lot sales closed between $350,000 and $449,999. Your own comparables depend on your home's era, size and setting, and we pull them lot by lot from the county file.
On the county record, homes on the Section 21 lots sold at a median of $234.42 per square foot of the roll's living area over the latest 12 months, on a median of 2,040 square feet. The MLS measures area differently, so we never compare a county figure with an MLS figure directly. Price per square foot also moves with age and roof: a 2020s tile-roof home and a 1990s home are different products at the same size.
Price against them honestly and sell what they cannot. The 16 builder-direct first sales in the latest 12 months had a $429,950 median against $435,000 for resales, so the recorded medians show no premium for new construction as a group. A resale offers a finished yard, a completed street, a known roof and insurance history and no build schedule. We put those side by side with the builder's price and allowances in writing.
It changes the conversation more than the price. Builders here must meet the same 1,700 square foot minimum, tile or metal roof and attached garage rules, post a $25,000 completion deposit and a $5,000 clean-site deposit, and pass monthly Architectural Review Committee inspections, so the new home next door will fit the street. We tell buyers that plainly, and we market the finished setting your home already has.
We do not publish a builder roster for Burnt Store Lakes, because no public county or association record we reviewed lists every builder working in the community; the builder of record is on each home's permit. What the record does show is a steady pace: 189 homes on the county roll were built from 2020 onward, and the association reported 92 homes under construction in January 2024.
Yes, and there is deep supply. About 1,130 parcels on the 2026 county roll carry a vacant residential code, so a lot competes with many others and with builders who buy lots to build on. Buyers ask four things first: the flood zone and base flood elevation, water and sewer availability through the county's Utilities Availability Form, the association's building rules and deposits, and the $297.83 street and drainage charge every lot pays.
That depends on your time, capital and appetite for construction. Building means the association's architectural review, a $250 application fee, a refundable $25,000 builder completion deposit and a $5,000 clean-site deposit, a county permit and financing, then selling a new home against builders who do this full time. Selling the Burnt Store Lakes lot as it stands is simpler. We price both paths from recorded sales so you compare numbers, not guesses.
From recorded lot sales, not home sales. The 63 qualified sales we report for the latest 12 months are improved sales only, so they do not price a homesite. For a Burnt Store Lakes lot we pull recorded vacant-land deeds on comparable homesites in the plat, then adjust for lake frontage, the flood zone and base flood elevation, utility availability and any shape issue against the declaration's 75-foot width and 7,200 square foot floor.
From recorded sales of comparable settings, read from the plat and a site visit, because the Charlotte County roll carries no lake-frontage flag. The association counts eleven lakes and maintains them as common areas, and the plat records 247.43 acres of greenbelt. A Burnt Store Lakes home facing water or greenbelt reads differently from one beside vacant homesites, and we price that difference from closings, never from asking prices.
It can. The 2021 restated declaration raised the single-family minimum for new homes from 1,200 to 1,700 square feet, so an older Burnt Store Lakes home under 1,700 square feet is a product that can no longer be built here. That gives it an entry-price buyer but a lower ceiling. A home at or above the 2,040 square foot median competes directly with new builds on age, roof and garage.
Selling costs include a negotiable commission, Florida documentary stamp tax on the deed at $0.70 per $100, title and closing fees, the association estoppel fee of $299 normal or $418 expedited, and prorated county taxes and benefit-unit charges. On the $432,000 platted-lot median the deed stamps are $3,024. The $750 capital resale assessment is the buyer's cost, not yours. We give every seller a written net sheet before listing.
The buyer. The Burnt Store Lakes Property Owners' Association fee schedule effective February 1, 2026 lists a Capital Resale Assessment of $750, paid by the buyer. The 2021 rewrite introduced it as a resale capital contribution for new buyers, not for a current owner buying an additional lot or home in the community. We disclose it in the listing so it never surprises a buyer at closing.
An estoppel certificate is the association's written statement of what the lot owes, and the buyer, lender and title company rely on it at closing. The Burnt Store Lakes association's fee schedule sets $299 for normal delivery within 10 days, $418 for expedited delivery in 3 days or less, and $478 or $500 on a delinquent account. A condominium seller also needs the condominium association's own estoppel under section 718.116.
The association does not publish its annual assessment outside its member portal; the amount is on the adopted budget and the estoppel certificate. The members adopt the budget and assessment at the annual meeting for a fiscal year running October 1 to September 30. A buyer weighs the assessment with the two county benefit-unit lines, so we show every charge on the listing rather than let a buyer guess.
Yes, through the estoppel and the closing statement. The Burnt Store Lakes association bills its assessment annually, and the estoppel certificate states what has been paid and what is owed. How a paid assessment is shared between seller and buyer is set by the contract, usually as a proration. The county's two benefit-unit lines ride on the property tax bill and are prorated with the taxes. We show both on your net sheet.
They can, and they show up on the estoppel. Under the association's enforcement rules, a fine can reach $200 a day per violation, up to $3,000, and unpaid fines of $1,000 or more can become a lien on the lot. Correction windows are short: 3 days for boats, trailers, RVs and parking, 2 days for garbage bins and 20 days for fences. Clear any open notice before you list.
For exterior work, yes. The Architectural Review Committee reviews applications and the board decides at monthly meetings. Driveway, roof, painting, fence and irrigation applications carry no fee; additions and exterior remodels such as a lanai or pool cage cost $200. New roofs must be tile or metal on new structures, and new fences picket-style under the 2025 amendments. Build the approval time into your Burnt Store Lakes listing date.
If you are selling a house or lot, yes. Section 720.401 requires the buyer to receive the disclosure summary before signing the contract, supplied by the seller on a resale, and the contract must carry the section 720.401(1)(b) voidability clause. If it is missed, the buyer may cancel within 3 days after receiving the summary or before closing, whichever comes first. Condominium units follow Chapter 718 instead; your closing agent confirms which applies.
Under section 718.503, a Burnt Store Lakes condominium seller furnishes the declaration, articles, bylaws, rules, the association's budget and financial information and the frequently asked questions and answers sheet, and the buyer has a statutory window to cancel after receiving them. Add the condominium association's estoppel and insurance summary. Your closing agent or attorney confirms whether any master-association document also applies to your unit.
From each building's own sales history and the association's budget, because the seven regimes recorded only 7 sales in the latest 12 months. The Acapulco Road units of about 1,300 to 1,500 square feet sold from $190,000 to $225,000, and one 2,023 square foot Villa Tuscany unit sold at $390,000. We reach back further than 12 months when a building is thin and say so on the valuation.
Section 689.302 requires a flood disclosure at or before the contract. Since October 1, 2025, it asks whether you know of flooding that damaged the property during your ownership, whether any flood insurance claim was filed and whether you received federal flood-damage assistance. In Burnt Store Lakes, where most sampled points are Zone AE, complete it carefully and attach the elevation certificate. If you do not know, say so plainly.
It shapes the buyer pool more than the price. Zone AE triggers a flood insurance requirement for a federally backed mortgage, so a buyer adds that premium to the monthly cost. But most of Burnt Store Lakes sampled AE, so your home is compared with other AE homes, and the 63 lot sales of the latest year still reached a $432,000 median. A lowest floor well above the base flood elevation, documented, is a real selling point.
Yes, if you do not have one. Ten of the 12 Burnt Store Lakes addresses sampled on FEMA's National Flood Hazard Layer mapped Zone AE with a base flood elevation of 8 or 9 feet, and a buyer's flood premium turns on where the lowest floor sits against that figure. Charlotte County's GIS already holds elevation certificates for some addresses in the community, so check there first before hiring a surveyor.
Usually, yes, especially on an older home. The county roll shows 144 Burnt Store Lakes homes from the 1990s and 284 from the 2000s, Citizens requires a four-point inspection on homes over 20 years old, and Florida requires insurers to offer credits for documented wind mitigation features. Having both reports lets a buyer price insurance during showings instead of during the inspection period, which keeps the contract on schedule.
Disclose known damage, repairs and any insurance or flood claims. Ian made landfall near Punta Gorda in 2022 and destroyed at least 200 homes in Charlotte County, according to the National Hurricane Center. We found no public record describing damage specific to Burnt Store Lakes, either way, but buyers will ask. Keep permits, repair invoices and the roof's permit date together, and confirm disclosure questions with your closing agent or attorney.
Keep projects modest. In a high-risk flood zone, Charlotte County applies FEMA's 50 percent rule: if repair or improvement costs exceed half the structure's value, the building must be brought up to current code, including elevation. Paint, landscaping, lawn care and repairs usually return more than a major remodel before a sale, and exterior work in Burnt Store Lakes needs association approval first. We walk the house with you and say what buyers here pay for.
When the home and the paperwork are ready. Recorded sales have ranged from 25 in 2023 to 62 in 2025, and 38 closed in 2026 through September 26, so Burnt Store Lakes buyers are active across the year. With a 91-day median on market, count back from the date you need to close, allow time for association approvals and the estoppel, and list with the elevation certificate and inspections done.
The 2026 median on the Section 21 lots, $468,200 on 38 sales through September 26, is above 2025's $430,000 and below 2023's $565,000 peak, and new homes keep adding supply at about the resale price. Waiting makes sense if your plans are flexible and your home needs nothing; selling makes sense if you are carrying a second home, facing a roof or insurance decision, or buying elsewhere. We run both scenarios.
Yes. We manage showings, vendor access, inspections, association paperwork and the closing remotely, with mail-away closing documents through the title company. Because no gate is described in the association's documents, showings do not run through a gatehouse, but lawn care and exterior upkeep still matter: the association inspects lot condition, and lawn violations carry short correction windows. We arrange a local contact for the house while it is listed.
Yes, if the lease allows showings and you plan the timing. The lease must already be registered with the association, with the $100 fee paid at least 10 days before it began, and short-term rentals such as Airbnb and VRBO are prohibited under the 2021 declaration. An investor buyer may want the tenant to stay; an owner-occupant usually wants the home empty at closing. We read the lease with you before listing.
Mention the neighbor, never blur the line. Burnt Store Marina is about 3.9 miles and 10 free-flow minutes from Cape Horn Boulevard, and its public restaurant and public tee times are a real draw. But a Burnt Store Lakes owner has no membership rights there, and the county, association and flood maps are all different. We describe exactly what a buyer can use next door and lead with Burnt Store Lakes itself.
No. Burnt Store Lakes is Punta Gorda Isles Section 21, recorded in Charlotte County under the Burnt Store Lakes Property Owners' Association. Burnt Store Marina is Punta Gorda Isles Section 22, a gated community recorded in Lee County under a different master association. They share Burnt Store Road, a county line and the 33955 ZIP code, which is why buyers confuse them, and why every listing we write states the difference plainly.
Mostly as a buyer question, not a price factor we can measure. FDOT's accepted four-lane design covers the Lee County segment from Van Buren Parkway to the county line, not the Charlotte County stretch past Burnt Store Lakes. Charlotte County's East/West Connector to U.S. 41 is unfunded and tied to the November 2026 sales-tax vote. We give buyers the project facts with sources so the road never becomes a rumor.
Expect requests for the association estoppel, the section 720.401 disclosure summary, the restated declaration and rules, architectural approvals for past exterior work, the tax bill showing both county benefit-unit lines, the elevation certificate, wind mitigation and four-point reports, the roof permit and the insurance history. On a condominium, add the condominium documents and the frequently asked questions and answers sheet. We assemble them before listing.
Florida's portability rule can move up to $500,000 of your Save Our Homes difference to a new Florida homestead established within three years of January 1 of the year you gave up the old one. If your next home is also in Charlotte County, you file form DR-501T with the Charlotte County Property Appraiser. Confirm the timing with your closing agent or tax adviser before you sell your Burnt Store Lakes home.
Capital gains on a home sale are a federal tax question, not a Burnt Store Lakes rule. The IRS explains the exclusion for a main home, and who qualifies, in Publication 523. A seller who used the home as a rental or second home should talk to a tax adviser before listing, because the numbers depend on your ownership and use history. We coordinate the timing with your adviser and closing agent.
Yes. A foreign seller of U.S. real property is generally subject to federal FIRPTA withholding at closing, handled by the closing agent. Talk to a tax adviser early, because the withholding rules and any reduction application take time. The Burnt Store Lakes paperwork is otherwise the same: the association estoppel, the section 720.401 disclosure summary for a house or lot, and the flood disclosure at or before contract.
The person with legal authority to sell, usually a personal representative appointed through probate or a trustee, signs the listing and the deed. Start with a probate attorney, then get a valuation. In Burnt Store Lakes the association estoppel, any open violations, the architectural approvals and the flood file matter just as much on an estate sale, and a vacant inherited home still needs lawn and exterior upkeep while it is listed.
Yes. For owners who want privacy, we can market a Burnt Store Lakes home quietly to qualified buyers before, or instead of, a public MLS launch. The trade-off is exposure: in a community where 16 of 63 recorded sales in the latest year were builder-direct new homes, a resale usually needs full exposure to be seen beside them. Some sellers test price privately for a short period, then launch publicly.
Because a Burnt Store Lakes sale turns on records and reach. We price from Charlotte County's recorded sales and the association's own documents, we know how to position a resale against the builders on the next lot, and we market to the qualified-buyer database of the #1 team in Southwest Florida since 2012. McGreevy and Comisar alone have over $900 million in sales. Call Jesse at (239) 898-6072 for a confidential conversation.
A Burnt Store Lakes specialist matters because value here is written in details most agents never learn: which Section 21 lots face a lake, which builder just finished next door, which charges ride on the county tax bill, what the estoppel will show and why the community is not Burnt Store Marina. Buyers pay for that certainty.
If you are thinking, "I need someone to sell my house in Burnt Store Lakes, Florida," McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Burnt Store Lakes, Punta Gorda, Charlotte County and the rest of Southwest Florida. Whether you are selling a 1990s home on San Edmundo Road, a new build on Cape Horn Boulevard, a lakefront home near Spoonbill Lake, a vacant homesite or a condominium on Acapulco Road or Boca Vista Road, our team provides local market guidance, professional listing exposure and a clear plan to help you sell confidently.
Burnt Store Lakes buyers are buying the lakes, the greenbelts, the Community Park on Spoonbill Lake and a resident paddle route through the mangroves to Charlotte Harbor, with downtown Punta Gorda about 18 free-flow minutes north and Burnt Store Marina's public restaurant and golf about 10 minutes south. Our Burnt Store Lakes community guide covers the whole picture, from schools to drive times, and it is the same record we use to describe your street to buyers.
The association office is at 16500 Burnt Store Road in Turtle Crossing Plaza, the Charlotte County Property Appraiser holds the recorded sales and parcel records, and Charlotte County's benefit units bill the streets and stormwater on the tax bill. Our own office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, and we work Burnt Store Road and the rest of Charlotte County from it. Knowing where every record lives is how we answer a buyer's question in a day instead of a week.
Burnt Store Lakes sits inside the wider Punta Gorda market, and some of your buyers will be comparing it with the city itself. Our guides to selling a home in Punta Gorda, Punta Gorda home values and buying a home in Punta Gorda cover the city side, and our Punta Gorda area guide covers the neighborhoods around it.
Before any of that, a free Burnt Store Lakes home valuation tells you what you are working with. If you are also buying, whether moving within Burnt Store Lakes or relocating, see our guide to buying a home in Burnt Store Lakes and how we represent buyers in Southwest Florida, or call Marc Comisar at (239) 287-5873.
Every document behind the rules and figures in this Burnt Store Lakes seller guide is public. These are the ones a Burnt Store Lakes seller actually uses, each linked to the issuing authority's own copy.
Document | Publisher | Why a seller needs it | Link |
|---|---|---|---|
Amended and Restated Declaration of Restrictions, 2021, with exhibits | Burnt Store Lakes Property Owners' Association | The recorded rules, building standards and multi-family exhibit | |
Recorded Bylaws | Burnt Store Lakes Property Owners' Association | Mandatory membership, voting and assessment liens | |
Summary of 2025 Governing Documents | Burnt Store Lakes Property Owners' Association | Fences, boats, lighting and enforcement changes | |
Fee Schedule, effective February 1, 2026 | Burnt Store Lakes Property Owners' Association | Estoppel fees, the $750 capital resale assessment and building deposits | |
Rules and Regulations, Governing Documents Enforcement, July 15, 2025 | Burnt Store Lakes Property Owners' Association | Fines, liens and correction windows | |
Rental Registration Form, revised June 15, 2025 | Burnt Store Lakes Property Owners' Association | Selling with a tenant in place | |
Ordinance 90-68, citing the Section 21 plat, Plat Book 13, Pages 1A through 1Z-21 | Charlotte County | The plat citation and the street and drainage unit | |
South Burnt Store Street and Drainage, FY2026 adopted and FY2027 approved budget | Charlotte County | The $297.83 annual charge a buyer will see | |
Corporation records search (association and condominium filings) | Florida Division of Corporations (Sunbiz) | Confirming the association's and each condominium's active status | |
Section 720.401, homeowners' association disclosure summary | Florida Senate | The pre-contract disclosure a house or lot seller supplies | |
Section 720.30851, homeowners' association estoppel certificates | Florida Senate | What the estoppel must state and what it may cost | |
Section 718.503, condominium resale disclosure | Florida Legislature | The package a condominium seller furnishes | |
Section 689.261, property tax disclosure summary | Florida Legislature | The tax warning every residential contract carries | |
Section 689.302, flood disclosure | Florida Senate | The flood form due at or before contract | |
FIRM panel index, National Flood Hazard Layer | Federal Emergency Management Agency | Panels 12015C0416G and 12015C0418G | |
Homeowner's Guide to the My Safe Florida Home Program | Florida Department of Financial Services | Wind mitigation inspections and hardening grants | |
Estoppel certificate fee schedule | Florida Department of Business and Professional Regulation | The current statutory estoppel caps |
Every figure in this Burnt Store Lakes seller guide traces to one of the primary sources below, read between September 24 and September 28, 2026: the Burnt Store Lakes Property Owners' Association, Charlotte County and its Property Appraiser, Clerk and Tax Collector, Charlotte County Public Schools, Florida statutes and agencies, federal agencies, the Burnt Store Road agencies and our own published guides. Recorded-sale figures are our analysis of the Charlotte County Property Appraiser's public sales and parcel files, qualified sales recorded September 27, 2025 to September 26, 2026. Days on market and sale-to-list figures come from the Southwest Florida MLS Matrix, pulled September 26, 2026, cited as text because it is a member system. No listing portal, brokerage or valuation aggregator was used for any figure.
McGreevy and Comisar are the Southwest Florida listing team Burnt Store Lakes sellers call when a home has to be priced on the record and sold without surprises. Jesse McGreevy and Marc Comisar personally handle every listing from pricing to closing, with over 45 years of combined direct experience between them, and they have been Top 1% Real Estate Agents Nationally Since 2008.
For this seller guide we tracked all 70 qualified recorded sales in the Burnt Store Lakes footprint over the latest 12 months, split the builder-direct new homes from the resales, and read the association's recorded declaration, fee schedule and enforcement rules, so the figures here come from public records rather than estimates.
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.
Meet Jesse McGreevy, who leads the team's listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation, or read more about McGreevy and Comisar. Buying in Burnt Store Lakes or anywhere in Southwest Florida? See how we represent buyers or call Marc at (239) 287-5873.
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, or start with the Burnt Store Lakes seller valuation form. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.
Updated September 2026. This seller guide is general information about selling a home in Burnt Store Lakes, not an appraisal and not legal, tax or insurance advice. Market figures change monthly and statutory figures change annually. Brokered by Domain Realty.