Burnt Store Marina sells on the details: Lee County taxes and flood maps, the Section 22 estoppel, each condo's milestone status and the slip contract. We price from 106 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 Marina starts with a fact most listing pages get wrong: the mail says Punta Gorda, but the government is Lee County. Lee County taxes your home, maps its flood zone and permits its repairs, Charlotte County supplies only the water and sewer, and your buyer's lender, insurer and closing agent will all work from Lee records. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, wrote this guide for owners in the harbor towers, the walk-up condominiums, the land-condominium homes and the platted golf and lake lots of Punta Gorda Isles, Section 22. For the community itself, our full Burnt Store Marina community guide covers the marina, the golf club, the gates, schools and daily life.
Call Jesse McGreevy direct at (239) 898-6072, or start with a free Burnt Store Marina home valuation. We send you the recorded sales we used, labeled by building, water class and date.
To sell a Burnt Store Marina home in 2026, price it on Lee County's recorded sales for your own building or neighborhood, put the flood, association and condominium facts in writing before a buyer asks, and market it to the boater, golfer or seasonal owner it suits. Buyers are here, but they are taking their time.
Data updated: September 2026 (Lee County Property Appraiser public sales files, newest recorded sale August 7, 2026; Southwest Florida MLS Matrix, pulled September 26, 2026).
In the last 12 months we tracked 106 Lee County recorded sales in Burnt Store Marina at a $360,000 median, and every price opinion our team writes here starts from that record.
Two numbers frame the whole market. Lee County recorded 106 qualified home sales inside the community in the latest 12 months, so homes are selling. The 30 of those sales that the Southwest Florida MLS labeled Burnt Store Marina took a median of 247 days on market, so buyers are reading every document before they commit. A seller who prices from the county record and hands a buyer the estoppel, the flood file and the building's inspection status on day one is the seller who closes.
Four things move a Burnt Store Marina price more than finishes do. The first is the water class the Lee County Property Appraiser assigns your parcel: Bay, Canal, Lake, Golf or Dry. The second is the building: a seven-floor tower on Prosperity Point, a 1979 walk-up on the golf side, or a detached home on a land-condominium lot. The third is the flood zone, AE 8 on the harbor and basin streets or X on the golf and interior streets. The fourth is the association stack: the Section 22 master association, your own sub-association, and for three Area IV communities a different arrangement altogether. Every one of those is public record, and none of them is visible to an automated estimate.
This guide walks through the current Burnt Store Marina market on the county record and the MLS, how the community measures against its Punta Gorda neighbors, what the Lee County line changes for a seller, recent sales with days on market and sale-to-list, how we price and market a home here, the condominium inspection and reserve rules, the Chapter 720 and Chapter 718 disclosure fork, flood and insurance questions, the marina and club memberships, what it costs to sell, and more than forty seller questions answered directly.
McGreevy and Comisar price Burnt Store Marina homes on the Lee County record, not a portal estimate, and the partners who set your price are the partners who negotiate it. Jesse McGreevy and Marc Comisar lead the #1 Team in Southwest Florida since 2012 and bring over 45 years of combined direct experience.
We answer your phone, walk your building's paperwork and sit at the table when the inspection report arrives. 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, and the #1 team in Bonita Springs by sales volume and by transaction sides. If you are comparing listing agents before you choose, our guide to the best real estate agents in Punta Gorda sets out the criteria we think a seller should use, and we are comfortable being measured against it.
A Burnt Store Marina listing agent has to know that the community is Punta Gorda Isles, Section 22, recorded in Lee County at Plat Book 28, Pages 118 through 138; that Lee tax district 034 covers the core while Vista del Sol and The Resort carry a different district code; that Safe Harbor owns the marina while the owners' association owns the golf course; and that 1,212 of the 1,877 homes on the Lee roll are condominium units. Those are the facts a buyer's attorney and insurer raise, and they are the facts we put in front of them first.
Jesse and Marc both work every listing personally. The person who priced your home is the person who hears the buyer's objection, reads the inspection report and negotiates the repair credit. In a market where the median MLS-labeled sale here took 247 days, continuity is not a courtesy. It is how a price holds through a long listing.
We will not quote you a number we cannot source, anchor your price to an online estimate, or invent a comparable sale. Where a figure is not public, such as the Section 22 master assessment or a building's reserve balance, we say so and go get the document that holds it. That habit is why buyers' agents trust our listing files.
The Burnt Store Marina market is steady in volume and softer in price. Lee County recorded 106 qualified home sales in the latest 12 months at a $360,000 median, 37 houses at $460,000 and 69 condominium units at $275,000, while the 30 MLS-labeled closings took a median 247 days.
Data updated: September 2026 (Lee County Property Appraiser public parcel and sales files, downloaded September 26, 2026, newest recorded sale August 7, 2026; Southwest Florida MLS Matrix, pulled September 26, 2026).
In Lee County we lead with the county's recorded sales and show the MLS beside them. The county record counts every qualified, improved sale on the community's parcels; the MLS counts only the listings its agents labeled with the Burnt Store Marina development name. Only the MLS carries days on market and sale-to-list, so both layers belong on a seller's desk.
Segment | Recorded sales | Median | Low | High | Dollar volume | Median price per heated sq ft |
|---|---|---|---|---|---|---|
All homes | 106 | $360,000 | $70,000 | $1,150,000 | $42,068,850 | $230.92 |
Single-family and land-condominium homes | 37 | $460,000 | $100,000 | $1,150,000 | $20,409,200 | $269.23 |
Condominium units | 69 | $275,000 | $70,000 | $895,000 | $21,659,650 | $202.24 |
Source: Lee County Property Appraiser public sales files, qualified improved sales recorded from September 1, 2025 to August 7, 2026, our analysis. None of the 106 was a builder-direct first sale; Burnt Store Marina is essentially built out, so every sale was a resale. The two lows, a Commodore Club unit at $70,000 and a 1993 Courtyard Landings home at $100,000, are recorded as qualified but do not move the median, and we would not price anything from either.
Measure | Burnt Store Marina (MLS development label) |
|---|---|
Closed sales | 30 |
Median sale price | $323,750 |
Price range | $175,000 to $1,150,000 |
Median days on market | 247 |
Fastest sale | 26 days |
Median sale-to-list ratio | 94.1% |
Median price per living sq ft | $225 |
Source: Southwest Florida MLS Matrix, Development is Burnt Store Marina, closed September 27, 2025 to September 26, 2026, pulled September 26, 2026. One row filed under a Cape Coral address was a coding error and is excluded. The county's price per square foot uses the Lee roll's heated area and the MLS figure uses living area, so the two are never compared directly.
Many Burnt Store Marina condominiums are listed under their own building name with a blank or different development field, so the MLS label catches under a third of the recorded sales. Of the 30 labeled closings, 11 carried only the generic Burnt Store Marina name and the rest were spread across the Resort, Prosperity Point, the Grande Isle towers, Emerald Isle, Commodore Club, Harbor Towers, the Esplanade, Courtyard Landings, Cobia Cay Estates and Keel Club. Where the two layers overlap they agree: the $1,150,000 Sunset Key Circle sale of July 13, 2026 is the high in both. A competitor who prices from an MLS search alone is working from a third of the evidence.
Window | County recorded sales | County median | House median | Condominium median | MLS median days on market | MLS median sale-to-list |
|---|---|---|---|---|---|---|
12 months | 106 | $360,000 | $460,000 | $275,000 | 247 | 94.1% |
24 months | 203 | $375,000 | $510,000 | $300,000 | 103 | 93.5% |
36 months | 282 | $388,750 | $521,000 | $336,000 | 98 | 94.0% |
60 months | 544 | $410,000 | $532,500 | $375,000 | 40 | 96.8% |
Source: Lee County Property Appraiser public sales files and Southwest Florida MLS Matrix, windows ending September 26, 2026, our analysis. Each longer window carries a higher median than the one inside it, which is the arithmetic of a market that peaked and has been giving ground. Days on market is the sharper signal: a 40-day median over five years has become a 247-day median over the last one. What has not changed is sale-to-list, which has stayed within about three points across every window, so homes that sell still sell close to their final asking price. The lesson for a seller is that the discount shows up as time, and time is what a correct launch price saves.
Burnt Store Marina's $360,000 recorded median sits beside Heritage Landing's and about half the Punta Gorda Isles and Burnt Store Isles medians, because two of every three sales here are condominiums. Its MLS sales took a median 247 days and closed at 94.1 percent of list, with faster sales closing nearer full price.
Data updated: September 2026 (Lee County Property Appraiser and Charlotte County Property Appraiser recorded-sale files, latest 12 months, our analysis; Southwest Florida MLS Matrix, pulled September 26, 2026, our analysis).
A benchmark is only useful when it compares like with like. The first table sets Burnt Store Marina against three Punta Gorda neighbors on the same measure, each county's recorded sales over its latest 12 months. The second splits Burnt Store Marina's own MLS closings by speed and by price, because those are the two decisions a seller controls.
Community and what the count covers | County | Recorded sales, 12 months | Median recorded sale |
|---|---|---|---|
Burnt Store Marina, all homes | Lee | 106 | $360,000 |
Burnt Store Marina, houses and land-condominium homes | Lee | 37 | $460,000 |
Burnt Store Marina, condominium units | Lee | 69 | $275,000 |
Punta Gorda Isles, in-city sections | Charlotte | 344 | $693,000 |
Burnt Store Isles, single-family only | Charlotte | 72 | $662,500 |
Heritage Landing, all recorded sales | Charlotte | 138 | $352,500 |
Source: Lee County and Charlotte County Property Appraiser recorded-sale files, each county's latest 12 months, our analysis. Compare Burnt Store Isles, a single-family count, with Burnt Store Marina's $460,000 house median rather than the blended $360,000.
Burnt Store Marina MLS closings, 12 months | Closings | Median days on market | Median sale-to-list |
|---|---|---|---|
All MLS-labeled sales | 30 | 247 | 94.1% |
Sold within 100 days | 9 | 57 | 95.0% |
Took more than 100 days | 21 | 331 | 93.2% |
Sold at $500,000 or more | 7 | 331 | 91.3% |
Sold below $500,000 | 23 | 241 | 94.8% |
Source: Southwest Florida MLS Matrix, 30 closings labeled Burnt Store Marina, September 27, 2025 to September 26, 2026, our analysis. Sale-to-list compares the sold price with the list price in the MLS record.
Three readings matter. First, a Burnt Store Marina home is not priced off a Punta Gorda median; the city canal communities trade at close to twice the blended figure here because they sell a different product. Second, the homes that sold inside 100 days gave up less, a median 95.0 percent of list against 93.2 percent for the rest, and they did it in about two months instead of eleven. Third, the upper end is where patience costs most: the seven sales at $500,000 or more took a median 331 days and closed at 91.3 percent of list. Months of supply is not published for Burnt Store Marina alone and our pull does not carry it, so we do not print one; the days-on-market and sale-to-list figures above are the honest substitute.
For a well-priced Burnt Store Marina house, yes: recorded house sales rose from 17 in 2024 to 47 in 2025, and 23 more closed by August 7, 2026. For a condominium it depends on the building's paperwork, because condominium medians have fallen for three years while sales keep coming.
Data updated: September 2026 (Lee County Property Appraiser public sales files, 2009 to August 7, 2026, our analysis; Citizens Property Insurance; Florida Office of Insurance Regulation, July 2026 report).
Timing matters less here than pricing and documentation. The risk for a Burnt Store Marina seller is not listing in the wrong month; it is listing at last year's price with this year's questions unanswered.
Year | House sales | House median | Condominium sales | Condominium median |
|---|---|---|---|---|
2012 | 41 | $230,000 | 87 | $158,000 |
2016 | 44 | $312,000 | 91 | $195,000 |
2019 | 62 | $324,000 | 128 | $252,500 |
2020 | 62 | $349,500 | 117 | $262,500 |
2021 | 74 | $402,500 | 184 | $302,500 |
2022 | 30 | $574,900 | 95 | $407,500 |
2023 | 34 | $551,000 | 69 | $408,000 |
2024 | 17 | $524,900 | 55 | $359,500 |
2025 | 47 | $510,000 | 61 | $300,000 |
2026 to August 7 | 23 | $460,000 | 53 | $275,000 |
Source: Lee County Property Appraiser public sales files, qualified improved sales, our analysis. "House" includes detached land-condominium homes. The 2024 house figure rests on only 17 sales and is too thin to read on its own.
From the 2012 low, house medians rose to a 2022 peak of $574,900, and condominium medians to a 2023 peak of $408,000. Since then the house median in 2026 so far, $460,000, sits about 20 percent below its peak, while the condominium median, $275,000, sits about 33 percent below its peak and is the lowest annual figure since 2020. The 53 condominium sales through August 7 already approach 2025's full-year 61, so units are selling, at lower prices. A Section 22 director has written that post-Surfside reserve requirements are driving large special assessments at condominium associations generally, and that is the context in which Burnt Store Marina condominium buyers now read every building's reserves before they write.
The Florida Office of Insurance Regulation's July 2026 stability report put the average Lee County homeowners premium, including wind, at $3,576. Citizens Property Insurance has required flood coverage on its policies in FEMA Special Flood Hazard Areas since 2023 and phases in the rest by replacement cost, reaching all remaining personal residential policies on January 1, 2027. A golf-side Zone X house insured with Citizens will carry flood insurance by then, which is one more reason to hand buyers an elevation certificate early.
Amendment 3, from CS/HJR 1-F, is on the November 3, 2026 ballot and needs 60 percent to pass. 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, and it does not change portability or Save Our Homes. We do not predict ballot results, but many Burnt Store Marina buyers buy a second home, and they may ask about it.
Many Burnt Store Marina owners are not here year-round. After Hurricane Ian, a resident article on the Grande Isle I and II towers noted that "only 17 of the 112 homeowners were year-round residents." Your buyer is often a seasonal owner or a boater relocating from out of state, and many want to see the harbor, the gate and the clubs in person. We plan a listing's launch around when that buyer is physically here, and we market to them before they arrive.
A Burnt Store Marina home has a Punta Gorda 33955 mailing address, but it sits in unincorporated Lee County. Lee County values and taxes it, maps its flood zone, permits its repairs and zones its schools, so a buyer relying on Charlotte County or City of Punta Gorda numbers is using the wrong government.
Data updated: September 2026 (Lee County Property Appraiser 2026 TRIM notices; Lee County Tax Collector 2025 bill; School District of Lee County zone map, checked September 26, 2026).
Three lines meet at the community's edges. The postal line puts it in Punta Gorda. The county line runs along Vincent Avenue on the north edge, the street that carries the commercial gate. The city line runs along the south, where the City of Cape Coral begins; Lee County staff describe Burnt Store Marina as bounded by Charlotte County to the north, Burnt Store Road to the east, Cape Coral to the south and Charlotte Harbor to the west. The U.S. Census geocoder places a Matecumbe Key Road address in Lee County, in the Burnt Store Marina census-designated place and in the Lee County School District.
What the buyer will ask about | Who handles it at Burnt Store Marina |
|---|---|
Mailing address | Punta Gorda, Florida 33955 |
Property value and taxes | Lee County Property Appraiser and Lee County Tax Collector |
City government | None; unincorporated Lee County |
Flood map and building permits | Lee County, FEMA panel 12071C0070G |
Evacuation orders | Lee County, Zone A |
Public schools | School District of Lee County |
Fire protection | City of Cape Coral Fire Department, by contract with Lee County's Burnt Store Area Fire MSTU |
Law enforcement and ambulance | Lee County Sheriff's Office and Lee County EMS |
Water and sewer | Charlotte County Utilities |
Roads, gates and street lights inside the community | Punta Gorda Isles, Section 22 Homeowners Association |
Sampled Burnt Store Marina parcels carry Lee County millage code 034, the Burnt Store Area Fire MSTU, at a 2025 adopted total of 14.0825 mills, of which the fire unit was 3.1700. The 2026 proposed total is 13.6738 mills, mainly because the fire unit is proposed down to 2.8000. There is no community development district and no road or lighting benefit unit on the sampled bill, because the association maintains the private roads and street lights. Two Area IV condominiums, Vista del Sol and The Resort, carry a different Lee district code, so a buyer there should read that unit's own bill. When we list your home we put your prior-year Lee County bill in the file so the buyer's lender and insurer see the right district from the start.
On one sampled homesteaded single-family parcel, the 2025 bill showed an assessed value of $513,166, ad valorem taxes of $6,649.19 and the Lee County solid waste charge of $381.11, a combined $7,030.30 before the early-payment discount; the owner paid $6,749.09 in November. That is one house, and it is illustrative only. Your homestead and Save Our Homes cap end with your ownership, and Florida law requires the contract to warn a buyer not to rely on the seller's current taxes, because a sale resets the assessment the following January 1. Expect a buyer's agent to raise it, and expect us to have answered it already.
The one service that crosses the county line is water and sewer. Lee County's own franchise maps return Charlotte County Utilities inside the community, and Charlotte County's water-supply plan lists Burnt Store Marina among the developments served from its Burnt Store plant on Burnt Store Road. Your final water and sewer bill at closing therefore comes from Charlotte County Utilities, while your taxes, permits and flood records come from Lee. A buyer who has read the wrong county's utility pages will ask, and the answer belongs in your listing file.
All 53 points we tested on the district's zone map inside the gates fall in Elementary Proximity Zone A, Middle School Zone AA and High School West sub-zone 2, where families rank schools in Cape Coral and North Fort Myers during Open Enrollment. If an online listing shows Charlotte County schools, or a single assigned school, it is wrong for a Burnt Store Marina address. We correct that field before your listing goes live, because a relocating family will check.
Half a dozen places share the Burnt Store name. Burnt Store Marina is Punta Gorda Isles, Section 22, in Lee County. Burnt Store Lakes is the separate Section 21 plat directly north across the county line in Charlotte County, and Burnt Store Isles is a canal community inside the City of Punta Gorda. Burnt Store Village, Burnt Store Meadows and Burnt Store Colony are separate subdivisions that are not on the Section 22 roster. Your listing should say exactly which one it is, because search engines and buyers mix them up.
Burnt Store Marina recorded 106 sales in 12 months, and every one of them was a resale, so the next buyer here is choosing between your home and your neighbor's, not a builder's model. We price your home against the recorded sales in your own building or land-condominium neighborhood and send you the list. Call Jesse McGreevy direct at (239) 898-6072, request your free Burnt Store Marina home valuation, or go straight to the Burnt Store Marina home value form on this page. Buying your next home as well? Marc Comisar is direct at (239) 287-5873, and our page on how we represent buyers in Southwest Florida covers the purchase side of the move.
Burnt Store Marina's recent sales run from a $175,000 golf-side villa to a $1,150,000 Sunset Key home, with towers on Prosperity Point between $485,000 and $895,000. Days on market ran from 26 to more than 1,100, and the pattern is plain: well-priced homes sold in weeks and overpriced ones waited.
Data updated: September 2026 (Southwest Florida MLS Matrix, closed September 27, 2025 to September 26, 2026, pulled September 26, 2026; Lee County Property Appraiser public sales files, newest recorded sale August 7, 2026).
These are closed sales, not listings, and each is a matter of public or MLS record. We show them so you can see what buyers actually paid, how long it took, and how close to asking they came. They are not McGreevy and Comisar listings; they are the market every Burnt Store Marina seller competes in.
Closed | Address (MLS subdivision label) | Sold price | Days on market | Sale-to-list |
|---|---|---|---|---|
July 13, 2026 | 3213 Sunset Key Cir (Prosperity Point) | $1,150,000 | 40 | 95.8% |
May 18, 2026 | 4081 Marianne Key Rd (Burnt Store Marina) | $750,000 | 331 | 98.7% |
July 24, 2026 | 911 Linkside Way #22 (Burnt Store Marina) | $600,000 | 71 | 90.9% |
December 29, 2025 | 4030 Cobia Estates Dr (Cobia Cay Estates) | $565,000 | 94 | 91.3% |
April 30, 2026 | 3333 Sunset Key Cir #506 (Grande Isle IV) | $545,000 | 659 | 88.6% |
July 27, 2026 | 3316 Sunset Key Cir #D (Prosperity Point) | $485,000 | 57 | 97.2% |
June 15, 2026 | 229 Islamorada Blvd (Burnt Store Marina) | $420,000 | 129 | 96.6% |
May 15, 2026 | 3450 Sunset Key Cir #101 (Emerald Isle) | $399,900 | 26 | 100.0% |
March 19, 2026 | 2090 Matecumbe Key Rd #1404 (Harbor Towers) | $370,000 | 269 | 94.9% |
June 30, 2026 | 24329 Baltic Ave #204 (Esplanade) | $360,000 | 89 | 96.0% |
March 27, 2026 | 1610 Islamorada Blvd #64C (Commodore Club) | $285,000 | 41 | 95.0% |
February 27, 2026 | 3160 Matecumbe Key Rd #212 (Keel Club) | $192,500 | 319 | 97.5% |
Source: Southwest Florida MLS Matrix, closed sales labeled Burnt Store Marina, our selection and arithmetic. Sale-to-list uses the list price in the MLS record.
Three Prosperity Point tower sales show the cost of a long listing. A Grande Isle IV unit at 3333 Sunset Key Circle with a list price of $1,095,000 in the MLS record sold for $895,000 on September 30, 2025 after 830 days, 81.7 percent of list. A Grande Isle III unit at 3329 Sunset Key Circle sold for $775,000 on January 9, 2026 after 1,102 days, and a second Grande Isle IV unit sold for $545,000 after 659 days. Against those, the Emerald Isle condominium on the same loop, listed at $399,900, sold at full price in 26 days, the fastest sale of the year. Buyers here reward a price they can defend.
The county file shows where the money is. The four highest recorded sales of the last 12 months were detached homes on or near the water: 3213 Sunset Key Circle at $1,150,000 in July 2026, a Sunset Key land-condominium home built in 2000; 3229 Sunset Key Circle at $1,100,000 in December 2025; 1080 Matecumbe Key Road, a platted Section 22 home in Block 1008, at $1,085,000 in October 2025; and 3397 Sunset Key Circle, in Sunset Key II, at $1,000,000 in May 2026. The condominium high was unit 701 at 3333 Sunset Key Circle, $895,000. Every Sunset Key sale in the window recorded at $950,000 or more.
At the other end, the Keel Club's two basin-side buildings hold the smallest units in the community, 593 to 1,188 square feet, and recorded five sales at a $195,000 median, all 593-square-foot units. The golf-edge walk-ups trade in the same range: Rudder Club recorded $150,000 and $180,000, Capstan Club four sales from $160,000 to $183,000, and The Resort's one-floor duplex units $215,000 to $230,000. If you own at the entry level, your buyer is often a first-time Burnt Store Marina owner or an investor, and your building's reserves and assessment history matter as much as your finishes.
Inside Burnt Store Marina, price follows the water class, the building and its age, and the flood zone. Harbor-front Sunset Key homes recorded a $1,100,000 median and the Grande Isle III and IV towers $625,000, while 1979 and 1983 walk-ups recorded $254,375 and $195,000 in the same 12 months.
Data updated: September 2026 (Lee County Property Appraiser public sales files, 12 months to August 7, 2026, grouped by short legal description, our analysis; Lee County Property Appraiser land-type layer).
Neighborhood | Product and water | County sales, 12 months | Median |
|---|---|---|---|
Sunset Key | Detached land-condominium homes, harbor | 3 (thin) | $1,100,000 |
Section 22 platted homes | Detached homes on platted lots | 4 (thin) | $847,500 |
Grande Isle III and IV (Sunset Pointe Towers) | Seven-floor towers, harbor | 5 | $625,000 |
Courtside Landings | Detached land-condominium homes, Area IV | 6 | $457,500 |
Emerald Isle | Three-floor condominium, lake | 5 | $399,900 |
Harbor Towers | Eight-floor towers, harbor | 3 (thin) | $370,000 |
Topaz Cove | Two-floor condominium, lake | 5 | $360,000 |
Marina South Shore | Three-floor walk-up, harbor, 1980 | 5 | $350,000 |
Commodore Club | Three-floor walk-up, 1979 | 6 | $254,375 |
Marlin Run II | One-floor villas | 6 | $227,750 |
Keel Club | Three-floor walk-up, marina basin, 1983 | 5 | $195,000 |
Source: Lee County Property Appraiser public sales files, our analysis; rows marked thin are too few sales to read as a market rate.
The county classes every parcel's water. "Bay" covers the Charlotte Harbor, Prosperity Point and Sunset Key frontage; "Canal" covers the two marina basins, including Keel Club, Marina North Shore and Diamond Park; "Lake" covers Emerald Isle, Topaz Cove, The Resort and the Sugarloaf Lake homes; and "Golf" and "Dry" cover most of the golf side. Harbor frontage carries the top of the market. Water alone does not set the price, though: the 1980 Marina South Shore walk-ups on the harbor sold below the late-1990s Emerald Isle condominiums on the lake, which is where the building comes in.
Towers and walk-ups are different markets. The Grande Isle III and IV towers, built in 2004 and 2005 of post-tensioned cast-in-place concrete, recorded a $625,000 median, while the 1979 Commodore Club and 1983 Keel Club walk-ups recorded $254,375 and $195,000. The Sunset Pointe Towers association describes its three-bedroom plans as 1,883 to 2,296 square feet and publishes more about its reserves than any other association here, which helps its sellers.
Florida requires a milestone inspection for condominium buildings of three habitable stories or more by December 31 of the year the building turns 30, and every 10 years after, plus a structural integrity reserve study at least every 10 years. By their county year built, the first-era walk-ups passed 30 between 2009 and 2014, Tides at Marina Towers in 2020, and Harbor Towers turns 30 in 2028, while the Grande Isle towers reach it in 2034 and 2035. A buyer prices where your building stands on that clock.
Harbor and basin streets such as Sunset Key Circle, Matecumbe Key Road, Cape Cole Boulevard, Southshore Drive and Diamond Key Court sampled FEMA Zone AE with an 8-foot base flood elevation, while golf and interior streets such as Marianne Key Road, Islamorada Boulevard, Linkside Way and Big Pass Lane sampled Zone X. Zone AE is a Special Flood Hazard Area and Zone X is not, so buyers price the zone into the offer.
We price a Burnt Store Marina home from recorded sales in the same building or land-condominium neighborhood, on the same water class and of the same construction era, matched against the MLS by parcel and date. Then we adjust for flood zone, elevation, roof, milestone status and assessments, and we never anchor to an automated estimate.
Data updated: September 2026 (Lee County Property Appraiser public sales files, newest recorded sale August 7, 2026; Southwest Florida MLS Matrix, pulled September 26, 2026, our analysis).
The widest mistake in Burnt Store Marina pricing is blending products. The community's $360,000 recorded median mixes a $195,000 Keel Club flat with a $1,100,000 Sunset Key house. A seller who prices a tower unit from a golf-side villa median leaves money behind, and a seller who prices a walk-up from a tower median sits for a year.
We start with closed sales, not active listings. For a Grande Isle unit that means the other Grande Isle and Sunset Pointe Towers sales, by floor and exposure. For a land-condominium home in Mariners Pass or Tarpon Pass II it means that neighborhood's own recorded sales and the golf or dry lots around it. We pull the Lee County record for your parcel's neighbors and set it beside the MLS closings, matched by parcel and date so no sale counts twice. That is how we see the roughly three in four recorded sales that the MLS label missed.
Automated valuation models read the public record. They cannot see that your building's structural integrity reserve study is fully funded or not yet done, that your roof is two years old or twenty, that your unit faces the harbor or the parking lot, or that your home sits above its base flood elevation. Federal regulators adopted a six-agency quality control rule for automated valuation models, effective October 1, 2025, requiring lenders to test them; a consumer instant estimate such as the Zestimate falls outside that rule. Research published by HUD found that poor exterior condition raised model error by 4.35 percentage points. We price the attributes, not the average.
The nine Burnt Store Marina MLS sales that closed within 100 days of listing gave up a median of 5 percent from list; the 21 that took longer gave up about 7 percent and waited a median 331 days while carrying taxes, dues and insurance. We would rather set a defensible price, show every buyer's agent the evidence and hold it than chase the market down a year later.
Fannie Mae's Selling Guide makes its appraisal waiver unavailable where the purchase price or estimated value is $1,000,000 or more. Sunset Key, the platted harbor and Sugarloaf homes and the upper Grande Isle floors trade near that line, so the buyer's lender will often order a full appraisal. We price those homes so the appraisal supports the contract, and we give the appraiser the county record that set the price.
Burnt Store Marina condominium sellers should know that condominium medians fell to $275,000 on 53 sales in 2026 through August 7, and that buyers now read the building's milestone inspection and structural integrity reserve study before price. About 62 buildings in 14 associations reach three floors on the Lee roll.
Data updated: September 2026 (Lee County Property Appraiser cost cards and public sales files, our analysis; Florida Statutes 553.899 and 718.112; Sunset Pointe Towers association, read September 26, 2026).
Most homes in Burnt Store Marina are condominium units: 1,212 of 1,877 on the Lee roll. Each condominium is its own association under Chapter 718 of the Florida Statutes, with its own budget, reserves, insurance and rules, and outside Area IV it sits under the Section 22 master layer. The building is part of what you are selling.
Building group | Units | Highest unit floor on the roll | Year built (roll) | Reaches 30, by roll year |
|---|---|---|---|---|
Harbor Towers | 120 | 8 | 1998 | 2028 |
Grande Isle Towers I and II | 112 | 7 | 2004 | 2034 |
Grande Isle Towers III and IV (Sunset Pointe Towers) | 104 | 7 | 2004 to 2005 | 2034 to 2035 |
Vista del Sol | 60 | 7 | 2003 | 2033 |
Tides at Marina Towers | 33 | 6 | 1990 | 2020 |
Marina South Shore | 123 | 3 | 1980 | 2010 |
Commodore Club | 96 | 3 | 1979 | 2009 |
Emerald Isle | 66 | 3 | 1997 to 1999 | 2027 to 2029 |
The Esplanade | 60 | 3 | 2005 | 2035 |
Marina North Shore | 48 | 3 | 1984 | 2014 |
Keel Club | 47 | 3 | 1983 | 2013 |
Rudder Club, Halyard Club, Spinnaker Club | 66 | 3 | 1981 to 1982 | 2011 to 2012 |
Source: Lee County Property Appraiser parcel layer and cost cards, our analysis. This is a screen, not a legal finding: a roll floor count is not a Florida Building Code story determination, and the statute's clock runs from the certificate of occupancy, not the roll's year built. Emerald Isle's three-unit buildings may fall under the statute's exemption for small dwellings of three or fewer habitable stories; ask the association how it has classified them.
A building of three or more habitable stories needs a structural integrity reserve study at least every 10 years, covering roof, structure, fireproofing, plumbing, electrical, waterproofing, windows and exterior doors, and for budgets adopted on or after December 31, 2024 owners may not waive or reduce reserves for those items. Existing associations had to complete their first study by December 31, 2025, or by December 31, 2026 when paired with a milestone inspection due by then. HB 913, chapter 2025-175, lets reserves for study items be funded by regular or special assessments, lines of credit or loans. A buyer will ask which route your association chose and whether an assessment is pending, and the honest answer, delivered early, protects your price.
A Burnt Store Marina condominium seller furnishes the buyer the declaration, articles, bylaws, rules, budget and financial statement, the Frequently Asked Questions and Answers sheet, the milestone inspection summary where one exists, and the most recent structural integrity reserve study or a statement that none exists. The buyer may cancel within 7 days, excluding weekends and holidays. Many associations here keep their documents behind a member login, Harbor Towers among them, so we request the package from your manager the day you list.
Most detached houses in Burnt Store Marina are not on conventional lots. The state roll lists 22 land-condominium associations inside the community with 565 lots, from Admirals Point and King Tarpon to Mariners Pass, Redfish Cove, Courtside Landings and Sunset Key. The owner holds a house on a condominium unit that is the lot, so the resale paperwork runs through the condominium association as well as Section 22. Ask your association what its declaration makes the owner insure and maintain; a buyer will.
If you own in Harbor Towers, the Grande Isle towers, Vista del Sol or Tides at Marina Towers, have four things ready before the first showing: the milestone inspection summary or the date it is due, the most recent reserve study, the association's insurance declarations with its wind and flood deductibles, and a written statement of any special assessment voted or proposed. The Sunset Pointe Towers association publicly reports fully funded structural and non-structural reserve studies from October 2025, no debt and roofs replaced in 2024. For the other associations the status is on each building's own summary and the state's reporting database, not on a public page.
A Burnt Store Marina sale can fall under two disclosure regimes. The Section 22 master association is a Chapter 720 homeowners association, while about 1,212 units sit in Chapter 718 condominiums, plus land condominiums such as Sunset Key. Which duties apply to your home depends on what you own, and your closing agent or attorney confirms it.
This is general information, not legal advice. 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, and a missed disclosure is the most expensive mistake a seller can make here.
Punta Gorda Isles, Section 22 Homeowners Association, Inc. was chartered on October 8, 1979, counts approximately 1,920 residences, and is a homeowners association governed by Chapter 720 of the Florida Statutes, as a director explained to residents in 2025. Its assessment is charged equally on each lot and dwelling unit and covers the common areas, private roads, street lights, gates and contracted security. Most owners belong to two associations at once: Section 22 and their own building or neighborhood association. For most of the roughly 107 detached homes on conventionally platted lots we found no sub-association on record, only Section 22.
The towers, walk-ups and villa condominiums hold about 1,212 units on the Lee roll, and the 22 land-condominium associations add the detached homes on condominium lots. Each is governed by Chapter 718, with its own resale package under section 718.503 and its own estoppel certificate under section 718.116. Section 720.401 does not apply to associations under chapters 718, 719, 721 or 723, so a condominium seller does not simply borrow the homeowners association rule.
Where section 720.401 applies, four facts matter, all from the statute at Florida Statutes section 720.401. First, timing is pre-contract: the prospective buyer must be presented the disclosure summary before executing the contract for sale, never at closing. Second, on a resale the seller supplies it, since it is provided "by the parcel owner if the sale is by an owner that is not the developer." Third, the contract must carry the section 720.401(1)(b) voidability clause in conspicuous type. Fourth, if the summary is not provided first, the buyer may cancel "within 3 days after receipt of the disclosure summary or prior to closing, whichever occurs first," a right that cannot be waived and ends at closing.
The fork is real, and we do not paper over it. A platted-lot house governed only by Section 22 points one way; a Grande Isle tower unit or a Sunset Key land-condominium home points another, because the owner's own association is a Chapter 718 condominium even though Section 22 sits above it. We never tell a condominium seller "as a Florida seller you must provide the 720.401 summary," and we never tell anyone the question does not matter. We identify which regimes cover your home, gather both the Section 22 and the condominium documents, and route the question to your closing agent or real estate attorney before a buyer signs.
Three communities sit in Area IV, outside the Section 22 geographic area and not covered by its rules: Courtside Landings, The Resort and Vista del Sol. Courtside Landings' 1999 covenants, recorded at Official Records Book 3177, Page 2077, make its owners pay Section 22 "General Charges" for roads, landscaping, the gate and security while providing that they "shall not be members of" the Section 22 association. That makes the governance question in Courtside Landings different from anywhere else in Burnt Store Marina, and it is one more reason the fork goes to your closing agent or attorney rather than to a template.
A Burnt Store Marina sale usually needs two estoppel certificates: one from Section 22 under section 720.30851 and one from your condominium or neighborhood association under section 718.116. Each states what the unit owes, and the Section 22 certificate is the only place the master assessment appears in writing, because the association does not publish it. The current fee caps published by the Department of Business and Professional Regulation are $299 to prepare a certificate, $119 more for delivery within three business days and $179 more if the account is delinquent, and no fee is owed if the association misses its 10-business-day deadline. The standard Florida Realtors and Florida Bar AS IS contract puts estoppel fees on the seller and application or transfer fees on the buyer. We found no transfer fee or capital contribution published at the master level; the estoppel certificate is where one would appear.
A Burnt Store Marina seller also owes a flood disclosure at or before contract, disclosure of known defects that materially affect value, and a property tax disclosure in the contract. After Ian, Helene and Milton, the flood questions are the ones buyers read most closely, so they deserve the most care.
Each of these duties applies whether you own a tower unit, a walk-up or a house, and none of them is removed by selling as is. Your closing agent or attorney confirms the details for your parcel.
Section 689.302 of the Florida Statutes requires a seller of residential property to complete and provide a flood disclosure to the buyer at or before the time the contract is signed. Since October 1, 2025, under chapter 2025-166, the form asks whether the seller knows of any flooding that damaged the property during the seller's ownership, whether any flood insurance claim was filed, including through the NFIP, and whether the seller received any flood-damage assistance, including from FEMA. In Burnt Store Marina, where the association reported the 2024 surges damaged "many docks, boats, vehicles and some houses," that is a live question for many sellers, and a condominium seller should pair the answer with what the association knows about the building's claims.
The Florida Supreme Court held in Johnson v. Davis (1985) that a home seller must disclose known facts that materially affect value and are not readily observable to the buyer. For a Burnt Store Marina home that can include past water intrusion, a lanai cage or stairwell repaired after Ian, an unpermitted enclosure, or a known building defect the association has discussed. When in doubt, disclose, and put it in writing.
Section 689.261 requires the contract to warn the buyer not to rely on the seller's current property taxes, because a change of ownership triggers reassessment. In Lee County the reset shows up on the buyer's first November bill, and district 034's fire MSTU line and the solid waste charge ride on the same bill.
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 it lets any owner close a permit, even with a different licensed contractor. It does not stop a lender, title underwriter or buyer from requiring the permit closed before closing, so we check yours before listing. Lee County also applies the 50 percent rule: work costing 50 percent or more of the structure's market value, land excluded, is a substantial improvement that must meet current flood rules, with market value taken from the Property Appraiser unless the owner submits a licensed appraisal. After Ian, Lee County's Ordinance 22-30 restored the Florida Building Code and National Flood Insurance Program definitions. A buyer of an older AE-zone house planning a large remodel will price that in.
A Burnt Store Marina buyer will ask your FEMA zone and elevation, whether the home took water in Ian, Helene or Milton, what flood and wind insurance will cost, and how old the roof is. Answering all four in writing before the first showing is the most effective thing a Burnt Store Marina seller can do.
Data updated: September 2026 (FEMA National Flood Hazard Layer, 30 street-level points queried September 26, 2026; FEMA CRS Eligible Communities, April 1, 2026; Florida Office of Insurance Regulation, July 2026 report; Citizens Property Insurance).
The questions are not hostile. They are what the buyer's lender, insurer and inspector will require anyway. The seller who supplies them early controls the story; the seller who waits for the inspection period negotiates from behind. Insurance questions are information here, not advice: confirm your own policy and your buyer's options with your insurance agent, and legal questions with your closing agent or attorney.
Street (sample point) | FEMA zone | Base flood elevation |
|---|---|---|
Sunset Key Cir, Matecumbe Key Rd, Southshore Dr, Diamond Key Ct | AE | 8 ft |
Cape Cole Blvd, Key Largo Ln, Pirates Ln, Redfish Cove Dr, Sugarloaf Key Rd | AE | 8 ft |
Courtside Landings Cir, Cobia Estates Dr, Sable Key Cir | AE | 8 ft |
Marianne Key Rd, Islamorada Blvd, Linkside Way, Romano Key Cir, Big Pass Ln | X, shaded (0.2 percent annual chance) | none |
King Tarpon Dr, Gaspar Key Ln, Dolphin Cove Dr | X, unshaded (minimal hazard) | none |
Source: FEMA National Flood Hazard Layer at street points, Lee County panel 12071C0070G, effective November 17, 2022. A street sample is not a parcel determination; points along the open-harbor shoreline and in the basins return AE 9 and, in one strip west of Sunset Key, AE 10. Look up your own address at the FEMA Map Service Center.
Every sampled point falls on Lee County's flood study, community ID 125124, panel 12071C0070G, effective November 17, 2022, seven weeks after Ian, with no map revisions issued inside the community since. Lee County has reported that its post-Ian countywide map revision reached a Letter of Final Determination in September 2026, with new maps effective March 2, 2027. Whether your parcel's zone or base flood elevation changes is a parcel-level question we check on the county's map-change page before we price, because a buyer closing after that date will insure under the new map.
Zone AE is a Special Flood Hazard Area, so a federally backed mortgage requires flood insurance on a building there. What sets the premium and the rebuilding rules is how high the lowest floor sits against the 8-foot base flood elevation, which is why the elevation certificate is the most useful flood document in a Burnt Store Marina sale. For a condominium, the building's elevation drives the association's flood policy, and a seventh-floor owner shares in insuring the ground floor, so ask your association for its certificate and its flood declarations page.
Unincorporated Lee County is a Class 5 community in FEMA's Community Rating System, which takes 25 percent off National Flood Insurance Program premiums; FEMA's April 1, 2026 list shows Lee County, community 125124, at Class 5. After Ian, WGCU reported that unincorporated Lee kept its discount while Fort Myers Beach was placed on probation. Under Risk Rating 2.0, NFIP premiums are set building by building rather than by the map alone, so a neighbor's quote tells a buyer little.
Citizens, the state-created insurer, ties wind coverage to flood coverage. Policyholders in Special Flood Hazard Areas have had to carry flood insurance since 2023, and outside them the rule phases in by replacement cost, reaching all remaining personal residential policies on January 1, 2027. In Burnt Store Marina terms, an AE 8 house on Citizens has needed flood coverage since 2023, and a golf-side Zone X house on Citizens will need it by January 1, 2027.
Florida law bars an insurer from refusing to issue or renew a homeowners policy solely because the roof is less than 15 years old. Citizens requires a four-point inspection on homes over 20 years old and a roof inspection on shingle roofs over 25 years and tile or metal roofs over 50, with at least five years of remaining useful life. Most Burnt Store Marina homes date from 1979 to 2005, so we ask house sellers to order the four-point and wind-mitigation reports before listing; the state's new wind-mitigation form took effect April 1, 2026, and documented features earn premium credits under section 627.711.
The state's My Safe Florida Home program offers up to $10,000 in matching grants for roof improvements, impact windows and doors, garage door reinforcement and a secondary water barrier, and a separate pilot serves condominiums. In Burnt Store Marina, adding shutters needs a Section 22 Architectural Review Committee application, and a condominium owner also needs the building association's approval. If you used the program, put the completed work and its permits in the listing file.
Hurricane Charley's eye passed over Punta Gorda on August 13, 2004, and a BoatU.S. surveyor reported that "the marina survived intact." Irma collapsed more than 1,400 feet of the marina's seawall in 2017. Ian made landfall near Punta Gorda on September 28, 2022; the association's president wrote that the community was "right in the middle of the eye" but "did not receive the water surge that was predicted," and a sensor at nearby Pirate Harbor measured only 4.47 feet above mean higher high water, while wind brought down trees, lanai cages and stairwells and tore marina docks apart. Helene and Milton brought surge in 2024. Your disclosure and repair records answer the version of this history that applies to your home.
Every point we checked across the community, including the highest interior ground on King Tarpon Drive and Dolphin Cove Drive, returned Lee County Evacuation Zone A. Zone A is an evacuation zone, not a flood zone, and a Zone X house is still told to leave when Zone A is ordered out. Buyers sometimes confuse the two, and a clear line in your listing prevents a buyer from assuming the worst about a golf-side home.
In Burnt Store Marina the water and the fairways have different owners. Safe Harbor Marinas owns the marina, so a slip is a separate Safe Harbor contract, while the Section 22 association owns the golf course and the Fitness, Racquet and Pool Club, whose memberships are optional and handled separately from the deed.
Buyers often assume a slip or a club comes with the house. It usually does not, and a listing that says so plainly avoids a renegotiation later. Here is what conveys and what does not.
Safe Harbor Burnt Store, owned since January 2017 by Safe Harbor Marinas and since April 30, 2025 by Blackstone Infrastructure, runs wet slips for boats from 30 to 100 feet with a 7-foot maximum draft and unrestricted height, and a dry stack for boats from 20 to 40 feet. The marina is vested for 525 wet slips. Safe Harbor publishes no slip or storage rates. If you hold a slip or a rack, tell us what you have and ask the marina office at 941-637-0083 how it handles a change of owner; the buyer should get current terms in writing during the inspection period.
A deeded boat slip is the exception here. The 1979 Tract C declaration reserved the seawall and a 24-foot strip to the developer "as a wet dockage rental area," and some Diamond Park lot descriptions carry an "assignment for dock access." If your legal description carries a dock right, title counsel reads it and we market exactly what it says, no more.
Burnt Store Marina Country Club, a 27-hole executive course by Ron Garl and Mark McCumber owned by the Section 22 association and managed by Troon, allows a membership to be transferred to the buyer of the property on its transfer form. The membership year runs November 1 to October 31, so timing a closing around renewal matters. A seller who carries a membership should say so in the listing; it is a real selling point, and we write the transfer into the contract terms.
The association states that "All Club memberships are for people, not properties," so a buyer applies for their own membership at the Fitness, Racquet and Pool Club. The 2026 resident application prices a couple's full year at $1,065 and a single at $533, tax included. A buyer can budget for it, and your listing can tell them the number.
Owners voted on January 26, 2017, 85 percent approving, to buy the golf course, clubhouse, fitness center, pool, irrigation system and remaining roads with a $5,000,000 ten-year loan. The amenity special assessment that repaid it was $380 a year in 2025; the association reported the loan paid off in January 2026 and described 2026 as the final assessment year. For a late-2026 sale, confirm on the Section 22 estoppel that no amenity assessment carries into 2027. It removes a line from the fee stack your buyer reads.
Selling a Burnt Store Marina home typically costs the documentary stamp tax on the deed at $0.70 per $100 of price, the negotiated commissions, the owner's title insurance premium if the contract assigns it to you, two estoppel certificates in most cases, prorated Lee County taxes and assessments, and small recording charges.
Data updated: September 2026 (Florida Department of Revenue; Florida Administrative Code rule 69O-186.003; Florida Department of Business and Professional Regulation estoppel fee schedule; Lee County Property Appraiser public sales files, our analysis).
Florida has no single closing-cost percentage, and 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 at Burnt Store Marina's own price points.
Cost item (Lee County) | At $275,000 (condominium median) | At $460,000 (house median) | At $1,100,000 (Sunset Key median) |
|---|---|---|---|
Documentary stamp tax on the deed, $0.70 per $100 | $1,925 | $3,220 | $7,700 |
Owner's title insurance, promulgated rate, before any reissue credit, if the contract assigns it to the seller | $1,450 | $2,375 | $5,325 |
Estoppel certificate, per association (Section 22 and your condominium or neighborhood association) | up to $299, plus $119 if expedited | up to $299, plus $119 if expedited | up to $299, plus $119 if expedited |
Recording, per page | $10.00 first page, $8.50 each additional | $10.00 first page, $8.50 each additional | $10.00 first page, $8.50 each additional |
Commissions | negotiable | negotiable | negotiable |
Dollar figures are our calculations from the published rates at the 12-month medians from the Lee County record; they are not a quote.
The documentary stamp tax on a deed is 70 cents per $100 of consideration, set by section 201.02 and the same in every Florida county except Miami-Dade. It is calculated on the consideration rounded up to the next $100, and the standard AS IS contract lists deed stamps among seller costs. On a $275,000 Burnt Store Marina condominium, that is $1,925.
Florida sets the title insurance premium by rule: $5.75 per $1,000 up to $100,000, $5.00 per $1,000 from $100,000 to $1 million, and $2.50 per $1,000 above that to $5 million. Every title company charges the same premium; the closing and search fees around it vary. In Lee County, custom has the seller choose the closing agent and pay the owner's policy, but the current AS IS contract makes it a checkbox, so treat it as a negotiated term.
Most Burnt Store Marina sales need an estoppel from Section 22 and one from the condominium or neighborhood association, and on Prosperity Point a buyer may ask whether a Prosperity Point master charge appears on the estoppel as well. Each certificate is capped at the DBPR figures above, and each is valid for a limited time, so we ask your closing agent to order both as soon as a contract is signed.
Florida property taxes are paid in arrears for the calendar year, with the Lee County bill mailed in November and discounts of 4, 3, 2 and 1 percent from November through February. At closing, taxes are prorated to the closing date, usually on the prior year's bill with the maximum discount, and credited from seller to buyer. Association dues and assessments for the current period are typically settled on the same statement, which is one more reason to have both estoppels early.
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 off the MLS or credit the buyer toward closing costs. We walk through what is typical in the current market before you list, and we give every Burnt Store Marina seller a written net sheet before the listing is signed.
We market a Burnt Store Marina home to the buyer its water and building actually attract: a sailor for a harbor-view tower, a golfer for a fairway villa, a seasonal owner for a lock-and-leave condominium. Every listing gets professional photography, cinematic video and drone footage, a documented listing file and exposure well beyond the MLS.
In Burnt Store Marina, the view is the product, and the county's water class is the vocabulary. Aerial footage that traces the route from the marina basins to Charlotte Harbor shows a boater what the listing description can only claim, and the association describes the Gulf as "only 10 miles" away "through the Boca Grande Pass." For golf and lake homes we photograph what an out-of-state buyer cannot see from a listing: the fairway line, the light on the lanai, and the walk to the clubhouse, the docks or the Fitness, Racquet and Pool Club.
Before a Burnt Store Marina listing goes live we assemble the prior-year Lee County tax bill, the Section 22 and sub-association estoppel requests, the condominium document package, the milestone and reserve study status for three-story buildings, the elevation certificate and flood policy, the four-point and wind-mitigation reports, the roof permit date, Architectural Review Committee approvals for past exterior work, and any marina or club transfer terms. We publish the headline facts in the listing and hand the full file to serious buyers. A buyer who can get an insurance quote in the first week writes an offer in the second.
The community is gated and staffed around the clock, so showings are planned, not improvised. Section 22 allows open houses on Friday, Saturday and Sunday from 11:30 to 5:00, and each must be registered with the gatehouse in advance. The rules allow one For Sale sign, no larger than 6 by 8 inches. We handle the gate notices, register every open house, and give buyers' agents clear access instructions for the main gate on Burnt Store Road.
Your listing appears on our team site at DomainRealtyGroup.com, where Southwest Florida listings are searchable, goes to the qualified-buyer database behind the #1 Team in Southwest Florida since 2012, and is promoted to out-of-state buyers searching for harbor, marina and golf homes before they visit. For a seasonal owner who is not here, we manage showings, vendor gate access and inspections, and your closing can be handled with mail-away documents through the title company.
For owners who want privacy, we can market a Burnt Store Marina home quietly to qualified buyers before, or instead of, a public MLS launch. We will walk you through the trade-off honestly: a private sale limits exposure, and in a market where the MLS median was 247 days, exposure matters.
We negotiate as the partners who priced your Burnt Store Marina home, with the county record and the listing file in hand. That means answering insurance, flood, estoppel and inspection objections with documents rather than concessions, and protecting your net at the inspection, appraisal and repair-credit stages.
Most renegotiations here come after the inspection, usually over the roof, the four-point items, a lanai cage or stairwell repaired after Ian, or a building issue the buyer has read in the association minutes. When the file already answers those questions, the buyer's leverage shrinks. When a repair request is fair, we price it; when it is a second negotiation on price, we say so and hold.
On Sunset Key, the platted harbor and Sugarloaf homes and the upper Grande Isle floors, the buyer's lender will often require a full appraisal. We give the appraiser our comparables and the county record, including the sales the MLS label missed, so the value is built from the same evidence that set the price.
A special assessment discovered in the estoppel is the classic late-stage price cut. We ask your association about voted and proposed assessments before listing, disclose what is known, and price with the assessment in view, so the buyer cannot use it as leverage in the last week.
A higher price is not always the best offer. Financing type, insurance readiness, the inspection period, the closing date and how the buyer will handle a slip or club membership all change what you net and how likely the sale is to close. We lay the offers side by side and walk you through each one.
Most Burnt Store Marina owners net more by listing with an experienced agent, because the estoppel, condominium, flood and insurance questions that stall a sale here are the ones an agent resolves. A cash sale trades price for speed and certainty; 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 Marina home specifically, where two association layers and a condominium package 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 Lee County record and the MLS, defended at appraisal | Offer typically discounted for speed and risk | Set by the owner, often from an MLS search that misses most sales |
Section 22 and condominium paperwork | Requested the day you list | Still owed by the seller | Owed by the seller, unaided |
Flood, insurance and milestone questions | Answered in the listing file before showings | Usually absorbed in the offer price | Handled by the owner |
Gate access, open houses and signs | Registered and managed | Minimal | Owner registers with the gatehouse |
Negotiation after inspection | Partner-level, evidence-based | Often a second price cut | Owner negotiates directly |
Who should choose it | Most Burnt Store Marina sellers, especially towers, harbor homes and anything near $1 million | Owners who value speed over price, or homes that cannot be insured as they stand | Owners with a buyer already in hand and complete association documents |
Choose a listing if your home's value depends on facts a buyer has to be shown: a harbor view, a funded reserve study, a new roof, an elevation above the base flood elevation, a transferable club membership. Choose a cash sale if the home cannot currently be insured or financed and you would rather not repair it. Choose to sell by owner only if a buyer is already in hand, and even then have a closing agent or attorney handle the disclosures and both estoppels. If you are unsure, a free valuation shows you what each route would likely net.
A Burnt Store Marina seller competes for a different buyer than a Punta Gorda Isles seller. Burnt Store Marina's buyer wants a staffed gate, a condominium or villa price point, a marina slip with unrestricted height and a golf course the residents own; Punta Gorda Isles' buyer wants a house on a city canal.
Data updated: September 2026 (Lee County Property Appraiser and Charlotte County Property Appraiser recorded-sale files, latest 12 months, our analysis; PGI Section 22 Homeowners Association; Safe Harbor Marinas; School District of Lee County).
Both carry the Punta Gorda Isles name. Burnt Store Marina is legally Punta Gorda Isles, Section 22, a plat recorded in Lee County, while Punta Gorda Isles proper is the canal community inside the City of Punta Gorda. The shared developer is where the resemblance ends, and knowing which buyer is yours sets your marketing.
Decision factor | Burnt Store Marina | Punta Gorda Isles |
|---|---|---|
County and government | Unincorporated Lee County | City of Punta Gorda, Charlotte County |
Taxes | Lee millage code 034, 14.0825 mills in 2025 on a sampled parcel | City of Punta Gorda and Charlotte County, plus the city canal assessment |
Gate | Staffed 24 hours on Burnt Store Road, plus a commercial gate and a resident barcode gate | Not gated |
Where the boat lives | A Safe Harbor wet slip or dry rack, contracted separately; wet slips take 30 to 100 feet with unrestricted height | Canal grid behind the homes |
Association | Mandatory master association (Section 22) with 47 sub-associations | See its guide |
Golf | 27-hole executive course owned by the master association, managed by Troon | See its guide |
Recorded sales, 12 months | 106, median $360,000 | 344 in the in-city sections, median $693,000 |
What sells | 69 condominiums at a $275,000 median, 37 houses at $460,000 | Canal-grid homes |
Schools | School District of Lee County choice zones in Cape Coral and North Fort Myers | Charlotte County Public Schools |
Flood map | Lee County panel 12071C0070G; AE 8 on the harbor, X on the golf side | Charlotte County and City of Punta Gorda maps |
If you own in either community, market to the first list for a Burnt Store Marina home and the second for a Punta Gorda Isles home. Punta Gorda Isles owners can start with our guide to selling a home in Punta Gorda and a free Punta Gorda home valuation; buyers comparing the two can read our guide to buying a home in Punta Gorda and our Burnt Store Marina buyer guide.
You can get a free Burnt Store Marina home valuation three ways: through the home value form on this page, on our Burnt Store Marina home valuation page, or by calling Jesse McGreevy at (239) 898-6072. Each returns a range built from recorded sales, labeled by source and date.
We do not send an automated number. We send the recorded sales in your building or neighborhood, the MLS closings beside them, your flood zone and elevation position, your association layers and a net sheet. There is no obligation, and our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134 if you would rather sit down in person.
Your address and unit number, the year your roof or your building's roof was replaced, whether you have an elevation certificate, whether the home took water in Ian, Helene or Milton, and whether you hold a Safe Harbor slip or a country club membership. That is enough to start. A walk-through lets us see condition and view, the two variables no record holds.
Call Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873, or use the Burnt Store Marina home value 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 how we represent Southwest Florida buyers.
McGreevy and Comisar are a top-reviewed Burnt Store Marina listing team, and the reviews on our Google Business Profile describe what a condominium or seasonal seller here needs most: patience in a slow market, follow-through, and a clear process for presenting the home.
The quotes below are reproduced exactly as clients wrote them. We do not edit, combine or summarize client words, and we publish no aggregate score.
★★★★★ "Marc Comisar did an excellent job working with a very difficult client (me) selling our condo in a tough condo market. He went above and beyond." Verified Google review
★★★★★ "Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through." Verified Google review
★★★★★ "I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening. The resources that this agency has access to goes above and beyond any other I have ever worked with. The professional process that they use to present your home for sale goes beyond anything I have ever experienced. If any one is thinking about selling, Domain Realty should be the only agency that you should use to represent you and your home. You will not be disappointed." 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 Marina owners ask us most, and the questions people type into search about selling a home or condominium here, answered directly. For anything specific to your parcel or your building, call Jesse McGreevy at (239) 898-6072.
Data updated: September 2026 (Lee County Property Appraiser public sales files, newest recorded sale August 7, 2026; Southwest Florida MLS Matrix, pulled September 26, 2026; statutes and agency pages as cited in the Sources).
Start by pulling your prior-year Lee County tax bill, your association documents and your flood records, then get a valuation built from recorded sales in your own building or land-condominium neighborhood. Order the Section 22 and sub-association estoppel requests early, and list with an agent who can put those facts in front of buyers on day one. Call Jesse McGreevy at (239) 898-6072 to start.
The best Burnt Store Marina listing agent prices from Lee County's recorded sales rather than an MLS search that misses most of them, understands Section 22, the condominium inspection rules and the marina, and personally negotiates your sale. McGreevy and Comisar are Top 1% nationally since 2008 and the #1 real estate team in Southwest Florida since 2012, and we publish the criteria we think sellers should use to compare agents.
It depends on your building, water class, floor or lot, age and condition. In the latest 12 months of recorded sales, Burnt Store Marina houses sold at a $460,000 median and condominium units at $275,000, but those medians span a $195,000 Keel Club flat and a $1,100,000 Sunset Key home. A valuation from your own building's recorded sales is the only number worth pricing from.
It depends on your building more than the calendar. Recorded condominium sales kept coming in 2026, 53 through August 7, but at a $275,000 median, down from $408,000 in 2023. A building with a completed milestone inspection, a funded reserve study and no pending special assessment sells more easily than one without, so gather those documents before you decide on timing.
Waiting is a bet that prices recover before your carrying costs add up, and the recorded condominium median has fallen for three straight years. The Section 22 rules allow residential renting, so renting is an option, but each condominium sets its own minimum lease. We run both scenarios with your building's dues, taxes and insurance so the choice rests on your numbers.
They have fallen from the peak. Recorded condominium medians ran $407,500 in 2022 and $408,000 in 2023, then $359,500 in 2024, $300,000 in 2025 and $275,000 on 53 sales in 2026 through August 7. Towers and walk-ups differ sharply, so a building-level comparison tells you far more about your own unit than the community-wide median does.
Post-Surfside laws require milestone inspections and structural integrity reserve studies for buildings of three or more habitable stories, and a Section 22 director has written that the reserve rules are driving large special assessments at condominium associations generally. About 62 Burnt Store Marina buildings reach three floors on the Lee roll, so buyers here read every building's reserves. Owners with funded reserves have a real advantage.
The public record shows a market that is slower and lower, not collapsing. Lee County recorded 106 qualified sales in the latest 12 months, and 2025's 108 recorded sales were well above 2024's 72. Prices are below their 2022 and 2023 peaks, and the MLS median of 247 days on market shows buyers taking their time rather than disappearing.
The 30 MLS-labeled Burnt Store Marina sales in the 12 months to September 26, 2026 took a median of 247 days on market, against 103 days over 24 months and 40 days over five years. The nine that sold within 100 days took a median of 57 days. Pricing correctly from the first day is the biggest lever a seller controls.
The contract sets the timetable, usually driven by the buyer's financing and inspection periods. A condominium buyer may cancel within 7 days, excluding weekends and holidays, after receiving the resale package, and each association has 10 business days to deliver its estoppel certificate. Requesting the Section 22 and condominium estoppels as soon as a contract is signed keeps a Burnt Store Marina closing on schedule.
There is no single best month in the published data, and we do not invent one. Many Burnt Store Marina owners and buyers are seasonal, and a resident article after Ian noted only 17 of 112 Grande Isle I and II owners lived here year-round. We time a launch to when your buyer is physically here and market to them before they arrive.
The seller typically pays documentary stamp tax at $0.70 per $100, negotiated commissions, the owner's title premium if the contract assigns it, estoppel fees and prorated taxes and assessments. On a $460,000 Burnt Store Marina house, deed stamps alone are $3,220 and the promulgated owner's title premium is about $2,375. We give every seller a written net sheet before listing.
At the $275,000 condominium median, documentary stamps are $1,925 and the promulgated owner's title premium is about $1,450, plus commissions and prorations. Most condominium sales also need two estoppel certificates, one from Section 22 and one from the condominium association, each capped at $299 plus $119 if expedited under the current DBPR schedule. A net sheet on your unit shows the full picture.
It is a negotiated term. In Lee County, custom has the seller choose the closing agent and pay the owner's policy, but the current Florida Realtors and Florida Bar AS IS contract makes it a checkbox. The premium itself is fixed by state rule, so every title company charges the same premium; only the closing and search fees around it vary.
An estoppel certificate is an association's written statement of what a unit owes. A Burnt Store Marina sale usually needs one from the Section 22 master association under section 720.30851 and one from the condominium or neighborhood association under section 718.116. The closing agent orders them, and the Section 22 certificate is the only place the master assessment appears in writing.
The Section 22 master association does not publish its annual assessment. It is charged equally on each lot and dwelling unit, set in the budget adopted each November, due January 1, and stated on the estoppel certificate. Most homes also pay a sub-association fee set by their own budget. Golf, fitness, yacht club and marina charges are optional and separate from both.
Expect to furnish the declaration, articles, bylaws, rules, budget and financial statement, the Frequently Asked Questions and Answers sheet, the milestone inspection summary where one exists, and the most recent structural integrity reserve study or a statement that none exists, under section 718.503. Add the prior-year Lee County tax bill, the elevation certificate, insurance history and any marina or club transfer terms.
It depends on what you own. Section 22 is a Chapter 720 association, and section 720.401 requires a disclosure summary before the contract is signed where it applies, but the statute does not apply to associations under Chapter 718, which governs about 1,212 condominium units and the land condominiums here. Your closing agent or attorney decides which applies to your home. This is information, not legal advice.
No, Florida lets an owner sell without an agent. You would still owe every disclosure a listed seller owes, including the flood disclosure and, for a condominium, the section 718.503 package, and you would order both estoppels and negotiate inspection and appraisal issues yourself. Most Burnt Store Marina sellers net more with representation because those issues are where deals fail.
You can, but you take on the gate registration for showings, the resale document package, both estoppel requests, the flood disclosure and the negotiation. A by-owner seller also tends to price from an MLS search, and the MLS label caught only 30 of the 106 recorded sales here in a year. If you go that route, have a closing agent or attorney handle the paperwork.
Florida does not require an attorney for a condominium sale; a title company or closing agent usually conducts the closing. In Burnt Store Marina, where the Chapter 720 and Chapter 718 disclosure fork and Area IV's different covenants can matter, many sellers ask a real estate attorney to review the disclosure question. We route that question to your closing agent or attorney before a buyer signs.
Yes. The standard Florida AS IS contract lets a buyer inspect and cancel during the inspection period rather than demand repairs. Selling as is does not remove your duty to disclose known defects that materially affect value, and it does not change the flood disclosure. In Burnt Store Marina it also does not change what the association estoppels will show.
Yes, with planning. Renting is allowed at the Section 22 level, but each condominium sets its own minimum lease, and your lease terms govern the tenant's rights. Showings need notice under the lease and gate access for buyers' agents, and renters are registered with the gate separately. Tell us your lease end date early, because many buyers here want to move in or rent by season.
It changes the price conversation, not whether the unit sells. The contract and the estoppel will address who pays an assessment, and buyers read the association's reserve study to judge whether more are coming. Disclose any adopted or proposed assessment early, get the association's estoppel, and we price the unit with the assessment in view rather than letting a buyer discover it during inspection.
Florida's Johnson v. Davis duty covers known facts that materially affect value and are not readily observable to the buyer, and the resale package includes budgets and reserve information a buyer will read anyway. If your association has discussed an assessment, disclosing what you know in writing is the safer course. Ask your closing agent or attorney how to word it for your contract.
Condominium buildings of three habitable stories or more need a milestone inspection by December 31 of the year they turn 30, based on the certificate of occupancy, and every 10 years after. By roll year, Harbor Towers turns 30 in 2028, Tides at Marina Towers passed 30 in 2020, and the first-era walk-ups passed 30 between 2009 and 2014. Ask your association for its inspection summary.
The same three-story line triggers a structural integrity reserve study at least every 10 years, and existing associations had to complete the first by December 31, 2025, or by December 31, 2026 when paired with a milestone inspection. The Lee roll shows about 62 buildings in 14 associations reaching three floors here, from Harbor Towers and the Grande Isle towers to Commodore Club and Marina South Shore.
Only if your deed or association documents give you one. Most boat storage here is rented from Safe Harbor under its own agreements. The 1979 Tract C declaration reserved the seawall and a 24-foot strip to the developer "as a wet dockage rental area," and some Diamond Park lot descriptions carry an "assignment for dock access." Title counsel reads your legal description.
A slip or rack at Safe Harbor Burnt Store is a contract with the marina, not part of the deed. Tell us what you hold and ask the marina office at 941-637-0083 how it handles a change of owner. Safe Harbor publishes no rates, so your buyer should get current terms in writing during the inspection period.
Yes. The club says a membership can be transferred to the buyer of the property using its transfer form, and it publishes a transfer guideline. The membership year runs November 1 to October 31, so timing a closing around renewal matters. We write the transfer into the contract terms and mention the membership in your listing, because it is a real selling point.
No. The association states that "All Club memberships are for people, not properties," so a buyer applies for their own membership. The 2026 resident application prices a couple's full year at $1,065 and a single at $533, tax included. Putting those figures in your listing helps a Burnt Store Marina buyer budget and removes a question from the negotiation.
Section 689.302 requires a flood disclosure at or before the contract. Since October 1, 2025 the form asks about flooding that damaged the property during your ownership, any flood insurance claim, including through the NFIP, and any flood-damage assistance, including from FEMA. After Ian, Helene and Milton, complete it carefully and attach your elevation certificate and insurance history.
Yes, if you do not have one. The harbor-front and basin streets of Burnt Store Marina sampled Zone AE with an 8-foot base flood elevation, and a buyer's flood premium turns on where the lowest floor sits against that figure. Golf-side Zone X homes benefit too, because Citizens' flood requirement reaches every personal residential policy on January 1, 2027.
Usually, yes, especially for a house. Most Burnt Store Marina homes date from 1979 to 2005, Citizens requires a four-point inspection on homes over 20 years old, and documented wind-mitigation features earn premium credits under section 627.711. Having both reports lets a buyer price insurance during showings instead of during the inspection period.
Disclose known damage, repairs and any flood claims. The association reported that the 2024 Helene and Milton surges damaged many docks, boats, vehicles and some houses, and Ian brought down trees, lanai cages and stairwells. Keep permits and repair invoices together in the listing file; Burnt Store Marina buyers ask for them first, and complete records protect your price.
Gather your tax bill, association documents, estoppel requests, elevation certificate, insurance history, roof permit and Architectural Review Committee approvals, then fix what blocks insurance or financing. Order four-point and wind-mitigation reports on a house, confirm any club transfer, and clean up the view the county's water class promises. Those steps shorten a Burnt Store Marina listing more than staging does.
Yes, under the association's rules. Section 22 allows open houses on Friday, Saturday and Sunday from 11:30 to 5:00, and each must be registered with the gatehouse in advance or visitors are turned away. We handle that notice. For a seasonal or secured property, private showings to qualified buyers often work better, and we arrange gate access for each one.
Often, yes. Your homestead exemption and Save Our Homes cap end at the sale, and the assessment resets to market value the following January 1. Florida law requires the contract to warn buyers not to rely on the seller's current taxes. In Burnt Store Marina the core district 034 carried 14.0825 mills in 2025, with 13.6738 proposed for 2026.
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. You file with the property appraiser in the county of your new homestead. We coordinate the timing of both sales so the deadlines line up.
Capital gains on a home sale are a federal tax question. The IRS explains the exclusion for a main home, and who qualifies, in Publication 523. Many Burnt Store Marina owners use the home seasonally, which can change the answer, so ask your tax adviser for your own numbers before you list.
Yes. Many Burnt Store Marina owners are seasonal, and we manage showings, gate access for vendors and inspectors, the association paperwork and the closing remotely, with mail-away closing documents through the title company. Keep insurance and utilities active on a vacant home, and let us know who holds keys and gate credentials.
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. Everything else about a Burnt Store Marina sale, from the estoppels to the flood disclosure, works the same way.
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 from recorded sales in the building or neighborhood. The association estoppels, flood records and club or slip arrangements matter just as much on an estate sale.
The MLS counts sales listed under the Burnt Store Marina development label, 30 in the latest 12 months, while the county records every qualified sale on the community's parcels, 106 in a similar window. Many condominiums here list under their own building name. Where the two overlap, such as the $1,150,000 Sunset Key sale, they agree, which is why we lead with the county record.
On the county record, Burnt Store Marina homes sold at a median of $230.92 per heated square foot of the Lee roll's area over the latest 12 months: $269.23 for houses and $202.24 for condominiums. The MLS median for its 30 labeled sales was $225 per living square foot. The two use different area measures, so we compare each only against its own comparables.
Well-priced, well-documented ones. The fastest MLS sale of the last year, an Emerald Isle condominium on Sunset Key Circle, closed in 26 days at its $399,900 list price. The nine sales that closed within 100 days did so at a median 95.0 percent of list, against 93.2 percent for the rest. We read your competition before we set the price.
The deed records with Lee County, prorations use the Lee County Tax Collector's bill, and permits, flood records and the elevation certificate are Lee County's. The final water and sewer bill comes from Charlotte County Utilities. Documentary stamp tax is the same statewide rate, and both Burnt Store Marina estoppels apply either way. A Punta Gorda address does not make it a Charlotte closing.
No, not at the master level. The Section 22 declarations, bylaws and rules contain no age restriction, and the bylaws define a living unit as intended for "one family or household." Each condominium's own declaration governs its building, so confirm yours. The master documents do not limit your buyer pool by age.
Yes, though few exist. The Lee roll carries 21 vacant residential parcels, including lots in Little Pines Estates, the Section 22 golf blocks and Captains Quarters. Buyers ask about Section 22 building rules, the flood zone and utility connections to Charlotte County Utilities, so we assemble those answers before listing a Burnt Store Marina lot.
Some are and some are not. A legitimate cash buyer shows proof of funds, uses a licensed title company and gives you time to review the contract. Compare any cash offer against a valuation of what your Burnt Store Marina home would bring on the open market, built from the county record, before you sign anything.
Because a Burnt Store Marina sale turns on records and reach. We price from Lee County's recorded sales and the association's own documents, market to the qualified-buyer database of the #1 team in Southwest Florida since 2012, and our personal sales exceed $900 million. Call Jesse at (239) 898-6072 for a confidential conversation about your home.
A Burnt Store Marina specialist matters because this community's value is written in details most agents never learn: which county bills the home, which water class the parcel carries, which building has funded its reserves, who owns the slip and who owns the fairway. Buyers pay for certainty on those points.
If you are thinking, "I need someone to sell my house in Burnt Store Marina, Florida," McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Burnt Store Marina, Punta Gorda, Cape Coral, Lee County, Charlotte County and the rest of Southwest Florida. Whether you are selling in Harbor Towers, the Grande Isle towers, Sunset Key, Marina South Shore, Commodore Club, Courtside Landings, Mariners Pass or the Sugarloaf Lake homes, our team provides local market guidance, professional listing exposure and a clear plan to help you sell confidently.
Burnt Store Marina buyers are buying the harbor, the marina, a 27-hole course the residents own, a staffed gate and a social calendar anchored by the Platinum Point Yacht Club, which says it averages 83 events a month in season. Our Burnt Store Marina community guide covers what they come for, and it is the same record we use to describe your home to them.
A Burnt Store Marina buyer often tours Burnt Store Lakes just north across the county line, the city canal communities of Punta Gorda Isles and Burnt Store Isles, Heritage Landing on Burnt Store Road, and Cape Coral, which begins at the community's southern edge. Knowing those alternatives is how we position your home against them, and the wider Punta Gorda area guide covers the city your mailing address names.
Before any of that, a free Burnt Store Marina home valuation tells you what you are working with, or you can use the valuation form on this page. If you are staying in the community and buying again, our guide to buying a home in Burnt Store Marina covers the buyer's side of the same records, and our page on how we represent buyers across Southwest Florida explains how Marc Comisar leads buyer representation. Call Marc direct at (239) 287-5873.
Every document behind the seller duties and figures in this guide is public and free. These are the ones a Burnt Store Marina seller actually uses, each linked to the issuing authority's own copy.
Document | Publisher | Official link |
|---|---|---|
Declaration of Restrictions, Section 22, with the 1979, 1982 and 1985 amendments | Punta Gorda Isles, Section 22 Homeowners Association | |
Amended and Restated Bylaws, January 26, 2016 | Punta Gorda Isles, Section 22 Homeowners Association | |
Certificates of Amendment to the Section 22 declarations, August 2016 | Punta Gorda Isles, Section 22 Homeowners Association | |
Summary of Section 22 Rules and Regulations (Areas I to IV, signs, rentals) | Punta Gorda Isles, Section 22 Homeowners Association | |
Real Estate Open House Policy | Punta Gorda Isles, Section 22 Homeowners Association | |
Declaration of Covenants and Restrictions, Courtside Landings, 1999 (OR Book 3177, Page 2077) | Punta Gorda Isles, Section 22 Homeowners Association | |
Florida Statutes section 720.401, homeowners association disclosure summary | Florida Senate | |
Florida Statutes section 720.30851, homeowners association estoppel certificates | Florida Senate | |
Florida Statutes section 718.503, condominium resale disclosure | Florida Legislature | |
Florida Statutes section 718.116, condominium estoppel certificates | Florida Senate | |
Florida Statutes section 689.261, property tax disclosure | Florida Legislature | |
Florida Statutes section 689.302, flood disclosure | Florida Senate | |
Estoppel certificate fee schedule ($299, $119 and $179 caps) | Florida Department of Business and Professional Regulation | |
FIRM panel index for panel 12071C0070G | Federal Emergency Management Agency | |
CRS Eligible Communities, April 1, 2026 | Federal Emergency Management Agency | |
Wind mitigation resources and the OIR-B1-1802 form | Florida Office of Insurance Regulation | |
My Safe Florida Home hardening grants | Florida Department of Financial Services | |
Substantial Improvement and Substantial Damage (50 percent rule) | Lee County Department of Community Development | |
Membership Transfer Guideline | Burnt Store Marina Country Club |
Every source below was read between August 27 and September 26, 2026, and figures carry the retrieval date stated beside them in the text. Primary documents only: Florida Statutes and rules, state and federal agencies, Lee County and its Property Appraiser, the Section 22 association and its newsletter, the marina and club operators, and our own guides. No listing site, other brokerage or valuation aggregator was used for any figure.
McGreevy and Comisar are the Southwest Florida listing team Burnt Store Marina owners call when a home has to be priced on the record and sold without surprises. Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008, lead the #1 team in Southwest Florida since 2012, and personally handle every listing from pricing to closing, with over 45 years of combined direct experience between them.
For this guide we tracked 106 qualified recorded home sales and 18 years of annual sales in Lee County's files, 30 MLS closings with their days on market and sale-to-list, and the Section 22 association's own recorded documents, so the figures here come from public records rather than estimates. Meet Jesse McGreevy, who leads the team's listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation, or read more about McGreevy and Comisar.
Jesse McGreevy (license SL3101296) and Marc Comisar (license BK3060671) are licensed Florida real estate professionals regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Ready to sell? Call Jesse McGreevy direct at (239) 898-6072, or start with your free Burnt Store Marina home valuation. Buying in Burnt Store Marina as well? Read our Burnt Store Marina buyer guide or call Marc at (239) 287-5873. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.
Updated September 2026. This guide is general information about selling a home in Burnt Store Marina, not an appraisal and not legal, tax or insurance advice. Market figures change monthly and statutory figures change annually. Brokered by Domain Realty.