Burnt Store Village sells on the details: the POA estoppel, the resale-versus-new-build gap, the flood file and the homes going up nearby. We price from 77 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 Village starts with a fact most listing pages get wrong: this is a 1970 plat where most homes with a recorded year built were finished in 2020 or later, so your house competes with homes finished in the last six years. Of the 886 parcels on the Charlotte County roll with a recorded year built, 558 were built from 2020 to 2025. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, built this seller guide for owners of homes and homesites in Burnt Store Village, the deed-restricted community in unincorporated Charlotte County with a Punta Gorda 33955 mailing address. For the full community picture, from the plat and the association to the flood map and the schools, start with our Burnt Store Village community guide; for the city around it, see our Punta Gorda area guide.
If you are still choosing who should list your home, our guide to the best real estate agents in Punta Gorda sets out the criteria we think a seller should use, and we are comfortable being measured against them. Call Jesse McGreevy direct at (239) 898-6072, request a free Burnt Store Village home valuation, or use our Burnt Store Village valuation form. We send you the recorded sales we used, labelled by date and source.
To sell a Burnt Store Village home in 2026, price it on Charlotte County's recorded sales rather than the MLS alone, compete openly with the newer homes on neighboring lots, and hand buyers the association, flood and drainage answers before they ask. The county recorded 77 sales here in the latest 12 months; the SWFL MLS caught 28.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis, sales recorded September 27, 2025 to September 26, 2026, newest recorded sale August 21, 2026; SWFL MLS, closings September 29, 2025 to September 29, 2026, pulled September 29, 2026).
In the last 12 months we tracked 77 Charlotte County recorded sales in Burnt Store Village at a $325,000 median, and every price opinion our team writes here starts from that record.
Those two counts together describe the whole selling problem in Burnt Store Village. The county's recorded-sale file shows 77 qualified improved sales on the Punta Gorda Isles Section 16 plat over the latest 12 months at a $325,000 median, from $185,000 to $625,000. The SWFL MLS, searching the development label Burnt Store Village, shows 28 closings over nearly the same 12 months. Some sales never carried the development label, some were never listed, and the county's file counts sales that close directly between a builder and a buyer. A seller who prices from MLS comparables alone starts with well under half the evidence, and a buyer's agent who quotes an MLS-only number does too.
Five things move a Burnt Store Village sale price more than finishes do. The first is the year built, because 44 of the 77 recorded sales were homes built 2020 or later, and the county roll shows that group as 63 percent of the plat's homes. The second is living area against the community median of 1,834 heated square feet. The third is the flood map for your exact lot, which most of the plat maps as Zone D with 44 lots in shaded Zone X. The fourth is the paperwork: the association's estoppel certificate, the tax bill with its street and drainage line, the roof permit and the wind mitigation report. The fifth is product, because a single-family home and a 2025 duplex on Badalona Drive are different markets. Every one of those is a matter of record, and none of them is visible to an automated estimate.
A Burnt Store Village resale does not compete only with other resales. It competes with newer homes on lots a street or two away, with the vacant homesites the county roll still codes as vacant, and with the projects going up next door: Firelight North adjoins the plat, and the county's petition records show Firelight East, Heritage Station and Sage Pointe within a mile. It also competes, in a buyer's mind, with the other Burnt Store communities, each a different plat with its own association. The listing that wins is the one that explains exactly what a Burnt Store Village home offers against each of those.
We cover the recorded market by segment, what the MLS alone misses, how the community benchmarks against its neighbors, how we price and market a home here, how a resale holds its own against new construction, what lot owners should know, the flood, drainage and insurance questions a buyer will ask, the association rules that surface in a sale, the disclosures a seller owes, the cost of selling, the duplex block on Badalona Drive, the comparison with Burnt Store Lakes and more than forty seller questions answered directly.
McGreevy and Comisar price Burnt Store Village homes on the records that move them: Charlotte County's recorded sales, the association's estoppel and posted policies, the flood map for your exact lot and the newer homes going up nearby. We are the #1 team in Southwest Florida since 2012, and both partners work every listing.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis, September 27, 2025 to September 26, 2026; SWFL MLS, closings September 29, 2025 to September 29, 2026).
We are the partners who price your home, sit at the negotiating table and answer your phone. Nobody hands your offer to an assistant. Here is the record behind that promise:
RealTrends ranked our Domain Realty Group team the #5 real estate team in Florida for 2026, on 241 transactions and more than $157 million in volume. Jesse McGreevy and Marc Comisar bring over 45 years of combined direct experience to every Burnt Store Village listing.
A Burnt Store Village listing agent has to know that the community is Punta Gorda Isles Section 16 in unincorporated Charlotte County and not part of Burnt Store Lakes, Burnt Store Marina or Burnt Store Isles, that the streets are maintained through a county street and drainage assessment of $50 per equivalent residential unit, that membership in the Burnt Store Village Property Owner's Association is mandatory, and that the association's annual dues are not published outside its member portal. Those are the facts buyers, lenders and title companies raise, and they are the facts we put in front of them first.
Burnt Store Village is unusual because it is a 1970 plat being built out now. The county roll shows 558 of 886 homes with a recorded year built dating from 2020 to 2025, and 14 of the 77 sales in the latest 12 months closed on parcels the roll had not yet updated for the finished house. We pull every recorded sale around your address, separate homes by year built, and set them beside the MLS comparables, matched by parcel and date so no sale counts twice. That is a pricing argument an MLS-only competitor cannot make.
Jesse and Marc both work every listing personally. The person who priced your Burnt Store Village home is the person who hears the buyer's objection about the drainage study, reads the inspection report on the roof and negotiates the repair credit. In a community where the median listing on the SWFL MLS took 74 days to sell over the latest 12 months, continuity is how a price holds.
We will not quote a home value from a portal estimate, print an association fee we cannot source, or tell a buyer a lot is safe from flooding because a map says Zone D. Where a record is not public, we say so and name the document that holds it. Candor early is what keeps a contract from being renegotiated at the inspection.
Burnt Store Village recorded 77 qualified improved sales in Charlotte County's files over the latest 12 months at a $325,000 median, from $185,000 to $625,000, against 90 sales at $331,000 in the 12 months before. Two of every three sales closed between $250,000 and $349,999, and homes built 2020 or later sold at almost the same median as older ones.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis, qualified improved sales recorded September 27, 2025 to September 26, 2026, with the prior 12 months for comparison; newest recorded sale August 21, 2026).
For this guide we tracked every qualified recorded sale on the plat, and every number in this section comes from the county's recorded, state-qualified sales, the public record of what actually closed, rather than from asking prices or a portal estimate. Local MLS coverage is thin in Charlotte County, so in Burnt Store Village we lead with the county and use the SWFL MLS only for the two things it measures that the county does not: days on market and sale-to-list ratio.
Segment | Recorded sales | Median |
|---|---|---|
All improved sales, September 27, 2025 to September 26, 2026 | 77 | $325,000 |
Excluding two duplex sales on Badalona Drive | 75 | $325,000 |
Prior 12 months | 90 | $331,000 |
Source: Charlotte County Property Appraiser public sales files, our analysis. The file counts state-qualified improved sales over $1,000. The county file ends in late August for recorded sales in this window, so the most recent weeks are not yet in it.
The 77 sales ran from $185,000 to $625,000 with a mean of $341,117, and the middle half fell between $300,000 and $362,500. Against the 12 months before, the count is about 14 percent lower and the median about 2 percent lower. Those are our arithmetic on the two published windows, and a $6,000 gap in medians is well within the spread of a single year, so we read the market as steady in price and lighter in volume rather than as a decline. A seller should hear both halves: your price did not fall, and you have fewer buyers per month than the previous year offered.
Year built, per the county roll | Recorded sales, 12 months | Median |
|---|---|---|
2020 or later | 44 | $331,000 |
2000 to 2019 | 10 | $335,000 |
1990 to 1999 | 9 | Too few for a median |
No year built on the roll yet | 14 | $327,000 |
Total | 77 | Not applicable |
Source: Charlotte County Property Appraiser public parcel and sales files, our analysis. Cohorts under 10 sales are shown as counts, not medians. Year built is per the county roll, not the permit date.
Of the 44 sales of homes built 2020 or later, 22 were resales. That is the fact that shapes a listing here: a resale of a recent build is not selling against a scarce product, it is selling against new construction on neighboring lots and against the other resales in the same cohort. The 14 sales with no year built on the roll are on parcels the roll has not yet recoded, which is the roll lagging new construction, and they closed at a $327,000 median. The recorded medians show no premium for the newest homes as a group, so a resale wins or loses on presentation, documentation and price discipline.
Price band, 12 months | Recorded sales | Share of 77 |
|---|---|---|
Under $250,000 | 3 | 4 percent |
$250,000 to $349,999 | 52 | 68 percent |
$350,000 to $449,999 | 16 | 21 percent |
$450,000 to $549,999 | 4 | 5 percent |
$550,000 and up | 2 | 3 percent |
Total | 77 | 100 percent |
Source: Charlotte County Property Appraiser public sales files, our analysis. Shares are rounded and may not sum to 100.
The market has one thick band: 52 of 77 sales, about two in three, closed between $250,000 and $349,999. Six sales closed at $450,000 or more, and two of those six were the Badalona Drive duplexes. For a seller, that means the buyer pool is deepest at the median and thins fast above $450,000, so a listing above the band needs a specific reason in size, condition or year built.
Year built | Parcels on the roll with a year built |
|---|---|
Before 1990 | 27 |
1990 to 1999 | 74 |
2000 to 2009 | 198 |
2010 to 2019 | 29 |
2020 to 2025 | 558 |
Total | 886 |
Source: Charlotte County Property Appraiser public roll, our analysis. The base is the 886 parcels that carry a year built.
There were two building waves with a long gap between them. The first peaked in the mid-2000s, with 172 homes built from 2003 to 2007. Then almost nothing: 29 homes in all of 2010 to 2019. The second wave is the current one, with 10 homes in 2020, 18 in 2021, 60 in 2022, 228 in 2023, 182 in 2024 and 60 in 2025, which is 558 of 886, or 63 percent. The roll lags new construction, so recent years may be recoded upward. The earliest home on the roll dates to 1977. No document we reviewed states why building slowed or sped up in any period, so we report the counts and the years and leave out a cause.
The median recorded sale of a single-family home worked out to $173.64 per heated square foot (n=61), and $173.43 for homes built 2020 or later (n=42). The denominator is the heated area field on the Charlotte County Property Appraiser's roll, measured on the sales whose parcels carry a heated area; it is not the same measure as a listing's advertised square footage, so the two should never be compared directly. Across all 881 single-family parcels the roll's median heated area is 1,834 square feet, with quartiles of 1,786, 1,834 and 2,005, and for homes built 2020 or later the median is 1,842 (n=554).
A handful of exact heated areas repeat across dozens of homes: 1,786 square feet on 48 homes, 1,846 on 41, 1,806 on 39 and 1,804 on 33. That usually means repeated floor plans. The county roll does not record who built each home, so we do not name builders or plans. For a seller it means comparables are unusually clean: a buyer's appraiser can often find a same-size home from the same era on the same plat, and we build the price on that pair rather than on the community median.
The four highest single-family sales in the 12-month window were $625,000 for a 2006 home with 2,222 heated square feet, $539,000 for a 2021 home with 1,868, $535,000 for a 2024 home with 1,878 and $450,000 for a 2021 home with 1,780. Three of the four were built in 2021 or later. The two duplex sales, $555,000 and $495,000, are 2025 buildings with 3,096 heated square feet each and are duplexes, not single-family homes. A well-kept 2006 home with more living area can still trade at the top of the file, which is why we price each home against its own comparable sales and not against a community median. We do not publish an address-level list of recent sales here; the comparables we send you carry the dates and sources.
The county roll still codes 496 parcels as vacant residential, and the roll lags new construction, so the true vacant count is lower. Lot sales are a market of their own. In the 12 months to September 26, 2026 there were 12 qualified sales of vacant-coded lots under $100,000, at a median of $38,000, from $27,500 to $49,000.
Year | Qualified lot sales | Median |
|---|---|---|
2022 | 147 | $33,500 |
2023 | 85 | $40,000 |
2024 | 46 | $42,750 |
2025 | 24 | $50,000 |
2026, through September 26 | 12 | $38,000 |
Source: Charlotte County Property Appraiser public sales files, our analysis. The series counts qualified sales of parcels coded vacant, under $100,000. Sales of vacant-coded parcels at new-home prices are left out because the roll had not yet recorded the house.
Lot counts are small in recent years, so a median moves with a few sales. Our section for lot owners below covers what a lot buyer checks first.
The MLS alone misses more than half of Burnt Store Village sales. Charlotte County recorded 77 qualified improved sales on the plat over the latest 12 months, while the SWFL MLS development label caught 28. Sales that never carried the label, sales that were never listed and builder-direct closings do not reach the MLS count.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis, September 27, 2025 to September 26, 2026; SWFL MLS, Development is Burnt Store Village, closed sales September 29, 2025 to September 29, 2026, pulled September 29, 2026).
The gap is not a data error. It is the structure of a market in which a plat's parcels change hands in several ways at once. Some sales were never labeled with the development name, some were never listed, and the two windows differ by a few days: two MLS closings, on September 25 and September 28, fall after the county file's window ends. The MLS pull also does not include the highest recorded sale in the county file, a $625,000 single-family sale in March 2026, or the $555,000 duplex sale.
Measure, SWFL MLS, development label Burnt Store Village | September 29, 2025 to September 29, 2026 |
|---|---|
Closed sales | 28 |
Median sale price | $320,000 |
Price range | $280,000 to $539,000 |
Median days on market | 74 (n=27) |
Days on market range | 6 to 316 |
Median sale-to-list ratio | 98.0 percent (n=28) |
Closing dates in the pull | October 8, 2025 to September 28, 2026 |
Source: SWFL MLS, pulled September 29, 2026. Sale-to-list is the sold price over the final list price. One closing carries no days-on-market value.
The MLS carries two measures the county file does not: how long a listed home sat and how close it sold to its asking price. A 74-day median means a correctly priced Burnt Store Village listing should plan on about two and a half months from list to contract. A 98.0 percent median sale-to-list ratio means the typical listed home closed about 2 percent under its final list price. Buyers here negotiate, but not deeply, when the price is defensible.
Of the 27 closings with a days-on-market figure, five sold in 20 days or fewer and five took 169 days or more, with a slowest of 316. The record cannot tell us why a given home sat, and we do not claim it can. What a seller controls is price, presentation and paperwork, and the fast end of the range is where those three line up.
When a buyer's agent brings an MLS-only comparable set to the negotiation, they are working from less than half the recorded sales. The county record shows the builder-direct closings and unlisted sales as well as the listed ones. We bring the full county record to every negotiation and to the appraiser, because the buyer's lender will value the home on the evidence it is given. We use the SWFL MLS for what only it can tell us, and we never present the 28 MLS closings as the size of the market.
For a Burnt Store Village listing we pull the recorded sales around your address, group them by year built and heated area, and set them beside the MLS comparables, matched by parcel and date so no sale is counted twice. When a buyer's agent quotes a lower MLS median, we can show the full record. Ask for the county record around your own address with a free Burnt Store Village home valuation.
Burnt Store Village's $325,000 median is the lowest of the seven Punta Gorda area communities we track on county records. Heritage Landing sits $7,500 higher, Deep Creek and Burnt Store Marina $35,000 higher, Burnt Store Lakes $107,000 higher, and the canal communities of Burnt Store Isles and Punta Gorda Isles more than double.
Data updated: September 2026 (Charlotte County Property Appraiser and Lee County Property Appraiser public recorded-sale files, our analysis, 12-month windows ending on the dates shown; SWFL MLS, pulled September 26 to September 29, 2026).
A seller's decision variables are not the community's own median alone. They are how your home's likely buyer sees it against the alternatives within a short drive. The benchmark below comes from the same recorded-sale method for every community, with each window stated.
Community | Recorded sales, 12 months | Median recorded sale | Window ending |
|---|---|---|---|
Burnt Store Village | 77 | $325,000 | September 26, 2026 |
Heritage Landing | 112 | $332,500 | September 24, 2026 |
Deep Creek | 297 | $360,000 | September 26, 2026 |
Burnt Store Marina (Lee County) | 106 | $360,000 | August 7, 2026 |
Burnt Store Lakes | 63 | $432,000 | September 26, 2026 |
Burnt Store Isles | 74 | $662,500 | September 24, 2026 |
Punta Gorda Isles | 344 | $693,000 | September 24, 2026 |
Source: Charlotte County Property Appraiser public sales files, our analysis, for the Charlotte County communities; Lee County Property Appraiser public sales files, our analysis, for Burnt Store Marina. Burnt Store Village covers September 27, 2025 to September 26, 2026; the other windows are those stated in our sibling guides. Deep Creek's 297 sales are platted-lot sales, and it records 351 sales at $341,000 once its condominiums are included.
MLS measure | Burnt Store Village | Burnt Store Lakes |
|---|---|---|
Median days on market | 74 | 91 |
Median sale-to-list ratio | 98.0 percent | 95.9 percent |
Source: SWFL MLS. Burnt Store Village closings September 29, 2025 to September 29, 2026, pulled September 29, 2026; Burnt Store Lakes pulled September 26, 2026. The windows differ by a few days.
Compare like with like. Burnt Store Village's $325,000 is a median of 77 improved sales on a plat of mostly detached homes: the county roll codes 881 parcels as single-family, and the median single-family sale worked out to $173.64 per heated square foot. Punta Gorda Isles recorded 344 sales in its in-city sections at $693,000, about 2.1 times the Village median, and Burnt Store Isles recorded 74 at $662,500, about 2.0 times. Those are the city's canal and golf communities. Burnt Store Marina's 106 sales include condominiums, so its $360,000 is not a house-to-house comparison, and Heritage Landing counts all product types. Deep Creek is measured the same way as the Village, from county recorded sales on platted lots, and sits $35,000 or about 11 percent higher. Our community guides for Deep Creek, Heritage Landing, Punta Gorda Isles and Burnt Store Isles cover those markets in detail.
In the latest 12 months, 6 of the 77 sales closed at $450,000 or more and 2 at $550,000 or more, and two of the six were duplexes. That top tier is priced home by home, not against the Burnt Store Village median, and it is where accurate comparables matter most. If your home is larger or newer than the median, a buyer will compare it with homes in the next price tier, and we show them the 2006 home that sold at $625,000 as evidence that age alone does not cap a well-kept house.
A Burnt Store Village seller will meet three numbers. The county record shows 77 qualified improved sales at a $325,000 median for the window ending September 26, 2026. The SWFL MLS shows 28 closings at a $320,000 median for September 29, 2025 to September 29, 2026, and it adds a median of 74 days on market and a 98.0 percent sale-to-list ratio. The county's window and the MLS window differ by a few days, and the MLS sees only the sales that were listed there, so the two medians describe overlapping but not identical sets of homes.
We do not blend them into one figure. The county median is the better statement of what closed, because it counts every qualified sale, including the resales and builder closings the MLS did not carry. The MLS figures are the only source for how long a home sat and how close the final price came to the ask, so we use them for those two questions and nothing else. When we write your price opinion, each figure carries its own window and its own source, so you can see exactly which number is doing which job.
Burnt Store Village recorded 77 improved sales in the latest 12 months at a $325,000 median, and 22 of the 44 sales of homes built 2020 or later were resales, so the first thing we do for a seller here is price your home against the full county record, not the 28 closings the MLS caught. Request a free Burnt Store Village home valuation or call Jesse McGreevy direct at (239) 898-6072, and we will send the recorded comparables with the date and source beside each. You are working with Top 1% Real Estate Agents Nationally Since 2008. Buying your next home as well? See our guide to buying a home in Burnt Store Village and how we represent buyers across Southwest Florida, or call Marc Comisar at (239) 287-5873.
For a well-prepared Burnt Store Village home, yes, with a caution. The county recorded 77 sales at a $325,000 median in the latest 12 months, against 90 at $331,000 the year before, and listed homes closed at a median 98.0 percent of list on the SWFL MLS. The real risk is overpricing against newer homes, not timing.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis, September 27, 2025 to September 26, 2026 and the prior 12 months; SWFL MLS, closings September 29, 2025 to September 29, 2026; Charlotte County petition and project records read September 29, 2026).
Three conditions outside the sales table also bear on timing. New supply keeps arriving, so a seller who waits is waiting against a growing pipeline. The flood and insurance questions have a known shape, which lets a prepared seller answer a buyer precisely. And the November 2026 ballot carries two items a buyer may ask about: a property tax amendment and the county sales-tax extension on which a new road connector near the community depends.
The county roll still codes 496 of the plat's 1,387 parcels as vacant, against 886 with a recorded year built, and the roll lags new construction, so the true vacant count is lower. Next door, the county's petition records show Firelight North adjoining the plat with 337 base units and a request for 250 more, Firelight East about half a mile away on a 344-lot plat, Heritage Station about 0.23 mile away with 130 lots and Sage Pointe about 0.81 mile away, where the county's decision letter allows up to 999 residential units and the petition is listed as in review. A resale seller is not waiting for the builders to finish. New homes will be arriving for years, and a resale that is priced and documented well now sells before the next wave of new listings.
We do not publish a month-by-month pattern for Burnt Store Village, because a single year of county sales is too thin to call a season and the county file for this window ends in late August. What the record does support is arithmetic. The SWFL MLS median was 74 days on market, so count back from the date you need to close, allow time for the association's estoppel and any approvals, and list early enough to cover all of it. A home that is documented before it lists loses days to nobody's paperwork.
Amendment 3, from CS/HJR 1-F, is on the November 3, 2026 ballot and needs 60 percent to pass, according to the Charlotte County Property Appraiser. It would lower the annual assessment cap on non-homestead property from 10 percent to 5 percent and raise the homestead exemption on non-school levies. It does not change portability or Save Our Homes. We do not predict ballot results, but a second-home or investor buyer in Burnt Store Village may ask about it, and we answer with the Property Appraiser's own explanation.
Charlotte County's Burnt Store Road Area East/West Connector, also called the Tuckers Grade Extension, would link Burnt Store Road to U.S. 41. The county puts its cost at $46,176,000 and states that final design, right-of-way and construction are not currently funded, with the whole amount dependent on voter approval of the 1 percent local option sales tax extension. We found no certified referendum result, so we describe it as unfunded and dependent on the extension. On the road itself, the county-Punta Gorda and Lee MPO packet of February 2026 lists the Charlotte County phases of Burnt Store Road as construction completed, with a short segment of about 1,000 feet north of the Lee County line excepted, and Lee County's widening from Van Buren Parkway to the county line is in design. We give buyers these facts with sources so the road never becomes a rumor that stalls a sale.
Nothing in the record suggests the questions buyers ask will get easier to answer next year. The drainage study is not funded, the treatment plant expansion is expected but not confirmed as operating, and the surrounding projects are still moving through review. A seller who has the answers ready today is ahead of one who assembles them after an offer.
We price a Burnt Store Village home from recorded closed sales of comparable homes on the same plat, grouped by year built and heated area, then adjust for the flood map of your lot, the roof and the paperwork. We never anchor to an automated estimate or a builder's list price, because neither can see what a buyer's inspection will.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis, September 27, 2025 to September 26, 2026; SWFL MLS, closings September 29, 2025 to September 29, 2026).
The most common pricing mistake in Burnt Store Village is treating the community median as the price of a house. The $325,000 median blends a 1990s home with a 2024 home, a duplex with a single-family house and a home on a lot the roll has not yet recoded. Those are different products that happen to share a plat.
We start with closed sales, not active listings, in the same era of construction and the same size band. For a home built 2020 or later, that means the 44 recorded sales at a $331,000 median and, inside it, the 22 resales. For a home built 2000 to 2019, it means the 10 sales at $335,000. For a 1990s home, there were 9 sales, too few for a median, so we list the individual sales and read them. We add the SWFL MLS comparables for days on market and list-to-sale behavior, matched by parcel so nothing counts twice.
Automated valuation models read the public record. They cannot see that your roof is two years old or twenty, that your lot sits beside a drainage ditch or a vacant homesite, or that you hold a current wind mitigation report. Federal regulators adopted a quality control rule for automated valuation models used by lenders, effective October 1, 2025; a consumer instant estimate falls outside that rule entirely. We never price from one.
The county roll's median single-family home has 1,834 heated square feet, with quartiles of 1,786, 1,834 and 2,005, and a range from 988 to 3,230. A home near the median competes with dozens of homes of nearly identical size, as the repeated plans show. A home at the top of the range competes with far fewer, and its price depends on how its age, roof and garage compare with the few larger homes that sold. We show a buyer exactly where your home sits against that spread.
Burnt Store Village is a platted grid of interior lots. We found no canal, lake or waterway frontage for homes in the records we reviewed, so we do not price water. What varies is the map and the surroundings: the flood zone across your whole lot, where 44 lots are in shaded Zone X and most of the community is Zone D, how close the lot sits to the rim ditch the county's drainage study describes, and whether the lots beside you are built or still coded vacant. Because the roll cannot show those, we read them from the parcel map, the survey and a site visit.
Listed Burnt Store Village homes closed at a median 98.0 percent of final list price after a median 74 days. The loss concentrates in homes that launched above the market and reduced later while new homes listed around them. We would rather set a defensible price, show the evidence to every buyer's agent and hold it.
We walk a Burnt Store Village seller through four documents before we talk about paint. First, the association's estoppel certificate, because dues are not on its public pages and the certificate is where the annual figure is stated for the lot; requests go through the association's manager, Compass Rose Management. Second, the flood file: the FEMA zone for the whole lot, which can differ from the zone at a neighbor's address point, and an elevation certificate where one exists. Third, the county tax bill, where the street and drainage assessment appears as its own line. Fourth, for a vacant lot or a new build, the county's Utilities Availability Form response and the association's architectural approval. Those four answers move price more than the finishes do.
A Burnt Store Village resale competes with new construction by selling what a new home cannot: a finished yard and street, a known roof and insurance history, and no construction timeline. In the latest 12 months, 22 of the 44 sales of homes built 2020 or later were resales, and that group's median was $331,000.
Data updated: September 2026 (Charlotte County Property Appraiser public roll and sales files, our analysis, September 27, 2025 to September 26, 2026; Burnt Store Village Property Owner's Association posted policies and Declaration, read September 29, 2026).
Of the 886 parcels with a recorded year built, 558 were built from 2020 to 2025, and the roll still codes 496 parcels as vacant. The two figures come from the same roll and say the same thing to a seller: this plat has been building for six years, and it is not finished.
The county roll does not record the builder, and no public county or association record we read lists every builder working on the plat, so we do not publish a roster, prices from a builder's site or a builder's amenity claims. The builder of record is on each home's permit. What the roll does show is the pace: 10 homes in 2020, 18 in 2021, 60 in 2022, 228 in 2023, 182 in 2024 and 60 in 2025.
A builder here does not have a free hand. As posted on the association's site, and subject to change, Policy 4 calls for a $250 nonrefundable application fee, a $12,500 refundable clean-site deposit, a bonded and insured builder with one-year completion assurance, reinforced poured concrete or ICF block construction, no manufactured, mobile or modular homes, and a foundation survey and an as-built survey. The Declaration adds plan approval before construction, and lets the association require items such as a tile roof at a 3:1 pitch and cement driveways. Policy 3 adds underground electric service, no mirror-image homes on adjacent lots and eggshell or semi-gloss exterior paint. A resale seller can use those rules in the listing: the new home next door will fit the street, because the association reviews it.
We set your home beside the base price and allowances of a new home in the listing materials, line by line: what the new home includes, what it costs to add landscaping, window treatments and a lanai, and how long it takes to move in. Buyers who are touring new construction the same weekend see the full comparison in writing. The recorded medians show no premium for new construction as a group, $331,000 for homes built 2020 or later against $335,000 for homes built 2000 to 2019, so the resale is not selling at a disadvantage, and we say so with the sources beside it.
Buyers ask about the dust and trucks. The honest answer is that the association's enforcement policy provides for inspections of every home at least monthly, and Policy 4 requires a refundable clean-site deposit that secures the site. We say so in the listing, because a buyer who hears it from us trusts the rest of what we say.
Some builder pages use the Burnt Store Village name for homes in neighboring Coral Lakes and Heritage Station. Their addresses, amenities and prices belong to those communities, not to Punta Gorda Isles Section 16. A buyer who compares your listing with one of those pages should be shown the difference: your deed and the county record read Punta Gorda Isles Section 16, and the association that governs your home is the Burnt Store Village Property Owner's Association.
Burnt Store Village lot owners should know that their lot competes with the parcels the county roll still codes vacant, that builders are active buyers, and that a lot buyer's first questions are the flood map, utility availability, the association's building rules and the $50 street and drainage line every lot pays. The qualified lot median was $38,000 on 12 sales.
Data updated: September 2026 (Charlotte County Property Appraiser public roll and sales files, our analysis; Charlotte County MSBU public site, FY2026 adopted and FY2027 approved budget; Charlotte County Tax Collector 2025 bill for a vacant parcel; Burnt Store Village Property Owner's Association Declaration and policies).
A vacant homesite is a different sale from a house. The buyer is usually a builder or an owner who plans to build, and both are pricing what the finished home will be worth against what it will cost to build it. The improved sales on this page do not price a lot, so we price every lot from recorded vacant-land sales of comparable homesites on the plat, using the qualified lot series above.
Every lot pays the county's Burnt Store Village street and drainage assessment at $50 per equivalent residential unit a year, with a maximum of $195, for fiscal years 2026 and 2027, and its owner is a member of the association. The 2025 tax bill for one anonymous vacant parcel totaled $686.76: an assessed value of $34,000, ad valorem tax of $512.91 at 15.0855 mills, and non-ad valorem charges of $173.85 made up of the $50 street and drainage line, $118.50 for fire rescue and $5.35 for stormwater. That is an illustration of one parcel, not a forecast, and the association's annual dues are billed separately: Information not available at time of publishing (checked 2026-09-29).
The vacant count by street is uneven. Doredo Drive has 41 parcels the roll codes vacant, Estrada Circle 37, Juarez Circle 27 and Prada Drive 26, and a few blocks are still largely land, among them Blocks 343, 347 and 349, each with 19 vacant parcels. Block 296 on Badalona Drive, with 11 of its 16 parcels coded vacant, is zoned multi-family and sits outside the single-family Declaration, so a lot there is a different sale; see our section on the duplex block. Read the counts as an upper bound on the homesites still open, because the roll lags new construction.
Builders buy lots to build on, and they price them from their own cost sheets. An owner-builder buys a specific street and a specific plan. We market a lot to both, with the flood, utility and association answers assembled before the first call, because the buyer who gets those answers on day one is the buyer who writes an offer. Nothing in the county record or the deed restrictions we read bars a sale to a builder or an investor.
A Burnt Store Village buyer will ask your FEMA zone, whether the home ever took water, what the county's drainage study says and what wind and flood insurance will cost. Most of the community is mapped Zone D, 44 lots are in shaded Zone X, and none of the parcels we analyzed lie in a mapped special flood hazard area.
Data updated: September 2026 (FEMA National Flood Hazard Layer, whole-lot test of the county's parcel outlines, queried September 29, 2026; Charlotte County evacuation zone layer dated November 17, 2025; Charlotte County Burnt Store Drainage Study; Florida Office of Insurance Regulation; Citizens Property Insurance Corporation; National Hurricane Center reports).
The questions are not hostile. They are what a buyer's lender, insurer and inspector will require anyway, and a seller who supplies the answers early controls the story. This is information, not insurance or legal advice; confirm your own coverage questions with your insurance agent, and your disclosure questions with your closing agent or attorney. Nothing here says a lot is safe or unsafe. A flood map is a map, and we do not turn it into a promise.
A flood map is a set of polygons, and a lot is a polygon too, so the right test is the whole lot against the whole map, not one point on the lot. We ran that whole-lot test on the county's parcel outlines for Punta Gorda Isles Section 16 against FEMA's National Flood Hazard Layer.
Measure | Result |
|---|---|
Parcel outlines whose center falls in Zone D (undetermined flood hazard) | 1,330 |
Parcel outlines whose center falls in Zone X, shaded (0.2 percent annual chance, coastal) | 44 |
Parcel outlines whose center falls in a special flood hazard area (A, AE or V) | 0 |
Parcel outlines with more than one FEMA zone inside the lot | 98 |
Source: FEMA National Flood Hazard Layer and Charlotte County GIS parcel outlines, whole-lot test, our analysis, September 29, 2026. The county's parcel layer returned 1,374 outlines for the section; the other 13 roll parcels have no outline in that layer.
Read plainly: most of the community is mapped Zone D, 44 lots are in shaded Zone X, and none of the parcels analyzed lie in a mapped special flood hazard area. Check every address. These are map overlays, not flood determinations, and a lender's flood determination or an elevation certificate governs any individual property.
Ninety-eight of the outlines have more than 0.1 percent of their area in a second zone. Ninety-six of those are Zone D with a slice of Zone X, and two are greenbelt tracts that also touch a mapped AE strip. A single address point cannot show that split. The clearest example in our sample tests as 97.2 percent Zone D and 3.0 percent Zone X across the whole lot, and a test at one point on that lot returns Zone D and misses the Zone X slice. That is why we describe lots, not points, and why a buyer should ask for the determination on the actual lot.
FEMA defines Zone D as "areas with possible but undetermined flood hazards. No flood hazard analysis has been conducted. Flood insurance rates are commensurate with the uncertainty of the flood risk." Zone D is not a special flood hazard area, and FEMA publishes no base flood elevation for it. It also is not a finding that the land is safe. It is a finding that no study has been done. Two Charlotte County flood insurance rate map panels cover the community, 12015C0416G and 12015C0417G, both effective December 15, 2022, in community 120061.
Two greenbelt tracts touch a mapped AE strip. Both are common-area tracts. We say this only so nobody is surprised by an AE label on a county map of the community; it is not a statement about any home.
The flooding that residents report is a drainage story, not a FEMA story. Charlotte County's Burnt Store Drainage Study, prepared by Kimley-Horn, covers seven developments from the Lee County line north to about Notre Dame Boulevard, and it names Burnt Store Village as a main concern.
The study does not change any flood zone or any insurance rating. It tells a buyer where the county's own engineers see water, and it is why a buyer may want to walk a home after a heavy rain. A seller who knows the home's own history, and says so in writing, answers the question better than any map.
Charlotte County says it is divided into five evacuation zones. We checked every parcel outline against the county's layer dated November 17, 2025: 1,346 parcels are in Zone C and 28 are in Zone B, the 28 sitting on the northern edge of the plat. Those are county evacuation zones, not FEMA zones. The authority for any address is the county's Know Your Zone lookup, and we tell buyers to look up their letter before June, not during a watch.
Charlotte County holds Class 5 in FEMA's Community Rating System, a 25 percent discount for policies in high-risk zones, according to the county's presentation and a WINK News report of September 2025. Whether that discount applies to a Zone D or Zone X policy is not stated in the records we read. The county's 50% FEMA Rule page says the rule does not apply to structures located in a Zone X or D. Confirm with the county for your parcel before a buyer plans a major renovation. On financing, the county states that flood insurance is mandatory for federally backed mortgages in high-risk zones and optional outside them, and notes that Citizens is phasing in flood insurance requirements. A lender's own rules can still require coverage, so a buyer should ask early.
We do not know what any Burnt Store Village home costs to insure, and nobody can tell you from a neighborhood name. Actual premiums for this community are not published in any public record we found: Information not available at time of publishing (checked 2026-09-29). What the record does show is the structure of the decision. The state's Uniform Mitigation Verification Inspection Form, OIR-B1-1802, asks whether the home was built in compliance with the Florida Building Code, with 2002 or later as the qualifying year, and then the roof covering, roof deck attachment, roof to wall attachment, roof shape, secondary water resistance and opening protection.
Year built per the county roll | Parcels |
|---|---|
Before 1990 | 27 |
1990 to 2001 | 84 |
2002 to 2009 | 188 |
2010 to 2019 | 29 |
2020 to 2025 | 558 |
Source: Charlotte County Property Appraiser roll, our analysis, 886 parcels with a recorded year built, September 29, 2026. Year built per the county roll, not permit date.
By that count 775 of the 886 parcels date to 2002 or later, and 111 date to before 2002. The roll's year built is not a permit date, so it cannot settle the code question for a given home; a home in the 2002 group needs its permit date to know which side of the line it is on. For a seller, the practical step is a current wind mitigation inspection, because Florida's Office of the Insurance Consumer Advocate says insurers are required by law to offer credits for documented mitigation features.
My Safe Florida Home is a state program that offers hardening grants for eligible homes. Its 2025-26 program page lists among its eligibility rules that the home is owner-occupied with a homestead exemption and had a building permit issued before January 1, 2008, so a home permitted after that date will not meet that test, and the 558 parcels built 2020 or later fall outside it on year built. Check the program page for current terms. Citizens Property Insurance Corporation announced statewide multiperil rate decreases on March 4, 2026, effective July 1, 2026 for new customers; that is a statewide release, and county-level and community-level premiums are not in it. We help the buyer's agent get several quotes early.
The National Hurricane Center reports that Hurricane Charley's eyewall struck Punta Gorda and neighboring Port Charlotte in 2004 and that Hurricane Ian's center made landfall near Punta Gorda on September 28, 2022, with at least 200 homes destroyed in Charlotte County. Helene and Milton in 2024 flooded parts of Punta Gorda's harbor front. None of those reports names Burnt Store Village, and we found no county damage assessment, federal assistance record or association notice that describes damage inside the community from any of the four storms: Information not available at time of publishing (checked 2026-09-29). Year built does not tell you what a house went through, only which storms it was old enough to see. The answer for your home is your own permit, repair and claim history, and we put it in the listing file.
For an older home, state law since 2022 lets an owner repair part of a roof without bringing the undamaged remainder to current code, as long as that remainder meets at least the 2007 Florida Building Code. The plat has 27 homes built before 1990 and 74 in the 1990s, and those are the homes where a buyer will look hardest at the roof and the openings. We ask sellers of older homes to order a current wind mitigation report and to keep the roof permit date and any repair invoices in the file.
The Burnt Store Village Property Owner's Association rules that surface in a sale are the estoppel certificate, the unpublished annual dues, architectural approval for past exterior work, open violations and fines, sign limits, and the fence, parking and structure rules a buyer's move-in depends on. Membership is mandatory under the Declaration.
Data updated: September 2026 (Burnt Store Village Property Owner's Association website, Single Family Deed Restrictions dated July 2, 1970 and posted policies, read September 29, 2026; Florida Division of Corporations record N03228; Charlotte County MSBU public site).
Membership in the association is mandatory. Section 21 of the Declaration says "ownership of each lot shall represent one membership in said association," and the association's rental policy repeats that all property owners are required to be members and to pay assessments duly levied. Some third-party pages call membership voluntary; the Declaration and the association's own policy say otherwise, and we follow them.
The association's legal name is Burnt Store Village Property Owner's Association, Inc., a Florida not-for-profit corporation, document number N03228, filed May 22, 1984 and active on the state record; its most recent annual report was filed January 27, 2026 and amended April 2, 2026. The association's website says the community is managed by Compass Rose Management, and estoppel requests go through the management company. The site runs on a member platform and says some documents show only to members who log in. The Declaration is dated July 2, 1970, signed by Punta Gorda Isles, Inc., recorded in Official Records Book 338 and preserved by a notice dated October 31, 2003 under Florida Statute 712.05.
Topic | What the Declaration says | Section |
|---|---|---|
Use | Single-family use, one building per lot | 1 |
Commercial use | Not allowed, but renting for residential use is allowed | 2 |
Landscaping | Sod to the pavement line and sprinklers, with plan approval | 3 |
Plan approval | Required for construction; the association may require items such as a tile roof at a 3:1 pitch and cement driveways, and may refuse plans on aesthetic grounds | 4 |
Setbacks | 25 feet front, 15 feet back, 7.5 feet sides | 5 |
Lot size | At least 75 feet wide and 7,200 square feet | 7 |
Vehicles and boats | No overnight trailers, trucks, boats, campers or mobile homes without written consent | 8 |
Signs | For Sale and For Rent signs allowed, one per property, no larger than 6 by 8 inches | 14 |
Temporary or accessory structures | Not allowed | 17 |
Fences and walls | Over 3 feet need approval | 23 |
Source: Single Family Deed Restrictions, Burnt Store Village Property Owner's Association, including the 2003 preservation notice. Confirm with the association's architectural review committee and the county before design.
We do not print a minimum living area, because the copy of the Declaration we read does not give a legible table. The Declaration we read contains no age restriction, and no primary document we read describes the community as 55 and over. Searchers often confuse the area with age-restricted Burnt Store Marina, a separate community in Lee County.
The association does not publish its annual dues outside its member portal; the amount is on the adopted budget and the estoppel certificate. Information not available at time of publishing (checked 2026-09-29). The same goes for special assessments and any transfer or capital contribution fee. The association's FAQ says only that its dues are "very low and reasonable" because there is no pool, pickleball or beach onsite. That is the association's description, not a figure, and we do not turn it into one. You may see a dues number on a listing elsewhere; we do not repeat one, because none comes from a document the association publishes.
An estoppel certificate is the association's written statement of what a lot owes, and the buyer, lender and title company rely on it at closing. Florida law sets what it must state, including the assessment and any amounts owed. In Burnt Store Village, requests go through the association's management company. We do not print the certificate fee: Information not available at time of publishing (checked 2026-09-29). Who pays for it is a contract term, so we have the closing agent order it as soon as a contract is signed, and we put the amount on your net sheet before you accept an offer.
Nothing structural changes on a Burnt Store Village home without plan approval, and the association's posted policies cover additions, pools, fences and outbuildings. Policy 2 sets clean-site deposits of $2,500 for a pool and $500 for concrete work, bars above-ground pools and allows hot tubs only inside an enclosed lanai. Policy 11 bars trampolines. Policy 3 bars mirror-image homes on adjacent lots and calls for underground electric service. Buyers and their title companies ask whether past work was approved, so we gather the approval letters before listing. Policies are as posted on the association site on September 29, 2026 and can change.
The association's enforcement policy provides for a compliance committee of at least three owners and a community association manager, who inspect every home at least monthly. Fines follow Florida Statute 720.305: up to $100 per violation, up to $1,000 in total for a continuing violation, after 14 days' notice and a hearing before a three-member fining committee. Open notices surface on the estoppel, so clear them before you list.
Policy 12 limits fences to 4 feet in height and requires them to be at least 75 percent open, and requires trash cans to be shielded. Policy 9 lets boats, campers, trailers and RVs stay 8 hours a day; overnight parking needs a waiver, limited to two consecutive overnights and one a month, where overnight runs from 7 p.m. to 7 a.m. Parking on grass is not allowed. Policy 14 caps For Sale and For Rent signs at 6 by 8 inches on metal posts, allows one flyer tube on a house and requires removal within 30 days after closing. Policy 17 does not permit sheds, barns, trellises, arbors, gazebos, pergolas or tents. A buyer with a boat, a camper or a plan for a shed wants to know all of that before an offer, so we say it in the listing.
The association has a rental policy, Policy 10, and the Declaration permits renting a home for residential use while barring commercial use. We did not read a minimum lease term or a cap, and we do not print one. For an investor buyer, the current policy decides the math, so we hand it over at the start rather than let it surface at the inspection.
The association describes one shared amenity, a Community Park with a walking path around a lake, picnic tables and a playground, and its FAQ tells residents to assume alligators live in the lake. It also posts a policy for its community center; members are charged a refundable cleaning deposit for parties, and the policy lists hours of 9:00 a.m. to 9:00 p.m. We found no location for the center. The association states that the community has no pool, pickleball courts or beach onsite, and no golf course or marina sits inside it. We list what the community has and what it does not, because a buyer who finds a gap on their own loses trust in the rest of the listing.
The platted streets are county maintained through the Burnt Store Village Street and Drainage Unit, created under Ordinance 92-93. It bills $50 per equivalent residential unit a year, with a maximum of $195, for fiscal years 2026 and 2027. The May 2026 ten-year projection shows the maintenance rate to be evaluated in FY28, the maintenance reserve running out around FY31 and planned paving in FY32; projections change, so confirm with the county's MSBU office. The bill also carries fire rescue, sanitation where billed and South Charlotte stormwater, and no community development district assessment appeared on the bills we reviewed. We show every line on the listing so a buyer sees the full cost of ownership on day one.
A Burnt Store Village seller owes a flood disclosure at or before contract, disclosure of known defects that materially affect value, the property tax disclosure in the contract and, for a house or lot in a community with a mandatory homeowners' association, the Chapter 720 disclosure summary before the buyer signs.
Data updated: September 2026 (Florida Statutes 720.401, 720.30851, 689.302, 689.261 and 553.79; Single Family Deed Restrictions dated July 2, 1970; Burnt Store Village Property Owner's Association posted policies, read September 29, 2026).
This is general information, not legal advice. Your closing agent or real estate attorney confirms which duties apply to your parcel. We make sure the right documents are gathered before a buyer signs, because several of these duties carry a cancellation right for the buyer if they are missed.
The records we reviewed describe one mandatory association over the single-family blocks, the Burnt Store Village Property Owner's Association. Section 720.401 does not apply to associations governed by chapters 718, 719, 721 or 723, so if your parcel is governed by any other association, or by a condominium under chapter 718, the fork applies and your closing agent should confirm the regime before a buyer signs. The one part of the plat that needs that check today is Block 296 on Badalona Drive, which sits outside the single-family Declaration; the association posts a separate multi-family document that we have not summarized.
Section 720.401 of the Florida Statutes applies to the sale of a lot or house in a community with a mandatory homeowners' association. Four facts from the statute matter to a seller:
We prepare the summary with your closing agent and deliver it with the listing file.
The Declaration we read does not restate the section 720.401 duty, and we found no published transfer fee or capital contribution charged on a sale: Information not available at time of publishing (checked 2026-09-29). The statutory duty applies regardless of what a recorded document says. What is public is the split of responsibility: the seller owes the disclosure summary before the buyer signs, and the amounts owed to the association appear on the estoppel certificate the closing agent requests.
Section 689.302 requires a seller of residential property to give the buyer a flood disclosure at or before the time the contract is signed. Since October 1, 2025, under SB 948, the form asks whether the seller knows of flooding that damaged the property during their ownership, whether any flood insurance claim was filed, and whether the seller received federal flood-damage assistance. The duty does not depend on the FEMA zone, so a Zone D or Zone X seller completes it too. If you do not know whether the home ever took water, say so plainly rather than guessing.
The Florida Supreme Court held in Johnson v. Davis (1985) that a home seller must disclose known facts that materially affect the property's value and are not readily observable to the buyer. For a Burnt Store Village home that can include past water intrusion, an unpermitted addition, an unapproved exterior change or an open permit. When in doubt, disclose, and put it in writing.
Section 689.261 requires the contract to carry a property tax disclosure summary warning the buyer not to rely on the seller's current property taxes, because a change of ownership resets the assessment. Your homestead exemption and Save Our Homes cap end with your ownership. The county street and drainage assessment and the other non-ad valorem lines are flat charges that no exemption reduces, so they carry over to the buyer unchanged.
Section 553.79 bars a local building agency from penalizing an arm's-length buyer because a previous owner's permit was never closed, and lets an owner close a permit with a different licensed contractor. The statute protects the buyer from the agency. It does not stop a lender, title underwriter or buyer from requiring the permit to be closed before closing. We check the Charlotte County permit record before listing, because permit history is not in the public roll files we analyze.
Section 720.30851 governs the association's estoppel certificate, including what it must state. The buyer, lender and title company rely on it, so a late or inaccurate certificate can hold up a closing. We order it early, read it against your own records and resolve any difference before the buyer's inspection period ends.
A Burnt Store Village buyer will ask which schools serve the home, how long the drive is to town and to a hospital, and what is being built next door. The district's Boundary Locator returned East Elementary, Punta Gorda Middle and Charlotte High for 14 addresses, and downtown Punta Gorda is about 20 free-flow minutes away.
Data updated: September 2026 (Charlotte County Public Schools Boundary Locator, 14 addresses queried September 29, 2026; OSRM routing estimates computed September 29, 2026; Charlotte County petition, project and utilities records read September 29, 2026).
These are the questions that decide whether a relocating buyer keeps reading your listing, so we answer them with primary sources and put the answers in the listing file. Where a record is not public we say so.
We took one home built in 2020 or later on each of 14 streets in Punta Gorda Isles Section 16 and ran each address through the lookup behind the Charlotte County Public Schools Boundary Locator. Every address returned the same assignment: East Elementary, Punta Gorda Middle and Charlotte High School. The locator separates addresses, because four controls the same day returned a different school set, or nothing, for an address in Port Charlotte, a made-up street, a Lee County address and a real street with the wrong ZIP. Before you write a listing that depends on a school, run your exact street address through the district's Boundary Locator yourself, and if a listing shows different schools, treat the district's locator as the answer.
The district's capacity page for 2026-27 lists kindergarten and grade 1 at East Elementary as closed to new students, and shows open seats of 14 in grade 2, 17 in grade 3, 15 in grade 4 and 18 in grade 5. The page does not say what happens to a student whose assigned school has a closed grade, and we make no claim about attendance rights. A family buying with a kindergartner or first grader should ask the district about that grade before the inspection period ends, and a seller who has the page ready looks prepared rather than evasive.
On July 1, 2026 the district announced that it had earned an A district rating from the Florida Department of Education, and Punta Gorda Middle is one of the 10 A-rated schools in that release. East Elementary and Charlotte High School do not appear on that list, and their letter grades are not in the sources we read: Information not available at time of publishing (checked 2026-09-29). We do not use third-party rating sites for schools.
Destination | Miles | Minutes (free-flow) |
|---|---|---|
Downtown Punta Gorda (100 W Retta Esplanade) | 11.4 | 20 |
Punta Gorda Airport, PGD | 11.3 | 20 |
Burnt Store Marina (Matecumbe Key Road) | 4.9 | 12 |
Cape Coral City Hall | 17.3 | 30 |
Downtown Fort Myers | 17.7 | 32 |
Southwest Florida International Airport, RSW | 40.4 | 53 |
Englewood Beach | 37.1 | 61 |
Boca Grande | 41.3 | 71 |
Downtown Sarasota | 64.6 | 80 |
Downtown Tampa | 113.7 | 130 |
Method: estimated drive times from the community's center, no traffic. We used the OSRM open routing engine on OpenStreetMap road data, fastest route, free-flow, from the mean of Census-geocoded coordinates for one home on each of 14 streets in the community, with destinations geocoded by the U.S. Census Geocoder, computed September 29, 2026. Add time for traffic and signals, especially from January to April.
Distance sells when it is stated precisely. We market the real drive, about 20 free-flow minutes to downtown Punta Gorda and to the airport, not a round number, and we say plainly that a beach day is a planned outing: Englewood Beach is 61 minutes and Boca Grande 71.
The nearest hospitals are AdventHealth Port Charlotte, 16.2 miles and about 28 minutes away, and HCA Florida Fawcett Hospital, 16.4 miles and about 29 minutes. The nearest emergency room we measured is HCA Florida Cape Coral Emergency, a freestanding facility 14.9 miles and about 25 minutes away in Lee County. AdventHealth announced a new emergency department in Punta Gorda on September 5, 2025, with no opening date, so we do not print a drive time to it. Urgent care within about 20 minutes: Information not available at time of publishing (checked 2026-09-29). Charlotte County Fire and EMS Station 5 is at 15200 Burnt Store Road, and the county sheriff's District 4 patrols the south county; ask the sheriff's office to confirm the assignment for a specific address.
The plat lies inside Charlotte County Utilities' certificated water and sewer service areas, and the county's map shows gravity sewer and laterals throughout, so a septic tank would be the exception; confirm connection for each parcel. Internet providers by address: Information not available at time of publishing (checked 2026-09-29), and the FCC National Broadband Map is the authority. Mail delivery type by street: Information not available at time of publishing (checked 2026-09-29). Buyers who work from home ask about the first one, so we give them the map link at the first showing.
The Burnt Store Water Reclamation Facility, at 17430 Burnt Store Road about 0.76 mile from the plat, is permitted at 0.5 million gallons a day, and the county's 2024 annual report shows it ran at 0.31 million gallons a day in fiscal year 2024, 62 percent of permitted capacity. The county is expanding it: design development began November 3, 2025, a first packaged unit is expected in summer 2026 and the permanent expansion targets 1.25 million gallons a day. Expected summer 2026, status not confirmed; we did not find a record that the first unit is running, so we do not call the expansion operational.
Project | County petition | Distance from the plat | What the county records show |
|---|---|---|---|
Firelight North | DRC-26-011 and related petitions | Adjoins | 349.10 acres on Zemel Road; 337 base units, plus a requested 250 additional units |
Firelight East | PP-23-03-03 | About 0.50 mile | 338.02 acres; plat for 344 single-family lots |
Heritage Station | PP-21-09-18 | About 0.23 mile | 85.47 acres; 130 lots |
Sage Pointe | DRC-25-177 | About 0.81 mile | 278 acres; up to 999 residential units in the county's decision letter; listed as in review |
Source: Charlotte County decision letters and Planning and Zoning Board minutes; Charlotte County Petitions layer, our analysis. Distances are edge to edge and are our analysis of the county layer, not a county statement. We did not find the Board's decision on the extra 250 Firelight North units, so we print the base units and the request. Heritage Landing is a neighboring community with its own guide.
Buyers ask whether new neighbors mean traffic, noise or lower prices. We answer with the record: the county's petitions, the MPO's road schedule and the recorded price history of your own street. We do not predict what a project will do to values, and we tell buyers that a county future land use category named Burnt Store Village Residential is a plan label, not a place name or a boundary.
We market a Burnt Store Village home to the buyer its setting attracts: a relocating buyer who wants a newer home at a price below the neighboring plats, a family who wants Charlotte County schools, a buyer who wants golf and dining a short drive away, or an investor. Every listing gets photography, video, aerial footage and a documented listing file.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis, September 27, 2025 to September 26, 2026; SWFL MLS, closings September 29, 2025 to September 29, 2026).
On an interior-lot plat, the setting is the street, the light and the finished yard. Aerial footage shows where the home sits on the grid, how built out its block is and how close it is to the Community Park with its lake and walking path. Video shows what an out-of-state buyer cannot see from a listing: the size of the lot, the lanai and the finished street. We do not describe Burnt Store Village homes as waterfront, because the records we reviewed show no canal, lake or harbor frontage for homes here, and a buyer who wants a water view checks the lot, not the listing.
Before a Burnt Store Village listing goes live we assemble the association's estoppel request, the recorded Declaration and posted policies, the most recent tax bill with the street and drainage line, the flood determination and any elevation certificate, the section 720.401 disclosure summary, the flood disclosure, the wind mitigation report, the roof permit date, the architectural approval letters for past exterior work and the permit history. We publish the headline facts in the listing and hand the full file to serious buyers. A buyer who can get an insurance quote on day three writes an offer on day four.
A Burnt Store Village listing can mention Burnt Store Marina, 4.9 miles and about 12 free-flow minutes away, and its country club, whose home page says the public is welcome for golf and dining and whose membership page says membership is open to everyone wherever you live. It cannot imply membership there, because a Burnt Store Village deed carries none and the Burnt Store Village assessment pays for none of it. Cass Cay Restaurant and Bar describes itself as open to the public, and Safe Harbor Burnt Store rents slips and dry storage on commercial terms. We describe exactly what a buyer can use next door and lead with what the community itself offers: a park, county utilities, Charlotte County schools and a lower entry price.
Your listing appears on the MLS, on our team site at DomainRealtyGroup.com, in our database of qualified buyers across Southwest Florida and in marketing to out-of-state buyers searching the Punta Gorda area before they visit. Open houses are used where they help; for a vacant or seasonal home, private showings to qualified buyers usually work better. For owners who want privacy, we can market quietly to qualified buyers first and launch publicly with what we learn.
On a street where a builder is framing a house, we market what a new home cannot offer: a finished yard, a known roof, an insurance history and no build schedule. We price it against the recorded closed sales, not the brochure, and we say so in the listing.
We negotiate a Burnt Store Village sale as the partners who priced it, with the county record in hand. That means answering flood, drainage, insurance, roof and association objections with documents rather than concessions, and protecting your net at the inspection, appraisal and repair-credit stages.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis, September 27, 2025 to September 26, 2026; SWFL MLS, closings September 29, 2025 to September 29, 2026).
Most Burnt Store Village renegotiations happen after the inspection, usually over the roof, a past water event, an exterior change without an approval letter or a question about the lot's drainage. When the listing file already answers those questions, the buyer's leverage shrinks. When a repair request is fair, we price it; when it is a second negotiation on price, we say so and hold.
A buyer's lender orders an appraisal, and the appraiser values the home on the comparables available. In Burnt Store Village, where the SWFL MLS caught 28 of the 77 recorded sales in the latest year, we give the appraiser the county record, including sales the MLS never saw, so the value is built from the same evidence that set the price.
Financing type, insurance readiness, the inspection period, the closing date and the estoppel timing all change what you net and how likely the sale is to close. We lay the offers side by side and walk you through each.
Commissions have always been negotiable. Since August 17, 2024, offers of compensation to a buyer's broker cannot be advertised on the MLS, and buyers sign a written agreement with their own agent before touring. A seller can still choose to offer buyer-broker compensation or a concession toward the buyer's costs. We walk through what is typical in the current market before you list, and the listing agreement, which is the document that holds our fee, is negotiated with you.
Selling a Burnt Store Village home typically costs the seller the documentary stamp tax on the deed at $0.70 per $100, negotiated commissions, the owner's title policy that the contract customarily assigns to the seller in Charlotte County, the association's estoppel fee, prorated taxes and county assessments, and small recording fees. Association dues and transfer fees are unpublished.
Data updated: September 2026 (Florida Statutes 201.02 and 28.24; Florida Administrative Code rule 69O-186.003; Charlotte County recorded sales, our analysis, September 27, 2025 to September 26, 2026; Charlotte County MSBU public site; Charlotte County Tax Collector 2025 bill).
Florida has no single closing-cost percentage; the pieces are set by statute, by rule and by your contract. For the full statewide walk-through with worked net sheets, see our guide to seller closing costs in Florida. Here is how it lands in Burnt Store Village.
Cost item | At $325,000 (median of 77 recorded sales, 12 months to September 26, 2026) | At $625,000 (highest single-family recorded sale in the window) | Source |
|---|---|---|---|
Documentary stamp tax on the deed, $0.70 per $100 | $2,275 | $4,375 | Section 201.02 |
Owner's title insurance, promulgated rate, before any reissue credit; in Charlotte County the seller customarily pays, and the contract controls | $1,700 | $3,200 | Rule 69O-186.003 |
Association estoppel | Information not available at time of publishing (checked 2026-09-29). | Information not available at time of publishing (checked 2026-09-29). | Estoppel request |
Association transfer or capital contribution | Information not available at time of publishing (checked 2026-09-29). | Information not available at time of publishing (checked 2026-09-29). | Association documents |
Recording, per page | $10.00 first page, $8.50 each additional | $10.00 first page, $8.50 each additional | Section 28.24 |
Burnt Store Village street and drainage assessment | Prorated share of $50 per ERU a year | Prorated share of $50 per ERU a year | Charlotte County MSBU |
Commissions | Negotiable | Negotiable | NAR settlement terms |
Dollar figures are our calculations from the published rates. They are not a quote; the title company prepares the exact figures for the closing statement.
The rate is 70 cents per $100 of consideration under section 201.02, the same in every Florida county except Miami-Dade, applied to the full price and rounded up to the next $100. The contract allocates who pays it, and in most Charlotte County residential contracts the seller does. On the $325,000 median, the deed stamps are $2,275.
Florida sets the owner's title premium by rule: $5.75 per $1,000 up to $100,000 of coverage and $5.00 per $1,000 from $100,000 to $1 million. On $325,000 that works out to about $1,700. Every title company charges the same premium for the same coverage. In Charlotte County the seller customarily pays the owner's title policy, and the contract controls, so treat it as negotiated and ask us how it is being handled on your sale.
The association does not publish its estoppel fee, its annual dues or any transfer or capital contribution charge: Information not available at time of publishing (checked 2026-09-29). The document that holds them is the estoppel certificate request itself, so we order it early and put the amount on your net sheet before you accept an offer. Florida caps what an association may charge for an estoppel, and the Department of Business and Professional Regulation publishes the current caps; if the association fails to deliver within the statutory deadline, no fee is owed.
Florida property taxes are paid in arrears for the calendar year, with early-payment discounts from November through February. At closing, taxes are prorated to the closing date, usually on the prior year's bill with the maximum discount. The street and drainage assessment and the other non-ad valorem lines ride on the same bill and are prorated with it. The association's annual dues are billed by the association, not the county, and the contract sets how a paid assessment is shared.
Line | 2025 bill, one built-2021 homestead parcel |
|---|---|
Assessed value | $365,181 |
Ad valorem tax, 15.0855 mills | $4,905.51 |
Burnt Store Village street and drainage | $50.00 |
Fire Rescue | $278.20 |
Sanitation | $324.64 |
South Charlotte stormwater | $5.89 |
Non-ad valorem subtotal | $658.73 |
Total 2025 tax bill | $5,564.24 |
Source: Charlotte County Tax Collector, 2025 tax bill for one anonymous parcel in Taxing District 104, our analysis. This is an illustration, not a forecast, and it is not a formula for a buyer, whose bill depends on the buyer's own assessed value, exemptions and any changes in rates. The county's rate list shows higher non-ad valorem amounts ahead, so a buyer should budget from the current rates.
Capital gains on a home sale are a federal tax question, and the IRS explains the exclusion for a main home in Publication 523. If you will buy another Florida homestead, portability can move up to $500,000 of your Save Our Homes difference to the new home if you establish it within three years of January 1 of the year you gave up the old one; in Charlotte County you file form DR-501T with the Property Appraiser. Confirm both with your tax adviser or closing agent before you list.
Block 296 on Badalona Drive is one short block of 16 parcels zoned RMF-12, outside the single-family Declaration, where four duplexes were built in 2025 and 11 lots are coded vacant multi-family. Two duplex sales closed in the latest 12 months, at $495,000 and $555,000, and we keep them out of every single-family figure where we can.
Data updated: September 2026 (Charlotte County Property Appraiser public roll and sales files, our analysis, September 27, 2025 to September 26, 2026; Burnt Store Village Property Owner's Association Declaration, read September 29, 2026).
Block 296 is the one part of the plat with a different zoning regime. The 16 parcels are 18,750 square feet each, four carry duplexes of 3,096 heated square feet each, built in 2025, and one is a county utilities lot. The Declaration covers Blocks 297 to 357, so this block is not among the blocks the single-family Declaration covers.
The association posts a separate multi-family document, and we have not read or summarized it. Any statement we made about the association's rules on this page applies to the single-family blocks. If you own a duplex or a duplex-zoned lot on Badalona Drive, your closing agent or attorney should confirm which restrictions, which association obligations and which disclosure regime apply before a buyer signs.
We do not price a duplex from single-family sales. The two duplex sales are inside the 77 recorded sales, and the median is $325,000 with or without them, 75 sales in the second case. They are not the top of the single-family market and we never present them that way. For a duplex listing, we build the comparables from duplex sales, and with only two in the window we list them individually rather than quote a median, then explain the difference to buyers in writing.
A buyer of a Badalona Drive home will ask about zoning, the governing document and the evacuation zone. The county's evacuation layer places 16 Badalona Drive parcels, along with 11 on Alicante Drive and one on Zemel Road, in Zone B, while the rest of the plat is Zone C; those are county evacuation zones, not FEMA zones. We give buyers the county's own lookup and the zoning record, and we do not summarize a document we have not read.
Burnt Store Village sellers should tell buyers plainly that the Village is not part of Burnt Store Lakes. They are separate plats with separate associations and separate county tax lines. Then sell the difference: a $325,000 median against $432,000, a newer housing stock, a Zone D and shaded Zone X map picture and a park, against eleven lakes and a paddle route.
Data updated: September 2026 (Charlotte County Property Appraiser public recorded-sale files, our analysis; SWFL MLS, Burnt Store Village closings September 29, 2025 to September 29, 2026 and Burnt Store Lakes pulled September 26, 2026; FEMA National Flood Hazard Layer; Charlotte County MSBU pages; the two associations' public pages).
The two share a road corridor, a ZIP code and a county, and both sit inside the county's Burnt Store Drainage Study area. Burnt Store Village is Punta Gorda Isles Section 16 in unincorporated Charlotte County, and Burnt Store Lakes is Punta Gorda Isles Section 21, also in unincorporated Charlotte County. That is why buyers confuse them, and why a listing that blurs the line invites a problem at the inspection or the estoppel stage. If you own in Burnt Store Lakes instead, our guide to selling a home in Burnt Store Lakes covers that plat, and owners at the marina should read our guide to selling a home in Burnt Store Marina.
Decision factor | Burnt Store Village | Burnt Store Lakes |
|---|---|---|
Recorded plat | Punta Gorda Isles Section 16, platted in 1970 per the county subdivision record; 1,387 parcels on the county roll, and the association describes about 1,450 lots | Punta Gorda Isles Section 21 |
County and government | Unincorporated Charlotte County; Punta Gorda 33955 mailing address | Unincorporated Charlotte County; Punta Gorda 33955 mailing address |
Association | Mandatory Burnt Store Village Property Owner's Association, Inc., managed by Compass Rose Management | Mandatory, self-managed Burnt Store Lakes Property Owners' Association; seven small condominium regimes |
Association fees | Annual assessment not published outside the member portal; estoppel and transfer fees: Information not available at time of publishing (checked 2026-09-29) | Annual assessment not published outside the member portal; a fee schedule effective February 1, 2026 lists a $750 buyer-paid Capital Resale Assessment |
Recorded sales, 12 months | 77 improved sales, median $325,000 (to September 26, 2026) | 63 sales on the platted lots, median $432,000 (to September 26, 2026) |
Product mix | 881 parcels coded single-family on the county roll and 496 coded vacant residential, which lags new construction | Detached homes on platted lots and 94 condominium units in seven regimes |
New construction | 558 of 886 parcels with a year built were built 2020 to 2025; of 44 sales of homes built 2020 or later, 22 were resales | 189 homes built 2020 to 2026; 16 of 63 sales were first sales of new homes, our builder-direct estimate |
Water and boating | No marina and no boat access of its own; a community park with a lake, a walking path, picnic tables and a playground | Eleven lakes per the association and a resident canoe and kayak launch to Charlotte Harbor; no boat ramp |
Amenities | The association states it has no pool, pickleball courts or beach onsite; no golf course or marina | No clubhouse, pool, golf course or marina; a community park |
Flood | Of 1,374 parcel polygons tested, 1,330 mostly Zone D, 44 in shaded Zone X, none in a mapped special flood hazard area | 10 of 12 sampled points Zone AE, base flood elevation 8 to 9 feet; 2 in shaded Zone X |
County street and drainage charge | $50 per equivalent residential unit, maximum $195, fiscal years 2026 and 2027 | $297.83 per equivalent residential unit |
SWFL MLS days on market and sale-to-list | Median 74 days, 98.0 percent | Median 91 days, 95.9 percent |
Growth next door | Firelight North adjoins the plat; Sage Pointe is about 0.81 mile away | The nearest large planned-development petition our guide measured is about 1.8 miles away |
Public schools | East Elementary, Punta Gorda Middle, Charlotte High | East Elementary, Punta Gorda Middle, Charlotte High |
Drive to downtown Punta Gorda | About 20 minutes | About 18 minutes |
Sources: Charlotte County Property Appraiser public sales files, our analysis; SWFL MLS; FEMA National Flood Hazard Layer; Charlotte County MSBU pages; Burnt Store Village Property Owner's Association; Burnt Store Lakes Property Owners' Association; OSRM drive times from each community's center or reference address, September 2026.
Read the table with care in three places. The flood rows use different methods: we tested every Burnt Store Village parcel polygon, and our Burnt Store Lakes guide sampled 12 points. The two MLS windows differ by a few days. And the drive times come from different origins, so treat the gap as a rough one to three minutes.
The Village is the lower-priced plat: $325,000 against $432,000, a gap of $107,000. Part of the difference is product and age. The Village's 77 sales are on a uniform grid with a median heated area of 1,834 square feet, and a buyer who wants to compare houses should ask us for both plats' single-family medians side by side, because a median moves when the mix moves. For a Village seller, the lower price is a selling point, not an apology: it is the entry price of the Burnt Store neighborhoods, on a plat where 63 percent of the homes are new.
The single biggest lifestyle difference is water. Burnt Store Lakes counts eleven lakes and runs a resident launch. Burnt Store Village has a community park with a lake and a walking path, and the association's FAQ tells residents to assume alligators in the community lake. Neither plat gives an owner a boat ramp or a slip. We tell a Village buyer that plainly, then sell what the Village has: a newer house, a lower price and a short drive to a full-service marina and a course that welcomes the public.
The flood story is less obvious than it looks. Most of Burnt Store Village is mapped Zone D, which FEMA describes as an area of possible but undetermined flood hazards, and that is not the same as low risk. Burnt Store Lakes sampled mostly Zone AE, a mapped special flood hazard area where flood insurance is mandatory for a federally backed mortgage. Both communities sit inside the county's drainage study area, and the study's public comment pins clustered in Burnt Store Village. A Village seller should not lean on the absence of an AE label; we lead with the whole-lot test and the study, and let the buyer see we have read both.
Choose Burnt Store Village if price and a plain, buildable grid drive your decision: the lowest median of the Burnt Store neighborhoods, a newer house, county utilities, no community development district on the bills we reviewed, and a short drive to golf, dining and state preserves. Choose Burnt Store Lakes if water and a lake setting drive it, and you accept a Zone AE address and a higher price. If a buyer cannot decide, tour one street in each on the same day and ask for the estoppel and the tax bill on a specific home in each. We sell on both plats.
Burnt Store Marina is Punta Gorda Isles Section 22, gated, on the Lee County side of the county line, under its own master association. Burnt Store Isles is Section 15, carrying ZIP 33950 on the county roll. Burnt Store Meadows is Section 18 on the county roll, and Burnt Store Colony is a mobile home park cooperative on the county's subdivision list. Burnt Store Golf Villas, on San Rocco Drive, is one more separate subdivision, and the county's own designator for it is not a label for Section 16. A Village deed makes an owner a member of the Burnt Store Village Property Owner's Association and nothing else.
You can get a free Burnt Store Village home valuation three ways: through our Burnt Store Village home valuation page, through the valuation form for Burnt Store Village sellers, or by calling Jesse McGreevy at (239) 898-6072. Each returns a price range built from recorded comparable sales, labelled by date and source.
We do not send an automated number. We send the recorded comparables from the county file, including sales the MLS never saw, your flood map position, the association and county charges a buyer will ask about, and a net sheet. There is no obligation.
Your address, the year your roof was installed, whether you have a wind mitigation report and any elevation certificate, whether any exterior work lacks an approval letter, and whether you have had any water on the lot. That is enough to start. A walk-through lets us see condition, which is the one variable no record holds.
Call Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873, or use the Burnt Store Village seller valuation form. You are working with Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. If you are buying your next home too, see our guide to buying a home in Burnt Store Village.
Most Burnt Store Village owners net more by listing with an experienced agent, because the new-construction competition, the flood and drainage file and the association paperwork are what stall a sale, and an agent resolves them. A cash sale trades price for speed; selling by owner saves a commission but leaves you every disclosure.
Florida allows an owner to sell without an agent, and some cash buyers are legitimate. The question is what each route costs on a Burnt Store Village home specifically, where disclosure timing and insurance readiness decide whether a contract survives.
What you care about | List with McGreevy and Comisar | Sell to a cash buyer or iBuyer | Sell by owner |
|---|---|---|---|
Exposure to the full buyer pool | MLS, our team site, our buyer database and out-of-state marketing | One buyer | Whatever you arrange |
Price discipline | Priced from the county record, including sales the MLS never saw, and defended at appraisal | Offer typically discounted for speed and risk | Set by the owner, usually without the county record |
Competing with new homes | Side-by-side comparison against the recorded sales | Not addressed; the buyer prices the risk | Handled by the owner |
Flood, drainage and insurance questions | Answered in the listing file before showings | Usually absorbed in the offer price | Handled by the owner |
Association paperwork (720.401 summary, estoppel, approvals) | Gathered and delivered on time | Still owed by the seller | Owed by the seller, unaided |
Negotiation after inspection | Partner-level, evidence-based | Often a second price cut | Owner negotiates directly |
Who should choose it | Most Burnt Store Village sellers, especially newer, larger and higher-priced homes | Owners who value speed over price, or homes that cannot be insured as they stand | Owners with a buyer already in hand and complete paperwork |
Choose a listing if your home's value depends on facts a buyer has to be shown: the year built, the roof, the flood file, the finished yard. Choose a cash sale if the home cannot currently be insured or financed and you would rather not repair it. Choose to sell by owner only if a buyer is already in hand, and even then have a closing agent or attorney prepare the section 720.401 summary and the flood disclosure. If you are unsure, a free valuation shows you what each route would likely net.
McGreevy and Comisar are a top-reviewed Burnt Store Village listing team, recognized with the Gulfshore Life Five Star award for customer satisfaction for 21 straight years. The reviews below are quoted exactly as clients wrote them on our Google Business Profile. We do not edit, combine or summarize client words.
★★★★★ "Jesse and his team at Domain have taken care of me, my family and my friends for many years. They have listed and sold our properties, facilitated the purchase of our properties and arranged for rentals." Verified Google review
★★★★★ "We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes." Verified Google review
★★★★★ "Very professional, knowledgeable and responsive. We have had experience with them in both selling and buying a home. We recommend them highly." Verified Google review
★★★★★ "We love working with Marc and Jesse at Domain. The entire team is professional and top notch. They go above and beyond for their clients. Highly recommend" Verified Google review
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 Village owners ask us most, and the themes sellers search for, answered directly from the county record, the SWFL MLS and the association's own posted documents. Where a figure is not published we say so and name the document that holds it. For anything specific to your parcel, call Jesse McGreevy at (239) 898-6072.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis, September 27, 2025 to September 26, 2026, newest recorded sale August 21, 2026; SWFL MLS, closings September 29, 2025 to September 29, 2026; FEMA National Flood Hazard Layer, queried September 29, 2026; Burnt Store Village Property Owner's Association posted policies, read September 29, 2026).
Start by gathering the records a Burnt Store Village buyer will ask for: the association's estoppel request, the recorded Declaration and posted policies, any architectural approval letters, the tax bill with the street and drainage line, the flood determination, the roof permit and a wind mitigation report. Then price from Charlotte County's recorded sales, including sales the MLS never saw, and list with an agent who puts those facts in front of buyers on day one. Call Jesse McGreevy at (239) 898-6072 to start.
The best Burnt Store Village listing agent prices from Charlotte County's recorded sales, knows what the newer homes on the next street offer, and can walk a buyer through the association, the flood map and the county's drainage study. McGreevy and Comisar are the #1 team in Southwest Florida since 2012 and Top 1% Real Estate Agents Nationally Since 2008, and both partners work every listing personally from pricing to closing.
Your value is set by recorded sales of comparable homes: the same era of construction, the same size band against the 1,834 square foot median, and the same flood map position. In the 12 months to September 26, 2026, the 77 recorded sales had a $325,000 median, homes built 2020 or later $331,000 on 44 sales and homes built 2000 to 2019 $335,000 on 10. Request a free Burnt Store Village valuation and we will build a specific number with the comparables attached.
The county recorded 77 sales at a $325,000 median in the 12 months to September 26, 2026, against 90 sales at $331,000 in the 12 months before, per the Charlotte County Property Appraiser's files, our analysis. That is about 14 percent fewer sales and a median about 2 percent lower, which we read as steady in price and lighter in volume. A gap of $6,000 in medians is inside the spread of one year.
Plan for about two and a half months to a contract. The 27 SWFL MLS closings labeled Burnt Store Village with a days-on-market figure, from September 29, 2025 to September 29, 2026, had a median of 74 days, with a range from 6 days to 316. A home priced on recorded sales and presented with its paperwork ready tends to sit at the short end of that range; one priced against a portal estimate tends to sit longer.
We report the median rather than an average because a few slow sales pull an average up: the SWFL MLS shows a median of 74 days on market on 27 closings, and one closing did not carry a days-on-market figure. Closing dates in that pull run from October 8, 2025 to September 28, 2026. The county's recorded sales do not include days on market, so the MLS is the only source for it.
The median sale-to-list ratio was 98.0 percent on 28 SWFL MLS closings from September 29, 2025 to September 29, 2026, measured as sold price over the final list price. That means the typical Burnt Store Village home closed about 2 percent under its last asking price. The ratio comes from MLS closings only, so it leaves out sales that never listed.
The SWFL MLS counts sales listed under the Burnt Store Village development label, 28 in the latest 12 months, while Charlotte County records every qualified improved sale on the plat, 77. Some sales never carried the development label, some were never listed, and the windows differ by a few days. The medians still land close, $320,000 on the MLS and $325,000 in the county file.
On the county record, single-family homes sold at a median of $173.64 per heated square foot over the latest 12 months (n=61), and $173.43 for homes built 2020 or later (n=42). The roll's median heated area is 1,834 square feet. The MLS measures area differently, so we never compare a county figure with an MLS figure directly. Price per square foot also moves with age and roof.
Price against them honestly and sell what they cannot. Of the 886 parcels with a year built, 558 were built 2020 to 2025, and of the 44 sales of homes built 2020 or later, 22 were resales. The recorded medians show no clear premium for the newest homes: $331,000 for 2020 or later against $335,000 for 2000 to 2019. A resale offers a finished yard, a known roof and insurance history and no build schedule.
Compare it with what buyers paid for similar homes. Sales of homes built 2020 or later had a $331,000 median on 44 sales, and 22 of those were resales, so a resale of a recent build competes with new construction on neighboring lots. We price your specific home, show you the net and the alternatives, and leave the decision to you. A very new home has a shorter storm and repair history to disclose, which helps.
Yes, and lots do sell. The county recorded 12 qualified vacant-lot sales under $100,000 in the 12 months to September 26, 2026, and the roll still codes 496 parcels as vacant residential, though it lags new construction so the true count is lower. Buyers ask about the flood map, utility availability, the association's building rules and the $50 street and drainage line that a vacant lot pays too. We assemble those answers before listing.
The qualified vacant-lot median was $38,000 on 12 sales from September 27, 2025 to September 26, 2026, from $27,500 to $49,000. By year the medians were $33,500 in 2022 on 147 sales, $40,000 in 2023 on 85, $42,750 in 2024 on 46, $50,000 in 2025 on 24 and $38,000 in 2026 to date on 12. Lots must be at least 75 feet wide and 7,200 square feet under the Declaration, and the median measured lot is about 9,700 square feet.
Yes, nothing in the county record or the deed restrictions we read bars a sale to a builder or an investor. Builders are active here, since 558 of the 886 parcels with a year built date to 2020 to 2025, and the association has a rental policy that investors must follow. We compare any builder or cash offer against the recorded sales value of your lot or home so you can see what you give up for speed.
Selling costs include a negotiable commission, Florida documentary stamp tax on the deed at $0.70 per $100, title and closing fees, the association estoppel fee, and prorated taxes and county assessments. On the $325,000 median the deed stamps are $2,275, and the owner's title premium is about $1,700; in Charlotte County the seller customarily pays the owner's title policy, and the contract controls. The estoppel fee is unpublished. We give every seller a written net sheet before listing.
Information not available at time of publishing (checked 2026-09-29). The association does not publish its annual dues outside its member portal; the amount is on the adopted budget and the estoppel certificate. Its FAQ calls the dues "very low and reasonable" because there is no pool, pickleball or beach onsite, but that is a description, not a figure. A buyer weighs dues with the county lines on the tax bill, so we show every charge in the listing.
An estoppel certificate is the association's written statement of what the lot owes, and the buyer, lender and title company rely on it at closing. Requests go through the association's manager, Compass Rose Management. The fee is not published: Information not available at time of publishing (checked 2026-09-29). Florida law sets what the certificate must state and caps what an association may charge. Who pays is a contract term, so we order it early.
Information not available at time of publishing (checked 2026-09-29) for any approval, transfer fee or capital contribution charged on a sale. The documents that hold them are the association's adopted budget, its governing documents and the estoppel certificate. One posted rule does apply: For Sale signs are limited to 6 inches by 8 inches on a metal post and must be removed within 30 days after closing.
They can, and they show up on the estoppel. The association's enforcement policy provides for monthly inspections and for fines under Florida Statute 720.305 of up to $100 per violation and $1,000 in aggregate for a continuing violation, after 14 days' notice and a hearing before a fining committee. Clear any open notice before you list, and keep the correspondence in the listing file.
For structural or exterior work, yes: the Declaration requires plan approval, and the posted policies cover additions, pools, fences and outbuildings. Policy 2 sets a $2,500 clean-site deposit for a pool and $500 for concrete work, and bars above-ground pools. Policy 17 does not permit sheds, gazebos or pergolas. Get approval before you paint, fence or add anything, and build the review time into your listing date.
If you are selling a house or lot in a community with a mandatory homeowners' association, yes. Section 720.401 requires the buyer to receive the disclosure summary before signing the contract, supplied by the seller on a resale, and the contract must carry the section 720.401(1)(b) voidability clause. If it is missed, the buyer may cancel within 3 days after receiving the summary or before closing, whichever comes first. Your closing agent confirms which regime applies to your parcel.
Section 689.302 requires a flood disclosure at or before the contract. Since October 1, 2025, it asks whether you know of flooding that damaged the property during your ownership, whether any flood insurance claim was filed and whether you received federal flood-damage assistance. The duty does not depend on the FEMA zone. Complete it carefully, and if you do not know whether the home ever took water, say so plainly.
We do not claim a map zone sets a price. Most of the community is mapped Zone D, FEMA's undetermined-hazard designation, 44 lots are in shaded Zone X, and none of the parcels we analyzed lie in a mapped special flood hazard area, yet the plat still recorded 77 sales at a $325,000 median. Buyers will ask about the whole-lot result and the drainage study, so we answer both in writing.
Not necessarily. No base flood elevation is published for the residential lots in Zone D, so a certificate has no published flood elevation to compare against, and the county's elevation certificate records for the community are sparse. If your home has one, put it in the file. Whether a buyer or title company wants a new survey is set by the contract. Ask Charlotte County's flood information page what it holds for your address.
Yes, expect it. The county's Burnt Store Drainage Study recorded 56 resident pins largely within Burnt Store Village from a July 2025 storm and centers on the rim ditch that circles the east and south sides, and it is a planning-level study with no funded projects. We give buyers the study's own limits: it does not evaluate storm surge and is not a FEMA map revision. Tell us what you know about your own yard so we can answer honestly.
Disclose known damage, repairs and any insurance or flood claims. Ian made landfall near Punta Gorda in 2022 and destroyed at least 200 homes in Charlotte County, according to the National Hurricane Center, but no public record we found describes damage specific to Burnt Store Village, either way. Keep permits, repair invoices and the roof's permit date together, and confirm disclosure questions with your closing agent or attorney.
Usually, yes, especially on an older home. Florida requires insurers to offer credits for documented mitigation features, the state's OIR-B1-1802 form documents them, and the form's first question asks whether the home was built in compliance with the Florida Building Code, 2002 or later. Having the report lets a buyer price insurance during showings instead of during the inspection period, which keeps the contract on schedule.
Ask for the details before you renegotiate. A wind mitigation inspection can document roof, opening and connection features that insurers must offer credits for, and My Safe Florida Home and Citizens each set their own rules. Premiums for this community are not published: Information not available at time of publishing (checked 2026-09-29). We help the buyer's agent get several quotes early, because a quote in hand ends most disputes.
Keep projects modest. Paint, landscaping, lawn care and repairs usually return more than a major remodel before a sale, and structural or exterior changes need association approval first. The county says its 50 percent rule does not apply to structures in Zone X or D, but confirm with the county for your parcel before a buyer plans one. We walk the house with you and say what buyers here pay for.
Resolve them before you list. Permit dates and open permits sit in the county permit portal and not in the public roll files we analyze, so we pull the permit history for your address at the start. Section 553.79 protects an arm's-length buyer from the building agency, but a lender, title underwriter or buyer can still require the permit to be closed, and an open permit can stall an inspection.
Yes, it stays with the property. The county's street and drainage line is a non-ad valorem charge on the tax bill for the parcel, $50 per equivalent residential unit for fiscal years 2026 and 2027, with a maximum of $195. How the current year's bill is shared between you and the buyer is set by the contract and shown on the closing statement. We show it on your net sheet before you list.
Through the contract and the closing statement. Charlotte County's tax bill carries the ad valorem tax and the non-ad valorem lines together, and on the 2025 illustration bill for one built-2021 homestead parcel those were $4,905.51 and $658.73, for a $5,564.24 total. Your closing agent prepares the split, and we check it against your net sheet. Your homestead exemption ends with your ownership, and the buyer should not rely on your bill.
The association has a rental policy, Policy 10, that applies to owners who rent, and the Declaration permits renting for residential use while barring commercial use. We did not read a minimum lease term or a cap: Information not available at time of publishing (checked 2026-09-29). The document that holds them is the current rental policy, and we give investor buyers that policy at the start.
No age restriction appears in the Declaration we read, and no primary document we read describes the community as 55 and over. Searchers often confuse the area with age-restricted Burnt Store Marina, a separate community in Lee County. We do not tell buyers all ages are welcome as a rule; we tell them what the recorded document says and suggest they confirm current rules with the association.
No. Burnt Store Village is Punta Gorda Isles Section 16, recorded in Charlotte County under the Burnt Store Village Property Owner's Association. Burnt Store Lakes is Section 21 in Charlotte County under its own association, and Burnt Store Marina is Section 22, a gated community in Lee County under a different master association. They share Burnt Store Road and the 33955 ZIP code, which is why buyers confuse them.
Mention the neighbor, never blur the line. Burnt Store Marina is 4.9 miles and about 12 free-flow minutes from the center of the community, and its country club says the public is welcome for golf and dining. But a Village deed carries no membership, slip or tee-time privilege there. We describe what a buyer can use next door as a paying customer and lead with Burnt Store Village itself.
The district's Boundary Locator returned East Elementary, Punta Gorda Middle and Charlotte High for 14 addresses on 14 streets, and Punta Gorda Middle is one of the district's A-rated schools. The district lists kindergarten and grade 1 at East Elementary as closed for 2026-27. We give a buyer with young children the district's capacity page and the locator link, and we make no claim about attendance rights.
Price on Burnt Store Village's own sales, and use the neighbors only to explain buyer choices. Burnt Store Village had 77 recorded sales at a $325,000 median, Burnt Store Lakes 63 at $432,000 and Burnt Store Isles 74 at $662,500, county recorded sales, our analysis, windows as stated in each guide. They are different plats, associations and flood settings, so a price on one of those plats is not a comparable for your home.
When the home and the paperwork are ready. We do not publish a month-by-month pattern, because one year of county sales is too thin to call a season and the county file for this window ends in late August. With a 74-day median on market, count back from the date you need to close, allow time for approvals and the estoppel, and list with the flood file and inspections done.
The record shows a steady market with more supply coming: 77 sales at $325,000 against 90 at $331,000 the year before, and new projects adjoining and near the plat. Waiting makes sense if your plans are flexible and your home needs nothing; selling makes sense if you are carrying a second home, facing a roof or insurance decision, or buying elsewhere. We run both scenarios on your numbers.
Yes. We manage showings, vendor access, inspections, association paperwork and the closing remotely, with mail-away closing documents through the title company. Because the association's monthly inspection process means lawn and exterior upkeep still matter while you are away, we arrange a local contact for the house while it is listed, and most steps run by email with the association's manager.
Yes, you can offer the home as is, but a buyer's inspection, lender and insurer still apply. Clear anything the association would flag: its enforcement policy follows Florida's homeowners' association fine rules of up to $100 per violation and $1,000 in aggregate for a continuing violation. We tell you whether an as-is price makes sense against a modest repair.
Capital gains on a home sale are a federal tax question, not a Burnt Store Village rule. The IRS explains the exclusion for a main home, and who qualifies, in Publication 523. A seller who used the home as a rental or second home should talk to a tax adviser before listing, because the numbers depend on your ownership and use history. We coordinate the timing with your adviser and closing agent.
Florida's portability rule can move up to $500,000 of your Save Our Homes difference to a new Florida homestead established within three years of January 1 of the year you gave up the old one. If your next home is also in Charlotte County, you file form DR-501T with the Charlotte County Property Appraiser. Confirm the timing with your closing agent or tax adviser before you sell.
Yes. A foreign seller of U.S. real property is generally subject to federal FIRPTA withholding at closing, handled by the closing agent. Talk to a tax adviser early, because the withholding rules and any reduction application take time. The Burnt Store Village paperwork is otherwise the same: the association estoppel, the section 720.401 disclosure summary for a house or lot, and the flood disclosure at or before contract.
The person with legal authority to sell, usually a personal representative appointed through probate or a trustee, signs the listing and the deed. Start with a probate attorney, then get a valuation. The association estoppel, any open violations, the approvals for past work and the flood file matter just as much on an estate sale, and a vacant inherited home still needs lawn and exterior upkeep while it is listed.
Yes. For owners who want privacy, we can market a home quietly to qualified buyers before, or instead of, a public MLS launch. The trade-off is exposure: in a community where 44 of 77 recorded sales in the latest year were homes built 2020 or later, a resale usually needs full exposure to be seen beside them. Some sellers test price privately for a short period, then launch publicly.
Block 296 is one short block of duplex-zoned lots outside the single-family Declaration, where four duplexes were built in 2025. The association posts a separate multi-family document that we have not summarized, so your closing agent or attorney should confirm which restrictions and disclosures apply. Two duplex sales, $495,000 and $555,000, are inside the 77 recorded sales, and we price a duplex from duplex sales, not single-family homes.
Yes, if your home supports it. Of the 77 recorded sales in the latest 12 months, 22 sold at $350,000 or more, 6 at $450,000 or more and 2 at $550,000 or more, and the quartiles were $300,000, $325,000 and $362,500. Two of the six at $450,000 or more were duplex sales. A listing above the median needs a reason in size, condition or year built, and we show the buyer that reason with sales.
Because a Burnt Store Village sale turns on records and reach. We price from Charlotte County's recorded sales and the association's own posted documents, we know how to position a resale against the newer homes on the next street, and we market to the qualified-buyer database of the #1 team in Southwest Florida since 2012. McGreevy and Comisar alone have over $900 million in sales. Call Jesse at (239) 898-6072 for a confidential conversation.
A Burnt Store Village specialist matters because value here turns on details a generalist misses: a 1970 plat that is being built out now, a recorded declaration, a county street and drainage charge on the tax bill, and a market split between new construction and resales. Buyers pay for that certainty, and a specialist supplies it.
If you are thinking, "I need someone to sell my house in Burnt Store Village, Florida," McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Burnt Store Village, Punta Gorda, Charlotte County and the rest of Southwest Florida. Whether you are selling a recently built home on Badalona Drive or Islas Drive, an older home in the section, or a vacant homesite, our team provides local market guidance, professional listing exposure and a clear plan to help you sell confidently.
Burnt Store Village buyers are buying a deed-restricted community that is being built out off Burnt Store Road in unincorporated Charlotte County with a Punta Gorda mailing address, close to the Burnt Store Road corridor's shopping, parks and water access. Our Burnt Store Village community guide covers the whole picture, from schools to drive times, and it is the same record we use to describe your street to buyers.
The Charlotte County Property Appraiser holds the recorded sales and parcel records, the Clerk of the Circuit Court holds the recorded plat and declaration, Charlotte County bills the street and drainage unit on the tax bill, and the Burnt Store Village Property Owners Association publishes the deed restrictions on its own website. Our own office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, and we work Burnt Store Road and the rest of Charlotte County from it. Knowing where every record lives is how we answer a buyer's question in a day instead of a week.
Burnt Store Village sits inside the wider Punta Gorda market, and some of your buyers will be comparing it with the city itself. Our guides to selling a home in Punta Gorda, Punta Gorda home values and buying a home in Punta Gorda cover the city side, and our Punta Gorda area guide covers the neighborhoods around it.
Before any of that, a free Burnt Store Village home valuation tells you what you are working with. If you are also buying, whether moving within Burnt Store Village or relocating, see our guide to buying a home in Burnt Store Village and how we represent buyers in Southwest Florida, or call Marc Comisar at (239) 287-5873.
Every document behind the rules and figures in this Burnt Store Village seller guide is public. These are the ones a Burnt Store Village seller actually uses, each linked to the issuing authority's own copy.
Document | Publisher | Why a seller needs it | Link |
|---|---|---|---|
Single Family Deed Restrictions, with the 2003 preservation notice | Burnt Store Village Property Owners Association | The recorded use, building and enforcement rules a buyer inherits | |
Single Family Deed Restrictions and forms page | Burnt Store Village Property Owners Association | The association's own page for restrictions and forms | |
Municipal Service Benefit Unit detail, Burnt Store Village | Charlotte County | The county street and drainage charge on the tax bill | |
Burnt Store Village Street and Drainage Unit | Charlotte County | The unit that levies the charge and maintains the roads | |
Major Subdivisions over 100 lots, updated November 19, 2025 | Charlotte County Community Development and Property Appraiser | The county's own subdivision list | |
Burnt Store Area Plan | Charlotte County Community Development | Planned growth around the community | |
Evacuation Zones map, updated November 17, 2025 | Charlotte County | The evacuation zone a buyer will ask about | |
Burnt Store Drainage Study, final report | Charlotte County | The county's drainage findings for the Burnt Store area | |
Floodplain Management Ordinance, 2021 | Charlotte County | Rules that follow a flood-zone home when it is improved | |
School Boundary Locator | Charlotte County Public Schools | Confirms the assigned schools for a specific address | |
FIRM panel index, National Flood Hazard Layer | Federal Emergency Management Agency | Panels 12015C0416G and 12015C0417G | |
Flood Map Service Center, search by address | Federal Emergency Management Agency | The flood zone for a single address | |
Uniform Mitigation Verification Inspection Form OIR-B1-1802 | Florida Office of Insurance Regulation | The wind mitigation form that supports insurance credits | |
Section 720.401, homeowners' association disclosure summary | Florida Senate | The pre-contract disclosure a house or lot seller supplies | |
Section 720.30851, homeowners' association estoppel certificates | Florida Senate | What the estoppel must state and what it may cost | |
Section 689.302, flood disclosure | Florida Senate | The flood form due at or before contract | |
Section 689.261, property tax disclosure summary | Florida Legislature | The tax warning every residential contract carries | |
Estoppel certificate fee schedule | Florida Department of Business and Professional Regulation | The current statutory estoppel caps | |
Corporation records search | Florida Division of Corporations (Sunbiz) | Confirming the association's active status | |
Publication 523, selling your home | Internal Revenue Service | The federal home-sale gain exclusion rules |
Every figure in this Burnt Store Village seller guide traces to one of the primary sources below, read on September 29, 2026: Charlotte County and its Property Appraiser, Clerk and Tax Collector, the Burnt Store Village Property Owners Association, Charlotte County Public Schools, Florida statutes and agencies, federal agencies, the Burnt Store Road agencies and our own published guides. Recorded-sale figures are our analysis of the Charlotte County Property Appraiser's public sales and parcel files, qualified sales recorded September 27, 2025 to September 26, 2026. Days on market and sale-to-list figures come from SWFL MLS, pulled September 29, 2026, cited as text because it is a member system. No listing portal, brokerage or valuation aggregator was used for any figure.
McGreevy and Comisar are the Southwest Florida listing team Burnt Store Village sellers call when a home has to be priced on the record and sold without surprises. Jesse McGreevy and Marc Comisar personally handle every listing from pricing to closing, with over 45 years of combined direct experience between them, and they have been Top 1% Real Estate Agents Nationally Since 2008.
For this seller guide we tracked all 77 qualified recorded sales in the Burnt Store Village footprint over the latest 12 months and read the Charlotte County Property Appraiser's recorded sales and parcel roll for the Punta Gorda Isles Section 16 plat, the county's street and drainage unit and the association's recorded deed restrictions, so the figures here come from public records rather than estimates.
Jesse McGreevy (license SL3101296) and Marc Comisar (license BK3060671) are licensed Florida real estate professionals regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes.
Meet Jesse McGreevy, who leads the team's listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation, or read more about McGreevy and Comisar. Buying in Burnt Store Village or anywhere in Southwest Florida? See how we represent buyers or call Marc at (239) 287-5873.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Ready to sell? Call Jesse McGreevy direct at (239) 898-6072, or start with the Burnt Store Village seller valuation form. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.
Updated September 2026. This seller guide is general information about selling a home in Burnt Store Village, not an appraisal and not legal, tax or insurance advice. Market figures change monthly and statutory figures change annually. Brokered by Domain Realty.