Deep Creek sells on the details: which of the two associations governs the lot, Charlotte County taxes, the flood reading and the condo documents. We price from 351 recorded sales, not a portal estimate.
Home › Punta Gorda › Deep Creek › Sell Your Home in Deep Creek
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar of Domain Realty. Updated September 2026.
Selling a home in Deep Creek starts with a question most listing pages never ask: which side of Sandhill Boulevard is your lot on? Deep Creek is two recorded plats with two property owners' associations, Section 20 to the north and Section 23 to the south, inside unincorporated Charlotte County with a Punta Gorda 33983 mailing address. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, built this seller guide for owners of Deep Creek houses, duplexes, lots, condominiums and townhomes. For the full picture of the community itself, from the golf club to the greenbelts, read our complete Deep Creek community guide.
Call Jesse McGreevy direct at (239) 898-6072, request a free Deep Creek home valuation, or go straight to the Deep Creek valuation form at the top of this guide. We send the recorded sales we used, labeled by section, window and source date.
To sell a Deep Creek home in 2026, price it on Charlotte County's recorded sales for your section, era and product, order the Section 20 or Section 23 estoppel early, answer the flood, roof and insurance questions in writing, and market the resale against the new homes going up on nearby Deep Creek lots.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, downloaded September 26, 2026, newest recorded sale September 4, 2026; Southwest Florida MLS Matrix, pulled September 26, 2026).
Deep Creek is one of the deepest resale markets in the Punta Gorda area. In the 12 months from September 27, 2025 to September 26, 2026, the Charlotte County Property Appraiser recorded 351 qualified home sales inside the Deep Creek footprint, at a $341,000 median and $118,937,000 in volume: 297 on the platted lots of Sections 20 and 23 at a $360,000 median, and 54 condominium and townhome units at a $155,000 median. That depth is good news for a seller, because there are real comparables for almost any home. It is also a warning, because a buyer can see every one of them.
The Southwest Florida MLS tells the other half of the story. The 37 closings it labels Deep Creek for the same year sold at a median 97.9 percent of list price, after a median of 76 days on market, and 66 days for single-family homes (Southwest Florida MLS Matrix, pulled September 26, 2026). A correctly priced Deep Creek home sells in about two months for close to its asking price. An overpriced one sits, and the new build two streets away takes its buyer.
Five public records move a Deep Creek price more than a room count does. First, the plat and block in the legal description, which name the section, the association and, in Section 23, whether the lot sits under the single-family or the multi-family declaration. Second, the year built on the Charlotte County roll, because Deep Creek's housing stock spans five decades. Third, the roof and window permits, because insurers price the house on them. Fourth, the association estoppel, the only written statement of Section 20's assessment. Fifth, the recorded sales of new homes on nearby lots, which set the ceiling a buyer compares against.
This guide walks through the Deep Creek market on the county record, why the MLS undercounts it, how Deep Creek compares with Punta Gorda Isles and other neighbors, how we price and market a home here, the new-construction competition, the condominium layer, the disclosures a Deep Creek seller owes under Florida law, the flood, storm and insurance questions buyers ask, the Section 20 and Section 23 rules that shape your buyer pool, what it costs to sell, and more than forty seller questions answered directly.
List your Deep Creek home with McGreevy and Comisar because we price it on Charlotte County's recorded sales, not a portal label that catches about one Deep Creek sale in ten. We are the #1 Team in Southwest Florida since 2012, and Jesse McGreevy and Marc Comisar personally price, market and negotiate every listing.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, downloaded September 26, 2026; Southwest Florida MLS Matrix, pulled September 26, 2026; RealTrends 2026 team rankings).
We are the partners who price your home, sit at the negotiating table and answer your phone. Nobody hands your offer to an assistant. Here is the record behind that promise:
RealTrends ranked our Domain Realty Group team the #5 real estate team in Florida for 2026, on 241 transactions and more than $157 million in volume. If you are comparing listing agents before you choose, our guide to the best real estate agents in Punta Gorda sets out the criteria we think a seller should use, and we are comfortable being measured against it. In a Charlotte County community with a Punta Gorda address, the first test is simple: ask who prices a home on the county's recorded sales.
A Deep Creek listing agent has to know that Sandhill Boulevard divides two associations with different rules, that Section 23 publishes a $205 annual lot assessment while Section 20 does not publish its figure, that Section 23 carries a separate multi-family declaration for its duplex blocks, that the county bills a Deep Creek street and drainage unit on the tax bill, and that about 937 condominium and townhome units inside the footprint each answer to their own chapter 718 association. Those are the facts a buyer's agent, lender and closing agent raise, and they are the facts we put in the listing file first.
Jesse and Marc both work every listing personally, with over 45 years of combined direct experience between them. The person who priced your Deep Creek home is the person who hears the buyer's objection about the roof, reads the inspection report and negotiates the repair credit. In a market where the MLS median runs 76 days on market, continuity is how a price holds from launch to closing.
The Deep Creek market is steady and below its 2022 peak. Charlotte County recorded 351 qualified Deep Creek sales in the latest 12 months at a $341,000 median, platted-lot homes held at a $360,000 median in 2025 and 2026 so far, and MLS-labeled homes sold at 97.9 percent of list.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, qualified improved sales recorded September 27, 2025 to September 26, 2026, downloaded September 26, 2026, newest recorded sale September 4, 2026; Southwest Florida MLS Matrix, pulled September 26, 2026).
Deep Creek is in Charlotte County, where local MLS coverage is thin, so every count and median below comes from the county's recorded, state-qualified sales, matched to the Section 20 and Section 23 plats and to the 32 condominium and townhome designators inside the footprint. The MLS supplies only what the county file cannot: days on market and the sale-to-list ratio.
Segment, 12 months to September 26, 2026 | Recorded sales | Median | Low | High | Dollar volume |
|---|---|---|---|---|---|
All Deep Creek homes | 351 | $341,000 | $80,000 | $665,000 | $118,937,000 |
Platted lots, Sections 20 and 23 | 297 | $360,000 | $189,000 | $665,000 | $110,158,700 |
Single-family homes on the platted lots | 276 | $352,500 | $189,000 | $665,000 | $99,651,100 |
Section 23 two-family buildings | 14 | $575,000 | $425,000 | $603,000 | $7,688,500 |
Condominiums and townhomes inside the footprint | 54 | $155,000 | $80,000 | $300,000 | $8,778,300 |
Source: Charlotte County Property Appraiser public sales files, our analysis. Qualified improved sales over $1,000; the newest platted-lot sale in the file is dated September 1, 2026 and the newest condominium sale September 4, 2026, so the last weeks of the window are not yet recorded. The $80,000 low is a condominium sale, and we would not price anything from it.
Measure, 12 months to September 26, 2026 | Section 20 (north of Sandhill) | Section 23 (south of Sandhill) |
|---|---|---|
All platted-lot sales | 165 | 132 |
Median, all | $359,900 | $365,000 |
Single-family sales | 161 | 115 |
Single-family median | $355,000 | $350,000 |
Builder-direct first sales (our estimate) | 21 | 21 |
Builder-direct median | $380,000 | $409,000 |
Resale median | $352,500 | $350,000 |
Median living area of homes sold | 1,990 sq ft | 2,068 sq ft |
Median year built of homes sold | 2003 | 1992 |
Median price per sq ft of living area | $182.50 | $177.90 |
Sales at $550,000 or more | 3 | 14 |
Source: Charlotte County Property Appraiser public sales files, our analysis. Living area is the roll's field, not an MLS or appraisal measurement.
The two sections trade within a few thousand dollars at the median, for different reasons. Section 20's homes that sold were younger and brought more per square foot. Section 23's median is lifted by its 14 two-family sales at $575,000 and by new homes at a $409,000 builder-direct median, while its older resale houses sold for less per foot. A 1990 Section 23 resale and a 2003 Section 20 resale of the same size are not the same comparable, and a valuation that treats Deep Creek as one market will miss that.
Calendar year | Platted-lot sales | Platted-lot median | Section 20 median | Section 23 median | Condo and townhome median |
|---|---|---|---|---|---|
2019 | 338 | $245,000 | $237,000 | $254,700 | $120,000 |
2020 | 423 | $256,500 | $250,000 | $275,500 | $130,000 |
2021 | 489 | $324,000 | $313,200 | $333,100 | $145,000 |
2022 | 377 | $415,000 | $409,600 | $425,500 | $192,500 |
2023 | 394 | $390,700 | $387,750 | $400,000 | $214,000 |
2024 | 345 | $390,000 | $387,700 | $395,000 | $209,000 |
2025 | 339 | $360,000 | $360,000 | $366,250 | $155,000 |
2026, January 1 to September 26 | 211 | $360,000 | $357,000 | $365,000 | $157,500 |
Source: Charlotte County Property Appraiser public sales files, 2019 to 2026, qualified improved sales, our analysis. The 2026 row is a partial year.
Read the table the way a buyer's agent will. The platted-lot median rose from $245,000 in 2019 to $415,000 at the 2022 peak, then gave back about 13 percent to $360,000, where it has held through 2025 and 2026 so far. It is still about 47 percent above 2019. The flat 2025 and 2026 medians say the slide has paused; they do not yet say it has turned. For a seller that means pricing from this year's closings, not from a 2022 memory or a neighbor's peak-year sale.
Price band, 12 months | Platted lots, all | Section 20 | Section 23 |
|---|---|---|---|
Under $250,000 | 12 | 5 | 7 |
$250,000 to $349,999 | 121 | 73 | 48 |
$350,000 to $449,999 | 115 | 66 | 49 |
$450,000 to $549,999 | 32 | 18 | 14 |
$550,000 and up | 17 | 3 | 14 |
Total | 297 | 165 | 132 |
Source: Charlotte County Property Appraiser public sales files, our analysis.
Eight in ten platted-lot sales, 236 of 297, landed between $250,000 and $449,999. The top of the market is new construction and newer two-family buildings: five of the six highest sales were homes built in 2019 or later, led by $665,000 for a 2023 home on St Helena Lane in Section 23, recorded August 20, 2026. Section 20's ceiling is lower, but its list shows an older home with size can still reach it: a 1989 house on Sao Paulo Drive sold for $540,000 and a 1992 house on Ecuador Drive for $515,000.
The 37 MLS-labeled Deep Creek closings of the last 12 months took a median of 76 days on market, the 31 single-family sales among them 66 days, and all 37 closed at a median 97.9 percent of list price (Southwest Florida MLS Matrix, closed September 26, 2025 to September 26, 2026, pulled September 26, 2026). A 97.9 percent ratio describes a market where accurate pricing is rewarded. The homes that stretch the averages are the ones that launched above the record and reduced later.
The MLS misses most Deep Creek sales because its Deep Creek development label is applied to only a fraction of listings. It shows 37 closings in the last 12 months, while Charlotte County recorded 297 qualified sales on the Deep Creek plats and 351 with the condominiums inside the footprint.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, downloaded September 26, 2026; Southwest Florida MLS Matrix, Development is Deep Creek, pulled September 26, 2026).
Most Deep Creek listings are entered under other names, often Port Charlotte, or with the development field left blank. The 37 labeled rows used only three subdivision names: Deep Creek, Punta Gorda Isles and Lakes Edge at Deep Creek. A buyer's agent who quotes "37 sales last year" is reading a label, not the market. The correct answer is 297 on the platted lots and 351 with the condominiums.
The label also sweeps in homes that are not Deep Creek. Two of the 37 were condominiums our boundary test places outside the plats: a Lake View unit on Willow Hammock Circle in Heritage Lake Park, a separate community with its own community development district, and a Lakeside of Charlotte County unit on Rampart Boulevard. The MLS low, $36,000 for a 640-square-foot property on Diplomat Drive, is not a Deep Creek home value, and the MLS high of $568,000 sits below the county's $665,000 St Helena Lane sale, which the label missed entirely.
We count a condominium as Deep Creek only if it sits in a survey section of Township 40 South, Range 23 East that also holds Section 20 or Section 23 parcels. Seven complexes often listed under the name fail that test: Lakeshore and Lakeside of Charlotte County on Rampart Boulevard, Newport I and II, St. James Place and Kings Island XV at 175 Kings Highway, and Adams Glen, 480 units in all. Their sales are not in our Deep Creek figures. If you own in one of them, your comparables come from that complex and its own neighbors, and we price it that way.
For a Deep Creek listing we pull every recorded sale on your section, split builder-direct first sales from resales, and set them beside the MLS comparables, matched by parcel and date so no sale counts twice. When a buyer's agent argues from a thin MLS median, we answer with the full record. That is a pricing argument an MLS-only competitor cannot make, and it is why Charlotte County sellers ask us for a free Deep Creek home valuation before they list. Buyers can read the same record from the other side in our guide to buying a home in Deep Creek.
Deep Creek is one of the highest-volume markets in the Punta Gorda area and one of the most affordable: 297 platted-lot sales at a $360,000 median in 12 months, against $693,000 in Punta Gorda Isles' in-city sections and $662,500 in Burnt Store Isles, from the same county recorded-sales files.
Data updated: September 2026 (Charlotte County Property Appraiser and Lee County Property Appraiser public recorded-sale files, our analysis, windows as stated; Florida Realtors SunStats, July 2026, retrieved August 28, 2026; Southwest Florida MLS Matrix, pulled September 26, 2026).
A seller benchmarks against neighbors because buyers shop them together. The first table uses one instrument, the county's recorded sales, so the figures compare directly.
Community (12 months to the date shown) | Recorded sales | Median recorded sale | Jurisdiction | Window ends |
|---|---|---|---|---|
Deep Creek, platted lots | 297 | $360,000 | Unincorporated Charlotte County | September 26, 2026 |
Deep Creek, with condominiums inside the footprint | 351 | $341,000 | Unincorporated Charlotte County | September 26, 2026 |
Punta Gorda Isles, in-city sections | 344 | $693,000 | City of Punta Gorda | September 24, 2026 |
Burnt Store Isles, Section 15 | 74 | $662,500 | City of Punta Gorda | September 24, 2026 |
Heritage Landing, all products | 112 | $332,500 | Unincorporated Charlotte County | September 24, 2026 |
Burnt Store Lakes, Section 21 platted lots | 63 | $432,000 | Unincorporated Charlotte County | September 26, 2026 |
Burnt Store Marina, all homes | 106 | $360,000 | Unincorporated Lee County | August 7, 2026 |
Sources: Charlotte County Property Appraiser public sales files, our analysis; Burnt Store Marina from the Lee County Property Appraiser public sales files, our analysis.
Deep Creek's volume is its advantage. Nearly as many homes sold on its platted lots as in the Punta Gorda Isles canal sections, at a little over half the median, so there are comparables on almost any street type: lake, greenbelt, golf edge or new construction. Heritage Landing is the closest match on price, but it is gated and sits in the Tern Bay community development district; no community development district was found for Deep Creek. Burnt Store Lakes is the nearest structural cousin, another Punta Gorda Isles, Inc. plat of single-family lots filled in over decades.
Measure | Deep Creek, MLS label, 12 months | Charlotte County single-family, SunStats, July 2026 |
|---|---|---|
Closed sales | 37 (31 single-family) | 528 |
Median sale price | $342,500 | $353,545 |
Days measure | 76 median days on market (66 single-family) | 78 median days to contract |
Price received | 97.9% median sale-to-list | 93.0% median of original list price |
Months of supply | Not measurable for Deep Creek alone | 5.0 months |
Sources: Southwest Florida MLS Matrix, pulled September 26, 2026; Florida Realtors SunStats, Charlotte County single-family, July 2026, retrieved August 28, 2026. The two instruments measure days and price differently, so read the rows as a direction, not a decimal.
Two readings matter to a Deep Creek seller. Correctly priced Deep Creek homes are closing nearer their list price than the county's single-family homes as a whole, and in a comparable time. And no public instrument publishes months of supply for Deep Creek alone, so we read the active listings on your section and era at the time you list, rather than borrow a county-wide ratio.
Deep Creek and Punta Gorda Isles share a developer's name and very little else. Deep Creek draws buyers who want a detached home on a greenbelt lot near $360,000 in unincorporated Charlotte County; Punta Gorda Isles draws boaters who want a city canal home near $693,000. Knowing which buyer your listing attracts sets its price and its marketing.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis; FEMA National Flood Hazard Layer, sampled September 26, 2026; Section 20 and Section 23 association documents; Deep Creek Golf Club, as posted September 26, 2026; OSRM routing estimate, computed September 26, 2026).
Both names trace to Punta Gorda Isles, Inc., which platted Deep Creek as Punta Gorda Isles Sections 20 and 23 north of the Peace River. Punta Gorda Isles proper is the canal community inside the City of Punta Gorda, south of the river. Buyers searching one often see the other, which is why a Deep Creek listing has to say plainly what it is.
Decision factor | Deep Creek | Punta Gorda Isles |
|---|---|---|
Jurisdiction | Unincorporated Charlotte County, Punta Gorda 33983 mailing address | City of Punta Gorda |
Water | Freshwater lakes, greenbelts and golf frontage; no boat ramp inside; nearest county ramp at Harbour Heights Park, about 9 minutes | Canal grid, with the boat behind the house |
Flood zone | FEMA Zone X at every point we sampled in both sections, maps effective December 15, 2022 | Read the FEMA panel for the address |
Recorded sales, 12 months | 297 platted-lot sales, median $360,000 (to September 26, 2026) | 344 in-city sales, median $693,000 (to September 24, 2026) |
Association | Section 23 publishes $205 per lot per year; Section 20 does not publish its figure | See its community guide |
County street and drainage assessment | Deep Creek Non-Urban Street and Drainage unit, $187.94 per occupied unit at the FY2022/23 rate | Not this unit |
Product | Detached homes, Section 23 duplexes, 937 condominium and townhome units, vacant lots | Canal-grid homes |
Golf | Deep Creek Golf Club, semi-private, 18 holes, par 70, open to the public | See its community guide |
Drive to downtown Punta Gorda | 8.0 miles, about 15 minutes free-flow | Inside the city |
Sources: Charlotte County Property Appraiser public sales files, our analysis; FEMA National Flood Hazard Layer; Section 23 FAQ; Deep Creek Street and Drainage advisory board minutes, April 13, 2023; Deep Creek Golf Club; OSRM routing from 1009 Rio de Janeiro Avenue, computed September 26, 2026.
A Deep Creek seller should market to the first list and never pretend to be the second. A lake or greenbelt view is a selling point; calling it waterfront invites a buyer who wanted a dock and a showing that goes nowhere. Owners who hold property on both sides of the river can compare the city side with our guide to selling a home in Punta Gorda.
Deep Creek's single-family homes sold at a $352,500 median on 276 recorded sales in the last 12 months, and 42 of the platted-lot sales were new homes at a $390,000 median, so the first thing we do for a Deep Creek seller is price the resale against both. Request a free Deep Creek home valuation or use the Deep Creek valuation form, or call Jesse McGreevy direct at (239) 898-6072, and we will send the recorded sales with the source and date beside each. Moving within Southwest Florida? Our buyer representation across Southwest Florida covers your next purchase, and Marc Comisar is direct at (239) 287-5873. You are working with Top 1% Real Estate Agents Nationally Since 2008.
Deep Creek is in unincorporated Charlotte County. Its postal city is Punta Gorda, ZIP 33983, but it sits outside the City of Punta Gorda, across the Peace River, and it is not part of Port Charlotte, though many MLS listings use that name. Charlotte County taxes, patrols, permits and maps every Deep Creek home.
Data updated: September 2026 (Charlotte County Sewer Master Plan Update, 2024; Deep Creek Street and Drainage advisory board minutes, April 13, 2023; Charlotte County Public Schools Boundary Locator, queried September 26, 2026).
The distinction is not trivia for a seller. It decides which government's tax bill a buyer reads, who issued your roof permit, whose flood map and 50 percent rule apply, who supplies water and sewer, and which schools serve the address. On every one of those, the answer in Deep Creek is Charlotte County, and the City of Punta Gorda has no role.
A buyer relocating from out of state often assumes a Punta Gorda address means city services. In Deep Creek, law enforcement is the Charlotte County Sheriff's Office, fire and ambulance are Charlotte County Fire and EMS, and water and sewer come from Charlotte County Utilities, which acquired a system in 2000 that already served 3,400 sewer connections in the Deep Creek area (Charlotte County Sewer Master Plan Update, 2024). The Charlotte County Public Schools locator returned Deep Creek Elementary, Punta Gorda Middle and Charlotte High for all six addresses we tested across both sections, with the district's caveat that its locator "is only a guide." We state the jurisdiction in the listing so the buyer's questions arrive already answered.
Punta Gorda Isles, Inc. platted many numbered sections, and only two are Deep Creek. A legal description that reads Punta Gorda Isles Section 20 or Section 23 is a Deep Creek lot. Section 15 is Burnt Store Isles inside the city, Section 21 is Burnt Store Lakes, and Section 22 is Burnt Store Marina in Lee County. A title search that reads only "Punta Gorda Isles" is not enough; the section number decides the comparables.
A Deep Creek tax bill carries Charlotte County's ad valorem levies and one line many buyers have never seen, the Deep Creek Non-Urban Street and Drainage unit. The most recent per-unit rates we can document are $187.94 for an occupied parcel and $197.64 for a vacant one, the FY2022/23 rate in the advisory board's April 2023 minutes; the current year's rate is on the bill itself. There is no community development district line. The association assessment is billed by the association, not the county.
We price a Deep Creek home from recorded closed sales in the same section, product and building era, then adjust for what Deep Creek buyers pay for: roof and window age, lot, view and pool, the new-home competition nearby and the association paperwork. We never anchor a Deep Creek list price to a portal estimate or an MLS label.
Data updated: September 2026 (Charlotte County Property Appraiser public roll and sales files, downloaded September 26, 2026, our analysis).
The widest mistake in Deep Creek pricing is treating it as one market. A 1988 house on a Section 23 single-family block, a 2024 duplex on Explorer Road and a 1987 unit in Deep Creek Gardens are three different products at three different prices, and each has its own comparables in the county record.
We start with the legal description. It names Punta Gorda Isles Section 20 or Section 23, the block and the lot. In Section 23, the block decides whether the lot sits under the single-family declaration recorded at Official Records Book 393, Page 600, or the multi-family declaration restated at Official Records Book 1652, Page 1944. That decides what can be built, who the neighbors are and which buyer is looking. We compare your home only with sales under the same declaration.
Deep Creek was built one lot at a time over five decades. Of the 5,701 parcels on the two plats that carry a year built, 2,052 date before 1990, 1,040 to the 1990s, 1,335 to the 2000s, 453 to the 2010s and 821 to 2020 or later (Charlotte County Property Appraiser roll, downloaded September 26, 2026). The median single-family home was built in 2000 in Section 20 and in 1990 in Section 23. Inside the resale market, the gap between a pre-1990 house and a 2000s house is usually roof, windows, floor plan and systems, and we price each one from its own era.
Platted lots, 12 months to September 26, 2026 | Sales | Median |
|---|---|---|
Builder-direct first sales, all | 42 | $390,000 |
Resales, all | 255 | $350,000 |
Builder-direct single-family | 28 | $377,900 |
Builder-direct, Section 20 | 21 | $380,000 |
Builder-direct, Section 23 | 21 | $409,000 |
Builder-direct two-family (of 14 two-family sales) | 7 | $575,000 |
Source: Charlotte County Property Appraiser public sales files, our analysis. We count a builder-direct sale as the first qualified improved sale within one year of the year built, or a sale of a home the roll does not yet date; it is an estimate, and it includes seven new homes still coded vacant on the 2026 roll.
A $40,000 gap between the new-home median and the resale median is the single most important number for a Deep Creek seller. Your buyer is often touring a new build on a scattered lot the same weekend, with a new roof, impact windows and a warranty. We price your resale against those closings, not a builder's brochure, and we show the buyer what the new home does not have.
The Section 20 association describes a community "laid out so that all lots border open space called greenbelts which are maintained by the POA," with many homes on freshwater lakes or canals. The county roll does not flag a view or a pool for sales analysis, so we read them from each comparable's listing and property record. A lake view, a golf-edge lot on Section 23's Tract E course, a pool and lanai, or a greenbelt behind the yard each move a Deep Creek price, and we adjust for them one comparable at a time.
Segment, 12 months | Median price per sq ft of living area | Median living area |
|---|---|---|
Platted lots, all | $179.62 | 2,030 sq ft |
Single-family homes | $178.02 | 2,023 sq ft |
Section 20, all | $182.50 | 1,990 sq ft |
Section 23, single-family | $174.31 | 2,030 sq ft |
Section 23, two-family buildings | $201.86 | 2,719 sq ft |
Source: Charlotte County Property Appraiser public roll and sales files, our analysis. The denominator is the roll's living-area field, so these figures compare only with each other.
We use price per foot as a test of a list price, never as the price itself, because the pool, the lot, the roof and the view move a Deep Creek house more than its size alone.
MLS-labeled Deep Creek homes closed at a median 97.9 percent of list price in the last 12 months. The losses sit in homes that launched above the record and reduced later. We would rather set a defensible price, show the recorded evidence to every buyer's agent and hold it.
Automated estimates, the Zestimate among them, read public records and listing data. In Deep Creek that data is incomplete in a specific way: most sales never carry the Deep Creek label in the MLS, the county roll lags new construction, and no record shows the roof age, the view or the association approvals. Federal regulators took automated valuation quality seriously enough to adopt a six-agency rule, effective October 1, 2025, requiring lenders to control their models; a consumer estimate sits outside that rule. For the number we would defend at appraisal, request a free Deep Creek home valuation or call Jesse at (239) 898-6072.
New construction sets the ceiling a Deep Creek buyer compares your resale against. By our estimate from the county record, 42 of the 297 platted-lot sales in the last 12 months were first sales of new homes at a $390,000 median, against $350,000 for the 255 resales, and building on scattered Deep Creek lots continues.
Data updated: September 2026 (Charlotte County Property Appraiser public roll and sales files, downloaded September 26, 2026, our analysis).
Deep Creek is not a new subdivision. Its new homes go up one lot at a time on plats recorded decades ago, so a new build and a 1980s resale can share a block. The roll dates 821 homes to 2020 or later, more than the 453 built in the whole of the 2010s, and it still shows about 505 vacant lots in Section 20, about 292 vacant single-family lots in Section 23 and about 195 vacant parcels on Section 23's multi-family blocks. The competition is not going away.
A Deep Creek resale wins on what a scattered-lot new build cannot offer on day one: mature landscaping, an established lot line, a finished pool and lanai, no construction next door, and often a lower price for the same space. We put those in the first lines of the listing, and we show the buyer the builder-direct closings beside your price so the comparison is made on the record.
A vacant Deep Creek lot sells to builders and future owners, and they ask the same questions. Which declaration governs it, single-family or multi-family? What does the association require before building? In Section 20 that is a full set of plans and a plot plan approved by the association, and in Section 23 an association permit for new construction. A vacant parcel also carries the higher vacant-unit rate of the street and drainage assessment, $197.64 against $187.94 occupied at the FY2022/23 rate, and in Section 23 the same $205 annual association assessment as a built lot. We assemble those answers before the lot is listed.
Section 23's multi-family blocks are a separate market. The roll carries 183 two-family parcels and seven small apartment buildings there, and the 14 two-family buildings that sold in the last 12 months recorded a $575,000 median with a median year built of 2024, $201.86 per square foot of living area. They sit under the Multi-Family Residential Declaration, and Section 23's one-month minimum rental term applies. We market them with the leases, the rent roll and the declaration, because an investor reads those before the kitchen.
Deep Creek condominium and townhome sellers compete in their own price tier, with 54 recorded sales in the last 12 months at a $155,000 median across 27 communities and 937 units. Buyers now read the association's budget, reserves and any special assessment before price, so the paperwork decides the sale.
Data updated: September 2026 (Charlotte County Property Appraiser public roll and sales files, qualified sales September 27, 2025 to September 26, 2026, our analysis).
Every attached unit inside Deep Creek sits in its own association, with its own declaration, board, budget, insurance and rules, and none of those budgets is posted publicly for the complexes we checked. The layer's yearly median fell from $214,000 in 2023 to $155,000 in 2025 and stood at $157,500 in 2026 through September 26, and 52 of the 54 recent sales were under $250,000.
Complex | Units | Built | County sales, 12 months | Median or prices |
|---|---|---|---|---|
Deep Creek Gardens | 199 | 1986 to 1987 | 10 | $135,000 median |
Links Edge | 60 | 2004 | 6 | $187,500 median |
Townhomes of Deep Creek | 52 | 2007 | 4 | $166,000 median |
Villa Manor | 69 | 1987 to 1989 | 3 | $110,000 median |
Lake Rio Townhomes | 56 | 1988 to 2006 | 3 | $170,000 median |
Buena Vista of Deep Creek | 28 | 1990 to 1993 | 3 | $182,500 median |
The Pines at Deep Creek I | 48 | 1989 | 3 | $120,000 median |
Rio Golf Villas | 6 | 2004 to 2005 | 2 | $260,000 and $300,000 |
Source: Charlotte County Property Appraiser public roll and sales files, our analysis. Counts of two or three are too thin to read as a market rate, so we give prices, not a trend.
The 2004 to 2007 buildings, Links Edge, Townhomes of Deep Creek and Rio Golf Villas, sold above the 1980s complexes such as Deep Creek Gardens and Villa Manor. The condominium high of the year was $300,000 for a 2005 unit at Rio Golf Villas on Rio de Janeiro Avenue, recorded September 4, 2026. Deep Creek Gardens Condominium Association, Inc., the largest association at 199 units, lists Punta Gorda 33983 on its current Florida Division of Corporations record (document N15644).
A Deep Creek condominium seller furnishes the buyer the declaration, articles, bylaws, rules, the budget and financial statement, the frequently asked questions and answers sheet, the milestone inspection summary where one exists, and the most recent structural integrity reserve study or a statement that none exists, under section 718.503 of the Florida Statutes. The buyer may cancel within 7 days, excluding weekends and legal holidays, after receiving them. We request the package from your association the day you list.
Florida's milestone inspection and structural integrity reserve study rules apply to condominium buildings of three or more habitable stories. We have not verified the story count of each Deep Creek building, so we make no statement about which buildings the rules reach; your building's declaration and height answer it, and we confirm them before listing. Where the rules apply, buyers and lenders ask for both documents before they write an offer.
How each condominium relates to the two owners' associations is not uniform, and we do not guess. Deep Creek Gardens and The Pines at Deep Creek sit on the north side of Sandhill Boulevard, and we have not found a record naming which owners' association, if any, covers them. Put the answer in writing before a buyer asks, because it changes both the carrying cost and the paperwork at closing.
A Deep Creek seller owes a flood disclosure at or before contract, disclosure of known defects that materially affect value, the property tax warning in the contract, and either the homeowners' association disclosure summary under section 720.401 for a Section 20 or Section 23 lot or the chapter 718 package for a condominium unit.
Data updated: September 2026 (Florida Statutes 720.401, 718.503, 720.30851, 718.116, 689.302 and 689.261; Florida DBPR estoppel fee schedule; Section 23 Articles of Incorporation packet, read September 26, 2026).
This is general information, not legal advice; confirm with your closing agent, attorney or insurance agent which duties and coverages apply to your parcel. Several of these duties carry a cancellation right for the buyer if they are missed, so we make sure the right documents are in hand before any buyer signs.
Deep Creek's single-family and duplex lots are governed by two chapter 720 property owners' associations split at Sandhill Boulevard, Section 20 Property Owner's Association, Inc. to the north and Section 23, Property Owner's Association, Inc. to the south. Section 23's articles and a 2001 Charlotte County court judgment make membership "a mandatory condition of ownership," and Section 20 operates under chapter 720 with every lot bound by its recorded Declaration of Restrictions. We treat the section 720.401 disclosure summary as part of every Section 20 and Section 23 lot sale, and the statute sets four facts:
About 937 condominium and townhome units inside the Deep Creek footprint sit in associations governed by chapter 718, and section 720.401(2) states that the HOA disclosure summary does not apply to associations under chapters 718, 719, 721 or 723. A Deep Creek condominium seller therefore works from the chapter 718 resale package and its 7-day cancellation window described above, not from the 720.401 summary. Where a unit might also answer to Section 20 or Section 23, your closing agent or attorney decides whether both regimes apply before the buyer signs.
Each owners' association issues its own estoppel certificate under section 720.30851, stating the current assessment, any special assessment and any balance owed. For Section 20, whose annual assessment is not published on its public pages, the estoppel is the only written statement of the amount. A condominium sale also needs the condominium association's estoppel under section 718.116, and some sales need both. The Florida Department of Business and Professional Regulation publishes the current caps: $299 to prepare a certificate, $119 more for delivery within three business days and $179 more if the account is delinquent.
Section 689.302 requires a seller to complete and provide a flood disclosure to the buyer of residential property at or before the time the contract is signed. Since October 1, 2025, under chapter 2025-166, the form asks whether the seller knows of flooding that damaged the property during their ownership, whether any flood insurance claim was filed and whether the seller received federal flood-damage assistance. It applies in Deep Creek's Zone X too. A clean flood history is a selling point there, so complete the form carefully and attach the elevation certificate if you have one.
The Florida Supreme Court held in Johnson v. Davis (1985) that a home seller must disclose known facts that materially affect value and are not readily observable to the buyer. In Deep Creek that can include a past roof leak, an unpermitted enclosure or an open association violation. Separately, section 689.261 requires the contract to warn the buyer not to rely on the seller's current property taxes, because a sale resets the assessment. Your homestead exemption and Save Our Homes cap end with your ownership, and the non-ad valorem lines on the bill, including the Deep Creek street and drainage unit, carry on regardless.
An open deed-restriction violation surfaces on the estoppel certificate, and in Section 23 the enforcement sequence ends in referral to the association's attorney at the owner's expense. A fence, pool enclosure, driveway change or paint color added without the association's permit is the same kind of surprise. In Section 20, any exception to the declaration counts only if it is in writing, signed by at least two directors and recorded against the lot. Clear these before you list.
A Deep Creek buyer will ask the flood zone, whether the home took damage in Charley, Ian, Helene or Milton, the roof's age and the wind-mitigation features, and what insurance will cost. Every point we sampled in both Deep Creek sections was FEMA Zone X, so the wind and roof file usually decides the insurance conversation.
Data updated: September 2026 (FEMA National Flood Hazard Layer, seven points queried September 26, 2026; USGS Elevation Point Query Service; Charlotte County GIS evacuation layer; Charlotte County 50% FEMA Rule page; Florida Office of Insurance Regulation, July 2026 stability report; Citizens Property Insurance, read September 2026).
These questions are not hostile. They are what the buyer's lender, insurer and inspector will ask anyway. The seller who supplies the answers before the first showing controls the story.
We queried seven points across Deep Creek, from the north edge of Section 20 at Sandhill Boulevard to the Section 23 streets nearest the Peace River, including two condominium streets. All seven returned FEMA Zone X, an area of minimal flood hazard, with no base flood elevation, on maps effective December 15, 2022. USGS ground elevations at four of those points ran from 19.75 to 24.22 feet. A sample is not a determination for any single house, so we print the FEMA Map Service Center result for your address and attach any elevation certificate to the listing file.
Charlotte County applies a substantial improvement and substantial damage rule that forces a building up to current code, including elevation, when work exceeds 50 percent of its value, and the county states that the rule does not apply to structures in FEMA flood Zone X. At the points we sampled, Deep Creek was Zone X. For a buyer planning a remodel, that is a real advantage, and we say so in the listing after confirming your home's own zone.
Deep Creek sits inside Florida's Wind-Borne Debris Region, where new and replacement windows and doors need impact-rated products or code-approved shutters. A former Deep Creek Golf Club superintendent told Golf Course Industry that Hurricane Charley's eye "passed right over Deep Creek, spawning tornadoes" on August 13, 2004, and many houses here were re-roofed since. Florida law bars an insurer from refusing to issue or renew a homeowners policy solely because a roof is less than 15 years old. Citizens requires a four-point inspection on homes over 20 years old and a roof inspection on shingle roofs over 25 years. With 2,052 of the platted homes built before 1990, we ask most Deep Creek sellers to order the four-point and wind-mitigation reports before listing.
Citizens Property Insurance is phasing in a flood coverage requirement across its personal residential policies, with all remaining policies required by January 1, 2027. A Zone X house insured with Citizens will need a flood policy by that date at the latest, so a buyer planning a Citizens policy needs a flood quote too. Charlotte County's Class 5 rating in FEMA's Community Rating System takes 25 percent off National Flood Insurance Program premiums, as WINK News reported in September 2025.
The Florida Office of Insurance Regulation's July 2026 stability report put the average Charlotte County homeowners premium, including wind, at $3,160, below Lee County at $3,576 and Collier County at $5,534. Citizens' approved 2026 rates cut Charlotte County personal lines by 4.0 percent, and Citizens' Charlotte County book fell from 7,318 to 2,507 policies in the twelve months to July 31, 2026, as private carriers returned. No public source publishes an average Deep Creek premium, and we do not estimate one; a buyer who can get a real quote in the first week is a buyer who closes.
Charlotte County's evacuation layer placed five of our sampled points in Evacuation Zone D and two Section 23 points nearer the river in Zone C; none fell in Zone A or B. The state's count of 111 Charlotte County structures with major damage from Helene and Milton covered the county's Gulf-front barrier islands, not inland Deep Creek (Florida Department of Environmental Protection, March 2025). Disclose any damage you know of, keep the repair permits and invoices together, and let the record speak.
The state's My Safe Florida Home program advertises grants of up to $10,000 for roof improvements, impact windows and doors, garage door reinforcement and secondary water barriers, with eligibility and matching rules set by the program. A Deep Creek seller who used it should put the completed work and its permits in the listing file, together with the association approval the work required.
The Section 20 and Section 23 deed restrictions shape which buyers want your Deep Creek home. Section 20 limits boats and RVs in driveways; Section 23 sets a one-month minimum rental and permits exterior changes. Stating the rules in the listing brings the right buyers and keeps the wrong ones from renegotiating later.
Data updated: September 2026 (Section 20 Compiled and Integrated Declaration of Restrictions; Section 23 FAQ; Deep Creek Golf Club memberships page, as posted September 26, 2026).
The Section 20 Compiled and Integrated Declaration bars overnight parking of commercial vehicles, trailers, boats, boat trailers, personal watercraft, kayaks, canoes and campers without the association's written consent. Boats on trailers, watercraft, kayaks and canoes may sit in the driveway from noon Friday through 11:59 p.m. Sunday, and recreational vehicles may stay while being prepared for a trip, or otherwise for no more than 48 hours and no more than twice a month. For-sale signs are limited to one per contiguous ownership, no larger than 6 by 8 inches. A boater buying in Section 20 measures the garage first, so we list its dimensions.
The Section 23 association allows leasing to a single family for "not less than one (1) month" and states that "Daily or weekly rentals are not permitted." It requires association permits for new construction, additions, pools, fences, driveway changes, enclosures and exterior paint colors, and it enforces through a deed restriction inspector, a friendly reminder, a final notice and referral to its attorney. An investor reads the rental line first; a family reads the fence line. We put both in the listing.
Neither association's public documents describe a pool or clubhouse. The Section 23 association says that "Because POAs typically don't maintain amenities like pools or gyms, our annual fees are often lower than those in HOAs." Deep Creek Golf Club is a separate, semi-private club with memberships posted from $2,700 to $7,025 a year as of September 26, 2026, and nothing in either assessment includes golf. For a buyer comparing monthly carrying costs, that light association layer is one of Deep Creek's strongest selling points.
If you added a fence, pool enclosure, driveway or new paint color, find the association approval now. In Section 20, any variance counts only if it is recorded against the lot and signed by two directors. An approval gap is easy to solve before a listing and expensive to solve during an inspection period.
We market a Deep Creek home to the buyer its address actually attracts: a relocating couple who wants a detached home on a greenbelt lot, a golfer, a family zoned to Deep Creek Elementary, an investor in a Section 23 duplex, or a first-time owner in a condominium. Every listing gets professional photography, video, aerial footage and a documented file.
Before a Deep Creek listing goes live we assemble the section and block, the association's recorded declaration, the estoppel request, the Section 23 assessment or the Section 20 budget figure once the estoppel states it, the most recent tax bill with its street and drainage line, the FEMA zone printout, any elevation certificate, the four-point and wind-mitigation reports, the roof and window permits, and every association approval for exterior work. For a condominium we add the chapter 718 package. A buyer who can get an insurance quote on day three writes an offer on day four.
In Deep Creek, the land behind the house often sells it. Aerial footage shows what a listing description can only claim: the greenbelt or lake behind the yard, the golf course on Section 23's Tract E, the distance to Deep Creek Park's eight pickleball courts. For older homes we photograph what has been replaced, the roof, the windows, the kitchen, because an out-of-state buyer comparing your home with a new build cannot see a permit date in a photo.
Because most Deep Creek listings are entered under other names, a buyer searching "Deep Creek" on a portal sees only part of the market. We label your listing correctly, market it on our team site at DomainRealtyGroup.com and to our database of qualified buyers across Southwest Florida, and promote it to out-of-state buyers searching Punta Gorda before they visit. When a sale needs to stay quiet, we can market it privately to qualified buyers first.
Where 42 of last year's platted-lot sales were new homes, we market what a new home cannot offer: an established lot, mature landscaping, a finished pool and lanai, no construction next door and, often, a lower price for the same space. We price it against the builders' closed sales, never against a brochure.
We negotiate a Deep Creek sale as the partners who priced it, with the recorded evidence in hand. That means answering roof, insurance and association objections with documents rather than concessions, and protecting your net at the inspection, appraisal and repair-credit stages.
Most Deep Creek renegotiations happen after the inspection, usually over the roof, the four-point items, the windows or an unapproved exterior change. When the file already answers those questions, the buyer's leverage shrinks. When a repair request is fair, we price it; when it is a second negotiation on price, we say so and hold.
An appraiser in Deep Creek will look for comparables in the same section and era. We give the appraiser our recorded sales, including the builder-direct closings where they matter, so the value is built on the same evidence that set the price.
A higher price is not always the best offer. Financing type, insurance readiness, the inspection period, the closing date and the buyer's ability to accept the association's rules all change what you net and how likely the sale is to close. We lay the offers side by side and walk you through each one.
Selling a Deep Creek home typically costs the documentary stamp tax on the deed at $0.70 per $100 of price, the negotiated commissions, the owner's title insurance premium if the contract assigns it to the seller, the association estoppel fees, prorated taxes and assessments including the Deep Creek street and drainage unit, and small recording charges.
Data updated: September 2026 (Florida Statutes 201.02 and 28.24; Florida rule 69O-186.003; Florida DBPR estoppel fee schedule; Charlotte County Property Appraiser public sales files for the price points, our analysis).
Florida has no single closing-cost percentage; the pieces are set by statute, by rule and by your contract. For the statewide walk-through with worked net sheets, see our guide to seller closing costs in Florida. Here is how the fixed pieces land at three Deep Creek price points.
Cost item | At $155,000 (Deep Creek condo and townhome median) | At $352,500 (Deep Creek single-family median) | At $575,000 (Section 23 two-family median) |
|---|---|---|---|
Documentary stamp tax on the deed, $0.70 per $100 | $1,085.00 | $2,467.50 | $4,025.00 |
Owner's title insurance, promulgated rate before any reissue credit, if the contract assigns it to the seller | $850.00 | $1,837.50 | $2,950.00 |
Association estoppel certificate, each | up to $299, plus $119 if expedited | up to $299, plus $119 if expedited | up to $299, plus $119 if expedited |
Recording, per page | $10.00 first page, $8.50 each additional | $10.00 first page, $8.50 each additional | $10.00 first page, $8.50 each additional |
Commissions | negotiable | negotiable | negotiable |
Price points are the 12-month medians to September 26, 2026 from the Charlotte County Property Appraiser public sales files, our analysis. Dollar figures are our calculations from the published rates, not a quote.
The documentary stamp tax rate of 70 cents per $100 of consideration is set by section 201.02 and is the same in every Florida county except Miami-Dade. Florida sets the title insurance premium by rule, $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 from $100,000 to $1 million, so every title company charges the same premium. Who pays the owner's policy is a term of the contract, not a rule, so treat it as negotiated.
Florida property taxes are paid in arrears for the calendar year, and at closing they are prorated to the closing date, usually on the prior year's bill. The Deep Creek street and drainage assessment rides on the same county bill, so it is prorated with the taxes. Section 23 bills its $205 per lot assessment on October 1, and a mid-year closing usually prorates it on the settlement statement, with the estoppel confirming what has been paid. For Section 20, the estoppel states the amount.
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 before you list and give every Deep Creek seller a written net sheet.
If your Deep Creek home is your homestead, Florida's portability rule lets you 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; in Charlotte County the transfer form is DR-501T, filed with the Property Appraiser by March 1. Amendment 3, from CS/HJR 1-F, is on the November 3, 2026 ballot and needs 60 percent to pass; it does not change portability or Save Our Homes, and we do not predict ballot results.
You can get a free Deep Creek home valuation three ways: through the Deep Creek valuation form, through our Deep Creek home valuation guide, or by calling Jesse McGreevy at (239) 898-6072. Each returns a price range built from recorded Deep Creek sales, labeled by section, window and source.
We do not send an automated number. We send the recorded sales on your section, split into builder-direct and resale where it matters, the MLS days on market and sale-to-list figures beside them, your street and drainage line, your association's estoppel requirements and a net sheet. There is no obligation.
Your address, the year your roof was installed, whether you have impact windows or shutters, whether you hold an elevation certificate, and any association approvals for exterior work. 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 visit our office at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. You are working with Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. If you are buying your next home too, read our guide to buying a home in Deep Creek or see how we represent Southwest Florida buyers.
Most Deep Creek owners net more by listing with an experienced team, because the estoppel, 720.401 disclosure, insurance and new-construction questions that stall a Deep Creek sale are the ones an agent resolves. A cash sale trades price for speed; selling by owner saves a commission but leaves the seller to handle 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 Deep Creek home specifically, where most sales never carry the Deep Creek label in the MLS and where a missed disclosure summary gives the buyer a way out of the contract.
What you care about | List with McGreevy and Comisar | Sell to a cash buyer or iBuyer | Sell by owner |
|---|---|---|---|
Exposure to the full buyer pool | MLS with the correct label, our team site, our buyer database and out-of-state marketing | One buyer | Whatever you arrange |
Price discipline | Priced from the county record for your section and era, defended at appraisal | Offer typically discounted for speed and risk | Set by the owner, often from the thin MLS label |
New-construction competition | Priced and marketed against builder-direct closings | Usually absorbed in the offer price | Handled by the owner |
Florida disclosures (flood, defects, 720.401 or chapter 718) | Gathered and delivered before the buyer signs | Still owed by the seller | Owed by the seller, unaided |
Section 20 or Section 23 estoppel | Ordered early and read before closing | Ordered by the closing agent | Ordered by the closing agent |
Negotiation after inspection | Partner-level, evidence-based | Often a second price cut | Owner negotiates directly |
Who should choose it | Most Deep Creek sellers, especially resales competing with new builds | Owners who value speed over price, or homes that cannot be insured as they stand | Owners with a buyer already in hand and complete paperwork |
Choose a listing if your home's value depends on facts a buyer has to be shown: a new roof, impact windows, a lake or golf view, a finished pool, clear association approvals. Choose a cash sale if the home cannot currently be insured or financed and you would rather not repair it. Choose to sell by owner only if a buyer is already in hand, and even then have a closing agent or attorney handle the 720.401 summary or the chapter 718 package. If you are unsure, a free valuation shows what each route would likely net.
McGreevy and Comisar are a top-reviewed Deep Creek listing team, recognized with the Gulfshore Life Five Star award for customer satisfaction for 21 consecutive years. The reviews below are quoted exactly as clients wrote them on our Google Business Profile. We do not edit, combine or summarize client words, and we publish no aggregate score.
★★★★★ "Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!" Verified Google review
★★★★★ "Very professional, knowledgeable and responsive. We have had experience with them in both selling and buying a home. We recommend them highly." Verified Google review
★★★★★ "We have used his services for 5 transactions and every one has gone smoothly. He is a fantastic communicator, offers great representation, and is extremely honest." Verified Google review
When you list with a top-reviewed team of Top 1% Real Estate Agents Nationally Since 2008, the partners who answer your first call are the partners at your closing. Call Jesse McGreevy direct at (239) 898-6072.
These are the questions Deep Creek owners ask us most, and the questions people type into search about selling in Deep Creek, answered directly from the county record, the associations' documents and Florida law. For anything specific to your parcel, call us.
Confirm whether your lot is in Section 20 or Section 23, gather the roof, window, flood and association records, get a valuation built on Charlotte County's recorded sales for your section and era, order the estoppel early, and list with a team that puts those facts in front of buyers on day one. Deep Creek's 351 recorded sales last year give us the comparables to price it right. Call Jesse McGreevy at (239) 898-6072 to start.
The best Deep Creek listing agent prices from Charlotte County's recorded sales rather than a portal, understands both associations, the street and drainage assessment and the new-construction competition, and personally negotiates your sale. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, and we publish the criteria we think a Deep Creek seller should use to compare agents.
Your home's value is set by recent recorded sales in the same section, of the same era and size, with the same kind of lot and view. In the 12 months to September 26, 2026, Deep Creek's single-family homes sold at a $352,500 median on 276 recorded sales, new homes at $390,000 and condominiums at $155,000 (Charlotte County Property Appraiser files, our analysis). A free valuation turns those medians into a number for your address.
On the county record for the 12 months to September 26, 2026, Deep Creek's platted lots sold at a $360,000 median on 297 sales, Section 20 at $359,900 on 165 and Section 23 at $365,000 on 132. Condominium and townhome units inside the footprint sold at $155,000 on 54 sales. Platted-lot homes sold at a median of $179.62 per square foot of the roll's living area.
Charlotte County recorded 351 qualified sales inside Deep Creek from September 27, 2025 to September 26, 2026, worth $118,937,000: 297 on the platted lots of Sections 20 and 23 and 54 condominium and townhome units inside the footprint (Charlotte County Property Appraiser public sales files, our analysis). The MLS labels only 37 of them Deep Creek, which is why we lead with the county record.
For a correctly priced Deep Creek home, the market is steady. The platted-lot median has held at $360,000 through 2025 and 2026 so far, below the $415,000 peak of 2022 but about 47 percent above 2019, and MLS-labeled homes closed at a median 97.9 percent of list. The risk is overpricing against the new homes nearby, not the calendar. We will run the numbers for your home.
Yes, from the peak, and they have held since 2025. The platted-lot median fell from $415,000 on 377 sales in 2022 to $360,000 on 339 in 2025, and stood at $360,000 again on 211 sales in 2026 through September 26 (Charlotte County Property Appraiser files, our analysis). Condominiums peaked later, at $214,000 in 2023, and ran at $157,500 in 2026 so far.
Plan for about two to three months on market. The 37 MLS-labeled Deep Creek closings of the 12 months to September 26, 2026 took a median of 76 days on market, and the single-family sales among them 66 days (Southwest Florida MLS Matrix). Closing then follows the contract timetable. A home with its estoppel ordered and its inspection reports ready removes the usual reasons for delay.
The 37 MLS-labeled Deep Creek sales of the latest 12 months closed at a median 97.9 percent of list price (Southwest Florida MLS Matrix, pulled September 26, 2026). That describes a market that rewards accurate pricing. A Deep Creek home priced from the county record usually needs one price, not three, and the homes that stretch the averages are the ones that launched high and reduced later.
The MLS counts only listings entered under its Deep Creek development label, 37 in the latest 12 months, while Charlotte County records every qualified deed on the Section 20 and Section 23 plats and the condominiums inside the footprint, 351 in the same window. Most Deep Creek listings are entered as Port Charlotte or left unlabeled. We use the MLS only for days on market and sale-to-list.
Because the postal city for ZIP 33983 is Punta Gorda, and the two associations, the golf club and the public schools all use it. Deep Creek is in unincorporated Charlotte County, outside the City of Punta Gorda and not part of Port Charlotte, although many MLS entries use Port Charlotte. We label your listing correctly so buyers searching Deep Creek actually find it.
The highest recorded sale of the latest 12 months was $665,000 for a 2023 home on St Helena Lane in Section 23, recorded August 20, 2026. Section 20's top sale was $600,000 for a 2019 home on Uruguay Drive in April 2026, and the top condominium sale was $300,000 for a 2005 unit at Rio Golf Villas in September 2026 (Charlotte County Property Appraiser files, our analysis).
On the county record for the latest 12 months, Deep Creek's platted-lot homes sold at a median $179.62 per square foot of the roll's living area and single-family homes at $178.02. Section 20 ran at $182.50, Section 23 single-family at $174.31 and Section 23's two-family buildings at $201.86. We use those figures as a check on a list price, never as the price.
Yes. Sandhill Boulevard divides two associations with different rules and different public information. Section 23 publishes a $205 annual lot assessment and a one-month minimum rental; Section 20 limits boats and RVs in driveways and does not publish its assessment. The homes that sold differ too: a 2003 median year built in Section 20 against 1992 in Section 23. Buyers ask, so we say which side you are on.
It sets the ceiling a buyer compares against. By our estimate from the county record, 42 of the 297 platted-lot sales of the latest 12 months were first sales of new homes, at a $390,000 median, while the 255 resales sold at $350,000. We price your resale against both and market what a new build cannot offer: mature landscaping, an established lot and a finished pool or lanai.
Yes. The county roll carries about 505 vacant lots in Section 20 and about 292 vacant single-family lots in Section 23, plus about 195 vacant parcels on Section 23's multi-family blocks. Lot buyers are usually builders and future owners, and they ask about the declaration, the association's plan approval or permit, the vacant rate of the street and drainage assessment and central utilities. We assemble those answers before listing.
List it with the leases, the rent roll and the Multi-Family Residential Declaration that governs those blocks. The 14 two-family buildings that sold on Section 23's multi-family blocks in the latest 12 months recorded a $575,000 median with a median year built of 2024 (Charlotte County Property Appraiser files, our analysis). Section 23's one-month minimum rental term applies, and investors read it first.
Start with the association file: the declaration, bylaws, rules, budget, the frequently asked questions sheet, the estoppel, the insurance declarations and any special assessment. Condominium and townhome units inside Deep Creek recorded 54 sales in the latest 12 months at a $155,000 median, and buyers compare buildings on paperwork as much as price. We request the chapter 718 package the day you list.
Only if your building has three or more habitable stories. Florida's milestone inspection and structural integrity reserve study rules reach condominium buildings of that height, and we have not verified the story count of each Deep Creek building, so we read your declaration and confirm it before listing. Where the rules apply, the milestone summary and the reserve study go into the resale package under section 718.503.
It changes the price conversation, not the sale. Disclose any adopted or proposed assessment early, get the association's estoppel under section 718.116, and let us price the unit with the assessment in view. Buyers who see the numbers up front negotiate on them; buyers who discover them during the inspection period often walk away from the contract entirely.
A Deep Creek seller owes a flood disclosure at or before contract under section 689.302, disclosure of known defects that materially affect value, the property tax warning under section 689.261, and either the section 720.401 association disclosure summary for a Section 20 or Section 23 lot or the chapter 718 package for a condominium. Your closing agent confirms which apply to your parcel.
For a Section 20 or Section 23 lot, yes, and before the buyer signs. Section 720.401 requires the summary before the contract is executed, places the duty on the seller in a resale, requires the contract to carry the voidability clause in conspicuous type, and lets the buyer void within 3 days after receiving the summary or before closing, whichever comes first. We prepare it before the first showing.
No. Section 720.401(2) states that the summary does not apply to associations governed by chapters 718, 719, 721 or 723, and Deep Creek's condominium and townhome associations operate under chapter 718. A condominium seller furnishes the chapter 718 resale package instead, and the buyer has 7 days, excluding weekends and legal holidays, to cancel. Your closing agent or attorney confirms the answer for your unit.
An estoppel certificate is an association's written statement of what a lot or unit owes. A Deep Creek lot sale needs one from Section 20 or Section 23 under section 720.30851; a condominium sale also needs one from the condominium association under section 718.116. The closing agent usually orders them. Current caps are $299 to prepare, $119 more for expedited delivery and $179 more if delinquent.
Not if it is ordered early. Each association issues its own estoppel, and for Section 20, which does not publish its assessment, the estoppel is the only written statement of the amount. An open violation or an unapproved exterior change also shows up there. We ask you to clear any notice before listing and have the estoppel requested as soon as a contract is signed.
Section 23 bills its $205 per lot annual assessment on October 1, per its published FAQ read September 26, 2026, so a closing that falls mid-year usually prorates the dues between buyer and seller on the settlement statement. The estoppel certificate confirms what has been paid. Section 20 does not publish its figure, so its estoppel states the amount and how it is handled.
Yes. The Deep Creek Non-Urban Street and Drainage unit is a non-ad valorem assessment billed on the county tax bill for the parcel, so it runs with the property and is prorated with the taxes at closing. The advisory board's April 2023 minutes show a FY2022/23 rate of $187.94 per occupied unit and $197.64 per vacant one; your current bill shows this year's amount.
Expect the documentary stamp tax of $0.70 per $100 of price, a negotiable commission, the owner's title premium if the contract assigns it to you, the association estoppel, recording charges and prorated taxes and assessments. On a $352,500 sale, the Deep Creek single-family median, deed stamps alone are $2,467.50 by our calculation. We give every seller a written net sheet before listing.
It is a negotiated term of the contract. Florida fixes the owner's title premium by rule, $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 from $100,000 to $1 million, so every title company charges the same premium; the only question is who pays it. On a $352,500 Deep Creek sale the promulgated premium is $1,837.50 before any reissue credit, by our calculation.
Every one of the seven points we sampled across both sections returned FEMA Zone X, an area of minimal flood hazard, with no base flood elevation, on maps effective December 15, 2022 (FEMA National Flood Hazard Layer, queried September 26, 2026). A sample is not a determination for your house, so we print the FEMA Map Service Center result for your address and attach it to the listing file.
Yes. Section 689.302 requires the flood disclosure form at or before contract regardless of zone, and since October 1, 2025 it asks whether you know of flooding that damaged the property during your ownership, whether you filed a flood insurance claim and whether you received federal flood-damage assistance. In Deep Creek a clean answer is a selling point, so complete it carefully.
It helps, even in Zone X. Ground elevations at the USGS points we checked in Deep Creek ran from 19.75 to 24.22 feet, but those are bare-ground values, not a floor elevation. A surveyed certificate turns the general picture into a number for your house, which lets a buyer's insurance agent quote flood coverage during showings rather than after the contract.
Usually not in Deep Creek. Charlotte County states that its substantial improvement rule, which forces a building up to current code and elevation when work exceeds half its value, does not apply to structures in FEMA flood Zone X, and every point we sampled in Deep Creek was Zone X. We confirm your home's own zone and say so in the listing, because remodel-minded buyers value it.
Usually, yes. Of Deep Creek's 5,701 dated parcels, 2,052 were built before 1990, and Citizens requires a four-point inspection on homes over 20 years old. A current wind-mitigation report documents the features Florida insurers must credit under section 627.711. With both reports in the listing file, a buyer can get real insurance quotes in the first week instead of the last.
It is the first question a buyer's insurer asks. Deep Creek sits inside Florida's Wind-Borne Debris Region, and Charley and Ian both brought high winds to the area. Florida law bars an insurer from refusing a policy solely because a roof is under 15 years old, and Citizens inspects shingle roofs over 25 years. A reroof permit date answers the question before a buyer asks it.
Disclose known damage that materially affects value, the repairs made and any flood claims the disclosure form asks about. The state's count of 111 Charlotte County structures with major damage from Helene and Milton covered the county's Gulf-front barrier islands, not inland Deep Creek (Florida Department of Environmental Protection, March 2025). Keep permits and invoices together; documented repairs reassure a buyer.
At the seven points we sampled, Charlotte County's evacuation layer returned Zone D at five and Zone C at two Section 23 points nearer the river; none fell in Zone A or B. An evacuation zone tells a resident when the county may order an evacuation, not how insurance is rated. Your buyer can check the exact address in the county's Know Your Zone tool.
They shape who buys. In Section 20, boats, trailers and campers cannot stay overnight without the association's written consent, except boats on trailers in the driveway from noon Friday through Sunday night and RVs for 48 hours no more than twice a month. Section 23 bars daily and weekly rentals. We state the rules in the listing so the right buyers come and stay.
Often, yes. Section 23 requires an association permit for exterior paint changes, fences, driveway changes, pools, enclosures and additions, and Section 20 requires plans approved by its association before construction or alteration, for which it may charge a reasonable review fee. Start any exterior project early, or leave it for the buyer and price the home accordingly.
In Section 20, one sign per contiguous ownership, no larger than 6 by 8 inches, under the Compiled and Integrated Declaration of Restrictions. Section 23 and each condominium association set their own sign rules, so we check yours before installing anything and let the listing's online marketing, photography and our buyer database carry the load a large sign would carry elsewhere.
Yes. Section 23 allows leases to a single family of not less than one month and bars daily or weekly rentals, and Section 20's declaration allows renting for single-family residential use. A buyer takes the property subject to the lease, so we market the rent, lease term and deposit clearly and schedule showings around the tenant with proper notice.
Yes. Many Deep Creek owners are seasonal; the county's own water planners noted water age improving in Deep Creek in a way that "may indicate a more seasonal population." We manage showings, vendor access, inspections, the association estoppel and the closing remotely, with mail-away closing documents through the title company, and we coordinate the final Charlotte County Utilities reading for you.
Start with title. The person with authority to sell, usually a personal representative or a trustee, signs the listing and the deed, which a probate attorney and the title company confirm. An estate home often needs a four-point report, a cleanout and a careful flood disclosure before it can compete. We price it on the county record and keep the family informed through closing.
You can, but the county-versus-MLS gap cuts both ways. Most Deep Creek sales never carry the Deep Creek label in the MLS, so pricing from a portal or the labeled sales alone misses most of the market. An owner also delivers the 720.401 summary or the chapter 718 package unaided. We will show you the net sheet either way and let the numbers decide.
Some Deep Creek sales go to cash buyers, but no public record we used separates cash from financed sales for Deep Creek, so we do not estimate a share. A legitimate cash buyer shows proof of funds, uses a licensed title company and gives you time to review. Compare any cash offer with a valuation of what the home would bring on the open market.
Florida's portability rule can move 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. In Charlotte County the transfer is filed on form DR-501T with the Property Appraiser by March 1. We coordinate the timing of your sale and your next purchase.
Often, yes. Your Save Our Homes cap ends at the sale, and the assessment resets the next January 1, which is why section 689.261 requires the contract to warn buyers not to rely on the seller's taxes. The Deep Creek street and drainage assessment is a flat non-ad valorem charge, so no exemption changes it. We show the buyer the bill so the reset is expected, not a surprise.
There is no published month that sells best in Deep Creek, and we do not invent one. The records show a seasonal population, so many buyers shop in person in the cooler months. What matters more than the month is that the roof, wind-mitigation and flood documents are ready, because those decide how quickly a buyer can insure and close in any season.
The county roll does not flag views or pools for sales analysis, so no public figure isolates a golf or pool premium in Deep Creek, and we do not publish one. We read each comparable's view and pool from its listing and property record and adjust one sale at a time. Deep Creek Golf Club sits on Section 23's Tract E, and a real fairway view belongs in your listing.
Capital gains on a home sale are a federal tax question, not a county one. The Internal Revenue Service explains the exclusion for a main home, and who qualifies for it, in Publication 523. Your tax adviser can run your own numbers before you list, and we build the net sheet around whatever figure they give you, so the Deep Creek sale and your tax plan line up.
Yes. For owners who want privacy, we can market a Deep Creek home quietly to qualified buyers before, or instead of, a public MLS launch. We will walk you through the trade-off: in a community where new homes and resales compete on the same streets, exposure to the widest pool of buyers usually sets the best price.
A Deep Creek specialist matters because the community's value is written in records most agents never read: which plat and declaration a lot sits under, what the Section 20 estoppel says, what the county's street and drainage line adds, and which new homes on nearby lots a buyer toured last weekend. Buyers pay for certainty on those points.
If you are thinking, "I need someone to sell my house in Deep Creek, Florida," McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Deep Creek, Punta Gorda, Charlotte County and the rest of Southwest Florida. Whether you are selling in Deep Creek Section 20, Section 23, a Section 23 duplex, Deep Creek Gardens, Links Edge, Townhomes of Deep Creek, Punta Gorda Isles, Burnt Store Isles or Heritage Landing, our team provides local market guidance, professional listing exposure and a clear plan to help you sell confidently.
Deep Creek buyers are buying a detached home on a greenbelt lot, a semi-private golf course they can play by the round, Deep Creek Park's eight pickleball courts on Sandhill Boulevard, Punta Gorda Airport about 17 minutes away and downtown Punta Gorda about 15, by free-flow routing from 1009 Rio de Janeiro Avenue computed September 26, 2026. They are not buying a boat at the back door: Deep Creek Park posts "No Boat Ramp," and boaters launch at Harbour Heights Park, about 9 minutes away. Our Deep Creek community guide covers all of it, and it is the same list we use to describe your neighborhood to buyers.
Charlotte County is widening Kings Highway from Sandhill Boulevard to the DeSoto County line, forecast to finish October 19, 2027, and designing a four-lane Sandhill Boulevard with roundabouts at Capricorn Boulevard and Deep Creek Boulevard, with design forecast to finish May 21, 2027. A buyer touring Deep Creek will drive through the Kings Highway work, so we tell them what is being built and when, before they ask.
A free Deep Creek home valuation tells you what you are working with. If you are also buying, whether moving within Deep Creek or across the river, see our guide to buying a home in Deep Creek, our Punta Gorda buyer guide and how we represent buyers across Southwest Florida. For the city side of the river, our Punta Gorda home valuation guide and Punta Gorda area guide use the same method.
Every document behind the figures in this Deep Creek seller guide is public and free. These are the ones a Deep Creek seller actually uses, each linked to the publishing authority's own copy.
Document | Publisher | Why a Deep Creek seller needs it | Link |
|---|---|---|---|
Compiled and Integrated Declaration of Restrictions, Section 20 | Section 20 Property Owner's Association, Inc. | Boat, RV, sign, plan-approval and variance rules for Section 20 lots | |
Governing document with declaration and plat recording citations, Section 23 | Section 23, Property Owner's Association, Inc. | Plat Book 12 citation, developer turnover and the recorded declarations | |
Articles of Incorporation packet with the Barnes v. Section 23 final judgment | Section 23, Property Owner's Association, Inc. | Mandatory membership, the single-family and multi-family declarations by Official Records book and page | |
Deed Restriction Enforcement Policy, Section 23 | Section 23, Property Owner's Association, Inc. | The notice-to-attorney sequence an open violation follows | |
Deep Creek Gardens Condominium Association, Inc., state corporate record (document N15644) | Florida Division of Corporations (Sunbiz) | The largest condominium association inside the footprint | |
Deep Creek Street and Drainage advisory board minutes, April 13, 2023, with rate history | Charlotte County | The FY2022/23 occupied and vacant per-unit rates on the tax bill | |
Deep Creek Non-Urban Street and Drainage Unit boundary map | Charlotte County | The assessment unit's boundary | |
Florida Statutes 720.401, disclosure summary for homeowners' association parcels | Florida Senate | The pre-contract summary a Section 20 or Section 23 lot seller supplies | |
Florida Statutes 720.30851, homeowners' association estoppel certificates | Florida Senate | The Section 20 or Section 23 estoppel at closing | |
Florida Statutes 718.503, condominium resale disclosure | Florida Senate | The chapter 718 package and the buyer's 7-day window | |
Florida Statutes 718.116, condominium estoppel certificates | Florida Senate | The condominium association's estoppel | |
Florida Statutes 689.261, property tax disclosure summary | Florida Legislature | The contract warning about the buyer's future taxes | |
Florida Statutes 689.302, flood disclosure | Florida Senate | The flood form owed at or before contract, in Zone X too | |
DBPR estoppel certificate fee schedule | Florida Department of Business and Professional Regulation | The current $299, $119 and $179 caps | |
FEMA Flood Map Service Center, search by address | Federal Emergency Management Agency | The flood zone printout for your address | |
50% FEMA Rule information packet | Charlotte County Community Development | The Zone X exemption buyers ask about | |
Wind-borne debris regions final report | Florida Building Commission | Why openings and roofs drive Deep Creek insurance | |
Portability transfer form DR-501T | Charlotte County Property Appraiser | Moving your Save Our Homes benefit to your next Florida homestead |
Every source below was read between August 28 and September 28, 2026, and figures carry the window and retrieval date stated beside them in the text. Primary documents only: Florida Statutes and rules, state and federal agencies, Charlotte County, its Property Appraiser and public schools, the Deep Creek associations' own documents, trade association statistics and newspapers of record. No listing site, brokerage or valuation aggregator was used for any figure in this guide.
McGreevy and Comisar are the Southwest Florida listing team Deep Creek sellers call when a home has to be priced on the county record and sold without surprises. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008, lead the #1 Team in Southwest Florida since 2012, and personally handle every listing from pricing to closing.
For this Deep Creek guide we tracked 351 qualified recorded sales on the Section 20 and Section 23 plats and inside the condominium footprint, and every calendar year of Deep Creek medians from 2019 to 2026, so the figures here come from public records and published statistics rather than estimates. Meet Jesse McGreevy, who leads the team's listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation, or see the story about McGreevy and Comisar.
Jesse McGreevy (license SL3101296) and Marc Comisar (license BK3060671) are licensed Florida real estate professionals regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Ready to sell? Call Jesse McGreevy direct at (239) 898-6072, start with your Deep Creek valuation form, or read our Deep Creek community guide first. Buying as well? Our guide to buying a home in Southwest Florida with our team covers the other side of the move. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.
Updated September 2026. This guide is general information about selling a home in Deep Creek, not an appraisal and not legal, tax or insurance advice. Market figures change monthly and statutory figures change annually. Brokered by Domain Realty.