Punta Gorda, Florida
Selling a Deep Creek Gardens condo? We price your unit from the 12 sales Charlotte County recorded in the past year, by floor, side and condition, with the 2023 roof file ready. Call McGreevy and Comisar at (239) 898-6072.
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By Jesse McGreevy and Marc Comisar, McGreevy and Comisar of Domain Realty. Updated October 2026.
Jesse McGreevy and Marc Comisar wrote this guide for the owners of the 199 condominiums at Deep Creek Gardens who are weighing a sale, and it starts with the fact that sets every price in the complex: all 199 units are the same 860 square feet with two bedrooms, so your buyer will line your unit up against the last dozen sales and choose on floor, view and condition. Deep Creek Gardens is a condominium neighborhood inside Deep Creek in Punta Gorda, Florida. Its 25 two-story buildings, lettered A to Y, stand at 25100 Sandhill Boulevard in unincorporated Charlotte County, with a Punta Gorda 33983 mailing address and no City of Punta Gorda services or taxes. For the building-by-building history, permits and amenities, read our Deep Creek Gardens neighborhood guide. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and this page is the seller’s half of that record.
Call Jesse direct at (239) 898-6072, open our Deep Creek Gardens home valuation guide, or use the Deep Creek Gardens valuation form at the top of this page. Every figure we send back names its county record, its window and the date we read it.
To sell a Deep Creek Gardens condo in 2026, price the unit against the 12 sales the county recorded in the past year by floor, lake side or road side and condition, gather the association’s budget, rules and estoppel early, put the 2023 roof and two-story facts in writing, and plan for buyers paying cash or with conventional loans.
Data updated: October 2026 (Charlotte County Property Appraiser recorded sales, read October 28, 2026: the county’s sales file runs through September 9, 2026, and the two later Deep Creek Gardens sales, September 24 and October 16, 2026, are taken from the Property Appraiser’s unit records).
In the 12 months from October 2025 to October 2026, Charlotte County recorded 12 qualified sales at Deep Creek Gardens. The median was $135,000, the range ran from $113,000 to $165,000, and the median price per square foot was $156.98 on the county’s 860 square feet. Every one of the 12 was a resale from one owner to the next; none came from a builder. The newest sale on the record closed on October 16, 2026, at $118,000 for a second-floor unit in Building J.
Those numbers carry two messages for an owner. The first is that the market is liquid: a dozen units changed hands in a year, so your buyer has real comparisons and so do you. The second is that the spread is wide: $52,000 separated the cheapest and the dearest sale on floor plans that are identical on paper. Where your unit lands inside that spread is decided by things a buyer can see on a showing and by documents a buyer’s lender can read, and both of those are things a seller can prepare.
Five records move a Deep Creek Gardens price more than any adjective in a listing. The unit number tells a buyer the floor, because 101 to 104 sit on the ground and 201 to 204 sit upstairs. The building letter tells the county’s neighborhood code, which splits the complex into a lake-side tier and a road-side tier. The 2026 certified county value for that tier tells a buyer what the Property Appraiser thinks the unit is worth on January 1. The permit file tells a buyer when the roof, the windows, the air conditioner and the water heater were replaced. And the association’s estoppel certificate tells everyone what is owed, what the fee is and whether a special assessment is coming.
We cover the Deep Creek Gardens market on the county record, sale by sale; what the 2026 county value cut means for your price; how the complex compares with the rest of Deep Creek and with a Section 23 house; how we price one floor plan; why two stories and a 2023 roof help; what the missing FHA approval changes; the paperwork and disclosures a condominium seller owes; flood, storm and insurance questions; selling from out of state; timing; costs; and more than 35 seller questions answered directly.
Jump to any part of this Deep Creek Gardens seller guide:
List your Deep Creek Gardens condo with McGreevy and Comisar because we price it from the county’s own sale-by-sale record for the complex, split by floor and by the county’s two value tiers, and because the two partners who price the unit are the two who negotiate it. We lead the #1 Team in Southwest Florida since 2012.
Data updated: October 2026 (Charlotte County Property Appraiser roll and recorded sales, read October 28, 2026; RealTrends 2026 team rankings).
A condominium of identical units rewards precision more than any other product in Charlotte County. A buyer standing in a second-floor unit in Building R can pull up the sale of a second-floor unit in Building S from the same spring, and so can the buyer’s appraiser. The agent who wins that comparison for you is the one who arrives with it already made. Here is the record we bring to the table:
RealTrends ranked the Domain Realty Group team the #5 real estate team in Florida for 2026, and over the years Domain Realty Group has completed more than 4,000 transactions as a team. Sellers who want to compare listing agents side by side can read our guide to the best real estate agents in Punta Gorda, which lays out the questions we would ask any agent, ourselves included. For a Deep Creek Gardens owner the sharpest of those questions is simple: can the agent name the last three sales on your floor and your side of the complex, with dates?
Before we talk price with a Deep Creek Gardens owner, we have already read the unit’s county card, the 2026 certified value for its tier, the closed permits for its building’s 2023 roof, the 2006 shutter permit, the unit’s own air-conditioning, water heater and window permits, the association’s public website and its state corporate filings, and HUD’s condominium approval list. Those are the records a buyer’s agent, an HO-6 insurer and a conventional lender will each pull within a week of an accepted offer. Answering them in the listing, rather than after the inspection, is how a price survives to closing.
Jesse McGreevy and Marc Comisar work every listing themselves, with more than 45 years of combined experience between them. The person who set your list price is the person who takes the call when a buyer’s lender asks about the condominium questionnaire, and the person who reads the estoppel when it lands. In a complex where a few thousand dollars of repair credit or a slow estoppel can move a buyer from yes to no, that continuity is worth more than a brochure.
A team that has sold in every price band from starter condominiums to Gulf-front estates knows that the work does not scale down with the price. A $135,000 Deep Creek Gardens sale still needs a condominium questionnaire, a resale disclosure package, an estoppel, a flood disclosure, a title search and a buyer whose financing can clear a project review. We give that sale the same file, the same photography and the same negotiation we give any other listing, because the seller’s net depends on every one of them.
The Deep Creek Gardens market is active but priced lower than in 2023. The county recorded 12 qualified sales in the 12 months to October 2026 at a $135,000 median, down from a $184,000 calendar-year median in 2023, while sales still closed above the county’s lower 2026 certified values of $127,925 and $119,153.
Data updated: October 2026 (Charlotte County Property Appraiser recorded sales, read October 28, 2026: the county’s sales file runs through September 9, 2026, and the two later Deep Creek Gardens sales, September 24 and October 16, 2026, are taken from the Property Appraiser’s unit records; our analysis).
Deep Creek Gardens sits in Charlotte County, where the local MLS catches only part of the market, so every count, median and range in this section comes from the county’s recorded, state-qualified sales: transfer codes 01 and 02, improved, over $1,000. Family transfers at $100 and other non-market deeds are excluded. We tracked every qualified sale the county has on file for the complex since February 2009, 273 of them, and the windows below are built from that file.
| Window, to October 28, 2026 | Qualified sales | Median | Low | High | Median $ per sq ft |
|---|---|---|---|---|---|
| 12 months, since October 1, 2025 | 12 | $135,000 | $113,000 | $165,000 | $156.98 |
| 24 months, since October 1, 2024 | 18 | $139,950 | $113,000 | $180,000 | $162.73 |
| 36 months, since October 1, 2023 | 29 | $160,000 | $113,000 | $189,000 | $186.05 |
| 60 months, since October 1, 2021 | 72 | $175,500 | $113,000 | $234,000 | $204.07 |
| All history, February 2009 on | 273 | $89,000 | $33,900 | $234,000 | n/a |
Source: Charlotte County Property Appraiser public sales file (newest countywide record September 9, 2026) plus the Property Appraiser’s unit records for the sales of September 24 and October 16, 2026; our analysis. Every unit carries 860 square feet on the county card, so price per square foot is the price divided by 860.
The pattern is clear when the windows are read from the bottom up. The five-year median of $175,500 is weighted by the 2022 to 2024 run, when most sales landed between $175,000 and $199,999. The two-year median of $139,950 and the one-year median of $135,000 show where buyers are paying now. A seller who prices from the five-year number is pricing to a market that has already moved.
| Recorded | Price | Unit | Floor | $ per sq ft | County neighborhood |
|---|---|---|---|---|---|
| October 6, 2025 | $140,000 | G-104 | First | $162.79 | Lake side (36) |
| October 27, 2025 | $165,000 | I-201 | Second | $191.86 | Lake side (36) |
| November 24, 2025 | $130,000 | W-201 | Second | $151.16 | Road side (33) |
| January 20, 2026 | $135,000 | L-203 | Second | $156.98 | Road side (33) |
| March 2, 2026 | $142,500 | H-101 | First | $165.70 | Lake side (36) |
| March 11, 2026 | $135,000 | S-202 | Second | $156.98 | Lake side (36) |
| March 31, 2026 | $136,500 | J-202 | Second | $158.72 | Lake side (36) |
| May 20, 2026 | $129,000 | B-102 | First | $150.00 | Road side (33) |
| June 16, 2026 | $132,500 | R-202 | Second | $154.07 | Lake side (36) |
| July 10, 2026 | $113,000 | C-202 | Second | $131.40 | Road side (33) |
| September 24, 2026 | $151,500 | G-103 | First | $176.16 | Lake side (36) |
| October 16, 2026 | $118,000 | J-201 | Second | $137.21 | Lake side (36) |
Source: Charlotte County Property Appraiser public sales file and unit records, read October 28, 2026; our analysis. Units are named by building and number only. All 12 are two-bedroom, 860 square foot units.
Read the table as a buyer would. The two first-floor lake-side sales in Building G, a year apart, closed at $140,000 and $151,500. The two second-floor sales in Building J, six months apart, closed at $136,500 and $118,000. Same building, same floor, an $18,500 difference: that gap is condition, furnishings and timing, and it is the gap a listing strategy is built to win.
| Calendar year | Qualified sales | Median |
|---|---|---|
| 2019 | 20 | $95,450 |
| 2020 | 16 | $114,500 |
| 2021 | 20 | $120,000 |
| 2022 | 28 | $180,000 |
| 2023 | 14 | $184,000 |
| 2024 | 10 | $178,750 |
| 2025 | 8 | $152,500 |
| 2026, to October 16 | 9 | $135,000 |
Source: Charlotte County Property Appraiser public sales file and unit records, read October 28, 2026; our analysis.
The complex’s record high on the county file is $234,000, recorded October 14, 2022. From the 2023 calendar-year median of $184,000 to the 2026 year-to-date median of $135,000 is a decline of about 27 percent. Even so, the 2026 median sits well above every year before 2022. An owner who bought in 2019 or 2020 is likely selling at a gain; an owner who bought in 2022 or 2023 needs a candid pricing conversation, and we would rather have it before listing than after a month without showings.
In the latest 12 months, 8 of the 12 sales landed between $125,000 and $149,999, two sold under $125,000 and two sold between $150,000 and $174,999. None reached $175,000. Over the 60 months to October 2026, the busiest band was $175,000 to $199,999, which held 33 of 69 sales on the sales-file basis, almost all of them in 2022 to 2024. The center of the market has stepped down two bands. A list price that respects the current band draws showings in the first two weeks; a list price set to the old band waits for a buyer who is not coming.
On the Southwest Florida MLS, one Deep Creek Gardens unit closed in the 12 months to October 29, 2026: a first-floor unit in Building B, listed at $145,000, sold on October 27, 2026 for $140,000 after 56 days on market, 96.6 percent of its list price. One sale is too few for a complex median. For context only, the Southwest Florida MLS “Deep Creek” development label recorded 34 closings in the same 12 months, at a median 76 days on market and 96.2 percent of list price. That is a Deep Creek-wide MLS figure, and the one Deep Creek Gardens unit in it cannot move a median of 34, so it describes the houses and other condominiums around you rather than the complex itself.
The county record prices a Deep Creek Gardens unit because it holds every qualified deed for all 199 units since 2009, while MLS coverage of the complex is partial: listings here have been entered through more than one data feed, and the Southwest Florida MLS “Deep Creek” label carried only one Deep Creek Gardens closing in the 12 months to October 29, 2026.
Data updated: November 2026 (Charlotte County Property Appraiser sales file, roll and unit records, read October 28, 2026; Southwest Florida MLS Matrix, export of October 29, 2026, Development “Deep Creek,” ZIP 33983, 12 months to October 29, 2026).
The Charlotte County Property Appraiser receives every deed recorded in the county, codes each as a market sale or not, and publishes the result in a free sales file. For a condominium the file is especially clean, because every unit is its own parcel with its own account number, and every Deep Creek Gardens unit carries the same short legal designation on the roll. We matched all 199 units plus the common-element parcel, 200 records in all, and kept only the qualified sales.
The Property Appraiser’s countywide sales file was last published with deeds through September 9, 2026. The parcel roll, which the office refreshes more often, now shows two more qualified Deep Creek Gardens sales recorded after that cut: $151,500 for unit G-103 on September 24, 2026, and $118,000 for unit J-201 on October 16, 2026. We confirmed both on the live unit cards on October 28, 2026, and they are included in the 12-sale figures on this page. Two other deeds recorded in October 2026 were $100 transfers, which are not sales and are excluded.
Most Deep Creek Gardens listings appear to have been entered through another MLS data feed rather than under the Southwest Florida MLS “Deep Creek” development label, which is why a search on that label found only one Gardens closing in the 12 months to October 29, 2026. A buyer browsing a portal may see some of the complex’s listings and miss others. When we list a unit, we enter it so that a buyer searching by the complex’s name, by Deep Creek, or by the street address finds it.
We lead with the county sale list because it is complete, and we add the MLS only for the facts the county cannot hold: days on market, the gap between list and sale price, and the furnished or unfurnished status. For the one Gardens closing in the Southwest Florida MLS export of October 29, 2026, 25100 Sandhill Blvd B102, the listing entered a $300 monthly HOA fee, $3,600 a year, with the separate condominium fee field at $0. The export carries no furnished field and no expired or withdrawn listings, so the furnished share and the expired and withdrawn counts are not stated here. Information not available at time of publishing (checked 2026-11-10). The county sale list on this page is complete through October 16, 2026.
Twelve Deep Creek Gardens units sold in the past year at a $135,000 median, and the newest closed on October 16, 2026, so the first thing we do for an owner is place the unit inside that list by floor and by side. Request a free Deep Creek Gardens home valuation or use the Deep Creek Gardens valuation form, or call Jesse direct at (239) 898-6072. Owners comparing the complex with the rest of the community can read our guide to selling in Deep Creek. Buying your next home as well? Our Southwest Florida buyer representation covers the other side of the move, and Marc Comisar is direct at (239) 287-5873. You are working with Top 1% Real Estate Agents Nationally Since 2008.
Charlotte County’s 2026 certified roll values every Deep Creek Gardens unit at one of two figures as of January 1, 2026: $127,925 for the 135 lake-side units and $119,153 for the 64 road-side units. Both fell sharply from 2025, when every unit carried $146,200, and recent sales have closed above the county’s 2026 value.
Data updated: October 2026 (Charlotte County Property Appraiser 2026 Certified Tax Roll Values, as of January 1, 2026, roll file dated October 26, 2026 and unit cards read October 28, 2026; our analysis).
The county sets just value for a condominium by neighborhood code, not unit by unit. At Deep Creek Gardens it uses two codes. Neighborhood 36 covers Buildings D through J, M through T and V, plus seven of the eight units in Building U, the buildings that face the complex’s small lakes. Neighborhood 33 covers Buildings A, B, C, K, L, W, X and Y and unit U-204. The roll’s own waterfront flag does not line up perfectly with the tiers: one unit flagged as lake-facing, U-204, sits in the lower tier. The tier, not the flag, sets the value.
For 2025 the county valued every unit at $146,200, a total of $29,093,800 for the complex. For 2026 the total is $24,895,667, down 14.4 percent. The lake-side tier fell 12.5 percent and the road-side tier fell 18.5 percent. If you received a notice of proposed property taxes this year showing a lower value, that is why. The lower value can reduce your own tax bill; it does not set your sale price.
The 12-month sale median of $135,000 sits about 6 percent above the lake-side value of $127,925 and about 13 percent above the road-side value of $119,153. In the same 12 months the lake-side sales recorded a $138,250 median on eight sales, and the road-side sales a $129,500 median on four. Recent sales have closed above the county’s 2026 value, which is what the law intends: Florida’s just value is set from sales of an earlier period, and it is not a market appraisal. We cite it as a floor a buyer will notice, never as your price.
The 2026 assessed value is $127,925 at the median across the complex. The 76 homesteaded units carry a lower median assessed value, $109,585, because the Save Our Homes cap limits how fast a homestead’s assessment can rise. The median taxable value is $119,153. A homestead owner’s low assessment does not pass to the buyer: under section 193.155 of the Florida Statutes the assessment resets to just value after a change of ownership, and the buyer applies for any exemption of their own.
| 2025 tax bill, one unit (G-104), non-homestead year | Amount |
|---|---|
| Millage, taxing district 104 (unincorporated Charlotte County) | 15.0855 |
| Ad valorem tax on a $146,200 taxable value | $2,205.50 |
| Charlotte County sanitation | $324.64 |
| Charlotte County Fire Rescue | $278.20 |
| Deep Creek (Non-Urban) Street and Drainage maintenance | $15.25 |
| Mid-Charlotte stormwater | $3.80 |
| Non-ad valorem charges, total | about $622 |
Source: Charlotte County Tax Collector, 2025 bill for one Deep Creek Gardens unit, read October 28, 2026. One unit’s 2025 bill; amounts may differ by unit and year. The 2026 bill is not issued until November 2026 and will reflect the lower 2026 values.
That bill settles a question buyers ask: Deep Creek Gardens units do pay the Deep Creek Non-Urban Street and Drainage assessment, the county benefit unit that maintains Deep Creek’s streets and drainage, and it was $15.25 on that unit for 2025. The county’s adopted Deep Creek Street and Drainage budget sets the benefit unit’s rate at $305 per equivalent residential unit for FY2026 and FY2027 (Charlotte County, Deep Creek FY26 adopted and FY27 approved budget), but neither that budget nor the unit’s annual report states how many equivalent residential units a condominium unit carries, so the line on the unit’s own bill is the figure to use. The sanitation and fire charges are the larger lines. At closing, the ad valorem tax and these assessments are prorated together, because they ride on the same county bill.
Deep Creek Gardens is the lowest-priced way into Deep Creek on the county record. Its $135,000 12-month median compares with a $155,000 median for Deep Creek’s condominiums and townhomes as a group and a $352,500 median for Deep Creek’s single-family homes, so a Gardens seller competes on price with other condominiums, not with houses.
Data updated: October 2026 (Charlotte County Property Appraiser recorded sales; Deep Creek Gardens 12 months to October 16, 2026, read October 28, 2026; Deep Creek-wide figures, 12 months to September 26, 2026, from our Deep Creek community research; our analysis).
A seller’s benchmark is the one a buyer uses, and a Deep Creek Gardens buyer is almost always shopping more than one complex. The yardsticks below are recorded sales, with each figure labeled by its own window. The Deep Creek-wide rows describe the whole community, not Deep Creek Gardens.
| Yardstick | Recorded sales | Median | Window and source |
|---|---|---|---|
| Deep Creek Gardens, all 199 units | 12 | $135,000 | 12 months to October 16, 2026, county sales file plus unit records |
| Deep Creek Gardens, first floor | 4 | $141,250 | Same window, small sample |
| Deep Creek Gardens, second floor | 8 | $133,750 | Same window, small sample |
| Deep Creek condominiums and townhomes, across all of Deep Creek | 54 | $155,000 | 12 months to September 26, 2026, county sales file |
| Deep Creek single-family homes, across all of Deep Creek | 276 | $352,500 | 12 months to September 26, 2026, county sales file |
| All Deep Creek homes, every product | 351 | $341,000 | 12 months to September 26, 2026, county sales file |
Source: Charlotte County Property Appraiser public sales file and unit records; our analysis. Medians from four or eight sales are directions, not rules.
Two readings matter. First, the complex sells about $20,000 below the Deep Creek condominium median, which reflects its 1986 and 1987 construction and its single 860 square foot plan against newer or larger attached homes elsewhere in the community. Second, the floor split runs the opposite way from what many owners expect: in this small set the first-floor units sold higher. Ground-floor access, no stairs and a patio onto the grounds appeal to many of the buyers this complex attracts, while upstairs units trade privacy and views for the climb. We price your floor from the floor’s own sales, not from a rule of thumb.
The closest comparable product in Deep Creek is The Pines at Deep Creek, two smaller condominiums of 48 and 24 units at 25050 Sandhill Boulevard, next door to Deep Creek Gardens. A buyer touring one usually tours the other. One difference a buyer’s lender will notice: The Pines at Deep Creek is returned by HUD’s condominium lookup for ZIP 33983, while Deep Creek Gardens is not on HUD’s FHA-approved condominium list. We explain what that means for your buyer pool in the financing section below.
A Deep Creek Gardens buyer is usually choosing between a two-bedroom condominium at about $135,000 with a pool, courts and an association that maintains the building, and the least expensive detached house in Deep Creek Section 23, where homes sold at a $352,500 median. Knowing which buyer is yours sets the tone of every listing.
Data updated: October 2026 (Charlotte County Property Appraiser: Deep Creek Gardens, 12 months to October 16, 2026, sales file plus unit records; Deep Creek Section 23, public sales file, qualified single-family sales September 10, 2025 to September 9, 2026, and 2026 roll; Section 23, Property Owner’s Association, Inc. published assessment; our analysis).
Section 23 is the single-family plat on the south side of Sandhill Boulevard, home to Deep Creek Golf Club and Deep Creek Park. Its full record is in our Deep Creek Section 23 neighborhood guide. The table puts the two side by side, each figure labeled with its own window.
| What a buyer weighs | Deep Creek Gardens condominium | Deep Creek Section 23 single-family home |
|---|---|---|
| What you own | A unit in a Chapter 718 condominium plus a share of the common elements | A house and its lot, under a Chapter 720 owners’ association |
| Size | 860 sq ft, two bedrooms, every unit | 2,042.5 sq ft median living area on the 2026 roll |
| 12-month county median | $135,000 on 12 sales (to October 16, 2026) | $352,500 on 128 sales (September 10, 2025 to September 9, 2026) |
| Median $ per square foot | $156.98 | $172.59 |
| Who maintains the roof | The association, under its budget and reserves | The owner, house by house |
| Roof on record | All 25 buildings and the clubhouse re-roofed in 2023 under closed permits | Varies house by house |
| Association cost | Condominium fee from the adopted budget and the estoppel; not published | $205 per lot per year, published by the association |
| Amenities that come with ownership | Clubhouse, pool, tennis, pickleball, bocce, shuffleboard, gazebo and garden grills | None owned by the owners’ association; county park and semi-private golf nearby |
| Financing | Not on HUD’s FHA-approved condominium list; conventional loans face a project review | Ordinary single-family lending |
| Flood zone | FEMA Zone X | Zone X at every site sampled in its guide, with the southeast corner in the shaded 0.2 percent annual chance Zone X |
| Florida condominium safety laws | Two-story buildings, below the three-story line for milestone inspections and structural reserve studies | Not a condominium; Chapter 720 rules |
Sources: Charlotte County Property Appraiser public sales file, roll and unit records; Deep Creek Gardens Condominium Association website; Section 23, Property Owner’s Association, Inc.; HUD condominium lookup, read October 28, 2026; FEMA National Flood Hazard Layer; our analysis.
Market to the first list and do not pretend to be the second. A Deep Creek Gardens listing that leads with “low maintenance, 2023 roof, pool and courts, Deep Creek address, priced at the current record” reaches the buyer who is actually coming. If you also own a house on either side of Sandhill Boulevard, our seller guide for Deep Creek Section 23 covers that product, and owners across the river can compare the city side through our guide to selling a home in Punta Gorda.
We price a Deep Creek Gardens condo by starting from the 12 sales the county recorded in the past year, then adjusting for floor, for the county’s lake-side or road-side tier, for condition and updates, for furnishings, and for anything the estoppel shows, before checking the result against the 2026 county value and the first two weeks of buyer response.
Data updated: October 2026 (Charlotte County Property Appraiser recorded sales and 2026 certified roll, read October 28, 2026; Charlotte County permit records; our analysis).
Because every unit has the same floor plan, Deep Creek Gardens is a paired-sales market: the clearest evidence of what a feature is worth is two otherwise similar units that sold close together with and without it. Here is the order we work in.
Start with the floor’s own sales. In the 12 months to October 16, 2026, four first-floor units sold at a $141,250 median and eight second-floor units at a $133,750 median. The sample is small, and a single renovated or dated unit can swing either number, so we read the individual sales rather than the median alone. A first-floor unit in a lake-side building has the strongest recent comparables on the record: $140,000 and $151,500 in Building G and $142,500 in Building H.
The county’s two tiers, $127,925 for the lake-side neighborhood and $119,153 for the road-side one, are the county’s own estimate of what the view and position are worth on January 1. The recorded sales point the same way, at $138,250 for eight lake-side sales and $129,500 for four road-side sales in the latest year. The difference is real but modest, roughly $8,000 to $9,000, and it is easily overturned by condition: the road-side sale in Building L at $135,000 outsold two lake-side units that year.
Buildings A to F were completed in 1986 and Buildings G to Y in 1987, so a buyer will not see much age difference between them. What a buyer will see is the building’s paperwork. All 25 buildings and the clubhouse were re-roofed under permits issued July 31 and August 1, 2023, all closed. Every building received hurricane shutters under permits issued between May 10 and June 16, 2006, and new stair railings in January 2024. We put your building’s own permits in the listing file so a buyer’s insurer has them before asking.
Condition is where the $52,000 spread lives. The questions that move a Deep Creek Gardens price, in roughly the order buyers ask them, are: the age of the air conditioner and water heater, whether the windows are impact-rated or rely on the 2006 building shutters, the kitchen, the bathroom, the flooring, and whether the unit shows freshly painted and clean. Owners pull their own permits for air conditioning, water heaters and windows, and those permits date the work. An updated unit with recent systems and documented windows belongs at the top of the band; an original unit belongs near the bottom, and pricing it as if it were updated costs the seller time rather than money.
Many Deep Creek Gardens units sell furnished, because many buyers are seasonal owners who want to arrive to a ready home. Furnishings can widen your buyer pool, but they rarely add their replacement cost to the price, and a buyer’s lender does not finance them. We decide with you whether to offer the unit furnished, unfurnished or with furnishings negotiable, and we list what is included in writing so that nothing becomes a dispute at the walk-through.
Before we finalize a price, we want the current condominium fee from the association’s budget and an early read of anything a buyer will see on the estoppel: an unpaid balance, a special assessment that has been voted, or a pending vote. A special assessment that a buyer must inherit is priced into the offer one way or another; disclosing it early, and deciding with you whether to pay it at closing, keeps it from becoming a renegotiation. We publish no fee figure on this page, because the association’s adopted budget and the estoppel are the only reliable sources.
Once the unit is placed inside the recent sales, we check the result against the 2026 county value for its tier. A price below the county value is unusual in the current record and would need a reason, such as an unrenovated unit or an assessment the buyer must absorb. A price far above the top recent sale needs a reason too, such as a full renovation with impact windows. Most well-kept units land between the two tiers’ values and the top third of the current band.
The first two weeks on the market bring the buyers who have been waiting for a unit like yours. If those weeks bring showings and no offers, the price is speaking for the market, and we tell you so with the showing feedback in hand rather than letting the listing go stale. At Deep Creek Gardens a stale listing is easy for a buyer to spot: the complex’s other listings and its recorded sales are a click away.
An automated valuation model sees 199 identical records, 860 square feet and two bedrooms, and averages them. It cannot see the floor unless the data feed carries it, cannot see the lake, and cannot see the difference between a 1987 kitchen and a 2024 renovation. On identical floor plans those are the only differences there are. That is why an automated number for a Deep Creek Gardens unit tends to bunch near the middle of the band, too high for an original unit and too low for a renovated one.
A two-story building helps because Florida’s milestone inspection law and its structural integrity reserve study law both begin at three habitable stories. Deep Creek Gardens’ buildings are two stories on the county and permit record, below that line, so those statutory studies, and the special assessments that have followed them at taller Florida condominiums, do not reach it; confirm building height in the declaration.
Data updated: October 2026 (Florida Statutes 553.899, 718.112 and 718.503, 2026 editions; Charlotte County Property Appraiser unit cards and Charlotte County permit records, read October 28, 2026).
Since 2022 Florida’s condominium safety laws have changed how buyers shop for condominiums statewide. Many buyers now ask about inspections and reserves before they ask about the kitchen. At Deep Creek Gardens the answer is better than at most older Florida condominiums, and a listing should say so plainly.
Section 553.899 of the Florida Statutes requires a milestone structural inspection for a condominium or cooperative building that is three habitable stories or more in height, by December 31 of the year the building reaches 30 years of age and every 10 years after that. Deep Creek Gardens has two-story buildings, below the three-story line that triggers Florida’s milestone inspection and structural integrity reserve study laws; confirm building height in the declaration. The county records each unit as one floor of a two-floor building, and units are numbered 101 to 104 on the ground and 201 to 204 above.
Section 718.112(2)(g) requires a structural integrity reserve study for each condominium building three habitable stories or higher. Deep Creek Gardens does not appear in the state’s structural integrity reserve study databases, which is consistent with its height. That does not mean the association carries no reserves. Under section 718.112(2)(f), a condominium’s budget must still include reserves for roof replacement, building painting and pavement resurfacing regardless of cost, and for any other item whose deferred maintenance or replacement cost exceeds $25,000, unless the owners vote to waive or reduce them as the statute allows.
A buyer’s next question after the safety laws is the roof, because insurers price the building on it and lenders reviewing a condominium project look for deferred repairs. The 2023 re-roof of all 25 buildings and the clubhouse, under 26 closed commercial permits, is the strongest single fact in a Deep Creek Gardens listing. By 2026 the roofs are about three years old. We put the permit numbers in the listing file.
Section 718.503 lists the documents a condominium seller provides to a buyer, including the declaration, articles, bylaws, rules, the most recent year-end financial information and the question-and-answer sheet, and, where they exist, the milestone inspection summary and the structural integrity reserve study. For a two-story building those last two will normally not exist, and the package can say so. Under the statute the buyer may cancel within the stated review period after receiving the documents, so we request the package from the association the day you list rather than the day you go under contract.
FHA approval matters because it decides how your buyer can pay. Deep Creek Gardens is not on HUD’s FHA-approved condominium list as of October 28, 2026; FHA buyers would need a single-unit approval, so most buyers use conventional loans or cash. That narrows the buyer pool and shapes the terms you should expect.
Data updated: October 2026 (HUD Condominiums lookup, ZIP codes 33983 and 33950, all statuses, read October 28, 2026; Fannie Mae Selling Guide sections B4-2.1-01, B4-2.1-03 and B4-2.2-02).
We searched HUD’s condominium lookup on October 28, 2026, for every approval status in ZIP 33983 and in ZIP 33950. Eight projects came back for 33983, including The Pines at Deep Creek next door, and none was Deep Creek Gardens. Nothing on Sandhill Boulevard came back for 33950. If a listing for the complex says “FHA approved” or “FHA eligible,” treat it as a claim to verify, not a fact.
FHA lending on a unit in a condominium that is not on the approved list is possible only through a single-unit approval, which adds a project review, documents from the association and time to the contract. Some buyers and lenders pursue it; many do not. For a seller, that means an FHA offer needs a realistic timeline and a lender who has done a single-unit approval before, and we ask that question before we accept the offer.
A buyer with a conventional loan is not free of review either. Lenders that sell loans to Fannie Mae check the project against Fannie Mae’s standards: a project needing critical repairs is ineligible, inspection reports from the last three years are reviewed, and the full review looks at special assessments, insurance and the share of owners delinquent on their fees. Deep Creek Gardens’ status in Fannie Mae’s project tools is not public, so we do not call the complex warrantable or non-warrantable. What we can do is prepare the facts a reviewer asks for: the 2023 roof permits, the two-story height below the statutes’ three-story line, the master insurance certificate, and the association’s answers on the lender questionnaire.
Cash buyers are a real share of the market for a $135,000 condominium, and they bring speed. They also bring sharper pricing, because they know the financed buyer pool is smaller. The county’s files do not record how each sale was paid for, so we publish no cash share for the complex, and the Southwest Florida MLS export we hold has no financing field. Information not available at time of publishing (checked 2026-11-10). When a cash offer arrives, we test it against what a conventional buyer would likely pay and how long that buyer would likely take, and we show you the comparison in writing.
We ask the association early for the lender questionnaire it uses, confirm how long its management takes to complete one, and keep a copy of the master insurance certificate in the listing file. A conventional buyer whose lender has those three items in the first week of the contract is a buyer whose closing date holds.
Before listing a Deep Creek Gardens condo, gather the condominium documents (declaration, articles, bylaws, rules), the current budget and year-end financial statement, the question-and-answer sheet, the master insurance certificate, your most recent tax bill, your unit’s permits, any lease in place, and contact details for ordering the association’s estoppel certificate.
Data updated: October 2026 (Florida Statutes 718.111, 718.116, 718.503 and 718.504, 2026 editions; Deep Creek Gardens Condominium Association public website and Florida Division of Corporations record N15644, read October 28, 2026).
A condominium sale runs on documents more than a house sale does, and most of them come from the association rather than the owner. The association publishes a public website, but its budget and rules sit behind the owners’ login. As an owner, you can download most of what a buyer needs; we help you collect it before the first showing.
Deep Creek Gardens Condominium Association, Inc. is an active Florida not-for-profit corporation, document N15644, first filed on June 27, 1986. Its articles were amended and restated on April 8, 2004, and it filed its 2026 annual report on March 18, 2026. Its principal address is 25100 Sandhill Boulevard, and its public website lists the office phone as 941-629-4779. The state’s condominium register records the project as “Deep Creek Gardens A Condo” with 200 units, while the county roll and the association both count 199; the association’s mailing address is unit X-104. We print 199.
Under section 718.503, the buyer of a resale unit receives the declaration, articles of incorporation, bylaws and rules, the most recent year-end financial information, the question-and-answer sheet required by section 718.504, and the governance information the statute lists. Owners can usually download these through the association’s portal. We assemble them into one file so a buyer’s agent can read them before writing an offer, which shortens the review period after the contract.
The estoppel certificate is the association’s signed statement of what is owed on the unit at a stated date: the regular fee and when it is paid through, any special assessment, any unpaid balance and other charges. Section 718.116 sets how quickly the association must issue it, how long it remains effective and the most it may charge. Section 718.116(8)(f) caps the fee at $250, plus $100 if expedited and up to $150 more if the account is delinquent, and section 718.116(8)(i) adjusts those caps for inflation every five years; the Florida Department of Business and Professional Regulation’s current published amounts are $299, $119 and $179, with the next update due by July 1, 2027. The closing agent orders it; we make sure it is ordered the week the contract is signed.
Section 718.111(11) requires the association to insure the condominium property at its full insurable value, based on a replacement-cost appraisal updated at least every 36 months. Lenders ask for the master policy certificate, and a buyer’s HO-6 insurer asks what the master policy covers inside the unit. Having the certificate and the coverage summary in the listing file answers both.
Collect your most recent county tax bill, any warranty or permit papers for air conditioning, water heater, windows, plumbing or electrical work, receipts for recent renovations, and any lease and deposit records if the unit is rented. If a permit was opened and never closed, close it before listing; the county’s permit file is public, and a buyer’s agent can find an open permit as easily as we can.
Buyers ask about leasing, pets, guests and parking before they ask about anything else. Those rules are in the declaration and the rules adopted under it, not in listing remarks. We quote the documents, not the claims that have circulated in past listings, and we read the declaration for any provision on approving a new owner so that any application step is built into the contract timeline.
A Deep Creek Gardens seller owes the condominium resale package under section 718.503, the flood disclosure under section 689.302 at or before the contract, disclosure of known material defects a buyer cannot readily see, and the property tax disclosure summary in the contract. The homeowners’ association summary in section 720.401 is the wrong form for a condominium.
Data updated: October 2026 (Florida Statutes 718.503, 689.302, 689.261 and 720.401; Johnson v. Davis, Florida Supreme Court, 1985; U.S. Environmental Protection Agency lead disclosure rule).
Florida’s disclosure duties for a condominium differ from those for a house in a homeowners’ association, and sellers in Deep Creek hear about both. This is general information, not legal advice; your closing agent or real estate attorney confirms the forms for your sale.
Section 720.401 requires a disclosure summary for a parcel in a homeowners’ association, and by its own terms it does not apply to associations governed by chapter 718. Deep Creek Gardens is a chapter 718 condominium, so its resale disclosure runs through section 718.503 and the documents listed above. If you also own a house in Deep Creek Section 20 or Section 23, that sale uses the section 720.401 summary instead.
Section 689.302 requires a seller of residential property to give the buyer a flood disclosure at or before the time the contract is executed. As amended in 2025, it asks whether the seller has filed a flood insurance claim, received federal disaster assistance for flood damage, or knows of flooding that damaged the property during ownership. Deep Creek Gardens is in FEMA Zone X, an area of minimal flood hazard, but the form is owed regardless of zone. We provide it with the listing file.
Florida law, since the Supreme Court’s 1985 decision in Johnson v. Davis, requires a seller to disclose known facts that materially affect the value of the property and are not readily observable to the buyer. For a condominium unit that commonly means past leaks into or from a neighboring unit, plumbing or air-conditioning failures, unpermitted work, and any notice from the association about a violation. Disclose what you know; the disclosure protects the sale.
Section 689.261 requires the contract to warn the buyer not to rely on the seller’s current property taxes, because a change of ownership can raise the assessed value. At Deep Creek Gardens that warning is concrete: a homestead owner’s median assessed value is $109,585, while the median non-homestead assessed value is $127,925, and the buyer’s assessment resets to just value after the sale.
The federal lead-based paint disclosure applies to housing built before 1978. Deep Creek Gardens was completed in 1986 and 1987, so that federal form is not required for these units.
A buyer will ask about the flood zone, the hurricane record, the roof and the insurance split. Deep Creek Gardens is in FEMA Zone X on panel 12015C0068G, in evacuation Zone D, at about 25 feet of ground elevation, with 2023 roofs and 2006 building shutters, and the association insures the buildings while each owner carries an HO-6 policy.
Data updated: October 2026 (FEMA National Flood Hazard Layer and FIRM panel 12015C0068G, effective December 15, 2022, confirmed on the Charlotte County Property Appraiser unit card October 28, 2026; Charlotte County Emergency Management; USGS Elevation Point Query Service; Charlotte County permit records; Florida Statutes 718.111).
Insurance cost is the part of a Florida condominium that buyers can least predict, so they ask about everything that drives it. A seller who answers these questions in the listing file removes the most common reason a condominium buyer hesitates.
The county’s card for Deep Creek Gardens places the complex in FEMA Zone X, an area of minimal flood hazard, on Flood Insurance Rate Map panel 12015C0068G, effective December 15, 2022. It is outside the special flood hazard area and outside any floodway. Zone X is outside the federal mandatory-purchase rule, so a federally backed loan does not require flood insurance there, though a lender may still ask for it and some owners buy it, and Charlotte County’s Class 5 rating in FEMA’s Community Rating System gives policyholders in the unincorporated county a 25 percent discount on National Flood Insurance Program premiums.
Charlotte County assigns the complex to Storm Surge Evacuation Zone D. Ground elevation at the center of the property is about 25 feet on the U.S. Geological Survey’s elevation service. The county’s wind design map puts this part of Deep Creek at 140, 150 and 160 miles per hour depending on a building’s risk category. Those three facts answer most of a buyer’s storm questions in one sentence.
Hurricane Charley crossed Charlotte Harbor on August 13, 2004. On November 12, 2004, the county issued re-roof permits for 23 buildings at the complex, and in January 2005 it issued 36 permits to replace drywall and insulation inside individual units. The association added hurricane shutters to every building in 2006 and replaced every roof again in 2023. A buyer who reads that sequence sees a complex that was rebuilt and then hardened, and we tell it that way.
The association insures the buildings and common elements under its master policy, which section 718.111(11) requires to cover full insurable value based on a replacement-cost appraisal at least every 36 months. Each owner insures the unit’s interior finishes, contents and personal liability under an HO-6 policy, and a good HO-6 includes loss-assessment coverage for an owner’s share of a deductible or uninsured loss that the association assesses. Buyers ask what the master policy’s deductible is and where its coverage of the interior stops; we put both answers in the file.
An HO-6 insurer asks the age of the roof, which the 2023 permits answer; the type of window protection, which is either the 2006 building shutters or impact windows the owner installed under a permit; and the age and condition of the unit’s plumbing, water heater and air conditioning. If you have replaced any of those, have the permit numbers ready. A buyer who can bind insurance quickly is a buyer who closes on time.
You sell a Deep Creek Gardens condo from out of state with a listing agent who handles access, showings, vendors and paperwork locally and a closing agent who can complete the signing by mail or by remote online notarization. That describes many Deep Creek Gardens owners: 88 mail their tax notices outside Florida.
Data updated: October 2026 (Charlotte County Property Appraiser 2026 roll, owner mailing addresses dated October 26, 2026; Florida Statutes 117.265; Internal Revenue Service FIRPTA guidance).
The 2026 roll shows how seasonal the owner base is. Of 199 units, 111 owners mail to a Florida address, 95 of them to 25100 Sandhill Boulevard itself. The other 88 mail to other states or abroad: New York 17, Connecticut 10, Michigan 9, Massachusetts 8, Ohio 8, Ontario 7, Pennsylvania 6, and smaller numbers from more than a dozen other states and one from the United Kingdom. Three units are held by entities. Only 76 of the 199 units, 38.2 percent, carry a homestead exemption, and the association describes its community as having both full-time and seasonal residents.
A unit whose owner is in Connecticut in August still needs to show well. We arrange a lockbox where the association permits one, schedule showings around any guests or tenants, check the unit before each showing in the off-season, and handle cleaning, touch-up and photography locally. You approve the plan once and get a report after every showing.
Most out-of-state sellers need a short list of local work: a deep clean, a touch-up of paint, a service of the air conditioner, and sometimes the removal of personal items or furniture. We coordinate local providers you choose, send photos of the work, and keep receipts for the file. We never commit you to an expense without your approval.
Florida allows remote online notarization under chapter 117, including section 117.265, so many sellers sign their closing documents from home through a closing agent that offers it. Others sign a mail-away package before a notary where they live. Either way, the closing agent confirms the method early, and we make sure the estoppel, payoff and settlement statement are final before the signing.
Sellers who are not U.S. persons for tax purposes, including many of the Ontario owners on the roll, face the Foreign Investment in Real Property Tax Act. The buyer generally must withhold a share of the amount realized and send it to the IRS, but the IRS sets out an exception when the amount realized is $300,000 or less and the buyer intends to use the property as a residence. At Deep Creek Gardens prices that exception can matter a great deal. Speak with a tax adviser and tell your closing agent at the start, because the withholding decision has to be made before closing.
If your unit is listed between June and November, decide with us who will check it after a storm, who holds a key, and whether the association’s storm procedures cover shutters for your building. A unit that is shuttered for a storm and reopened promptly keeps showing; one that sits closed for weeks loses its place in the market.
The best time to list a Deep Creek Gardens condo is usually in time to be shown during the winter season, when seasonal buyers are in Southwest Florida. In the latest year, seven of the 12 recorded sales fell between October 2025 and March 2026, and most contracts are signed weeks before a deed is recorded.
Data updated: October 2026 (Charlotte County Property Appraiser recorded sales, 12 months to October 16, 2026, read October 28, 2026; our analysis).
Recorded dates trail contract dates by the length of the closing, often four to eight weeks, so the recording calendar is a lagging picture of buyer activity. Even so, the shape is consistent with what we see across Charlotte County’s condominium market: buyers tour in winter and early spring, and the sales record catches up through spring.
In the 12 months to October 16, 2026, three sales were recorded in October and November 2025, one in January 2026 and three in March 2026, which is seven from October through March. One sale each was recorded in May, June and July, one in September and one in October 2026. The two lowest sales of the year, $113,000 in July and $118,000 in October, were recorded outside the winter months.
Owners who list in October or November reach buyers who arrive for the season with their search already under way. A unit that is photographed, documented and priced before Thanksgiving is the one seasonal buyers tour first. Listing in late spring is not a mistake, but the buyer pool is thinner and more of it is local or cash.
Florida property taxes are paid in arrears, so a closing in any month prorates the year’s tax between buyer and seller. The 2026 bill arrives in November 2026 and will reflect the lower 2026 county values. The condominium fee is prorated to the closing date on the settlement statement, and the estoppel confirms what has been paid. None of these should drive your listing date by itself.
The best month on a chart matters less than your own plans: a purchase elsewhere, an estate to settle, a lease ending, or the arrival of hurricane season. Tell us what you need, and we will show you what the record suggests for that timing.
We market a Deep Creek Gardens condo with a listing file that answers the condominium questions first, photography that shows the unit, the view and the amenities, an MLS entry a buyer can find by the complex’s name, and outreach timed to the seasonal, out-of-state buyers who shop the complex in winter.
Data updated: October 2026 (Charlotte County Property Appraiser 2026 roll owner mailing addresses; Deep Creek Gardens Condominium Association public website, read October 28, 2026).
The question we ask about every marketing choice is whether it helps a buyer say yes faster. For a $135,000 condominium the answer is rarely more expensive brochures and almost always better information.
Our listing file for a Deep Creek Gardens unit holds the resale disclosure package, the budget and question-and-answer sheet, the master insurance certificate, the 2023 roof permits for the building, the 2006 shutter permit, the unit’s own permits, the flood disclosure, the floor and side of the unit, and the county sale list for the past year. Buyer’s agents who can answer their clients’ questions from the file write offers instead of questions.
Every unit has the same footprint, so the photographs have to show what is different: the light, the finishes, the view from the lanai, the walk to the pool. We photograph the complex’s amenities as the association lists them: the clubhouse, swimming pool, tennis court, pickleball courts, bocce ball courts, shuffleboard courts, the gazebo with two gas grills and the social garden area with two more gas grills, and the small lakes with fountains. Aerial images place the complex inside Deep Creek and show buyers how close the golf course, the county park and Sandhill Boulevard’s shops are.
The roll tells us where Deep Creek Gardens owners come from, and their friends and neighbors are the most likely next buyers. We target online advertising to buyers in New York, Connecticut, Michigan, Massachusetts, Ohio, Pennsylvania and Ontario during the months they plan winter purchases, alongside Southwest Florida buyers already here. Our own database of buyers across Southwest Florida gets every new listing first.
A listing that calls the complex by the wrong name, omits the floor or misstates the flood zone loses buyers who search precisely. We enter the complex name, the unit’s floor, the building letter, Zone X, the 2023 roof year and the furnishing status in the fields buyers filter on, and we write remarks that describe the property without claims we cannot document.
Whether open houses and signs are allowed is a question for the association’s rules, which sit behind the owners’ portal. We confirm the rules before planning either and follow them exactly, because a complaint from a neighbor during a listing is a poor introduction for a buyer.
We negotiate from the recorded sales on your floor and side, the documents in the listing file and the buyer’s financing, and we separate what belongs to your unit from what belongs to the association. Most Deep Creek Gardens negotiations turn on condition, furnishings, a special assessment or the closing timeline rather than on price alone.
Data updated: October 2026 (Charlotte County Property Appraiser recorded sales, read October 28, 2026; Florida Statutes 718.116).
The partners who priced your unit negotiate the offer. That matters most when an offer comes in below the band, because the counter has to be anchored to sales the buyer’s agent can verify.
A home inspector at a condominium inspects the unit and comments on what is visible of the building. The roof, the exterior walls, the stairs and the grounds are the association’s responsibility, and a repair request about them belongs with the association, not with you. We read every inspection report with that line in mind, so you negotiate only the items that are yours: the air conditioner, water heater, plumbing fixtures, appliances, electrical items inside the unit and the windows if the declaration makes them the owner’s.
When a market has stepped down, as Deep Creek Gardens has since 2023, appraisals tend to land near the recent sales rather than the old peak. That protects a well-priced listing and exposes an overpriced one. We price so that the appraiser’s comparables support the contract, and we send the appraiser the recent sale list with the floor and side of each unit.
If the association has voted a special assessment, the estoppel shows it, and a buyer’s offer will reflect it. You can pay it at closing, credit the buyer, or leave it to the buyer at a lower price. We set out the choice with your net proceeds beside each option, and we put the decision into the contract so that it is not reopened later.
A cash offer at a lower price and a financed offer at a higher one can net nearly the same once time and risk are counted. We compare offers on net proceeds, contingencies, lender questionnaire timing and closing date, not on headline price alone. When several offers arrive together, we ask every buyer for the same deadline and best terms.
Selling a Deep Creek Gardens condo usually costs the documentary stamp tax on the deed at $0.70 per $100 of price, the owner’s title insurance premium if your contract assigns it to the seller, the association’s estoppel fee, prorated taxes and condominium fees, small recording charges and the commissions you negotiate.
Data updated: October 2026 (Florida Statutes 201.02 and 28.24; Florida Administrative Code rule 69O-186.003; Florida DBPR estoppel certificate fee schedule; Charlotte County Property Appraiser recorded sales for the price points, our analysis).
There is no single closing-cost percentage in Florida; the costs come from statute, from rule and from the contract. In Charlotte County the seller customarily pays for the owner’s title insurance policy, although the contract controls. For the statewide picture with worked net sheets, read our guide to seller closing costs in Florida. Here is how the fixed items land at three Deep Creek Gardens prices from the latest year.
| Cost item | At $113,000 (lowest recent sale) | At $135,000 (12-month median) | At $165,000 (highest recent sale) |
|---|---|---|---|
| Documentary stamp tax on the deed, $0.70 per $100 | $791.00 | $945.00 | $1,155.00 |
| Owner’s title insurance at the promulgated rate, before any reissue credit, if the seller pays | $640.00 | $750.00 | $900.00 |
| Condominium estoppel certificate | up to $299, plus $119 if expedited | up to $299, plus $119 if expedited | up to $299, plus $119 if expedited |
| Recording | $10.00 first page, $8.50 each additional page | $10.00 first page, $8.50 each additional page | $10.00 first page, $8.50 each additional page |
| Commissions | negotiable | negotiable | negotiable |
Price points are the low, median and high of the 12 recorded Deep Creek Gardens sales to October 16, 2026, from the Charlotte County Property Appraiser; dollar figures are our calculations from the published rates, not a quote.
Section 201.02 sets the documentary stamp tax on a deed at 70 cents per $100 of the price, and it is the same in Charlotte County as in every Florida county outside Miami-Dade. Florida also sets title insurance premiums by rule: $5.75 per $1,000 of coverage up to $100,000 and $5.00 per $1,000 from $100,000 to $1 million. At a $135,000 price that is $575 on the first $100,000 and $175 on the remaining $35,000, or $750. If you bought with an owner’s policy recently, ask the title agent about a reissue credit.
At closing the county tax bill, including the sanitation, fire rescue, Deep Creek street and drainage and stormwater charges, is prorated to the closing date, usually on the prior year’s bill. The condominium fee is prorated through the closing date using the estoppel, which states what has been paid. Any special assessment is handled as the contract says.
Commissions are negotiable and always have been. Since August 17, 2024, offers of compensation to a buyer’s agent may not be published in the MLS, and buyers sign a written agreement with their own agent before touring. A seller can still offer to pay a buyer’s agent or offer a concession toward the buyer’s costs. We give every Deep Creek Gardens seller a written net sheet before listing that shows each choice.
If the unit has been your main home for at least two of the last five years, federal law may let you exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly, under the rules in IRS Publication 523. Seasonal owners and investors usually do not qualify for the full exclusion. Ask your tax adviser; we do not give tax advice.
If your Deep Creek Gardens unit is your Florida homestead, you can usually carry up to $500,000 of its Save Our Homes benefit to a new Florida homestead established within three years of January 1 of the year you left the old one. In Charlotte County the form is DR-501T, filed with the Property Appraiser. With a median homestead assessed value of $109,585 against a $127,925 just value, the benefit at Deep Creek Gardens is modest, but it is yours to keep.
You can get a free Deep Creek Gardens home valuation through the Deep Creek Gardens valuation form, through our Deep Creek Gardens home valuation guide, or by calling Jesse direct at (239) 898-6072. Each returns a range built from the complex’s recorded sales on your floor and side.
What you receive is not an automated number. It is the recorded sales that fit your unit, with the date, price, building, floor and county neighborhood of each; the 2026 county value for your tier; our adjustment for the condition and updates you describe; the costs from the table above at your likely price; and a net sheet. There is no obligation and no pressure to list.
Your unit number, whether it is furnished, the age of the air conditioner and water heater, whether you have impact windows or rely on the building shutters, any renovation to the kitchen, bath or floors, and whether the unit is rented. If you have the association’s latest budget or a recent estoppel, send it, but we can start without it. A short walk-through, in person or by video, lets us see condition, the one variable no record holds.
Call Jesse 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 as well, read our guide to buying a home in Deep Creek Gardens or see how we represent Southwest Florida buyers.
Most Deep Creek Gardens owners net more by listing with an experienced team, because the resale package, the estoppel, the lender questionnaire and the FHA question are what stall a condominium sale. A cash sale trades price for speed, and selling by owner saves a commission but leaves you to manage every condominium document yourself.
Data updated: October 2026 (Florida Statutes 718.503 and 718.116; HUD Condominiums lookup, read October 28, 2026).
Florida allows an owner to sell without an agent, and there are legitimate cash buyers for Deep Creek Gardens units. The question is what each route costs at this complex, where a buyer’s lender reviews the whole project and where the buyer can cancel during the resale document review period.
| What you care about | List with McGreevy and Comisar | Sell to a cash buyer or investor | Sell by owner |
|---|---|---|---|
| Reach | MLS entry by the complex’s name, our team site, our buyer database and out-of-state advertising | One buyer | Whatever you arrange |
| Price discipline | Priced from the 12 recorded sales by floor and side, defended at appraisal | Usually discounted for speed and risk | Set by the owner, often from a portal estimate |
| Resale package under section 718.503 | Assembled before the first showing | Still owed by the seller | Assembled by the owner |
| Estoppel and lender questionnaire | Requested early and read before closing | Estoppel ordered by the closing agent | Ordered by the closing agent; the owner manages the association |
| Financing obstacles | Buyer’s financing vetted before acceptance, including FHA and project review | None, which is the point | Owner judges the buyer’s financing |
| Negotiation after inspection | Partner-level, separating unit items from association items | Often a second price cut | Owner negotiates directly |
| Who should choose it | Most Deep Creek Gardens owners, especially those with updated units | Owners who value speed over price, or units needing major work | Owners with a buyer already in hand and the documents complete |
Choose a listing if your unit has something a buyer must be shown to pay for: a renovation, impact windows, a lake view, a first-floor patio or a careful owner’s records. Choose a cash sale if the unit needs more work than you want to do and speed matters most. Choose to sell by owner only if a buyer is already in hand, and even then have a closing agent or attorney manage the condominium documents and the estoppel. A free valuation shows what each route would likely net.
Marc Comisar is a top-reviewed Deep Creek Gardens realtor, and the reviews below are quoted exactly as clients wrote them on our Google Business Profile. McGreevy and Comisar have been recognized with the Gulfshore Life Five Star award for customer satisfaction for 21 consecutive years. We do not edit or combine client words, and we publish no aggregate score.
★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Verified Google review
★★★★★ “A total pleasure to work with in every aspect of our home selling process, Marc Comisar is THE consummate professional. His friendly personality coupled with his ability to identity and address every detail is irreproachable. He and his company successfully marketed and sold a home for us in the past as well as doing the same for several properties our family members owned. In my view he is THE ONLY Realtor to handle our real estate needs. AWESOME experience!” Verified Google review
★★★★★ “Their professionalism, communication, and dedication to their clients truly stand out. They have a deep caring and true concern for all their client needs.” Verified Google review
When you list with Top 1% Real Estate Agents Nationally Since 2008, the partners who answer your first call are the partners at your closing table. Call Jesse direct at (239) 898-6072.
These are the questions Deep Creek Gardens owners ask us and the questions people search about selling a condominium in Deep Creek and in Florida, answered from the county record, the association’s public filings and Florida law. For anything specific to your unit, call us.
Get a valuation built on the 12 county-recorded sales of the past year, adjusted for your floor, your side of the complex and your unit’s condition; collect the resale documents, budget and insurance certificate from the association’s owner portal; decide on furnishings; and list with a team that puts the 2023 roof, the two-story answer and the flood zone in front of buyers on day one. Call Jesse direct at (239) 898-6072 to start.
The best realtor for a Deep Creek Gardens sale is one who can show you the complex’s recorded sales by floor and side, explain the county’s two 2026 value tiers, answer the FHA and lender-review questions, and manage the condominium documents and estoppel. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, and we price from that record.
Most Deep Creek Gardens units sold between $125,000 and $149,999 in the 12 months to October 16, 2026, around a $135,000 median, with a full range of $113,000 to $165,000. Where yours lands depends on floor, lake side or road side, and condition. A free Deep Creek Gardens home valuation places your unit inside that list with the sales that fit it.
Charlotte County recorded 12 qualified Deep Creek Gardens sales from October 2025 to October 16, 2026. Ten are in the county’s sales file, which runs through September 9, 2026, and two later sales, $151,500 on September 24 and $118,000 on October 16, are on the Property Appraiser’s unit records. In the two years to October 2026 there were 18.
Yes, from their 2022 to 2024 level. The calendar-year median was $180,000 in 2022, $184,000 in 2023 and $178,750 in 2024, then $152,500 in 2025 and $135,000 in 2026 through October 16. The county’s certified values fell 12.5 to 18.5 percent for 2026. Prices remain well above the 2019 to 2021 medians of $95,450 to $120,000.
For a unit priced to the current record, with its documents ready, the coming winter season is a good window, because seasonal buyers tour from November to April and 7 of the latest 12 recorded sales fell between October 2025 and March 2026. Waiting for the 2023 peak to return is a forecast, not a plan, and we do not forecast prices.
The median was $156.98 per square foot in the 12 months to October 16, 2026, on the county’s 860 square feet. Over 24 months it was $162.73, over 36 months $186.05 and over 60 months $204.07. Because every unit is the same size, price per square foot is simply price divided by 860 and adds little beyond the price itself.
The highest sale in the latest 12 months was $165,000, recorded October 27, 2025, for second-floor unit I-201 in a lake-side building, $191.86 per square foot. The complex’s record high on the county file is $234,000, recorded October 14, 2022.
In the latest 12 months it did: four first-floor units sold at a $141,250 median and eight second-floor units at $133,750. Four and eight sales are a small sample, and condition can outweigh floor, so we price your unit from the individual sales on your floor rather than the median.
Slightly. Eight sales in the county’s lake-side neighborhood recorded a $138,250 median and four road-side sales a $129,500 median in the latest year. The county’s own 2026 values agree, at $127,925 lake side and $119,153 road side. The difference of roughly $8,000 to $9,000 is easily overturned by condition.
Charlotte County cut every Deep Creek Gardens unit’s just value for 2026: from $146,200 to $127,925 in the lake-side neighborhood and to $119,153 in the road-side neighborhood, as of January 1, 2026. The complex’s total fell 14.4 percent. The county value follows earlier sales and is not your sale price; recent sales have closed above it.
Often, yes, if you have a homestead exemption. A homestead owner’s assessed value is capped by Save Our Homes, and the median for the 76 homestead units is $109,585. After a sale, section 193.155 resets the assessment to just value, $127,925 or $119,153 for 2026, and the buyer applies for any exemption of their own.
One unit’s 2025 bill, in a non-homestead year at a $146,200 taxable value, showed $2,205.50 of ad valorem tax at 15.0855 mills, plus about $622 of non-ad valorem charges: sanitation $324.64, fire rescue $278.20, Deep Creek street and drainage $15.25 and stormwater $3.80. The 2026 bill, issued in November 2026, will reflect lower values.
Yes. A 2025 Charlotte County Tax Collector bill for a Deep Creek Gardens unit shows the Deep Creek (Non-Urban) Street and Drainage maintenance charge, $15.25 for that unit and year. It rides on the county tax bill and is prorated with the taxes at closing.
No. Deep Creek Gardens is not on HUD’s FHA-approved condominium list as of October 28, 2026; FHA buyers would need a single-unit approval, so most buyers use conventional loans or cash. A listing that says otherwise should be checked against HUD’s lookup.
Usually a conventional loan is possible, subject to the lender’s project review under Fannie Mae or Freddie Mac standards, which look at critical repairs, recent inspection reports, special assessments, insurance and owner delinquencies. The complex’s status in those tools is not public. The 2023 roofs and the two-story buildings, below the milestone and reserve-study line, help the review.
Deep Creek Gardens has two-story buildings, below the three-story line that triggers Florida’s milestone inspection and structural integrity reserve study laws; confirm building height in the declaration. The association’s budget must still carry reserves for roofs, painting and paving, plus items over $25,000, unless owners vote to waive or reduce them.
Yes. All 25 buildings and the clubhouse were re-roofed under 26 permits issued July 31 and August 1, 2023, all closed. A roof about three years old answers an insurer’s first question and a lender’s review, and we put your building’s permit in the listing file.
The estoppel fee is paid at closing, and who bears it depends on the contract; on many Florida contract forms it is a seller cost. The association may charge up to $299, plus $119 if expedited and up to $179 more if the account is delinquent: the section 718.116(8) caps as adjusted and published by the Florida Department of Business and Professional Regulation, next due for update by July 1, 2027.
Whether the Deep Creek Gardens declaration gives the association a right to approve a new owner is stated in the declaration and its amendments, which sit behind the owners’ portal. We read your documents before listing and build any application step and its timing into the contract.
The fee is set each year in the association’s adopted budget, and the estoppel states the current amount for your unit. The association does not publish its budget on its public pages, so we print no figure. Your owner portal or the association office at 941-629-4779 gives the current budget.
Yes. The association publishes a public website, but its budget and rules sit behind the owners’ login. The public pages describe the complex as a 199-unit condominium with full-time and seasonal residents and list its amenities, office address and phone.
The association lists a clubhouse, swimming pool, tennis court, pickleball courts, bocce ball courts, shuffleboard courts, a gazebo with two gas grills, a social garden area with two gas grills, and small lakes with fountains. Golf at Deep Creek Golf Club and Deep Creek Park are separate and not included in ownership.
Deep Creek Gardens is in FEMA Zone X, an area of minimal flood hazard, on map panel 12015C0068G effective December 15, 2022, outside the special flood hazard area. It is in Charlotte County evacuation Zone D. You still owe the buyer the section 689.302 flood disclosure.
Yes. Section 689.302 requires the flood disclosure for residential sales at or before the contract regardless of zone. It asks about flood insurance claims, federal disaster assistance for flood damage and, since 2025, flooding that damaged the property during your ownership. Answer it accurately.
The condominium resale package under section 718.503, the flood disclosure under section 689.302, known defects that materially affect value and are not readily observable, and the property tax disclosure summary in the contract under section 689.261. The section 720.401 homeowners’ association summary does not apply to a chapter 718 condominium.
Yes, subject to the lease and the association’s rules. A buyer takes the unit subject to the tenant’s rights under the lease, so we share the lease, the deposit records and the tenant’s end date up front, and we schedule showings with proper notice. Some buyers want the tenant; most seasonal buyers want the unit empty.
Often, yes, because many buyers are seasonal owners who want to arrive to a ready home. Furnishings rarely add their cost to the price, and lenders do not finance them, so we list exactly what is included and decide with you whether to offer them included, excluded or negotiable.
Yes. Eighty-eight Deep Creek Gardens owners mail their tax notices outside Florida. We manage access, showings, cleaning and local work, and most closings can be signed by mail-away package or remote online notarization under Florida’s chapter 117 without travel.
Foreign sellers face FIRPTA withholding on U.S. real estate sales, but the IRS sets out an exception when the amount realized is $300,000 or less and the buyer intends to use the property as a residence. Speak with a cross-border tax adviser before listing and tell the closing agent at the start.
Confirm who has authority to sign, through probate or a trust, before listing; contact the association so the account and access are in order; gather the unit’s documents; and decide what to do with furnishings. The buyer’s taxes reset to just value, and the estate’s basis is usually the value at death, so ask your attorney and tax adviser early.
You can. You would still owe the resale package, the flood disclosure and the property tax disclosure, and you would manage the estoppel, the lender questionnaire and the buyer’s financing review yourself. If you do, use a closing agent or attorney for the condominium documents.
Cash buyers are a real part of a $135,000 condominium market, especially with no FHA approval on the project. County records do not show how each sale was paid, and the MLS export we hold has no financing field, so we publish no cash share. We compare any cash offer with a likely financed one on net proceeds and time.
The one Deep Creek Gardens unit that closed on the Southwest Florida MLS in the 12 months to October 29, 2026 took 56 days on market, one sale and too few for a median; the county sale list on this page is complete through October 16, 2026. After a contract, a cash closing can take two to four weeks and a financed closing usually longer, depending on the lender’s project review and the estoppel.
At the $135,000 median, documentary stamps on the deed are $945 and the owner’s title policy at the promulgated rate is $750 if the seller pays it, plus the estoppel fee, recording charges, prorations and the commissions you negotiate. Our net sheet shows the full picture for your price.
Possibly. If the unit was your main home for two of the last five years, IRS Publication 523 may let you exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly. Seasonal and rental owners usually do not qualify for the full exclusion. Ask a tax adviser.
If the unit is your Florida homestead, portability can carry up to $500,000 of your Save Our Homes benefit to a new Florida homestead established within three years of January 1 of the year you left. In Charlotte County you file Form DR-501T with the Property Appraiser.
The mailing address is Punta Gorda, FL 33983, but the complex is in unincorporated Charlotte County, taxing district 104, outside the City of Punta Gorda. The state’s condominium register still carries its original 1986 Port Charlotte registration address, which is why some records show both names.
We publish no age designation for Deep Creek Gardens, because we have not read one in the recorded declaration. The association describes both full-time and seasonal residents. Any age rule would be in the declaration, which a buyer receives in the resale package.
A Deep Creek Gardens specialist matters because the price of an identical floor plan is decided by records most agents never open: the unit’s floor and county tier, the building’s 2023 roof permits, HUD’s approval list, the association’s documents and the 12 recorded sales of the past year. A buyer pays for certainty on each.
If you are thinking, “I need someone to sell my condo at Deep Creek Gardens,” McGreevy and Comisar helps owners 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 at Deep Creek Gardens, The Pines at Deep Creek, a house in Deep Creek Section 20 or Section 23, or a home across the river in Punta Gorda Isles or Burnt Store Isles, our team provides local market guidance, professional listing exposure and a clear plan to help you sell confidently.
A Deep Creek Gardens buyer is buying a two-bedroom home with the roof, exterior and grounds handled by the association, a pool and courts a short walk away, and Deep Creek’s location. By free-flow routing from the complex’s common grounds, Deep Creek Golf Club is 1.9 miles and about 5 minutes away, Deep Creek Elementary 5.1 miles and 8 minutes, AdventHealth Port Charlotte and HCA Florida Fawcett 6.2 miles and 13 minutes each, downtown Punta Gorda 10.0 miles and 15 minutes, Port Charlotte Town Center 9.0 miles and 15 minutes, Punta Gorda Airport 10.7 miles and 17 minutes, Fishermen’s Village 9.0 miles and 18 minutes, Englewood Beach 26.5 miles and 42 minutes, and Southwest Florida International Airport 45.7 miles and 54 minutes. Boaters launch at Harbour Heights Park, 4.5 miles and 11 minutes away. The schools assigned to the address are Deep Creek Elementary, Punta Gorda Middle and Charlotte High School.
Kings Highway is being widened by Charlotte County between Sandhill Boulevard and the DeSoto County line, and the county is designing a four-lane Sandhill Boulevard, the complex’s own frontage road, with roundabouts planned at the Capricorn and Deep Creek boulevard intersections. A buyer who arrives through the construction deserves an explanation, and we give it in the listing file.
A free Deep Creek Gardens home valuation tells you what you are working with. If you are also buying, whether moving within the complex or across Sandhill Boulevard, read our guide to buying a home in Deep Creek Gardens, our Deep Creek Gardens neighborhood guide and how we represent buyers across Southwest Florida.
Each document below is public and free, linked to the issuing authority’s own copy. These are the ones a Deep Creek Gardens seller actually uses.
| Document | Publisher | Why a Deep Creek Gardens seller needs it | Link |
|---|---|---|---|
| Deep Creek Gardens Condominium Association, Inc., Amended and Restated Articles of Incorporation, April 8, 2004 | Florida Division of Corporations | The association’s current articles, the starting point for governance questions | 2004 amended and restated articles (PDF) |
| Deep Creek Gardens Condominium Association, Inc., 2026 Annual Report | Florida Division of Corporations | Confirms the association is active and shows its current addresses | 2026 annual report (PDF) |
| Florida Statutes 553.899, milestone inspections | Florida Senate | The three-story threshold that two-story buildings fall below | Section 553.899 |
| Florida Statutes 718.116, assessments and estoppel certificates | Florida Senate | The estoppel your closing depends on | Section 718.116 |
| Florida Statutes 689.302, seller flood disclosure | Florida Legislature | The flood form owed at or before contract, in Zone X too | Section 689.302 |
| Deep Creek Non-Urban Street and Drainage benefit unit boundary map | Charlotte County | Shows the unit whose maintenance charge appears on the tax bill | Benefit unit map (PDF) |
| Fannie Mae Selling Guide B4-2.1-03, ineligible projects | Fannie Mae | The critical-repair and inspection tests a conventional lender applies | Selling Guide B4-2.1-03 |
| Florida condominium register extract, project PR1P015136 | Florida Department of Business and Professional Regulation | The state’s registration of Deep Creek Gardens A Condo | DBPR condominium extract (CSV) |
| Estoppel certificate fee schedule | Florida Department of Business and Professional Regulation | The current caps on estoppel fees | Estoppel fee schedule (PDF) |
| Portability transfer form DR-501T | Charlotte County Property Appraiser | Carrying your Save Our Homes benefit to a new Florida homestead | Form DR-501T (PDF) |
Every source below was read between September 26 and October 28, 2026, and each figure in the text carries its own window and retrieval date. Primary records only: Charlotte County and its Property Appraiser, Tax Collector, Clerk and public schools, the State of Florida’s statutes, rules and agencies, federal agencies, Fannie Mae, and the Deep Creek Gardens association’s own public pages. No listing portal, brokerage site or automated valuation was used for any figure on this page.
McGreevy and Comisar are the Southwest Florida listing team Deep Creek Gardens owners call when a condominium has to be priced against its own neighbors’ sales and sold without surprises in the paperwork. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008, lead the #1 Team in Southwest Florida since 2012, and handle every listing personally from the first valuation to the closing table.
For this Deep Creek Gardens seller guide we tracked all 273 qualified sales the county has recorded for the complex since 2009, the 12 of the past year unit by unit, and the 2026 certified value of all 199 units, so the figures here come from public records rather than estimates. Meet Jesse McGreevy, who leads the team’s pricing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation, or read 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 direct at (239) 898-6072, start with the Deep Creek Gardens valuation form, or read our Deep Creek Gardens neighborhood guide first. Buying too? 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 October 2026. Data line: Charlotte County Property Appraiser roll, sales file and unit records and Charlotte County GIS layers, checked October 2026. This guide is general information about selling a condominium at Deep Creek Gardens, not an appraisal and not legal, tax or insurance advice. Market figures change monthly and statutory figures change annually. Brokered by Domain Realty.