Punta Gorda, Florida
Selling a Deep Creek Section 20 home? We price it on 174 Charlotte County recorded Section 20 sales, sorted by size and era, against the new builds on nearby lots, not a portal estimate. Call McGreevy and Comisar at (239) 898-6072.
Home › Punta Gorda › Deep Creek › Deep Creek Section 20 › Sell Your Home in Deep Creek Section 20
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar of Domain Realty. Updated October 2026.
Jesse McGreevy and Marc Comisar built this guide for the owners of Deep Creek Section 20 who are getting ready to sell, and the first thing it tells them is who they are really competing with: not the house down the street, but the new home being finished on the vacant lot beside it. Deep Creek Section 20 is a single-family home neighborhood inside Deep Creek in Punta Gorda, Florida, made up of Blocks 516 to 628 of the Punta Gorda Isles Section 20 plat north of Sandhill Boulevard, with a Punta Gorda 33983 mailing address in unincorporated Charlotte County. For the neighborhood itself, from its covenants to its lot-by-lot flood test, read our Deep Creek Section 20 neighborhood guide. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008, and every figure below comes from the county’s recorded sales, not a portal estimate.
Call Jesse direct at (239) 898-6072, ask for a free Deep Creek Section 20 home valuation, or use the Section 20 valuation form at the top of this page. We send back the Section 20 sales that match your house by size band, era and block, each with its recorded date.
To sell a Deep Creek Section 20 home in 2026, price it against the 174 qualified Section 20 sales Charlotte County recorded in the 12 months to September 9, 2026, matched to your size band and era, show buyers how your resale beats the new builds on nearby lots, and have the estoppel, permit file and flood reading ready before listing.
Data updated: October 2026 (Charlotte County Property Appraiser recorded, qualified sales, 12 months to September 9, 2026, the newest sale in the county file downloaded October 28, 2026; Charlotte County Property Appraiser roll, downloaded October 28, 2026).
Section 20 is the busiest resale market in Deep Creek and one of the deepest single-neighborhood markets in Charlotte County. Over those 12 months the Property Appraiser recorded 174 qualified sales of improved single-family homes on the Section 20 plat, at a $356,000 median (the middle pair sold for $355,000 and $357,000), from $222,500 to $600,000, for $63,143,000 in total volume. The median sale worked out to $180.75 per square foot of the county’s heated living area.
That depth cuts both ways for an owner. A buyer touring Section 20 can find a comparable for almost any house, which keeps pricing honest, and a buyer can also see that 24 of those 174 sales were new homes sold straight from a builder at a $372,900 median, against $352,500 for the 150 resales. A Section 20 listing that is not priced and presented with both groups in mind gives the buyer an easy reason to walk across the street to the model.
Six records decide what a Section 20 home is worth, and none of them is the room count. The heated square footage on the county roll, because size moves price here more than age does. The year built, because Section 20’s 3,117 homes were built across five decades. The block and street, because the east end near Paramaribo Street sits closer to tidal water than the 600-numbered blocks. The roof, window and door permits, because insurers price the house on them. The association permit history, because every fence, lanai, pool cage and paint change needs one. And the new-home sales on nearby lots, because they set the ceiling a buyer has in mind.
This page is for owners of a detached Section 20 house and owners of one of the 470 vacant Section 20 lots on the October 2026 roll. It is not a guide for Deep Creek Gardens, The Pines or the other condominiums north of Sandhill Boulevard, which carry their own legal descriptions and associations. If you own on the south side of Sandhill, Section 23 is a separate plat with its own association, and our guide to selling in Deep Creek covers the community as a whole.
The Section 20 market on the county record, window by window; how new construction on nearby lots changes your sale; how size, era, pool and lot move a Section 20 price; how we price, market and negotiate; how Section 20 compares with Section 23 for the buyer you will meet; how to sell a vacant lot; what a buyer will find in your permit file; the disclosures a Florida seller owes; the flood, storm and insurance questions; what it costs to sell; and more than forty seller questions answered directly.
List your Deep Creek Section 20 home with McGreevy and Comisar because we price it from Section 20’s own recorded sales, sorted by size and era, rather than a Deep Creek or Punta Gorda average, and because Jesse McGreevy and Marc Comisar personally price, market and negotiate every listing as the #1 Team in Southwest Florida since 2012.
Data updated: October 2026 (Charlotte County Property Appraiser recorded, qualified sales, 12 months to September 9, 2026; RealTrends 2026 team rankings).
Our record is the reason sellers call us first. McGreevy and Comisar alone have over $900 million in sales, our Domain Realty Group team has closed 4,000+ transactions and more than $2.5 billion in real estate, and our team is the #5 real estate team in Florida (RealTrends 2026). Here is the locked list we stand behind:
If you are interviewing listing agents before you choose, our guide to the best real estate agents in Punta Gorda sets out the questions we think a seller should ask, and we are glad to be measured against them. For a Section 20 owner, one question matters more than the rest: can the agent show you, sale by sale, which of last year’s 174 Section 20 closings your house should be compared with, and why?
Before we walk a Section 20 house, we read the record a buyer’s agent, insurer and title company will read after the contract. That means the block and lot in the legal description, the year built and heated area on the roll, the county roof and window permits, the flood zone at the lot, the scrub-jay status if it is a lot, and the association’s permit history for the fence, lanai, pool cage and paint. In Section 20 those records explain most of the gap between a quick sale and a stalled one.
Jesse and Marc work every listing personally, with more than 45 years of combined direct experience between them. The partner who sets your Section 20 price is the partner who hears the buyer’s objection to a 2004 roof, reads the four-point report and negotiates the credit. Nobody passes your offer to an assistant, and nobody new appears at the closing table.
We tracked every one of the 174 qualified improved Section 20 sales recorded in the 12 months to September 9, 2026, plus the 21 vacant-lot sales in the same window, and matched each to its block, year built and heated area. We also tracked every Section 20 calendar year back to 2016 and the 24, 36 and 60 month windows, so the trend lines below are counts of recorded deeds, not projections.
The Deep Creek Section 20 market is steady and about 13 percent below its 2022 peak. The county recorded 174 qualified Section 20 home sales in the 12 months to September 9, 2026, at a $356,000 median, against a calendar-year median of $409,600 in 2022 and $360,000 in 2025.
Data updated: October 2026 (Charlotte County Property Appraiser recorded, qualified sales, 12 months to September 9, 2026, the newest sale in the county file downloaded October 28, 2026).
Charlotte County is a county-first market. Local MLS coverage of Deep Creek is thin and many Section 20 listings are entered under Port Charlotte or with the subdivision field blank, so every count, median and price per square foot in this section comes from the Property Appraiser’s recorded, state-qualified deeds on the Punta Gorda Isles Section 20 plat. The county file we downloaded on October 28, 2026 holds deeds through September 9, 2026, so our windows end on that date rather than leave the last seven weeks undercounted.
| Measure, 12 months to September 9, 2026 | Deep Creek Section 20 |
|---|---|
| Qualified improved single-family sales | 174 |
| Median sale price | $356,000 (middle pair $355,000 and $357,000) |
| Low and high | $222,500 to $600,000 |
| Total volume | $63,143,000 |
| Median price per heated square foot | $180.75 |
| Builder-direct first sales (our estimate) | 24 at a $372,900 median |
| Resales | 150 at a $352,500 median |
| Qualified vacant-lot sales | 21 at a $40,000 median |
| Newest qualified home sale in the file | September 1, 2026 |
Source: Charlotte County Property Appraiser public sales and roll files, downloaded October 28, 2026, our analysis. Qualified means Florida Department of Revenue sale codes 01 and 02 at a price over $1,000. The builder-direct figure is an estimate: the first qualified sale of a home within a year of its year built, or with no year built yet on the roll.
| Window ending September 9, 2026 | Home sales | Median | Median per heated sq ft | Builder-direct (est.) | Resale | Lot sales |
|---|---|---|---|---|---|---|
| 12 months | 174 | $356,000 | $180.75 | 24 at $372,900 | 150 at $352,500 | 21 at $40,000 |
| 24 months | 351 | $360,000 | $182.58 | 65 at $375,800 | 286 at $354,500 | 51 at $43,500 |
| 36 months | 582 | $370,000 | $189.58 | 147 at $380,000 | 435 at $365,000 | 101 at $42,500 |
| 60 months | 1,032 | $377,500 | $194.29 | 284 at $370,000 | 748 at $387,750 | 214 at $39,000 |
Source: Charlotte County Property Appraiser recorded, qualified sales, our analysis.
The longer the window, the higher the median, because the longer windows reach back into the 2022 and 2023 peak. A seller who prices from a three-year or five-year average is pricing from a market that has already moved. We use the 12-month record for the price, and the longer windows only to show which direction the line is moving.
| Calendar year | Home sales | Median | Builder-direct (est.) | Lot sales | Lot median |
|---|---|---|---|---|---|
| 2016 | 162 | $210,000 | 2 | 44 | $12,000 |
| 2017 | 184 | $210,000 | 30 | 94 | $12,000 |
| 2018 | 186 | $227,250 | 43 | 78 | $14,000 |
| 2019 | 180 | $237,000 | 65 | 63 | $16,000 |
| 2020 | 256 | $250,000 | 83 | 70 | $18,500 |
| 2021 | 276 | $313,200 | 68 | 123 | $28,000 |
| 2022 | 233 | $409,600 | 62 | 59 | $38,000 |
| 2023 | 232 | $387,750 | 104 | 55 | $37,500 |
| 2024 | 192 | $387,700 | 61 | 46 | $44,000 |
| 2025 | 189 | $360,000 | 39 | 14 | $41,500 |
| 2026, to September 9 | 115 | $357,000 | 9 | 18 | $38,750 |
Source: Charlotte County Property Appraiser recorded, qualified sales, our analysis. 2026 is a partial year.
Read from the top, the table shows the Section 20 median rising about 73 percent from 2019 to 2022, then giving back about an eighth of that peak over three years. The 2026 median to date, $357,000, sits within a few thousand dollars of 2025’s $360,000, which is what a flat market looks like. The builder column tells the other half of the story: new-home first sales peaked at 104 in 2023 and fell to 39 in 2025, with 9 recorded so far in 2026.
| Period | Home sales | Median |
|---|---|---|
| September 10 to December 31, 2025 | 59 | $350,000 |
| January to March 2026 | 31 | $364,000 |
| April to June 2026 | 54 | $359,950 |
| July 1 to September 9, 2026 | 30 | $340,500 |
Source: Charlotte County Property Appraiser recorded, qualified sales, our analysis.
The spring quarter carried the most closings in 2026, and the summer months carried the softest median, which is the usual Southwest Florida pattern: contracts written in the winter and early spring close in April, May and June. A Section 20 owner who wants the deepest buyer pool lists before the winter visitors arrive, so the house is on the market when they are touring.
| Price band, 12 months to September 9, 2026 | Home sales |
|---|---|
| Under $250,000 | 5 |
| $250,000 to $299,999 | 28 |
| $300,000 to $349,999 | 50 |
| $350,000 to $399,999 | 38 |
| $400,000 to $449,999 | 31 |
| $450,000 to $499,999 | 14 |
| $500,000 and up | 8 |
Source: Charlotte County Property Appraiser recorded, qualified sales, our analysis.
Eighty-eight of the 174 sales, about half, closed between $300,000 and $399,999. Only eight closed at $500,000 or more, and the single highest was $600,000 for a 2019 house on Uruguay Drive in April 2026. A Section 20 list price above $500,000 is asking a buyer to accept a price only eight households paid last year, so the house has to show why it belongs in that group.
The Southwest Florida MLS adds two measures the county file cannot hold: days on market and the ratio of sale price to list price. It cannot split them by section, because listings are labelled inconsistently. Deep Creek-wide, Southwest Florida MLS recorded 34 closings under the Deep Creek development name in the 12 months to October 29, 2026, at a $330,000 median, a 76-day median on market (71.5 days for single-family homes) and a 96.2 percent median sale-to-list ratio. Those are Deep Creek-wide figures, covering both sections and some condominiums, and the label catches only a fraction of the sales the county recorded.
Matched by address to the Section 20 plat on the Charlotte County roll, the Southwest Florida MLS export of October 29, 2026 holds 21 Section 20 closings in the 12 months to that date: a $348,000 median sale price, a 53-day median on market (20 closings with a days-on-market entry) and a 98.6 percent median sale-to-list ratio. That feed carries only part of Charlotte County’s sales, so read it beside the fuller county record above, which is complete through September 9, 2026. The export does not carry original list prices, so the sale-to-original-list ratio and the share of Section 20 listings that took a price reduction are not stated here. Information not available at time of publishing (checked 2026-11-10).
New construction changes a Deep Creek Section 20 sale by setting the price a buyer compares you against. Builders sold an estimated 24 new Section 20 homes in the 12 months to September 9, 2026 at a $372,900 median, $20,400 above the resale median, but their pipeline has shrunk from 104 first sales in 2023 to 39 in 2025.
Data updated: October 2026 (Charlotte County Property Appraiser recorded, qualified sales and roll, downloaded October 28, 2026, our analysis).
Most of Section 20 was platted and roaded by the developer by December 1981, but the houses went up one lot at a time over the following four decades, and they are still going up. On the October 2026 roll, 530 of the section’s homes, 17 percent, carry a year built of 2020 or later, and 470 parcels are still coded vacant. Between the September and October 2026 rolls alone, 35 Section 20 parcels moved from vacant to improved as new homes received their first assessments.
| Year | New homes added to the roll by year built | Builder-direct first sales recorded (est.) |
|---|---|---|
| 2023 | 137 | 104 |
| 2024 | 67 | 61 |
| 2025 | 48 | 39 |
| 2026, partial | 35 | 9 (to September 9) |
Source: Charlotte County Property Appraiser roll and recorded, qualified sales, our analysis. The roll lags construction, so the 2025 and 2026 counts will grow as homes are assessed.
Fewer builder sales means fewer brand-new houses competing for the same Section 20 buyer. That does not mean the competition is gone: a buyer still tours a new home before writing an offer on a 1988 resale, and the builder’s list price frames what that buyer thinks a newer house is worth. It does mean resale now carries a larger share of the market than at any point since 2020, which is good news for an owner who prices to it.
Over the last 12 months the estimated 24 builder-direct sales ran from $309,900 to $458,700 at a $372,900 median, and the 150 resales sold at a $352,500 median. Look at the size of those new homes, though, and the gap narrows. The builder homes were large, a median of about 2,200 square feet of heated area, so on a price-per-foot basis they closed at a median of about $163, and 19 of the 24 closed below the section’s $180.75. A resale of the same size, with a pool and a finished yard, is not automatically the cheaper house.
| Recent Section 20 sale, county record | Recorded | Year built | Heated sq ft | Price | Per sq ft | Type |
|---|---|---|---|---|---|---|
| Xingu Court, Block 570 | July 2026 | 2025 | 2,096 | $340,000 | $162.21 | Builder-direct (est.) |
| Barranquilla Avenue, Block 570 | June 2026 | 2026 | 2,114 | $391,200 | $185.05 | Builder-direct (est.) |
| Seasons Drive, Block 539 | June 2026 | 2026 | 2,466 | $390,000 | $158.15 | Builder-direct (est.) |
| Londrina Drive, Block 576 | August 2026 | 2021 | 1,962 | $480,000 | $244.65 | Resale |
| Porto Alegre Street, Block 535 | August 2026 | 2023 | 1,752 | $310,000 | $176.94 | Resale |
| Maracal Way, Block 616 | August 2026 | 1989 | 2,102 | $440,000 | $209.32 | Resale |
Source: Charlotte County Property Appraiser recorded, qualified sales, our analysis. House numbers and parties are omitted on purpose.
Two of those resales, a 2021 house on Londrina Drive and a 1989 house on Maracal Way, closed for more per square foot than any of the three builder homes. Condition, updates, pool and lot did that, not age. That is the case a Section 20 resale has to make, and it is the case we build the listing around.
A Section 20 resale usually comes with things a builder’s base price leaves out: a pool and screen cage, a sodded and landscaped yard that meets the association’s lawn rule, gutters, window treatments, a finished driveway and, on many lots, mature trees along the greenbelt. It is also available now, rather than in six months. Each of those is worth money to a buyer, and none of them shows up in a price-per-foot comparison unless the listing says so.
A new Section 20 home brings a new roof, current-code impact-rated openings, a builder warranty and the association’s current design minimums. Buyers and their insurers price those heavily, because the wind side of a Florida homeowners policy is priced on the roof and openings. A resale with a roof over 15 years old or no opening protection has to close that gap with price, with a credit, or with a roof and windows replaced before listing. We tell you which of the three costs you the least on your house.
Deep Creek Section 20’s 150 resales sold at a $352,500 median in the last 12 months, while 24 new homes on nearby lots sold at $372,900, so we price every Section 20 listing against both groups before it goes live. Request a free Deep Creek Section 20 home valuation or use the Section 20 valuation form, and Call Jesse direct at (239) 898-6072; we send the recorded sales with their dates. Buying your next home too? Marc Comisar leads our buyer representation across Southwest Florida and is direct at (239) 287-5873. You are working with Top 1% Real Estate Agents Nationally Since 2008, inside Deep Creek and across Punta Gorda.
Size matters more than age in Deep Creek Section 20. Over the 12 months to September 9, 2026, Section 20 medians stepped from $273,000 for homes under 1,500 square feet to $410,000 at 2,400 square feet and up, while homes built before 1990 sold at $340,000 and homes built since 2020 at $375,000.
Data updated: October 2026 (Charlotte County Property Appraiser recorded, qualified sales, 12 months to September 9, 2026, our analysis; heated area and year built from the October 2026 roll).
These two tables are the most useful thing on this page for a Section 20 owner, because they show which comparables a buyer’s appraiser will reach for first. Find your heated square footage on your county record, then your year built, and read across.
| Heated square feet | Sales | Median price | Median per sq ft |
|---|---|---|---|
| Under 1,500 | 12 | $273,000 | $200.85 |
| 1,500 to 1,799 | 43 | $325,000 | $190.65 |
| 1,800 to 2,099 | 51 | $370,000 | $191.83 |
| 2,100 to 2,399 | 53 | $380,000 | $169.28 |
| 2,400 and up | 15 | $410,000 | $163.20 |
Source: Charlotte County Property Appraiser recorded, qualified sales, 12 months to September 9, 2026, our analysis.
Price per square foot falls as houses get bigger, from about $201 under 1,500 square feet to about $163 at 2,400 and up. That is normal in every market, because the lot, the kitchen and the garage cost about the same whatever the size of the bedrooms. It is also why a seller should never price a 2,400 square foot Section 20 home by multiplying its area by the section-wide $180.75; that arithmetic overprices a big house and underprices a small one.
| Year built | Sales | Median price | Median per sq ft |
|---|---|---|---|
| Before 1990 | 39 | $340,000 | $188.51 |
| 1990 to 1999 | 29 | $365,000 | $181.08 |
| 2000 to 2009 | 47 | $340,000 | $174.97 |
| 2010 to 2019 | 14 | $349,000 | $205.82 |
| 2020 and later | 45 | $375,000 | $176.94 |
Source: Charlotte County Property Appraiser recorded, qualified sales, 12 months to September 9, 2026, our analysis.
The era table surprises most Section 20 owners. A house built before 1990 sold at a median only $35,000 below a house built since 2020, and it brought more per square foot, $188.51 against $176.94. Part of that is size: the 1980s houses on the roll are smaller, a median of 1,902 square feet against 2,032 for homes built since 2020, and smaller houses carry a higher price per foot. Part of it is that many 1980s Section 20 houses have been re-roofed, re-windowed and updated, and the market pays for that.
Section 20 buyers are paying for a quarter-acre greenbelt lot, a detached block house and central county water and sewer, and those do not age. What does age is the roof, the openings, the air conditioner, the kitchen and the baths. A 1987 house with a 2021 roof and impact windows is a different product from a 1987 house with its original windows, and the county record cannot tell them apart. That is why we walk the house before we name a price.
On the October 2026 roll, 1,806 of Section 20’s 3,112 standard single-family homes, about 58 percent, carry a pool. A Section 20 listing without a pool is competing against a field where most houses have one, so the price and the photographs have to account for it, for example by showing the lanai, the greenbelt view and the room on the lot for a future pool that the association’s Pool and Cage permit allows.
Every Section 20 lot borders association greenbelt, so a greenbelt view is the norm rather than a premium. What does move value is the flood reading and the water. Our lot test of the 3,875 platted Section 20 lots placed 3,440 in FEMA Zone X, and 94 of the homes on the roll sit on lots that test in Zone A or AE, where a federally backed mortgage requires flood insurance. A lake or canal view helps, and the roll flags only 61 homes as waterfront while the association says many homes sit on freshwater lakes or canals, so the survey and the plat, not the roll, decide what a listing can call water frontage.
We price a Deep Creek Section 20 home in seven steps, starting from the 174 qualified Section 20 sales of the last 12 months, narrowing them to your size band and era, checking them against new builds on nearby lots, then adjusting for roof, openings, pool, flood reading and condition, and pricing to win the first weeks.
Data updated: October 2026 (Charlotte County Property Appraiser recorded, qualified sales, 12 months to September 9, 2026; October 2026 roll).
A Section 20 price is never a single number from an algorithm. It is a short list of recorded sales that a buyer’s appraiser would also pick, adjusted in writing for the differences, and set at the point where the most qualified buyers see your house as the best value on their tour.
We start with the legal description, which names Punta Gorda Isles Section 20, the block and the lot. That confirms which association governs the lot, which declaration applies, and where the lot sits in the section: the east end near Paramaribo Street and Posadas Circle, the interior around Aysen Drive and Uruguay Drive, or the higher-numbered blocks toward 628.
From the five heated-area bands in the table above, we pull the recorded sales in your band and the band either side. A 1,950 square foot house is compared with the 51 sales between 1,800 and 2,099 square feet first, not with the section median.
Inside your size band, we separate the 1980s, 1990s, 2000s, 2010s and post-2020 houses, because condition and systems differ by era. A 2006 house is compared with 2000s houses first, and with newer houses only after an adjustment for its roof and openings.
We look at every builder-direct sale in the last 12 months within a few hundred square feet of your house and place your price against them. If your resale is priced above a comparable new build without a reason the buyer can see, such as a pool or a better lot, the listing waits until the builder sells out.
We adjust for the roof’s age and covering, impact windows and doors or shutters, the pool and cage, the air conditioner’s age, the kitchen and baths, and the garage. Each adjustment is written down with the comparable it came from, so you can see the reasoning rather than a lump number.
We check the flood zone at your lot on FEMA’s map, the evacuation zone, any lake or canal frontage on the survey, and whether a vacant lot beside you is likely to become a construction site. A Zone AE lot is not automatically worth less, but its buyer will ask for the elevation certificate and a flood quote, and the listing should have both.
Only now do we look at price per square foot, and only as a check that the result sits sensibly inside your size band. Then we set the list price where the buyers touring that month will see it as the strongest house for the money, because a Section 20 listing gets its most showings in its first weeks. A price cut after a month tells every buyer’s agent the house was priced for the seller’s hopes, not the record.
An automated estimate cannot see a new roof, impact windows or a remodeled kitchen, it often blends Section 20 with Section 23, the condominiums and Harbour Heights, and it leans on MLS labels that miss most Deep Creek sales. Federal regulators adopted quality control standards for automated valuation models in 2024 because automated estimates can miss in ways a lender cannot see. We use the county’s recorded sales and a walk-through instead.
Your buyer is almost certainly comparing Deep Creek Section 20 with Deep Creek Section 23, the plat south of Sandhill Boulevard. Over the same 12 months to September 9, 2026, Section 20 recorded 174 single-family sales at a $356,000 median and $180.75 per square foot, against 128 Section 23 sales at $352,500 and $172.59.
Data updated: October 2026 (Charlotte County Property Appraiser recorded, qualified sales and roll, same method and same 12-month window for both plats, our analysis; Section 23 association FAQ).
The two halves of Deep Creek share a developer, a street grid, a school zone and a county government, and they trade within a few thousand dollars of each other at the median. They are still different products, and the buyer who tours both will notice. Our Deep Creek Section 23 neighborhood guide covers the south side, and Section 23 owners have their own seller guide for selling in Deep Creek Section 23.
| What the buyer weighs | Deep Creek Section 20 | Deep Creek Section 23 | What it means for a Section 20 seller |
|---|---|---|---|
| Single-family sales, 12 months to September 9, 2026 | 174 | 128 | More choice on your side, so pricing has to be sharp |
| Median single-family sale | $356,000 | $352,500 | Near parity; the house, not the plat, decides |
| Median price per heated sq ft | $180.75 | $172.59 | Section 20 sells for more per foot |
| Median year built of the housing stock | 2000 | 1990 | Your buyer expects a younger house |
| Homes built 2020 or later | 530 | 260 | Twice the new-build competition on your side |
| Product on the plat | Single-family homes only, per the Section 20 association | Single-family plus 186 two-family parcels and multi-family blocks | A cleaner single-family streetscape to sell |
| Vacant-lot sales, 12 months | 21 at a $40,000 median | 21 single-family-block lots at a $44,000 median | Lot sellers on both sides compete for the same builders |
| Published association assessment | Not published; stated on the estoppel certificate | $205 per lot per year, per the Section 23 FAQ | Get the Section 20 figure in writing before listing |
| Golf club and county park on the plat | No; both sit on Section 23 tracts south of Sandhill Boulevard | Yes | Sell the short drive, not ownership of the amenity |
| Winter shutter rule | Removable shutters down December through May | No such rule on the public FAQ | Impact windows are worth more on your side |
Sources: Charlotte County Property Appraiser recorded, qualified sales and October 2026 roll, our analysis for both plats; Section 20 Declaration; Section 23 FAQ.
Buyers who want a house built in the last 25 years at a Deep Creek price, buyers who want a pool on a greenbelt lot, and buyers who prefer a plat that is single-family only tend to start in Section 20. So do buyers who toured a new home and want something similar without the wait. Those are the buyers your listing is written for.
Golfers who want the course on their side of Sandhill Boulevard, buyers who prefer an association that publishes its dues, investors looking at the duplex blocks, and buyers stretching for more square footage at the lower price per foot tend to start in Section 23. Some of them will cross Sandhill Boulevard for the right Section 20 house, especially one with a newer roof and impact windows.
A Section 20 listing should lead with what Section 20 has that Section 23 does not: the younger housing stock, the single-family streets and, on most lots, a Zone X flood reading. It should answer the one question a Section 23 comparison raises, the unpublished assessment, with the figure from the estoppel request in the listing packet. Deep Creek Gardens, the condominium beside Section 20 on Sandhill Boulevard, is a different buyer altogether; our Deep Creek Gardens guide covers it.
To sell a vacant Deep Creek Section 20 lot, confirm its scrub-jay permit status and fee tier, bring the association account current, keep the lot mowed, and price it against the 21 Section 20 lots that sold in the 12 months to September 9, 2026 at a $40,000 median, from $21,000 to $110,000.
Data updated: October 2026 (Charlotte County Property Appraiser recorded, qualified vacant-land sales and roll, downloaded October 28, 2026; Charlotte County 2026 scrub-jay fee schedule; Section 20 New Construction packet, revised July 2024).
Lot owners are Section 20 sellers too, and there are a lot of them. The October 2026 roll carries 470 vacant Section 20 parcels, held by 383 different owner names, and the largest single holder owns 11. Most lot buyers are builders or owners planning to build, and both price the lot by what it will cost to put a house on it.
| Window or year | Qualified lot sales | Median |
|---|---|---|
| 12 months to September 9, 2026 | 21 | $40,000 |
| 24 months | 51 | $43,500 |
| 36 months | 101 | $42,500 (middle half $36,500 to $48,000) |
| 60 months | 214 | $39,000 |
| 2021, the builder land rush | 123 | $28,000 |
| 2024 | 46 | $44,000 |
Source: Charlotte County Property Appraiser recorded, qualified vacant-land sales, our analysis. The median just value of a vacant Section 20 parcel on the roll is $32,844, a tax figure set as of January 1, not a sale price.
Lot prices more than tripled from $12,000 in 2016 and 2017 to a $44,000 median in 2024, and have held near $40,000 since. Volume is what changed: Section 20 recorded 123 lot sales in 2021 and only 14 in 2025, as builders worked through lots they had already bought.
Charlotte County’s scrub-jay habitat conservation plan covers much of Section 20. On our test of the county’s permit boundary, 2,452 of the 3,875 platted Section 20 lots fall in the “Permit Required” area, mostly the older, lower-numbered blocks. A builder on one of those lots pays the county’s 2026 development fee, $2,031 for an original platted lot of 0.22 acre or less and $4,063 for 0.23 to 0.49 acre, and may not clear vegetation from March 1 through June 30. The fee stays with the parcel once paid, so a lot with the fee already paid, or outside the permit area, is worth more to a builder, and the listing should say which it is.
A builder will check the scrub-jay status and tier, whether the lot has been cleared, the flood zone at the lot, the survey and any easements along the side and rear lines, water and sewer availability from Charlotte County Utilities, the association’s New Construction permit terms, $150 plus a $2,500 refundable Clean Jobsite Deposit, and the county impact fees, $7,804 for a single-family home on the schedule effective October 12, 2022, which buyers should confirm at permit because a new impact fee study is under way. We put those answers in the lot listing so the builder can write an offer without a long contingency.
Bring the Section 20 association account current, because the association will not accept a permit from an account with a past-due balance, and that becomes your buyer’s problem at closing. Keep the lot mowed at least monthly, as the association’s rules require. Gather the survey if you have one, the tax bills, and any county scrub-jay correspondence. The Deep Creek street and drainage assessment bills vacant and improved lots alike at $305.00 per unit, so a lot’s carrying cost is part of the conversation with a buyer who plans to hold it.
The same export, matched by address to the Section 20 plat, showed 4 active vacant-lot listings on October 29, 2026, asking $26,900 to $47,500, and 3 lot closings in the prior 12 months, at $25,000, $25,000 and $35,000 after a 228-day median on market. The county record above is complete through September 9, 2026.
A Deep Creek Section 20 buyer’s agent and title company will look for an association permit behind every exterior change on your house: fences, pool cages, lanais, pergolas, patios, pavers, paint colors and additions, plus Charlotte County permits for the roof, windows and structural work. Missing permits are among the most avoidable Section 20 closing delays.
Data updated: October 2026 (Section 20 Compiled and Integrated Declaration of Restrictions; Compiled and Integrated Rules and Regulations; permit packets, revised July 2024; read October 2026).
The Section 20 declaration requires the association’s approval before anything is built, placed or changed on the outside of a house, and the same review applies to repairs and alterations. The association can refuse approval on purely aesthetic grounds, and it can enforce against a new owner, which is why buyers and title companies look hard at the file. A county building permit and an association permit are two separate approvals; the association’s own application says county approval does not remove the need for its architectural review.
| Section 20 association permit | Fee | Deposit |
|---|---|---|
| New construction | $150 | $2,500 refundable Clean Jobsite Deposit |
| Addition or lanai | $120 | $2,500 refundable |
| Pool or pool cage | $95 | none listed |
| Water well | $50 | none listed |
| Fence, concrete or pavers, patio or deck, pergola, trellis, play set, kennel, trash-can enclosure, or another exterior change | $20 each | none listed |
Source: Section 20 Property Owner’s Association permit packets, each revised July 2024, on the association’s documents page. Confirm the current fee with the association before applying.
Section 20’s rules allow only open-style fences, no privacy or shadowbox fencing, no taller than four feet and not past the front of the house, and every fence needs a permit. Paint colors need the association’s consent unless the repaint matches the existing or a recently approved scheme, with no more than four colors and black or near-black limited to trim and doors. A six-foot privacy fence or an unapproved color is something a buyer’s agent will flag, and it is cheaper to resolve before listing than during the inspection period.
A new lanai must follow the home’s existing roofline and roof material and have screened walls, patios are limited in height and depth, and pergolas are allowed by permit behind the front of the house with no solid roof. If your house has any of these, we look for the permit before the buyer does.
The Section 20 declaration does not allow removable or visible hurricane shutters to stay up in December, January, February, March, April or May, with a narrow written exception for owners away for the whole of June through November. A seasonal seller should not list a house with shutters still up in the winter, and a house with impact-rated windows and doors avoids the rule entirely, which is a real selling point for a seasonal buyer.
Yes, Florida does not bar the sale of a house with unpermitted work, but the seller must disclose known problems that materially affect value, and in Section 20 the association can require the new owner to permit or remove a change it never approved. The practical routes are to apply for the missing association permit, obtain a county after-the-fact permit where the work needs one, or price the house for a buyer who will take it on. We help you decide which costs the least before the listing goes live.
Two Section 20 rules shape how a house is shown. Boats, trailers and personal watercraft may sit in the driveway only from noon Friday to 11:59 p.m. Sunday, and RVs for up to 48 hours twice a month, so a listing should show the garage depth for a buyer who owns a boat. The declaration also caps a For Sale sign at six by eight inches, which is why Section 20 marketing leans on photography, video and online reach rather than the lawn sign.
A Deep Creek Section 20 seller owes the buyer the homeowners’ association disclosure summary under section 720.401 before the contract is signed, the Florida flood disclosure at or before contract, disclosure of known defects that materially affect value, and a contract carrying the property tax warning, plus the association’s estoppel certificate before closing.
Data updated: October 2026 (Florida Statutes 720.401, 720.30851, 689.302 and 689.261; Johnson v. Davis; Section 20 Declaration; read October 2026).
This is general information, not legal advice. Your closing agent or real estate attorney decides how each duty applies to your sale. Several of these duties carry a cancellation right for the buyer if they are missed, so we assemble them before the first offer arrives rather than after.
Section 20 Property Owner’s Association, Inc. operates under chapter 720 of the Florida Statutes, and every Section 20 lot is bound by its recorded Declaration of Restrictions, so section 720.401 governs the disclosure summary on a Section 20 resale. Four facts matter:
Section 20 is detached single-family homes only, so the condominium rules of chapter 718 do not apply to a Section 20 house, and the 720.401 summary is the one that does.
The estoppel certificate is the association’s written statement of what the lot owes: the regular assessment, any special assessment, any unpaid balance and any open violation or fine. For Section 20, whose annual assessment is not published on any public page, it is also the only written statement of the dues figure, which is why we request it as soon as a listing is signed rather than when a contract arrives. Section 720.30851 sets base fee caps of $250 when nothing is delinquent, $100 more for delivery within three business days and up to $150 more if an amount is delinquent, and adjusts them for inflation every five years; the Florida Department of Business and Professional Regulation’s currently posted maximums are $299, $119 and $179. The association’s 2026 board agendas show a change of management company in progress, so ask the association in writing which office issues certificates today.
Section 689.302 requires a seller of residential property to give the buyer a completed flood disclosure at or before the time the contract is signed. The form asks whether the seller knows of flooding that damaged the property during their ownership, whether a flood insurance claim was filed and whether federal flood-damage assistance was received. It applies on the 3,440 Section 20 lots that test in Zone X just as it does on the 133 that test in Zone A or AE. A clean answer is a selling point, so complete it carefully and attach the elevation certificate if you have one.
Under the Florida Supreme Court’s decision in Johnson v. Davis (1985), a home seller must disclose known facts that materially affect value and are not readily observable to the buyer: a past roof leak, a recurring plumbing problem, 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; the median Section 20 home is assessed at $236,374 against a $277,950 median just value on the Property Appraiser’s prior-year roll figures, and much of that gap disappears for the next owner.
No home on the Section 20 roll was built before 1984, so the federal lead-based paint disclosure for housing built before 1978 does not apply to these houses. Florida’s radon notice under section 404.056 is a standard paragraph in Florida sale contracts and applies to every building in the state, Section 20 included. There is no community development district and no condominium layer on a Section 20 house, so no CDD or chapter 718 disclosure is owed.
An open deed-restriction notice, an unpaid fine or an account past due shows up on the estoppel certificate, and the declaration lets the association levy fines under section 720.305 and recover enforcement costs as an assessment against the lot. If you have received a violation letter, resolve it before the listing goes live; it is the kind of surprise that turns into a credit at the closing table.
A Deep Creek Section 20 buyer will ask which FEMA flood zone the lot sits in, which county evacuation zone applies, how old the roof is, whether the openings are impact-rated and what the insurance will cost. On our lot test, 3,440 of Section 20’s 3,875 platted lots are in Zone X, and 133 test in Zone A or AE.
Data updated: October 2026 (FEMA National Flood Hazard Layer, FIRM panel 12015C0070G effective December 15, 2022, and Charlotte County GIS evacuation and lot layers, queried September 29, 2026 for every Section 20 lot, our analysis; Charlotte County 50% FEMA Rule page; FEMA CRS list of April 1, 2026).
Insurance has become the question that shapes a Southwest Florida sale, and Section 20 owners have a better answer than many. Most of the section is high, dry ground, and the wind side of the premium is priced on the house, which a seller can document.
| FEMA flood zone at the lot | Platted lots | Homes on the roll |
|---|---|---|
| Zone X, minimal flood hazard | 3,440 | 2,774 |
| Zone X shaded, 0.2 percent annual chance | 302 | 214 |
| Zone AE, base flood elevation 10 feet | 78 | 51 |
| Zone A, no base flood elevation | 55 | 43 |
Method: an interior point of every lot on Charlotte County’s Lots layer for the Punta Gorda Isles Section 20 plat, tested against FEMA’s National Flood Hazard Layer and joined to the September 2026 roll. A lot test is not a flood determination for any house; the FEMA Flood Map Service Center gives the official zone for an address.
The Zone AE homes sit mostly at the east end, on Paramaribo Street, Posadas Circle, Obidos Drive, Rosario Street, Pasto Drive and the low end of Deep Creek Boulevard, nearest the tidal water. The Zone A homes are scattered along interior lake and canal edges. If your house is in either, a federally backed mortgage will require flood insurance, so we get a flood quote and the elevation certificate in hand before the listing goes live.
Not much on the record so far, and the samples are small. In the 12 months to September 26, 2026, Section 20 sales on Zone X lots carried a $352,500 median, four Zone AE sales $362,500 and two Zone A sales $382,000; over 36 months, 11 Zone AE sales carried a $395,000 median. The water-side lots are often larger, newer or lake-view lots, which offsets the insurance in the price. The insurance cost is still real, and it belongs in the listing file rather than in the buyer’s surprise.
| County evacuation zone at the lot | Platted Section 20 lots |
|---|---|
| Zone A | 42 |
| Zone B | 488 |
| Zone C | 1,074 |
| Zone D | 2,271 |
Source: Charlotte County GIS, Storm Surge Evacuation Zones layer, queried at every Section 20 lot, September 29, 2026, our analysis.
An evacuation zone is not a flood zone: it tells a household when the county may order it to leave, not how its insurance is rated. Charlotte County ordered all of Zones A and B to evacuate on September 27, 2022, ahead of Hurricane Ian, which by our lot join reached the 35 Section 20 parcels in Zone A and the 427 in Zone B. We found no primary source counting Ian damage inside Section 20, so we publish none; your own permit history shows what was repaired.
Charlotte County applies FEMA’s substantial improvement and damage rule in the high-risk flood zones: if a repair or improvement costs more than half the building’s value, the building must be brought up to current code, including elevation. The county states the rule does not apply to structures in Zone X. For most Section 20 buyers, that means a large remodel or storm repair is not pushed into elevation work, and a Zone X seller can say so.
Florida law requires insurers to give premium credits for documented wind-resistance features, recorded on a wind mitigation inspection under section 627.711: roof covering and age, roof-to-wall connections, roof deck attachment, a secondary water barrier and opening protection. A four-point inspection covers the roof, electrical, plumbing and air conditioning for older homes. We ask Section 20 sellers to order both before listing, because a buyer’s insurer will ask for them within days of a contract.
Charlotte County holds a Class 5 rating in FEMA’s Community Rating System, a 25 percent discount on National Flood Insurance Program policies countywide, Zone X included, per FEMA’s April 1, 2026 list. Florida’s My Safe Florida Home program offers free inspections and matching hardening grants when funded, and Citizens Property Insurance Corporation remains the insurer of last resort. No public source publishes an average Section 20 premium, so we do not estimate one; we ask an insurance agent to quote your house.
Selling a Deep Creek Section 20 home typically costs the documentary stamp tax on the deed at $0.70 per $100, the owner’s title insurance policy, which Charlotte County sellers customarily pay, the negotiated commissions, the association estoppel fee, prorated property taxes and the $305.00 Deep Creek street and drainage assessment, and small recording charges.
Data updated: October 2026 (Florida Statutes 201.02, 28.24 and 720.30851; Florida rule 69O-186.003; Charlotte County Deep Creek FY2026 adopted and FY2027 approved budget, version date September 18, 2025; price points from the Charlotte County Property Appraiser recorded sales, 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, see our guide to seller closing costs in Florida; here is how the fixed pieces land at three Section 20 price points.
| Cost item | At $300,000 | At $356,000 (12-month median) | At $450,000 |
|---|---|---|---|
| Documentary stamp tax on the deed, $0.70 per $100 | $2,100 | $2,492 | $3,150 |
| Owner’s title insurance, promulgated rate before any reissue credit | $1,575 | $1,855 | $2,325 |
| Section 20 estoppel certificate | statutory cap, see below | statutory cap, see below | statutory cap, see below |
| Recording, per page | $10.00 first page, $8.50 each added page | same | same |
| Commissions | negotiable | negotiable | negotiable |
Our calculations from the published rates, not a quote. The title premium uses Florida’s promulgated rate of $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 from $100,000 to $1 million.
The documentary stamp tax rate of 70 cents per $100 of price is set by section 201.02 and is the same in every Florida county except Miami-Dade. In Charlotte County the seller customarily pays for the owner’s title insurance policy, though the contract controls and the point can be negotiated. Because Florida promulgates the premium by rule, every title company charges the same premium for the same policy; what differs is the settlement and search fees around it.
Florida property taxes are paid in arrears for the calendar year, so at closing they are prorated to the closing date, usually on the prior year’s bill. The Deep Creek Non-Urban Street and Drainage MSBU, a Deep Creek charge covering both sections, rides on the same county bill at $305.00 per unit for occupied and vacant lots alike in FY2026, under the county’s adopted FY2026 and approved FY2027 budget, so it is prorated with the taxes. It funds swale grading, pipe lining at $420,000 a year and sidewalks, including a 3,995-foot sidewalk on Deep Creek Boulevard from Rio de Janeiro Avenue to Seasons Drive budgeted for construction in FY2027. The Section 20 association assessment is billed on its October fiscal year and prorated on the settlement statement from the estoppel figure.
The association’s estoppel fee is capped under section 720.30851, which sets base caps of $250 when nothing is delinquent, $100 more for delivery within three business days and up to $150 more if an amount is delinquent, adjusted for inflation every five years. The Department of Business and Professional Regulation’s currently posted maximums are $299, $119 and $179. Who pays it is a term of the contract.
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 offer buyer-broker compensation or a concession toward the buyer’s costs, and in a Section 20 market where builders often offer incentives, that choice matters. Seller-concession figures for Section 20 are not in the Southwest Florida MLS export we hold. Information not available at time of publishing (checked 2026-11-10).
If the house was your main home for two of the last five years, federal law lets you exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly, as the IRS explains in Publication 523. If the house is your Florida homestead, section 193.155 lets you carry up to $500,000 of your Save Our Homes benefit to a new Florida homestead established within three years, by filing Form DR-501T with the Property Appraiser of the new county. Talk to your tax adviser before you set a closing date around either.
We market a Deep Creek Section 20 home to the buyers who are already touring Section 20 and to the out-of-area buyers who have not arrived yet, with a listing file that answers the estoppel, permit, flood and roof questions on day one, photography that shows the greenbelt, and reach that does not depend on a six by eight inch sign.
Data updated: October 2026 (Charlotte County Property Appraiser roll, owner mailing address field, downloaded October 28, 2026; Section 20 Declaration, Section 14).
Many Section 20 buyers arrive from somewhere else. On the October 2026 roll, 85.1 percent of Section 20 homes carry an owner mailing address in Florida, which means about one in seven owners receives the tax bill at an address outside Florida. A Section 20 listing is written for a buyer who may decide from a phone in another state before ever seeing the house.
We put the documents in the listing before the first showing: the association estoppel figure or request, the association permits for every exterior change, the county permit history with the roof permit, the four-point and wind mitigation reports, the flood zone printout and any elevation certificate, the survey, recent utility and insurance figures, and the section 720.401 disclosure summary. A buyer who can read those before writing an offer writes a cleaner offer.
Every Section 20 lot backs onto association greenbelt, and many look onto a freshwater lake or canal. We photograph the back of the house at the hour the light falls on the greenbelt, fly the drone along the open space so a buyer sees how far the nearest rear neighbor is, and film the lanai and pool. Inside, we shoot the rooms a buyer compares with a new build: the kitchen, the primary bath and the garage.
The Section 20 declaration limits a For Sale sign to six by eight inches, so the sign will not sell the house. Reach does: the MLS with the correct subdivision and community fields, our own website, our database of qualified buyers, targeted digital advertising to buyers searching Punta Gorda and Port Charlotte, and the agents across Southwest Florida who call us when their buyers want Deep Creek.
We write a Section 20 resale listing to say, plainly, what the new build down the street does not include: the pool and cage, the landscaping, the window treatments, the finished lot, the mature trees and the move-in date. We also compare your price per square foot with the builder sales of the last 12 months, where most closed at about $163 per foot because they are large houses, so a buyer can see that a smaller resale is not overpriced simply because its price per foot is higher.
Section 20 closings in 2026 peaked from April through June, with 54 recorded sales, which means contracts written in the winter and early spring. A listing that goes live between November and February meets the winter visitors while they are touring. On October 29, 2026, the Southwest Florida MLS export of October 29, 2026, matched by address, showed 6 active Section 20 homes at a $457,000 median list price, plus 1 pending; none of the 6 was built in 2025 or 2026, the newest in 2023. Against the 21 Section 20 closings on that feed in the 12 months to October 29, 2026, that is about 3.4 months of supply.
We negotiate a Deep Creek Section 20 sale from the record: recorded comparables for price, the inspection and insurance reports you ordered before listing for repair requests, the estoppel figure for the association line, and builder sales for the appraisal. Jesse and Marc negotiate personally, so the partner who priced the house defends it.
The best negotiation in Section 20 happens before the offer, when the file already answers the questions a buyer would otherwise use to ask for a lower price.
When the buyer’s inspector writes up the roof, the air conditioner or a window, we answer with the reports you ordered before listing, contractor quotes, and the comparable sales that already priced the house’s condition. A repair credit is often cleaner than a repair, and a repair is often cheaper than a credit; we tell you which before you answer.
A buyer’s appraiser will look first at recent Section 20 sales of similar size and era, and sometimes at a new build on a nearby lot. If the appraisal comes in low, we send the appraiser the comparables we priced from, with the adjustments for pool, roof and openings, and ask for a reconsideration of value before anyone renegotiates price.
When more than one offer arrives, price is only one line. We compare financing, inspection periods, appraisal terms, closing dates and the buyer’s ability to close, and we ask every buyer for their best terms at the same time so no one is played against another.
Because the Section 20 assessment is not published, a buyer who learns it late can treat it as a surprise. We prevent that by putting the estoppel figure in the listing packet, and by confirming early that the account, fines and permits are clear, so the association line on the settlement statement matches what the buyer expected.
You can get a free Deep Creek Section 20 home valuation three ways: the Section 20 valuation form on this page, our Deep Creek Section 20 home valuation guide, or a call to Jesse McGreevy at (239) 898-6072. Each returns a range built from recorded Section 20 sales of your size and era.
We do not send an automated number. We send the recorded Section 20 sales in your size band and era, the builder-direct sales nearby, the Deep Creek-wide MLS days on market and sale-to-list figures beside them, your $305.00 street and drainage line, the estoppel steps and a net sheet. There is no obligation and no pressure to list.
Your address, the heated square footage if you know it, the year your roof was installed, whether you have impact windows or shutters, whether your pool has a cage, whether you hold an elevation certificate, and any association permits for exterior work. A walk-through lets us see condition, the one variable no public 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 also buying, read our guide to buying a home in Deep Creek Section 20 or see how we represent Southwest Florida buyers.
Most Deep Creek Section 20 owners net more by listing with an experienced team, because the estoppel, permit, disclosure and new-construction questions that stall a Section 20 sale are the ones an agent resolves. A cash sale trades price for speed, and 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 useful question is what each route costs on a Section 20 house specifically, where a missed 720.401 summary gives the buyer a way out of the contract and where a new build down the street sets the buyer’s expectations.
| What you care about | List with McGreevy and Comisar | Sell to a cash buyer or iBuyer | Sell by owner |
|---|---|---|---|
| Buyer pool | MLS with correct Deep Creek fields, our site, our buyer database, out-of-area marketing | One buyer | Whatever the owner arranges |
| Price | Set from Section 20’s recorded sales by size and era, defended at appraisal | Usually discounted for speed and risk | Set by the owner, often from a portal estimate |
| New-build competition | Priced and marketed against the builder sales | Absorbed in the discount | Handled by the owner |
| 720.401 summary and flood disclosure | Delivered before the buyer signs | Still owed by the seller | Owed by the seller, unaided |
| Section 20 estoppel and permits | Requested at listing, gaps cleared early | Ordered by the closing agent | Ordered by the closing agent |
| Repair negotiation | Partner-level, evidence-based | Often a second price cut | Owner negotiates directly |
| Best for | Most Section 20 sellers, especially resales near new builds | Homes that cannot be insured or financed as they stand | Owners with a buyer already in hand and a complete file |
Choose a listing if your house’s value depends on facts a buyer has to be shown: a newer roof, impact windows, a pool and cage, a lake view, clean association permits. Choose a cash sale if the house cannot currently be insured or financed and you would rather not repair it. 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 and the estoppel. A free valuation shows what each route would likely net on your house.
You can sell an inherited, tenant-occupied or out-of-state Deep Creek Section 20 home with the same plan as any other, plus three extra steps: confirm who has authority to sign, decide what happens to a lease, and set up a remote closing. Each adds paperwork, not a reason to accept a lower price.
These situations are common in Section 20, where a share of owners live out of state and many homes have passed between generations since the first wave of building in the 1980s.
If the owner has died, the sale usually runs through probate in Florida, where a personal representative sells under the authority of the will or the court; section 733.613 sets out when a personal representative may sell real property. A house held in a trust is sold by the trustee. Either way, the association account, the homestead status and any open permits need attention, and the house often needs cleaning out and minor repairs before photographs. We coordinate those steps with the family’s attorney.
The Section 20 declaration allows owners to rent for single-family residential use, and the posted documents set no minimum lease term. A tenant’s lease generally survives a sale, so a buyer must take the house subject to it unless the lease allows otherwise or the tenant agrees to leave. We read the lease, plan showings around the tenant’s rights, and price for the buyer pool the lease allows: investors if it stays, owner-occupants if it ends before closing.
Florida allows remote online notarization, so a Section 20 seller can close without flying back, through a title company that offers it. Foreign sellers should ask their closing agent about federal FIRPTA withholding early. Out-of-state owners also ask us about the shutter rule and the monthly lot mowing rule, both of which we can manage through local vendors while the house is listed. Always confirm wiring instructions by phone with a known number before sending money; wire fraud targets remote sellers first.
Florida allows an as-is sale, and many Section 20 contracts are written on the as-is form. As-is limits the seller’s repair obligation; it does not remove the duty to disclose known defects or the 720.401 summary. Buyers still inspect, and they still price what they find, so a pre-listing inspection is often worth its cost.
Jesse McGreevy is a top-reviewed Deep Creek Section 20 realtor, and McGreevy and Comisar hold the Gulfshore Life Five Star award for customer satisfaction for 21 straight years. The reviews below are quoted exactly as clients wrote them on our Google Business Profile; we do not edit, combine or score them.
★★★★★ “After my father’s unexpected passing, my family faced the difficult task of selling my mom’s home in Bonita Springs. We were fortunate to work with Marc Comisar.” Verified Google review
★★★★★ “Working with Jesse and his team was truly an amazing experience. From the very beginning, they were professional, attentive, and incredibly knowledgeable. They guided us through every step of the process with patience and clarity, always making sure we felt comfortable and informed with every decision.” Verified Google review
★★★★★ “I highly recommend Jesse and his brokerage for any of your real estate needs. They offer ‘white glove’ service from beginning to end.” 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. Call Jesse direct at (239) 898-6072.
These are the questions Deep Creek Section 20 owners ask us most, and the questions people search about selling in Section 20 and Punta Gorda, answered from the county record, the association’s documents and Florida law. For anything specific to your parcel, call Jesse.
Get a valuation built from Section 20’s recorded sales in your size band and era, request the association estoppel figure, gather your association and county permits, order a four-point and wind mitigation inspection, confirm your flood zone, and list with a team that puts those records in front of buyers on the first day. Call Jesse McGreevy at (239) 898-6072 to start.
It depends most on heated square footage, then on condition, roof, openings, pool and lot. Over the 12 months to September 9, 2026, Section 20 homes sold at a $356,000 median, from $273,000 for homes under 1,500 square feet to $410,000 at 2,400 square feet and up. A free valuation narrows that to your house.
Charlotte County recorded 174 qualified single-family home sales on the Section 20 plat in the 12 months to September 9, 2026, plus 21 vacant-lot sales. Over 24 months the count is 351 homes, and over 36 months 582, which makes Section 20 one of the deepest resale markets in Charlotte County.
Prices eased from the 2022 peak and have been flat since 2025. The calendar-year median was $409,600 in 2022, $387,750 in 2023, $387,700 in 2024, $360,000 in 2025 and $357,000 in 2026 to September 9. Price to the last 12 months, not to the peak.
For a well-prepared, correctly priced house, yes. The calendar-year median has held near $357,000 to $360,000 since 2025, builders are selling far fewer new homes than in 2023, and resale carries more of the market. The season matters too: Section 20 closings peaked from April through June in 2026.
Deep Creek-wide, Southwest Florida MLS shows a 71.5-day median on market for single-family homes in the 12 months to October 29, 2026. For Section 20 alone, matched by address, the closings in that window had a 53-day median on market (20 closings with a days-on-market entry). Price and paperwork move the timeline more than anything else.
Deep Creek-wide, homes sold at a 96.2 percent median of list price in the 12 months to October 29, 2026, per Southwest Florida MLS, covering both sections and some condominiums. Section 20 alone, matched by address, came in at 98.6 percent across 21 closings. A correctly priced Section 20 home generally sells close to its asking price.
They cap it more than they lower it. Builders sold an estimated 24 new Section 20 homes in the last 12 months at a $372,900 median, and buyers compare resales with them. A resale priced with its pool, landscaping and move-in date in view competes well, especially now that builder sales have fallen from 104 in 2023 to 39 in 2025.
Less than most owners expect. Section 20 homes built before 1990 sold at a $340,000 median in the last 12 months against $375,000 for homes built since 2020, and the older homes brought more per square foot, $188.51 against $176.94, partly because they are smaller. Roof, windows and updates close most of the remaining gap.
The median was $180.75 per square foot of county heated area over the 12 months to September 9, 2026. It falls as houses get bigger, from about $201 under 1,500 square feet to about $163 at 2,400 square feet and up, so use it only as a check on a price set from comparable sales.
The highest qualified Section 20 home sale in the 12 months to September 9, 2026 was $600,000, for a 2019 house on Uruguay Drive recorded in April 2026. Eight Section 20 homes sold for $500,000 or more in that window, out of 174.
The county records every qualified deed on the Section 20 plat, whatever a listing called the house. The MLS counts only listings an agent labelled Deep Creek, and many Section 20 listings say Port Charlotte or leave the field blank. Deep Creek-wide, the MLS label returned 34 closings in the 12 months to October 29, 2026, while the county recorded 174 on the Section 20 plat alone in the 12 months to September 9, 2026.
Yes. Section 20 Property Owner’s Association, Inc. governs the plat under chapter 720, and every lot is bound by its recorded declaration. The annual assessment is not published on any public page; the association states it on the estoppel certificate and its budget. We request the figure when you list so it is in the buyer’s packet.
It is the association’s written statement of the assessment, special assessments, any balance owed and any open violation. The seller authorizes it, and the title company usually requests it. Section 720.30851 sets base caps of $250, plus $100 for delivery within three business days and up to $150 if an amount is delinquent, adjusted for inflation; the state’s currently posted maximums are $299, $119 and $179.
Yes. Section 720.401 requires a Section 20 seller to give the buyer the disclosure summary before the contract is signed, and the contract must carry the statute’s voidability clause. If it is missed, the buyer can cancel within 3 days after receiving it or before closing, whichever comes first.
The 720.401 disclosure summary before contract, the flood disclosure under section 689.302 at or before contract, disclosure of known defects that materially affect value, and a contract carrying the property tax warning under section 689.261. The radon notice is standard in Florida contracts. No lead-paint disclosure applies, because no Section 20 home predates 1984.
Yes. The section 689.302 flood disclosure applies to residential sales whatever the flood zone, and it asks about flood damage, flood claims and federal flood assistance during your ownership. In Zone X a clean answer is a selling point, so complete it carefully.
Most likely Zone X: our lot test placed 3,440 of 3,875 platted Section 20 lots there. The exceptions are 78 lots in Zone AE, mostly at the east end around Paramaribo Street and Posadas Circle, and 55 in Zone A along interior lake and canal edges. The FEMA Flood Map Service Center gives the official zone for your address.
If your lot tests in Zone A or AE, yes, because your buyer’s lender will require flood insurance and the certificate prices it. In Zone X it is optional, but it helps a buyer who wants a flood policy anyway. Check with the county or a prior owner first; some Section 20 houses already have one.
Yes. A buyer’s insurer will ask for both within days of a contract, and a wind mitigation report under section 627.711 documents the roof, connections and opening protection that earn premium credits. Having them before listing removes a common reason for a buyer to renegotiate.
Not always. A roof near the end of its life raises a buyer’s insurance cost and can block some policies, so it will come up either way. Sometimes a credit is cheaper than a roof, sometimes a roof sells the house faster. We price both options against recent Section 20 sales before you decide.
They add more than in most neighborhoods, because the Section 20 declaration bars removable shutters from staying up December through May. Impact windows and doors let a seasonal owner leave the house protected year round, and they earn wind mitigation credits. List them prominently with their permits.
It can. The association can enforce its declaration against the next owner, so buyers and title companies look for unpermitted changes on the estoppel and in the permit file. Apply for the missing permit or correct the change before listing; most Section 20 permits cost $20.
Yes, one sign per property, no larger than six by eight inches, under the Section 20 declaration. That is smaller than a standard yard sign, so marketing reach does the work: the MLS, our website, our buyer database, video, drone and digital advertising.
Ask us first, because the Section 20 declaration limits signs to six by eight inches and the rules limit where vehicles may park, so an open house has to be planned around both. We weigh it against private showings for each listing and follow the association’s rules on the day.
Yes. Section 20 recorded 21 qualified lot sales in the 12 months to September 9, 2026 at a $40,000 median, from $21,000 to $110,000. A builder will check the scrub-jay status, the fee tier, the flood zone and the association account, so gather those first.
Yes. Charlotte County’s habitat plan ties the fee to the parcel, not the owner, so a fee already paid carries to the buyer, and a lot outside the “Permit Required” area owes none. In 2026 the fee is $2,031 for an original platted lot of 0.22 acre or less and $4,063 for 0.23 to 0.49 acre.
Yes. The Section 20 declaration allows renting for single-family residential use and the posted documents set no minimum term. A lease generally survives a sale, so the buyer takes the house subject to it unless the lease or the tenant allows otherwise. We plan showings and pricing around the lease.
Yes. Florida allows remote online notarization, so you can sign closing documents without traveling, through a title company that offers it. We manage showings, vendors, the lot mowing and shutter rules locally, and we recommend confirming wire instructions by phone with a known number.
Usually through probate, where a personal representative sells under the will or the court’s authority, or through the trustee if the house is in a trust. Bring the association account current, check the homestead status and open permits, and coordinate with the family’s attorney. We handle the pricing, preparation and marketing.
Florida allows it, but you carry every disclosure yourself, including the 720.401 summary before contract, and you price against new builds without the full comparable set. Have a closing agent or attorney prepare the contract and summary. Our decision table above compares listing, a cash sale and a by-owner sale.
Some Section 20 buyers pay cash, especially second-home buyers, but no public county field records financing, and the Southwest Florida MLS export we hold has no financing field either. Information not available at time of publishing (checked 2026-11-10). A cash offer is worth less than it looks if it comes with a deep discount; compare its net with a financed offer at a higher price.
At the $356,000 median, documentary stamps are $2,492 and the promulgated owner’s title premium about $1,855, which Charlotte County sellers customarily pay. Add the negotiated commissions, the estoppel fee, prorated taxes and the $305.00 street and drainage assessment, and recording. We give every seller a written net sheet.
It is the Deep Creek Non-Urban Street and Drainage MSBU, a county assessment covering both sections of Deep Creek, at $305.00 per unit for occupied and vacant lots in FY2026 under the county’s adopted budget. It funds swales, pipe lining and sidewalks, and it is prorated with your taxes at closing.
In Charlotte County the seller customarily pays for the owner’s title insurance policy, but the contract decides, and it can be negotiated. Florida sets the premium by rule, so every title company charges the same premium for the same policy.
Often yes. The median Section 20 home is assessed at $236,374 against a $277,950 median just value on the Property Appraiser’s prior-year figures, because Save Our Homes caps a homesteaded owner’s increases. A sale resets the assessment, and the contract must warn the buyer not to rely on your taxes.
Yes, through portability under section 193.155. You can carry up to $500,000 of your Save Our Homes benefit to a new Florida homestead established within three years, by filing Form DR-501T with the new county’s Property Appraiser when you apply for the new homestead.
If it was your main home for two of the last five years, federal law lets you exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly, per IRS Publication 523. Gains above that, and gains on a rental, may be taxed. Ask your tax adviser before you set a closing date.
List in time for the winter and spring buyers. Section 20 closings peaked from April through June in 2026, which reflects contracts written from January to March. A summer listing can still sell, but it meets fewer buyers, and a storm can pause insurance binding for a few days.
About 58 percent of Section 20 homes carry a pool on the roll, so a pool is the norm a buyer expects rather than a rare extra. A house without one competes on price and on room for a future pool, which the association’s Pool and Cage permit allows.
Not directly, but buyers ask. Most Section 20 lots are in county Evacuation Zones C and D; 42 lots are in Zone A and 488 in Zone B, mostly toward the east end. An evacuation zone is not a flood zone and does not set insurance rates.
Section 20 has a Punta Gorda 33983 mailing address but lies in unincorporated Charlotte County, outside Punta Gorda city limits; some records and listings say Port Charlotte. Charlotte County taxes the home, issues permits, supplies water and sewer, and sets evacuation zones.
Yes, with your consent, through a private or office-exclusive listing that shares the house with selected buyers and agents before or instead of the MLS. It suits owners who value privacy, but it narrows the buyer pool, so we show you the trade-off in price before you choose.
Choose the agent who can show you, sale by sale, which recorded Section 20 sales your house should be priced against and how they will sell it against the new builds nearby. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price every Section 20 listing that way. Call Jesse direct at (239) 898-6072.
A Deep Creek Section 20 specialist matters because Section 20’s value is written in records a generalist rarely reads: the size band and era of the comparables, the builder sales on nearby lots, the unpublished assessment on the estoppel, the association permit file, the scrub-jay status of the lot next door and the flood reading at the east end.
If you are thinking, “I need someone to sell my house in Deep Creek Section 20, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Deep Creek, Punta Gorda, Port Charlotte and the rest of Charlotte County. Whether you are selling in Deep Creek Section 20, Deep Creek Section 23, Deep Creek Gardens, Punta Gorda Isles or Burnt Store Lakes, our team provides local market guidance, professional listing exposure and a clear plan to help you sell confidently.
Section 20 buyers are buying a detached house on a quarter-acre lot, the median platted lot is 9,915 square feet, backed by association greenbelt, with county water and sewer, a short drive to Deep Creek Golf Club and Deep Creek Park, both on Section 23 tracts south of Sandhill Boulevard, and Charlotte County schools zoned to Deep Creek Elementary, Punta Gorda Middle and Charlotte High on the district’s locator, which the district calls only a guide.
| From 1009 Rio de Janeiro Avenue to | Miles | Minutes, free-flow |
|---|---|---|
| Harbour Heights Park boat ramp | 3.5 | 9 |
| HCA Florida Fawcett Hospital | 7.4 | 14 |
| Downtown Punta Gorda | 8.0 | 15 |
| AdventHealth Port Charlotte | 7.3 | 15 |
| Punta Gorda Airport | 8.8 | 17 |
| Fort Myers, downtown | 30.1 | 42 |
| Southwest Florida International Airport | 43.7 | 53 |
Method: OSRM routing on OpenStreetMap roads, fastest free-flow route from 1009 Rio de Janeiro Avenue, computed September 26, 2026 for our Deep Creek guide. Add time for traffic and road work.
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, Section 20’s southern edge, with roundabouts at Capricorn Boulevard and Deep Creek Boulevard. A buyer touring Section 20 will drive through the work, so we tell them what is being built and when before they ask.
If your next home is across the river, our guide to selling a home in Punta Gorda covers the city side, and our Punta Gorda area guide covers the neighborhoods. For a move within Deep Creek, read buying a home in Deep Creek Section 20, and for the whole picture of the neighborhood, our Deep Creek Section 20 guide.
Every document behind the figures in this Deep Creek Section 20 seller guide is public and free. These are the ones a Section 20 seller uses most, each linked to the publishing authority’s own copy.
| Document | Publisher | Why a Section 20 seller needs it | Link |
|---|---|---|---|
| Compiled and Integrated Declaration of Restrictions, Section 20 | Section 20 Property Owner’s Association, Inc. | Plan approval, signs, shutters, boats, rentals and the variance rule | Section 20 declaration (PDF) |
| Compiled and Integrated Rules and Regulations, Section 20 | Section 20 Property Owner’s Association, Inc. | Fences, paint, lanais, pergolas, parking and lot mowing | Section 20 rules (PDF) |
| New Construction permit and Clean Job Site Program, revised July 2024 | Section 20 Property Owner’s Association, Inc. | What a builder buying your lot will owe the association | New Construction packet (PDF) |
| Bylaws, Section 20 | Section 20 Property Owner’s Association, Inc. | The fiscal year, assessment timing and lien rules | Section 20 bylaws (PDF) |
| Deep Creek Street and Drainage MSBU, FY2026 adopted and FY2027 approved budget | Charlotte County | The $305.00 per unit assessment on the tax bill | Deep Creek MSBU budget (PDF) |
| Scrub-jay Habitat Conservation Plan development fees, 2026 | Charlotte County | The fee tier a builder checks before buying a lot | 2026 scrub-jay fees (PDF) |
| Scrub-jay Habitat Conservation Plan FAQ | Charlotte County | Why the fee stays with the parcel and when clearing is barred | Scrub-jay FAQ (PDF) |
| Impact fee master schedule, effective October 12, 2022 | Charlotte County | The single-family impact fee a lot buyer budgets | Impact fee schedule (PDF) |
| Florida Statutes 720.401, disclosure summary | Florida Senate | The pre-contract summary a Section 20 seller supplies | Section 720.401 |
| Florida Statutes 720.30851, estoppel certificates | Florida Senate | The estoppel fee caps and what the certificate states | Section 720.30851 |
| Florida Statutes 689.302, flood disclosure | Florida Senate | The flood form owed at or before contract, in Zone X too | Section 689.302 |
| Estoppel certificate fee schedule | Florida Department of Business and Professional Regulation | The current inflation-adjusted estoppel caps | Estoppel fee schedule (PDF) |
| 50% FEMA Rule information packet | Charlotte County Community Development | The Zone X exemption buyers ask about | 50 percent rule packet (PDF) |
| Hurricane Ian evacuation order, Zones A and B, September 27, 2022 | Charlotte County | Which evacuation zones the county ordered out | Ian evacuation order (PDF) |
| Portability transfer form DR-501T | Charlotte County Property Appraiser | Moving your Save Our Homes benefit to your next Florida homestead | Form DR-501T (PDF) |
Every source below was read between September 26 and October 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, and newspapers or trade publications 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 Section 20 owners call when a house 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 Section 20 seller guide we tracked all 174 qualified home sales and 21 lot sales the county recorded on the Section 20 plat in the 12 months to September 9, 2026, and every calendar year back to 2016. Meet Jesse McGreevy, who leads the team’s listing 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 Section 20 valuation form, or read our Deep Creek Section 20 neighborhood guide first. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.
Updated November 2026. Market data from the Charlotte County Property Appraiser public roll and sales files and Charlotte County GIS, checked October 2026; Deep Creek-wide figures from Southwest Florida MLS Matrix, export of October 29, 2026. This guide is general information about selling a home in Deep Creek Section 20, not an appraisal and not legal, tax or insurance advice. Brokered by Domain Realty.