Punta Gorda, Florida
Selling a Deep Creek Section 23 home? We price it from 128 recorded Section 23 sales by size, era, pool and lake, clear your association permits and estoppel early, and market it against the new builds. Call McGreevy and Comisar at (239) 898-6072.
Home › Punta Gorda › Deep Creek › Deep Creek Section 23 › Sell Your Home in Deep Creek Section 23
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar of Domain Realty. Updated October 2026.
Jesse McGreevy and Marc Comisar wrote this guide for owners of a Deep Creek Section 23 house who want the answer to one question before they list: what will a buyer pay for this house, on this block, against the new homes being built two streets over? Deep Creek Section 23 is a deed-restricted single-family neighborhood inside Deep Creek in Punta Gorda, Florida, recorded as the Punta Gorda Isles Section 23 plat south of Sandhill Boulevard. It carries a Punta Gorda 33983 mailing address but sits in unincorporated Charlotte County, so the county, not the city, values, taxes and permits every house. Our Deep Creek Section 23 neighborhood guide covers the place itself; this page covers the sale. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008, and we built this seller guide from Charlotte County’s recorded deeds rather than a portal estimate.
Call Jesse direct at (239) 898-6072, ask for a free Deep Creek Section 23 home valuation, or use the Section 23 valuation form at the top of this page. Every figure we send comes with its window, its source and the date we pulled it.
To sell a Deep Creek Section 23 home in 2026, price it from Charlotte County’s 128 recorded Section 23 home sales of the last 12 months, sorted by living area, era, pool and lake, clear your association permits and estoppel before listing, deliver the flood disclosure and the 720.401 summary before the buyer signs, and position the house against the builders’ new homes nearby.
Data updated: October 2026 (Charlotte County Property Appraiser public sales file, newest record September 9, 2026, retrieved 28 Oct 2026; qualified sales of single-family homes on the Punta Gorda Isles Section 23 plat, September 10, 2025 to September 9, 2026; our analysis).
Section 23 is not a thin market. Charlotte County recorded 128 qualified single-family home sales on the plat in the 12 months from September 10, 2025 to September 9, 2026, at a $352,500 median. The count is even, so that median is the midpoint of the two middle sales, $350,000 and $355,000. Prices ran from $189,000 to $665,000, and the median sale brought $172.59 per square foot of county living area. The newest Section 23 home sale in the county’s sales file is dated August 26, 2026, and the property appraiser’s roll shows 10 further Section 23 home sales recorded through October 13, 2026.
That depth cuts both ways for a seller. It means there is a real comparable for almost any Section 23 house: a 1986 pool home on Vermouth Lane, a 2005 house on Templar Lane, a new build on Mazatlan Road. It also means a buyer, and the buyer’s appraiser, can find the same comparables. A price that cannot be defended sale by sale will be defended for the seller by nobody.
Four facts in the public record move a Section 23 price further than the number of bedrooms. The first is the block number in your legal description, because Section 23 is one plat with two recorded declarations, and a house on a single-family block is a different product from a duplex on a multi-family block. The second is county living area, because in Section 23 price per square foot barely changes from one building era to the next, so size does most of the work. The third is the pool and lake flags on the 2026 roll, which separate the upper half of the market from the lower half in the raw medians. The fourth is the nearest builder-direct sale, because 15 new houses sold straight from builders in the same 12 months at a $385,000 median, and every buyer who tours your house has usually toured one of those first.
This guide walks a Section 23 owner through the county’s sales record for the plat, why that record leads and the MLS follows, how Section 23 compares with Deep Creek Section 20 across Sandhill Boulevard, how we price a Section 23 house, the recent sales a buyer will hold up against yours, the new construction on scattered lots, what the 2026 tax roll says about who buys here, the disclosures Florida law requires, the flood and insurance questions, the deed restrictions that shape your buyer pool, the cost of selling, and more than 35 seller questions answered directly. If you also own on the north side of Sandhill, our guide to selling in Deep Creek covers both sections and the condominiums together.
List your Deep Creek Section 23 home with McGreevy and Comisar because we price it from every recorded Section 23 sale, not a blended Deep Creek average, and because Jesse McGreevy and Marc Comisar, partners in the #1 Team in Southwest Florida since 2012, personally price, market and negotiate each listing from the first call to the closing table.
Data updated: October 2026 (Charlotte County Property Appraiser public sales file and 2026 roll, retrieved 28 Oct 2026; RealTrends 2026 team rankings).
A listing agent’s record matters only if it is the record of the people who will actually handle your sale. Ours is:
Across their careers Jesse and Marc have handled more than 4,000 transactions, and RealTrends ranked the Domain Realty Group team the #5 real estate team in Florida (RealTrends 2026). Comparing listing agents before you sign is the right instinct. Our guide to the best real estate agents in Punta Gorda sets out the questions we would ask any agent who wants your Section 23 listing, and we expect to be asked them too. The first one is simple: can the agent tell you, from the county record, what the last ten houses of your size on the single-family blocks sold for?
A Section 23 listing has to start from documents most agents never open. Your legal description names a block, and that block decides whether the Single Family Residential declaration or the Multi-Family Residential declaration governs the lot. The 2026 roll tells us your county living area, year built, pool flag and lake flag, the four numbers that sort Section 23’s sales. The association’s permit file tells us whether your pool cage, fence, driveway widening or paint change was approved. The county’s street and drainage line tells the buyer what rides on the tax bill. We pull all four before we suggest a price.
Jesse leads listing strategy and Marc leads buyer-side negotiation, and both stay on your file. The partner who priced your house is the one who answers the buyer’s agent about the 1987 roof, who reads the four-point report when it comes back and who decides whether a repair credit is fair. In a section where 113 of the last 128 recorded home sales were resales competing with builder inventory, that continuity is how a list price survives to the closing statement.
We pulled every qualified Charlotte County sale on the Punta Gorda Isles Section 23 plat through September 9, 2026, the newest deed in the county’s sales file, and matched each one to the 2026 roll for size, year built, pool and lake. We queried Charlotte County’s building-permit layer for every Section 23 parcel to measure the pace of new construction. We tracked 3,108 parcels on the plat, 2,436 homes and 266 vacant single-family lots, and we read the association’s declaration, enforcement policy, rental policy and permit fee schedule before writing a word about rules.
The Deep Creek Section 23 market is steady and well below its 2022 peak. Charlotte County recorded 128 qualified Section 23 home sales in the 12 months to September 9, 2026 at a $352,500 median and $172.59 per square foot, against a 2022 calendar-year median of $425,000; 2025 closed at $355,000 and 2026 so far is flat.
Data updated: October 2026 (Charlotte County Property Appraiser public sales file, newest record September 9, 2026, downloaded 28 Oct 2026; qualified sales of single-family homes on the Punta Gorda Isles Section 23 plat; our analysis).
Charlotte County is a county-first market for us. Local MLS coverage of Deep Creek is thin, and most Section 23 listings are filed under other labels, so every count and median on this page comes from the county’s recorded, state-qualified deeds: sale codes 01 and 02, improved property, price over $1,000, matched parcel by parcel to the 2026 roll. Builder-to-builder transfers, quitclaims and corrective deeds are not sales and are not counted.
| Measure, September 10, 2025 to September 9, 2026 | Deep Creek Section 23 single-family homes |
|---|---|
| Qualified home sales | 128 |
| Median price | $352,500 (even count; middle pair $350,000 and $355,000) |
| Lowest and highest | $189,000 and $665,000 |
| Middle half of sales | $301,150 to $405,600 |
| Median price per square foot of county living area | $172.59 |
| Median county living area of homes sold | 2,043.5 sq ft |
| Median year built of homes sold | 1990 to 1991 (even count, middle pair) |
| Recorded dollar volume | $45,980,900 |
| New-home first sales (builder-direct estimate) | 15, median $385,000 |
| Resales | 113, median $345,000 |
Source: Charlotte County Property Appraiser public sales file (newest record September 9, 2026), downloaded October 28, 2026; qualified sales of single-family homes on the Punta Gorda Isles Section 23 plat, September 10, 2025 to September 9, 2026; our analysis. Builder-direct means the first qualified sale of a house within a year of its year built.
The split between new and resale is the most useful line in the table for a Section 23 seller. The 15 builder-direct first sales recorded a $385,000 median; the 113 resales recorded $345,000. That $40,000 gap is not a penalty for age. It mostly reflects size and finish: the new homes that sold had a median of 2,153 square feet against 2,024 for resales, and they sold at $181.00 per square foot against $172.41. A resale with a newer roof, impact protection and a pool can close most of that distance. A resale without them is priced against the builder whether its owner likes it or not.
| Price band, 12 months to September 9, 2026 | Section 23 home sales |
|---|---|
| Under $250,000 | 7 |
| $250,000 to $299,999 | 23 |
| $300,000 to $349,999 | 31 |
| $350,000 to $399,999 | 32 |
| $400,000 to $449,999 | 18 |
| $450,000 to $499,999 | 8 |
| $500,000 to $599,999 | 8 |
| $600,000 and up | 1 |
Source: Charlotte County Property Appraiser public sales file, same window and selection, our analysis.
Eighty-six of the 128 sales, about two in three, landed between $250,000 and $399,999. Only 17 sold at $450,000 or more, and only one cleared $600,000: a 2023 house with a pool and lake frontage on St Helena Lane at $665,000 in August 2026. A Section 23 list price above $450,000 is possible, and 17 owners proved it in a year, but it needs the facts a buyer can see: a newer build, more than 2,200 square feet, a pool, a lake.
| Window, ending September 9, 2026 | Qualified home sales | Median | Builder-direct first sales | Resale median | Median $ per county sq ft |
|---|---|---|---|---|---|
| 12 months | 128 | $352,500 | 15 at $385,000 | $345,000 | $172.59 |
| 24 months | 263 | $360,000 | 45 at $385,000 | $349,900 | $179.44 |
| 36 months | 413 | $370,000 | 71 at $400,000 | $360,000 | $184.62 |
| 60 months | 713 | $386,000 | 134 at $400,000 | $380,000 | $190.84 |
Source: Charlotte County Property Appraiser public sales file, windows ending September 9, 2026, our analysis.
Read the table from the bottom up. Over five years the median was $386,000 and the price per foot $190.84, because that window still holds the 2022 peak. Each shorter window is lower, and the 12-month window is the lowest. That is the honest pricing context: the Section 23 buyer of 2026 is paying about what the buyer of 2021 paid, not what the buyer of 2022 paid.
| Year | Qualified home sales | Median | Builder-direct first sales | Median $ per county sq ft |
|---|---|---|---|---|
| 2014 | 139 | $167,000 | 0 | $87.25 |
| 2015 | 126 | $201,500 | 3 | $101.26 |
| 2016 | 131 | $220,000 | 0 | $111.05 |
| 2017 | 127 | $225,000 | 5 | $114.60 |
| 2018 | 143 | $235,000 | 29 | $116.36 |
| 2019 | 147 | $251,000 | 33 | $125.01 |
| 2020 | 154 | $270,650 | 28 | $131.28 |
| 2021 | 200 | $330,000 | 38 | $168.93 |
| 2022 | 135 | $425,000 | 17 | $214.87 |
| 2023 | 155 | $395,000 | 54 | $197.15 |
| 2024 | 142 | $390,000 | 27 | $189.39 |
| 2025 | 137 | $355,000 | 24 | $180.62 |
Source: Charlotte County Property Appraiser public sales file, qualified sales of single-family homes on the Punta Gorda Isles Section 23 plat, our analysis.
The arc is plain. Section 23 prices climbed every year from 2014 to the 2022 peak of $425,000, then eased for three years to $355,000 in 2025. Through September 9, 2026, the sales file holds 85 Section 23 home sales at a $360,000 median for the year so far. The honest word for 2026 is flat: not rising, not falling.
| Period | Section 23 home sales | Median | Median $ per county sq ft |
|---|---|---|---|
| September 10 to December 31, 2025 | 43 | $345,000 | $167.42 |
| January to March 2026 | 30 | $346,200 | $166.91 |
| April to June 2026 | 37 | $374,000 | $182.23 |
| July 1 to September 9, 2026 | 18 | $330,000 | $179.12 |
Source: Charlotte County Property Appraiser public sales file, same selection, our analysis. The last row is a partial quarter, and recent deeds reach the county file with a lag, so its count is low.
Spring was the strongest stretch of the year in Section 23. Sales recorded from April to June brought a $374,000 median and $182.23 per square foot, the highest of the four periods. Deeds record a month or two after contracts are signed, so those spring closings reflect contracts written from February through May, the months when seasonal buyers are in Punta Gorda. A seller who wants that buyer should be on the market by late winter.
The Southwest Florida MLS files Section 23 closings under the Deep Creek development label together with Section 20 and the condominiums, often under Port Charlotte or no label at all. Across that whole label (MLS, Deep Creek-wide, all sections and condominiums), the MLS recorded 34 closings 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 (Southwest Florida MLS Matrix, export of October 29, 2026). Those are community-wide figures, not Section 23 figures, and 34 closings against 128 county-recorded Section 23 sales alone shows how much the label misses.
Matched by address to the Section 23 plat on the Charlotte County roll, the Southwest Florida MLS export of October 29, 2026 holds 11 Section 23 closings in the 12 months to that date, at a $375,000 median, a 114-day median on market (10 closings with a days-on-market entry) and a 96.2 percent median sale-to-list ratio. On October 29, 2026 the same export showed 7 active Section 23 homes at a $425,000 median list price, 2 of them built in 2026, plus 3 under contract; against 11 closings, that is about 7.6 months of supply on that feed. The feed carries only part of Charlotte County’s sales; the county record above is complete through September 9, 2026. Ask us and we will run the search for your street.
The county record leads for Deep Creek Section 23 because Charlotte County records every qualified deed on the plat, while the MLS catches only listings an agent filed under a Deep Creek label. Charlotte County recorded 128 Section 23 home sales in 12 months; the MLS counted 34 closings in the 12 months to October 29, 2026 for all of Deep Creek, both sections and the condominiums combined.
Data updated: November 2026 (Charlotte County Property Appraiser public sales file and 2026 roll, retrieved 28 Oct 2026; Southwest Florida MLS Matrix community-wide figures, export of October 29, 2026).
Every Florida deed that transfers property for value is recorded by the county clerk, and the property appraiser codes each one as qualified or not under Department of Revenue rules. That makes the county file the complete list of arm’s-length sales. The MLS is a listing service: it knows about a sale only if a member agent listed it, and only under the subdivision or development name that agent typed.
Three habits shrink the MLS count here. Many Section 23 listings are entered under the Port Charlotte city label, under Punta Gorda Isles, or with no development name at all, because the subdivision’s recorded name, Punta Gorda Isles Section 23, is not the name owners use. Builder-direct sales of new homes often never touch the MLS. And some resales sell privately or to investors. The legal-description search, “PGI SEC 23” or “Punta Gorda Isles Sec 23”, is the reliable MLS filter, and it is the one we use.
A sale counts here if the parcel’s legal description begins with the Punta Gorda Isles Section 23 plat code, the parcel is a home under the roll’s single-family use codes or a new home still coded vacant on a single-family block, the deed carries qualified sale code 01 or 02, the sale was of improved property, and the price was over $1,000. A house on the multi-family blocks under the Multi-Family Residential declaration is excluded, with one exception the roll forces: a single-family house coded as a home on a multi-family block stays in.
The multi-family blocks of the same plat, along Explorer Road, Navigator Road, Oceanic Road and Bismarck Road, sell a different product: two-family buildings, most of them new. Their sales are not in any figure on this page, and they should never be blended into a house price. If your lot is on one of those blocks, the comparables are the other duplexes on the multi-family blocks, and we price it from those.
Deep Creek Section 23 recorded 128 home sales at a $352,500 median in the last 12 months, and 15 of them were new builds at $385,000, so the first thing we do for a Section 23 seller is place the house on that ladder by size, era, pool and lake. Ask for a free Deep Creek Section 23 home valuation or use the Section 23 valuation form, or call Jesse direct at (239) 898-6072. Buying your next home at the same time? Marc Comisar handles the purchase side; read our guide to buying in Deep Creek Section 23 or see how we represent buyers across Southwest Florida, and call Marc at (239) 287-5873. You are working with Top 1% Real Estate Agents Nationally Since 2008.
Deep Creek Section 23 and Deep Creek Section 20 split at Sandhill Boulevard and trade within a few thousand dollars at the median: 128 Section 23 home sales at $352,500 against 174 Section 20 sales at $356,000 in the same 12 months. Section 20 is younger and earns more per foot; Section 23 offers larger, older houses, a published $205 fee, the golf course and the county park.
Data updated: October 2026 (Charlotte County Property Appraiser public sales file, September 10, 2025 to September 9, 2026, and 2026 roll, retrieved 28 Oct 2026; Section 20 figures by the same method; Section 23 and Section 20 declarations).
Most buyers who tour Section 23 also tour Deep Creek Section 20, north of Sandhill. Same developer, same ZIP code, same schools, same county services, and two separate associations with very different rulebooks. A Section 23 seller wins that comparison by knowing exactly where the two differ.
| Yardstick | Deep Creek Section 23 | Deep Creek Section 20 |
|---|---|---|
| Side of Sandhill Boulevard | South | North |
| Qualified home sales, 12 months to September 9, 2026 | 128 | 174 |
| Median sale price | $352,500 | $356,000 |
| Median $ per county sq ft | $172.59 | $180.75 |
| New-home first sales (estimate) | 15 at $385,000 | 24 at $372,900 |
| Resales | 113 at $345,000 | 150 at $352,500 |
| Vacant single-family lot sales | 20 at $43,000 (21 deeds at $44,000 counting one miscoded deed) | 21 at $40,000 |
| Homes on the 2026 roll | 2,436 | 3,117 |
| Median year built, all homes | 1990 | 2000 |
| Median county living area, all homes | 2,042.5 sq ft | 1,978 sq ft |
| Share of homes with a pool on the roll | 63.5 percent | 58.0 percent |
| Published annual association assessment | $205 per lot | Not published |
| Shortest rental term | One month | No minimum found in the declaration |
| Boat or RV in the driveway | One day, for cleaning and outfitting | Boats noon Friday to 11:59 p.m. Sunday; RVs 48 hours, twice a month |
| Golf course and county park on the plat | Both | Neither |
Source: Charlotte County Property Appraiser public sales file and 2026 roll, our analysis, same method for both sections; Section 23 FAQ and Single Family Restrictions; Section 20 compiled declaration. The one Section 23 lot deed excluded from the 20 is a $467,100 transfer recorded as vacant that is almost certainly a finished house.
Our own guide to selling in Deep Creek Section 20 runs the same comparison from the north side.
Market to the first list and never against the second. A Section 23 house wins on size per dollar, pool, the lake or greenbelt behind it and a fee a buyer can see in writing. It loses a boat owner on the one-day driveway rule, so we tell that buyer early rather than late, and we spend the showings on buyers Section 23 suits. The price per foot gap, $172.59 here against $180.75 north of Sandhill, is a talking point for your buyer, not a discount you owe them: it reflects older houses, not a weaker street.
We price a Deep Creek Section 23 home in seven steps: confirm the block’s declaration, set a base from living area, adjust for era and replaced systems, read the pool and lake medians, place the house against the nearest new builds, treat golf-edge homes on their own few sales, and price to draw offers in the first weeks.
Data updated: October 2026 (Charlotte County Property Appraiser public sales file, windows ending September 9, 2026, and 2026 roll, retrieved 28 Oct 2026; our analysis).
There is no single Section 23 price per square foot that prices a house. There is a method, and it starts with the record for your lot.
Your deed’s legal description reads something like “PGI 023, Block 798, Lot 12.” The block decides the rules. Section 23’s single-family blocks run from 630 to 830 with gaps; the multi-family blocks, including 629, 635, 642 to 660, 683, 736 to 739, 741, 744 to 746 and 758 to 761, sit under a different declaration. A single-family house is priced against single-family sales, and a duplex against duplexes. We confirm the block before anything else, because a mistake here changes the comparable set entirely.
In Section 23, size does more than age. Over the 36 months to September 9, 2026, the median price climbed steadily with county living area:
| County living area | Sales, 36 months | Median price |
|---|---|---|
| Under 1,600 sq ft | 46 | $301,250 |
| 1,600 to 1,899 sq ft | 89 | $330,000 |
| 1,900 to 2,199 sq ft | 154 | $375,000 |
| 2,200 to 2,499 sq ft | 102 | $414,350 |
| 2,500 sq ft and up | 22 | $508,500 |
Source: Charlotte County Property Appraiser public sales file, September 10, 2023 to September 9, 2026, 413 qualified Section 23 home sales, our analysis.
The 12-month window tells the same story with fewer sales: houses under 1,600 square feet sold at a $287,500 median, 1,900 to 2,199 square feet at $349,900 and 2,200 to 2,499 square feet at $409,500. The county’s living-area figure is the roll’s measurement, not an appraisal sketch, so we check it against your plans or a measured floor plan before pricing.
| Year built | Sales, 36 months | Median price | Median $ per county sq ft |
|---|---|---|---|
| Before 1980 | 7 | $285,000 | $162.48 |
| 1980 to 1989 | 175 | $342,500 | $184.68 |
| 1990 to 1999 | 58 | $365,000 | $177.48 |
| 2000 to 2009 | 67 | $390,000 | $187.39 |
| 2010 to 2019 | 19 | $395,000 | $181.11 |
| 2020 and later | 87 | $414,000 | $185.19 |
Source: Charlotte County Property Appraiser public sales file, 36 months to September 9, 2026, our analysis.
From the 1980s through the 2020s, price per square foot stays inside a narrow band, about $177 to $187. A 1986 house is not discounted per foot for being a 1986 house; it sells for less mainly because it is smaller. What era does change is the inspection and the insurance quote. A 1980s house with a 2019 roof, impact windows and a replaced water heater is a different sale from the same house with original systems, and the buyer’s insurer will price that difference before the buyer’s agent does. Where era shows most is at the very top: 16 resales of Section 23 houses built in 2020 or later sold at a $497,000 median and $212.02 per foot over 36 months.
| Feature on the 2026 roll | Sales with it, 12 months | Median | Sales without it | Median |
|---|---|---|---|---|
| Pool | 74 | $372,000 | 54 | $305,000 |
| Lake frontage flag | 21 | $412,000 | 107 | $342,500 |
Source: Charlotte County Property Appraiser public sales file, 12 months to September 9, 2026, and 2026 roll flags, our analysis. Unadjusted medians: pool and lake homes also tend to be larger.
Over 36 months the same split reads 245 pool homes at $390,000 against 168 without at $333,500, and 59 lake-flagged homes at $440,000 against 354 at $365,000. Those gaps are observed medians, not add-on values. Pool homes in Section 23 also run slightly larger, and lake homes cluster on certain blocks, so we adjust house by house rather than bolt a flat premium onto your price. The lake flag matters for a second reason: the association lets only homes the property appraiser classifies as waterfront apply for its lake-water irrigation permit, so the flag carries a real owner right.
Every resale in Section 23 competes with a builder. Over the 12 months, the 15 builder-direct first sales recorded a $385,000 median, on streets scattered across the plat from Oberon Lane to Mazatlan Road and Europa Lane. Rupert Road shows the gap at close range: a 1988 house of 2,223 square feet without a pool recorded at $309,000 on July 23, 2026, and a 2025 house of 1,948 square feet recorded at $380,000 twelve days later. The newer house was smaller and sold for $71,000 more. We price a resale knowing which new homes a buyer has seen, and we lead with what the resale has that the new build does not.
Only 26 single-family homes in Section 23 touch the golf course parcel, all on Europa Lane and Navigator Road. Those 26 homes have recorded 7 qualified sales in five years, too few to support any golf premium figure, so we publish none. A house that views the course across a greenbelt is not on that list at all. If yours is one of the 26, we price it from those few sales and from the comparable houses around them, and we describe the view accurately rather than call the lot a golf lot.
Section 23 buyers watch new listings closely because they have many choices. The strongest offers usually arrive in the first weeks, while a listing is new. A price set to test the market spends those weeks being compared with the builder’s model and a newer resale, and a later price cut tells every watching buyer that the first number was wrong. We set the list price to attract the buyers the county record says are paying, and we let competition, not hope, push it.
Automated estimates read the MLS label and public records, and in Section 23 both work against them. The label undercounts the sales; the roll’s single-family code sits on lots under two declarations; pool and lake flags carry real price differences; and a new build and a 1986 resale of similar size can sit side by side on a street. An estimate that averages those together will be wrong in a direction no one can predict. Your house deserves a price built from the sales that match it.
A buyer will compare your Deep Creek Section 23 home with the recorded sales of similar size, era and features from the last few months, from the $665,000 lake and pool house on St Helena Lane in August 2026 down to the $200,000 1974 house on Nuremberg Boulevard the same month. The sixteen sales below show the full ladder.
Data updated: October 2026 (Charlotte County Property Appraiser public sales file, newest record September 9, 2026, and 2026 roll flags, retrieved 28 Oct 2026; street names only, no house numbers or party names).
These are qualified, recorded Section 23 single-family home sales from the county’s sales file, chosen to show every rung of the market rather than only the best ones. Price per square foot uses the county’s living-area figure.
| Recorded | Street | Price | Year built | County living area | $ per sq ft | Pool on roll | Lake flag | Type |
|---|---|---|---|---|---|---|---|---|
| August 20, 2026 | St Helena Ln | $665,000 | 2023 | 2,172 sq ft | $306.17 | yes | yes | resale |
| April 7, 2026 | Malaya Ct | $568,000 | 1999 | 2,537 sq ft | $223.89 | yes | yes | resale |
| April 24, 2026 | Europa Ln | $520,000 | 2025 | 2,046 sq ft | $254.15 | yes | no | builder-direct |
| July 28, 2026 | Lahore Ln | $485,000 | 1990 | 3,015 sq ft | $160.86 | yes | no | resale |
| July 16, 2026 | Zodiac Ln | $485,000 | 2003 | 2,140 sq ft | $226.64 | yes | yes | resale |
| May 14, 2026 | Rupert Rd | $455,300 | 2026 | 2,462 sq ft | $184.93 | yes | no | builder-direct |
| March 23, 2026 | Onondaga Ln | $449,900 | 2025 | 2,296 sq ft | $195.95 | no | no | builder-direct |
| April 17, 2026 | Zodiac Ln | $410,000 | 1991 | 2,430 sq ft | $168.72 | yes | no | resale |
| May 21, 2026 | Padre Ln | $390,000 | 1989 | 2,228 sq ft | $175.04 | yes | no | resale |
| August 4, 2026 | Rupert Rd | $380,000 | 2025 | 1,948 sq ft | $195.07 | no | no | builder-direct |
| August 26, 2026 | Mauritania Rd | $360,000 | 1986 | 1,841 sq ft | $195.55 | yes | no | resale |
| June 12, 2026 | Celebes Ct | $345,000 | 1983 | 1,510 sq ft | $228.48 | yes | no | resale |
| July 23, 2026 | Rupert Rd | $309,000 | 1988 | 2,223 sq ft | $139.00 | no | no | resale |
| August 3, 2026 | Dunedin Ct | $284,000 | 1989 | 1,842 sq ft | $154.18 | no | no | resale |
| August 17, 2026 | Madagascar Rd | $260,000 | 1986 | 1,414 sq ft | $183.88 | yes | no | resale |
| August 12, 2026 | Nuremberg Blvd | $200,000 | 1974 | 2,183 sq ft | $91.62 | no | no | resale |
Source: Charlotte County Property Appraiser public sales file, downloaded October 28, 2026; roll flags from the 2026 Certified Tax Roll; our analysis. Builder-direct means the house’s first qualified sale within a year of its year built.
The top of the list shares three traits. Every sale above $480,000 had a pool on the roll, three of the five carried the lake flag, and four were built in 1999 or later. The St Helena Lane house, built in 2023, sold for $306.17 per square foot, about 1.8 times the section median of $172.59, because it combined a recent build, a pool and lake frontage. The Malaya Court house at $568,000 shows that an older house can reach the top too, with 2,537 square feet, a pool and the lake. The Lahore Lane sale is the exception that proves the size rule: 3,015 square feet, a pool, and $485,000, which works out to only $160.86 per foot, because very large houses in Section 23 sell for less per foot than mid-size ones.
The middle of the list, $345,000 to $410,000, is where most Section 23 owners will price. The 1986 Mauritania Road house, the newest sale in the county file, brought $360,000 for 1,841 square feet with a pool, $195.55 per foot. The 1983 Celebes Court house brought $345,000 for 1,510 square feet with a pool, $228.48 per foot, a reminder that small pool homes sell well per foot. At the bottom, the houses without pools on Rupert Road and Dunedin Court sold between $139 and $155 per foot, and the 1974 Nuremberg Boulevard house sold for $91.62 per foot, almost certainly priced for its condition. Two houses of the same size can be $100,000 apart in Section 23, and the record shows why.
Take the pair on Zodiac Lane. A 1991 house of 2,430 square feet with a pool recorded at $410,000 on April 17, 2026. A 2003 house of 2,140 square feet with a pool and the lake flag recorded at $485,000 on July 16. The newer, smaller house sold for $75,000 more, and the lake flag and twelve years of age explain most of the difference. If you own a Zodiac Lane house without the lake, the first sale is your comparable; if you own one on the lake, the second is. That is the level of detail we bring to a Section 23 price.
New construction sets both a ceiling and a target for a Deep Creek Section 23 resale. Builders recorded 15 new-home first sales on the plat in 12 months at a $385,000 median against $345,000 for resales, and new-build permits have slowed sharply since 2022, so a well-kept resale now competes with fewer new houses than it did three years ago.
Data updated: October 2026 (Charlotte County GIS building permits layer, Section 23 parcels, queried 28 Oct 2026; Charlotte County Property Appraiser public sales file; Section 23 permit fee schedule revised September 10, 2026).
Section 23 has been building out its remaining lots for a decade, and the 2026 roll still lists 266 vacant single-family lots. Each one is a possible new house, and each new house is a possible competitor for your buyer.
| Year opened | Single-family residential permit records, Section 23 |
|---|---|
| 2015 | 12 |
| 2016 | 13 |
| 2017 | 40 |
| 2018 | 48 |
| 2019 | 59 |
| 2020 | 54 |
| 2021 | 55 |
| 2022 | 52 |
| 2023 | 29 |
| 2024 | 41 |
| 2025 | 12 |
| 2026, through October 20 | 15 |
Source: Charlotte County GIS building permits layer, joined to the 3,108 Punta Gorda Isles Section 23 parcels, queried October 28, 2026, our count of new single-family structure records. The layer records new structures, not every reroof or pool permit.
From 2019 through 2022, builders opened 50 or more single-family permits a year on Section 23 lots. In 2025 they opened 12, and 2026 is running slightly ahead at 15 through October 20. The recorded sales say the same thing: builder-direct first sales fell from 54 in 2023 to 27 in 2024 and 24 in 2025. Fewer new houses in the pipeline should mean fewer builder homes competing for the same buyers in 2027.
A resale offers things a buyer cannot order from a builder. A finished pool, already screened as the declaration requires, is the big one: 63.5 percent of Section 23 homes have one, and a buyer who wants a pool on a new build pays for it on top of the builder’s price. Mature landscaping and trees, an established view across a greenbelt or lake, a move-in date measured in weeks instead of the association’s 12-month build window, and a known insurance history all count. We put each of those in writing in the listing, next to the new-build alternative’s price.
The new build offers a new roof, current-code windows, a warranty and lower first-year insurance. A resale buyer will ask about each. A resale with a recent roof permit, impact windows or shutters and a clean wind-mitigation report answers those questions directly; one without them answers them with a lower price. Before listing, we tell you which of those upgrades are likely to return their cost and which are not.
Vacant single-family-block lots are a separate market. In the 12 months to September 9, 2026, 20 qualified lot sales recorded a $43,000 median, from $25,000 to $69,000, after excluding one $467,100 deed recorded as vacant that is almost certainly a finished house; counting it, 21 deeds at $44,000. Lot sales have slowed with the permits: 65 recorded lot deeds in 2021 and 52 in 2022, then 27 in 2023, 33 in 2024 and 13 in 2025. A lot buyer will ask about the association’s build rules, which require at least 2,000 square feet of living area for a new house, a $150 application fee and $2,500 refundable deposit, and completion within 12 months of clearing with one six-month extension, so we put those in the listing. The 2026 roll’s median just value for a vacant single-family lot is $35,700; a lot’s price is set by builders and buyers, not by that number.
The 2026 Charlotte County tax roll shows that most Deep Creek Section 23 homes are year-round homesteads, 1,768 of 2,436 or 72.6 percent, while about a quarter carry no exemption and belong to seasonal owners, landlords or recent buyers. That mix tells a seller which two buyer pools to market to.
Data updated: October 2026 (Charlotte County Property Appraiser 2026 Certified Tax Roll, values as of January 1, 2026, roll file retrieved 28 Oct 2026; our analysis).
The roll is a census of the section’s houses, and it is free to read. For a seller it answers two questions that no listing portal can: who already owns here, and how far the assessed values lag the market.
Of the 2,436 Section 23 homes on the roll, 1,768 carry the homestead exemption, another 60 carry the total and permanent veteran disability exemption, and 608, 25.0 percent, carry no exemption at all. That last group is the seasonal and investor share: owners who live elsewhere part of the year, landlords using the one-month minimum lease, and buyers who have not yet filed. A Section 23 listing should be written for both groups: the full-time household moving to Florida, and the owner who wants a low-fee detached house near I-75 to use part of the year and lease the rest.
The 2026 roll’s median just value for a Section 23 home is $288,263.50, and the middle half of homes fall between $249,879.50 and $323,837.75. The 12-month sale median of $352,500 runs about 22 percent above that just value. Two things explain the gap: the roll values every house as of January 1 and lags the market by design, and the houses that sell tend to be larger and newer than the stock. Never price from the appraiser’s number. It is a tax figure, not a market figure.
The roll’s median assessed value is $237,663, and 1,334 homes, 54.8 percent, are assessed below just value because the Save Our Homes cap or the 10 percent non-homestead cap has held them down. That benefit belongs to the owner, not the house. After a sale, the buyer’s assessed value resets toward just value the following January, so the buyer’s tax bill can be noticeably higher than yours. Florida requires the contract to warn the buyer of exactly that. We show the buyer the reset in advance, so it never arrives as a surprise during the inspection period.
A Deep Creek Section 23 seller owes the buyer the homeowners’ association disclosure summary under Florida Statutes 720.401 before the contract is signed, a flood disclosure at or before contract under 689.302, disclosure of known defects that materially affect value, and a contract carrying the property tax warning; the association’s estoppel certificate follows within 10 business days of request.
Data updated: October 2026 (Florida Statutes 720.401, 720.30851, 689.302 and 689.261, read 28 Oct 2026; Section 23 Articles of Incorporation packet and Record Retention Policy).
This is general information, not legal advice. Your closing agent or real estate attorney confirms which duties apply to your sale. Several of them give the buyer a way out of the contract if they are missed, so we gather every document before a buyer signs anything.
Section 23, Property Owner’s Association, Inc. operates under chapter 720 of the Florida Statutes, and its articles and a 2001 Charlotte County court judgment make membership mandatory for every lot. That puts every Section 23 single-family sale under the section 720.401 disclosure summary, and the statute fixes four things:
The association’s own records policy lists the chapter 720 disclosure summary provided to a purchaser’s title company among the records it keeps for seven years, so it expects the summary to be part of every sale. We prepare it with the listing paperwork and have the buyer acknowledge it before an offer is signed.
The association’s estoppel certificate is the written statement of what your lot owes: the $205 annual assessment, any unpaid balance or special assessment, and any open violation. Florida Statutes 720.30851 requires the association to issue it within 10 business days of a request, and state law caps the fee: $299 for an account in good standing, plus $119 if expedited and up to $179 more if the account is delinquent, under section 720.30851(6) and (9) as adjusted by the Florida Department of Business and Professional Regulation. We order it as soon as a contract is signed, or earlier if you have any doubt about an open violation, because a closing cannot fund around a surprise on the estoppel.
Florida Statutes 689.302 is direct: “A seller must complete and provide a flood disclosure to a purchaser of residential real property at or before the time the sales contract is executed.” Since October 1, 2025, the form asks whether you know of flood damage during your ownership, whether you filed a flood insurance claim and whether you received federal flood assistance. It applies in Section 23’s Zone X just as it does on a canal. A clean history is a selling point here, so fill it in carefully, and attach an elevation certificate if you have one.
Florida has required home sellers to disclose known facts that materially affect value and are not readily observable since the Florida Supreme Court decided Johnson v. Davis in 1985. In Section 23 that can mean a past roof leak, a repaired pool cage, an enclosure built without a permit or an association violation still open. Separately, Florida Statutes 689.261 requires the contract to warn the buyer not to rely on your current property taxes, because the assessment resets after a sale. Your homestead exemption and Save Our Homes cap end with your ownership.
The association requires its own permit for new construction, additions, pools, fences, driveway changes, enclosures and exterior paint changes, on top of any county permit. Work done years ago without that approval can surface as an open violation on the estoppel. Before listing we compare your county permit history with the association’s file, so any gap is fixed or disclosed on your schedule rather than discovered on the buyer’s.
A Deep Creek Section 23 buyer will ask the flood zone, the evacuation zone, the roof’s age and wind features, and what insurance will cost. On a 331-site test, no Section 23 home site fell in a FEMA high-risk flood zone; 27 southeast-corner sites fell in shaded Zone X and 10 southern-edge sites in Evacuation Zone B.
Data updated: October 2026 (FEMA National Flood Hazard Layer and Charlotte County storm surge evacuation layer, queried at 331 Section 23 home sites on September 29, 2026; FEMA Community Rating System list of April 1, 2026; USGS elevation service; read 28 Oct 2026).
These questions come from the buyer’s lender, insurer and inspector, so they will be asked either way. A seller who answers them in the listing file controls the conversation.
We sampled two homes on each of the 166 blocks that carry Section 23 single-family homes, geocoded 331 of them, and queried FEMA’s flood map at each point. 304 returned Zone X, minimal flood hazard. 27 returned the shaded Zone X, the 0.2 percent annual chance area, on Blocks 763 and 797 to 811 in the southeast corner. None fell in a Special Flood Hazard Area, the A or V zones where a federally backed mortgage requires flood insurance. A sample is not a determination for one house, so we print the FEMA result for your address and attach it to the listing.
The USGS elevation service reads about 23.4 feet of ground at Section 23’s northwest corner and 11.6 to 13.8 feet along the southern edge on Mauritania Road and Constantine Road. The section slopes about 12 feet, which is why the shaded flood zone and Evacuation Zone B both sit on the south and southeast blocks. Ground elevation is not floor elevation; an elevation certificate is the document that states your lowest floor, and a seller on the southern blocks who holds one should lead with it.
At the same 331 points, Charlotte County’s evacuation layer returned Zone D at 122 sites on the northern and western blocks, Zone C at 199 central and southern sites, and Zone B at 10 sites on parts of Blocks 763, 803, 807, 823, 828 and 830, along Mauritania Road, Constantine Road, Montpelier Road, Celebes Court and Madras Court. No site fell in Zone A. An evacuation zone sets when the county may order you to leave, not how a flood policy is rated, and a buyer should hear that distinction from us rather than work it out alone.
Charlotte County’s substantial improvement rule forces work costing more than half a building’s value to meet current code, including elevation, in FEMA high-risk flood zones, and the county states it does not apply to structures in Zone X. Every sampled Section 23 site, shaded or not, is Zone X. For a buyer planning a remodel of a 1980s house, that is a genuine advantage, and we say so after confirming your own zone.
Punta Gorda sits inside Florida’s wind-borne debris region, where new and replacement windows and doors need impact-rated products or approved shutters. Hurricane Charley’s eye “passed right over Deep Creek, spawning tornadoes” in 2004, as a former Deep Creek Golf Club superintendent told Golf Course Industry, and many Section 23 roofs have been replaced since. Florida law bars an insurer from refusing to write or renew a homeowners policy only because a roof is under 15 years old, and insurers must credit documented wind-mitigation features. Citizens Property Insurance requires a four-point inspection on homes more than 20 years old. With 1,160 Section 23 homes built before 1990, we ask most sellers to order the four-point and wind-mitigation reports before listing, so the buyer’s agent can get a real quote in the first week.
Citizens Property Insurance is requiring flood coverage on all remaining personal residential policies by January 1, 2027, so a Zone X buyer planning a Citizens policy needs a flood quote too. Charlotte County holds Class 5 in FEMA’s Community Rating System, worth a 25 percent discount on National Flood Insurance Program premiums, which FEMA now applies to every policy in the county, Zone X included, current since April 1, 2023, per FEMA’s April 1, 2026 list of eligible communities. No public source publishes an average Section 23 premium, and we do not estimate one.
The Section 23 declaration requires a damaged home to be restored within six months, and the association’s Natural Disaster Policy relaxes several rules for 12 months after a disaster, allowing, with approval, a travel trailer or RV under 40 feet on the property, a portable storage unit and temporary pool fencing while a cage is rebuilt. If your house was repaired after Ian, Helene or Milton, keep the county permits, the association approvals and the invoices together. They are the best answer to the buyer’s storm question.
The Deep Creek Section 23 deed restrictions affect a sale three ways: any exterior work without an association permit can surface on the estoppel, the rules on boats, RVs, sheds, fences and rentals decide which buyers the house suits, and the signs you may use while listed are limited to one For Sale sign no larger than 6 by 8 inches.
Data updated: October 2026 (Section 23 Single Family Restrictions, restated 1996 and amended to 2024; Deed Restriction Enforcement Policy amended December 12, 2024; Rental Policy amended June 11, 2026; Permit Application Fee Schedule revised September 10, 2026; Section 23 FAQ, read 28 Oct 2026).
Section 23’s rulebook is published, specific and enforced. That is a selling point for the right buyer and a hazard for a seller who has not checked the file.
The association requires its own permit for a pool, fence, driveway change, slab extension, enclosure, addition or exterior color change, reviewed by its Architectural Review Committee each month. The current fee schedule charges $75 plus a $1,000 refundable deposit for a pool or addition and $25 plus a $250 deposit for a fence, driveway or slab change. If your pool cage, fence or widened driveway went in without an association permit, we would rather learn it in your kitchen than from the buyer’s title company.
The enforcement policy amended December 12, 2024 sets the sequence: a Friendly Reminder Notice, a Second Notice citing the article, a Final Notice, a letter from the association’s attorney charged to the owner’s account, an offer of mediation approved by the board, and finally litigation. Signs, visible trash bins, boats, trailers and campers carry a 24-hour compliance period; fences, structures, the home’s exterior and landscaping carry 10 days. A violation that reaches the attorney stage during a sale costs time and money, so we clear anything open before the first showing.
One For Sale sign is allowed per lot, no larger than 6 by 8 inches, under Article XIV. That rule shapes marketing: in Section 23 the sign does very little work, and the listing, the photography and our buyer outreach do the rest. Moving out has rules too. A portable storage container may stay no more than five days without an extension under the association’s mobile storage policy, so we schedule the container around your closing date.
The Section 23 declaration lets a boat, RV, camper or conversion van sit in the driveway for one day, for cleaning and outfitting for travel, and bars trailers and trucks of one ton or more. A buyer who keeps a boat at home will usually choose Section 20 or a canal neighborhood instead, and we tell that buyer plainly. The upside is the buyer who wants exactly that rule: a street without boats and trailers in the driveways.
Owners may lease to a single family for one month or longer; daily and weekly rentals are barred, a lease copy goes to the association 30 days before the term starts, and owners may not advertise terms shorter than a month. Sheds, gazebos and playhouses are prohibited, fences are limited to four feet and may not run forward of the house’s front corners, and pools must be fully screened. On the six freshwater lakes, swimming and gasoline motors are banned, boats are limited to 16 feet and docks are not allowed. A lake lot in Section 23 sells a view and irrigation rights, not boating, and we describe it that way.
We market a Deep Creek Section 23 home by building the listing around the facts a buyer cannot get from the new build next door: the pool, the lake or greenbelt view, the replaced systems and the permit file, then putting it in front of year-round, seasonal and relocating buyers through the MLS, our own database and targeted outreach.
Data updated: October 2026 (Charlotte County Property Appraiser 2026 roll, retrieved 28 Oct 2026; Section 23 Single Family Restrictions and Lake Water Usage Permit).
Marketing in Section 23 is less about reaching buyers than about winning the comparison they are already making.
Every Section 23 listing we take carries a file a buyer’s agent can forward to a lender and an insurer the same day: the county permit history, the association approvals, the roof permit and date, the four-point and wind-mitigation reports, the FEMA flood result for the address, the elevation certificate if one exists, the 720.401 disclosure summary and the most recent estoppel figures. That file shortens the inspection period and keeps a buyer’s insurance quote from sinking a contract.
The Section 23 declaration sets aside greenbelts, lakes and walkways as common property along the rear lot lines of the building lots, and 362 homes carry the roll’s lake flag. Where your house has that backdrop, it is often the best feature a resale has. We photograph it at the right hour, fly a drone where it adds context, and show the screened pool and lanai as the living space they are. We never call a lake lot waterfront in the boating sense, because the declaration bars docks and gasoline motors, and an honest description brings the buyer who will actually close.
About a quarter of Section 23 homes carry no homestead exemption on the 2026 roll, and many of those owners live part of the year elsewhere. The next owner of your house may be in the Midwest or Northeast today. We market to that buyer directly, with video walk-throughs, a full set of documents they can review from home, and timing that puts the listing live before the winter season begins.
A builder’s sales office is open every day and has a model to tour. We answer that with a price story the buyer can check: the recorded sales of resales and new builds of similar size, side by side, with what each includes. When a buyer sees that your house has the pool, the finished landscaping and the view that the new build would charge extra for, the price gap reads as value.
We negotiate a Deep Creek Section 23 sale from the county record and the listing file: inspection requests are answered with permits and reports, appraisal questions with the recorded Section 23 sales of the right size and era, and competing offers on terms as well as price. Jesse McGreevy and Marc Comisar handle negotiation personally.
Data updated: October 2026 (Charlotte County Property Appraiser public sales file, retrieved 28 Oct 2026).
The negotiation in a Section 23 sale usually turns on three moments, and each can be prepared for before the house is listed.
A buyer’s inspector will look hardest at the roof, the electrical panel, the plumbing and the pool equipment in a 1980s Section 23 house. If the four-point and wind-mitigation reports were done before listing, there are few surprises left, and the repair request is about real defects rather than fear. We separate items an insurer will require from items a buyer would merely like, and we answer each with evidence.
A lender’s appraiser will reach for nearby sales, and in Section 23 the nearest sales are often new builds. If the appraiser compares your 1987 resale with a 2025 builder sale without adjusting for age and features, the number comes in low. We send the appraiser the recorded resales of matching size and era, with the pool and lake flags, before the inspection, so the comparison is fair from the start.
When two buyers want the same Section 23 house, the better offer is not always the higher price. A cash buyer or a buyer with an insurance quote already in hand removes the two most common reasons a Section 23 contract fails. We compare offers on price, financing, insurance readiness, inspection terms and closing date, and we explain each trade-off before you choose.
Selling a Deep Creek Section 23 home typically costs the documentary stamp tax on the deed at $0.70 per $100, the owner’s title insurance premium the seller customarily pays in Charlotte County, the association’s estoppel fee, negotiated commissions, and prorations of property tax, the $205 association assessment and the county’s street and drainage line.
Data updated: October 2026 (Florida Statutes 201.02 and 28.24; Florida Administrative Code rule 69O-186.003; Charlotte County Deep Creek Street and Drainage FY25 Annual Report, Executive Summary; Section 23 FAQ; retrieved 28 Oct 2026).
No single percentage covers Florida closing costs; statute, rule and your contract set the pieces. For the statewide walk-through with sample net sheets, see our guide to seller closing costs in Florida. Here is how the fixed pieces fall at three Section 23 price points.
| Cost item | At $345,000 (Section 23 resale median) | At $352,500 (Section 23 home median) | At $385,000 (Section 23 new-home median) |
|---|---|---|---|
| Documentary stamp tax on the deed, $0.70 per $100 | $2,415.00 | $2,467.50 | $2,695.00 |
| Owner’s title insurance at the promulgated rate, before any reissue credit | $1,800.00 | $1,837.50 | $2,000.00 |
| Association estoppel certificate | Up to $299 (current account) | Up to $299 (current account) | Up to $299 (current account) |
| Recording | $10.00 first page, $8.50 each additional | $10.00 first page, $8.50 each additional | $10.00 first page, $8.50 each additional |
| Commissions | Negotiable | Negotiable | Negotiable |
Price points are the 12-month medians to September 9, 2026 from the Charlotte County Property Appraiser public sales file, our analysis. Dollar figures are our arithmetic from the published rates, not a quote.
Florida’s documentary stamp tax on a deed is 70 cents per $100 of price under section 201.02, the same in Charlotte County as everywhere in Florida outside Miami-Dade. Florida sets the title insurance premium 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, so the premium does not vary between title companies. In Charlotte County the seller customarily pays for the buyer’s owner’s title policy and chooses the closing agent (a Southwest Florida law firm’s county title-custom chart lists Charlotte as seller-pays, unlike Sarasota and Collier), but the contract controls, and it is a point we negotiate with intent.
Florida property tax is paid in arrears for the calendar year, so at closing it is prorated to the closing date, usually on the prior year’s bill. The county’s Deep Creek Non-Urban Street and Drainage assessment rides on that same bill and is prorated with it. The county’s FY25 annual report for the unit lists its current rate as $305, and the unit covers all of Deep Creek, both sections, so check your own tax bill for the exact line. Section 23’s $205 per lot assessment is billed annually and due October 1, and a closing during the year usually prorates it on the settlement statement, with the estoppel confirming what has been paid.
Commissions are negotiable and always were. Since August 17, 2024, offers of compensation to a buyer’s broker no longer appear on the MLS, and a buyer signs a written agreement with their own agent before touring. A seller may still offer buyer-broker compensation or a concession toward the buyer’s costs. We explain what is common in Section 23 sales before you list and give you a written net sheet at your price.
If the Section 23 house was your main home for at least two of the five years before the sale, federal tax law lets you exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly, under the rules in IRS Publication 523. A long-held Section 23 house bought before 2014, when the calendar-year median was $167,000, may have a large gain. Talk to your tax adviser before you set a closing date.
If the Section 23 house is your homestead, Florida’s portability rule lets you carry up to $500,000 of your Save Our Homes difference to a new Florida homestead established within three years of January 1 of the year you gave up the old one. In Charlotte County the transfer is filed with the Property Appraiser on form DR-501T. For many Section 23 owners who bought before 2020, that benefit is worth real money on the next tax bill.
Get a free Deep Creek Section 23 home valuation through the Section 23 valuation form on this page, our Deep Creek Section 23 home valuation guide, or by calling Jesse McGreevy at (239) 898-6072. Each returns a price range built from recorded Section 23 sales, labelled by window and source.
We do not send an automated number. We send the recorded Section 23 sales that match your house on size, era, pool and lake, the new-build sales nearby, your block’s flood and evacuation reading, your association and street and drainage lines, and a net sheet. There is no obligation and no pressure to list.
Your address, the year the roof was replaced, whether you have impact windows or shutters, whether you hold an elevation certificate, the association approvals for any exterior work, and any updates the roll would not show, such as a remodeled kitchen or a new pool heater. A walk-through adds condition, which is the one fact no public record holds.
Call Jesse direct at (239) 898-6072, or call 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 too, read our guide to buying a home in Deep Creek Section 23 or see how we represent Southwest Florida buyers.
Most Deep Creek Section 23 owners net more by listing with an experienced team, because the estoppel, the 720.401 summary, the association permit file, the insurance questions and the new-build comparison are what stall a Section 23 sale. A cash sale trades price for speed; selling by owner saves a commission but leaves every disclosure to the owner.
Florida lets an owner sell without an agent, and some cash buyers are legitimate. The question is what each route costs on a Section 23 house, where a buyer can compare yours with 128 recorded sales and a missed disclosure summary gives that buyer a way out of the contract.
| What matters to you | List with McGreevy and Comisar | Sell to a cash buyer or iBuyer | Sell by owner |
|---|---|---|---|
| Buyer exposure | MLS under the correct legal description, our site, our buyer database, seasonal and relocation outreach | One buyer | Whatever the owner arranges |
| Price | Built from recorded Section 23 sales by size, era, pool and lake, and defended at appraisal | Usually discounted for speed and risk | Set by the owner, often from a blended portal figure |
| The new-build comparison | Priced and presented against builder-direct sales | Absorbed into the offer | Left to the owner |
| 720.401 summary and flood disclosure | Prepared and delivered before the buyer signs | Still owed by the seller | Owed by the seller, unaided |
| Association permits and estoppel | Audited before listing, estoppel ordered early | Ordered by the closing agent | Ordered by the closing agent |
| Inspection and repair negotiation | Partner-level, answered with reports and permits | Often a second price cut | Owner negotiates directly |
| Best suited to | Most Section 23 sellers, especially resales competing with new builds | Owners who need speed or whose house cannot be insured as it stands | Owners who already have a buyer and complete paperwork |
List if your house’s value rests on facts a buyer has to be shown: a new roof, impact windows, a pool, a lake, clean association approvals. Take a cash offer if the house cannot be insured or financed as it stands and you would rather not repair it. Sell by owner only with a buyer already in hand, and even then let a closing agent or attorney prepare the 720.401 summary and the flood disclosure. If you are unsure, a free valuation shows what each route would likely net you.
Jesse McGreevy is a top-reviewed Deep Creek Section 23 realtor, and McGreevy and Comisar have held the Gulfshore Life Five Star award for customer satisfaction for 21 straight years. Read more of what clients write on our public review profile. We quote clients exactly as they wrote, label each review with the site it was posted on, and publish no aggregate score.
★★★★★ “Jesse was accommodating and very informative … we can always depend on him if ever we have questions at any time, even Sundays. He is the best realtor we ever dealt with.” Verified Google review
★★★★★ “So knowledgeable! You can tell they truly have a high level of expertise and were incredibly professional from start to finish.” Verified Google review
★★★★★ “We have been working with Jesse off and on for the last 5 years. Our situation was a bit unique as we have been in and out of a holding pattern relating to our relocation to SW FL. Jesse has always been responsive and very honest about every property or situation that we have entered. Eventually this relocation will happen and all the work he has put in will pay off.” Verified Zillow review
When you list with a top-reviewed team of Top 1% Real Estate Agents Nationally Since 2008, the partners who take your first call are the partners at your closing. Call Jesse direct at (239) 898-6072.
These are the questions Deep Creek Section 23 owners ask us, and the ones people type into search when they think about selling here, answered from the county record, the association’s documents and Florida law. For anything specific to your lot, call us.
Start with your legal description to confirm a single-family block, then gather the roof permit, any association approvals, the four-point and wind-mitigation reports and your flood paperwork. Get a price built from Section 23’s 128 recorded home sales of the last 12 months, matched to your size, era, pool and lake. Prepare the 720.401 summary and flood disclosure before any buyer signs, and order the estoppel early. Call Jesse McGreevy at (239) 898-6072 to begin.
The best listing agent for Section 23 is one who prices from the county record for the plat, knows the two declarations and the association’s permit file, and can place your house against the builder-direct sales nearby. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, and Jesse and Marc handle every listing personally.
Most Section 23 houses sell within the middle half of the market, $301,150 to $405,600 over the last 12 months, around a $352,500 median. Where yours lands depends mainly on living area, then on pool, lake, era and condition. Houses under 1,600 square feet sold at a $287,500 median, while houses of 2,200 to 2,499 square feet sold at $409,500. Request a free valuation and we will send the matching sales.
Charlotte County recorded 128 qualified single-family home sales on the Punta Gorda Isles Section 23 plat from September 10, 2025 to September 9, 2026: 15 builder-direct first sales of new homes and 113 resales. The property appraiser’s roll shows 10 further Section 23 home sales recorded through October 13, 2026, which will enter the next sales file.
The 12-month median is $352,500, the midpoint of the two middle sales, $350,000 and $355,000, across 128 recorded sales to September 9, 2026. Resales alone recorded a $345,000 median, and new homes sold by builders recorded $385,000. Over 24 months the median was $360,000, and over 36 months $370,000.
The median Section 23 sale in the last 12 months brought $172.59 per square foot of county living area. New homes ran higher at $181.00 and resales at $172.41. Per-foot prices fall slightly as houses get bigger, so a 1,500 square foot house and a 2,900 square foot house should not be priced from the same figure.
Section 23 prices fell from the 2022 calendar-year peak of $425,000 to $395,000 in 2023, $390,000 in 2024 and $355,000 in 2025. In 2026 they have held flat: 85 sales in the county file through September 9 recorded a $360,000 median. The decline has stopped; what remains is a market that rewards accurate pricing.
A good time to sell is when your house can be priced correctly against what is selling, and Section 23 offers that: 128 recorded sales in a year, prices flat in 2026, and new-build permits down from 52 in 2022 to 12 in 2025, which means fewer brand-new houses competing for your buyer. Your own timing, taxes and next move matter more than the calendar.
In the latest 12 months, Section 23 sales recorded from April through June brought the highest median, $374,000, and the highest price per square foot, $182.23. Those deeds reflect contracts written from late winter into spring, when seasonal buyers are in Punta Gorda. Listing in late winter puts your house in front of them.
For Section 23 alone, matched by address, the median was 114 days on market across 10 closings with a days-on-market entry in the 12 months to October 29, 2026. Across the whole Deep Creek MLS label, all sections and condominiums, the median was 76 days on market, 71.5 for single-family homes, in the 12 months to October 29, 2026.
The MLS counts only listings filed under a Deep Creek label, and Section 23 houses are often entered as Port Charlotte, Punta Gorda Isles or with no development name, while builders sell many new homes without the MLS at all. The county records every qualified deed on the plat. That is why we lead with the county’s 128 sales.
Your mailing address is Punta Gorda 33983, but the house sits in unincorporated Charlotte County, outside the City of Punta Gorda. The county values, taxes and permits it, the sheriff patrols it and county utilities serve it. Listings sometimes say Port Charlotte, which is one reason the MLS undercounts Section 23 sales.
Sandhill Boulevard divides them: Section 23 is south, Section 20 is north. Your deed or tax bill confirms it, because a Section 23 legal description begins with the Punta Gorda Isles Section 23 plat, abbreviated PGI 023 on the county roll. The two sections have separate associations and different rules, so the answer matters.
Your legal description names your block. Section 23’s multi-family blocks include 629, 635, 642 to 660, 683, 736 to 739, 741, 744 to 746 and 758 to 761, mostly along Explorer, Navigator, Oceanic and Bismarck roads, and they fall under a separate Multi-Family Residential declaration. Everything else from Block 630 to 830 is single-family, priced against house sales.
New homes set the benchmark a buyer measures your resale against. Builders recorded 15 first sales on the plat in 12 months at a $385,000 median, against $345,000 for resales. A resale wins on a finished, screened pool, mature landscaping, an established view and a quick move-in; it needs a newer roof and opening protection to answer the new build’s insurance advantage.
Yes. In the 12 months to September 9, 2026, 20 Section 23 single-family lots sold at a $43,000 median, from $25,000 to $69,000, excluding one $467,100 deed that was almost certainly a finished house recorded as vacant. Lot buyers will ask about the association’s 2,000 square foot minimum, its $2,500 building deposit and its 12-month build window.
In the raw record, yes. Over 12 months, 74 Section 23 homes with a pool on the roll sold at a $372,000 median against $305,000 for 54 without. Pool homes are also somewhat larger, so that $67,000 gap is an observed difference, not a figure to add to your price. We adjust for the pool against sales of similar size.
The roll’s lake flag lines up with higher prices: 21 lake-flagged Section 23 homes sold at a $412,000 median in 12 months against $342,500 for the rest, and over 36 months 59 sold at $440,000. The lakes are freshwater drainage lakes with no docks or gasoline motors, so a lake lot sells a view and lake-water irrigation rights, not boating.
We publish no golf premium. Only 26 Section 23 single-family homes actually touch the golf course parcel, all on Europa Lane and Navigator Road, and they recorded only 7 qualified sales in five years, too few to measure one. A Europa Lane new build sold for $520,000 in April 2026, but one sale is not a trend. We price golf-edge homes from their own sales and their neighbors.
The association issues an estoppel certificate stating your assessment, any balance and any open violation, and the closing agent will not fund until it is clear. Unapproved exterior work, such as a fence, pool cage, driveway widening or color change, can appear as a violation. We check your permit file against the association’s before listing.
Florida Statutes 720.30851 requires a homeowners’ association to issue the estoppel certificate within 10 business days of a request, and the fee is capped at $299 for a current account, plus $119 if expedited. We order it as soon as the contract is signed, or before listing if there is any question about an open item.
The association bills $205 per lot once a year, due October 1. At closing it is usually prorated between you and the buyer on the settlement statement, with the estoppel certificate confirming what you have paid. The contract decides the exact split.
Yes. The Deep Creek Non-Urban Street and Drainage assessment is a county line on the property tax bill that funds paving, sidewalks and drainage across all of Deep Creek, and it stays with the property. The county’s FY25 annual report lists the current rate as $305. It is prorated at closing with the property taxes; your own bill shows the exact line.
Yes. On a Section 23 resale, Florida Statutes 720.401 makes the seller responsible for presenting the disclosure summary before the buyer signs the contract. If it comes late, the buyer may cancel within 3 days of receiving it or before closing, whichever is first, and cannot waive that right. We deliver it with the listing paperwork.
Florida Statutes 689.302 requires every residential seller to complete and give the buyer a flood disclosure at or before the contract is signed, covering known flood damage during your ownership, any flood insurance claim and any federal flood assistance. It applies in Section 23’s Zone X as well. We also attach the FEMA result for your address.
On our September 2026 test of 331 Section 23 home sites, 304 were FEMA Zone X with minimal flood hazard and 27 were shaded Zone X, the 0.2 percent annual chance zone, on Blocks 763 and 797 to 811 in the southeast corner. None fell in a high-risk Special Flood Hazard Area. Your own address needs its own FEMA lookup.
On the same test, 122 sites fell in Charlotte County Evacuation Zone D, 199 in Zone C and 10 in Zone B, on parts of Blocks 763, 803, 807, 823, 828 and 830 near the southern edge. None fell in Zone A. The county’s Know Your Zone page gives the answer for a specific address.
Disclosed, repaired and permitted damage rarely stops a Section 23 sale; undisclosed damage can undo one. Charley’s eye passed over Deep Creek in 2004, and Ian, Helene and Milton followed. Gather the county permits, association approvals and invoices for every repair, and complete the flood disclosure accurately.
There is no roof rule for selling, but your buyer must insure the house to close with a loan. Florida bars insurers from refusing a policy only because a roof is under 15 years old, and insurers credit documented wind-mitigation features. An older roof means a harder quote for the buyer, so a recent roof permit is one of the most persuasive documents in a Section 23 listing.
A four-point inspection reports on the roof, electrical, plumbing and heating and cooling systems, and Citizens Property Insurance requires one on homes more than 20 years old. With 1,160 Section 23 homes built before 1990, most buyers’ insurers will want it. Ordering it before listing lets you fix or disclose problems before a buyer finds them.
If the work changed the exterior, such as a pool, cage, fence, driveway, slab, enclosure, addition or paint color, the association required a permit when it was done, and an unapproved item can surface on the estoppel. Many owners have approvals they have forgotten; the association’s records policy lets an owner request their file in writing.
Yes, one sign per lot, no larger than 6 by 8 inches, under Article XIV of the Single Family Restrictions. Signs carry a 24-hour compliance period under the enforcement policy, so a larger sign draws a notice quickly. In Section 23 the listing and the photography do the marketing.
Yes. Section 23 allows leases of one month or longer, and a lease survives a sale unless the contract and the lease provide otherwise. A tenant-occupied sale needs showing terms, the lease and the deposit records ready for the buyer, and a plan for the move-out date if the buyer intends to live in the house.
Yes. Florida lets an owner sell without an agent. You still owe the 720.401 summary before the buyer signs, the flood disclosure, known-defect disclosure and an estoppel at closing, and you still face a buyer comparing your price with 128 recorded sales and the new builds nearby. Have a closing agent or attorney prepare the documents.
Cash buyers are active across Punta Gorda, including investors attracted by Section 23’s one-month minimum lease and seasonal owners buying a second home. The county record does not show how each sale was financed, so we do not publish a cash share. A cash offer is worth comparing on net proceeds, not on price alone.
The personal representative or trustee with authority signs the sale, and the closing agent will want the probate or trust documents. Inherited Section 23 houses are often older and unchanged, so a four-point inspection and an association permit check before listing prevent surprises. Federal tax rules generally give heirs a stepped-up basis; ask your tax adviser.
The 2026 roll values every house as of January 1 and trails the market by design. The median Section 23 just value is $288,263.50, while the 12-month sale median is $352,500, about 22 percent higher. Never price from the appraiser’s figure; it is a tax value.
Usually, yes. Most Section 23 homeowners have their assessed value held down by Save Our Homes; the median assessed value on the 2026 roll is $237,663 against a median just value of $288,263.50. After the sale, the buyer’s assessment resets the next January. Florida requires the contract to warn the buyer, and we show them the reset in advance.
At the $352,500 Section 23 median, the deed’s documentary stamp tax is $2,467.50 and the owner’s title premium at the promulgated rate is $1,837.50, plus the estoppel fee, recording, negotiated commissions and prorations of tax, the $205 assessment and the street and drainage line. We prepare a written net sheet at your price.
The Section 23 single-family declaration we read contains no age restriction; it limits each lot to one family, their household servants and guests. Every Section 23 address we tested is zoned to Deep Creek Elementary, Punta Gorda Middle and Charlotte High. We market each house to the full buyer pool that Florida and federal fair housing law protect.
Yes, and many Section 23 sellers do, since about a quarter of the homes carry no homestead exemption. We handle showings, inspections and the association’s paperwork locally, and Florida closings can be signed remotely or by mail through the closing agent. Leave us keys, alarm codes and a contact for the pool service.
On October 29, 2026, the Southwest Florida MLS export of October 29, 2026, matched by address to the Section 23 plat, showed 7 active homes at a $425,000 median list price; the county sales record above is complete through September 9, 2026. Call us and we will run the live search for your street the same day.
A Deep Creek Section 23 specialist matters because the value of a Section 23 house is written in records most agents never open: which declaration governs the block, what the 2026 roll says about size, pool and lake, what the association’s permit file and estoppel will show, and which new homes on nearby lots a buyer toured last weekend. Buyers pay for certainty on each.
If you are thinking, “I need someone to sell my house in Deep Creek Section 23, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Deep Creek, Punta Gorda, Port Charlotte, Charlotte County and the rest of Southwest Florida. Whether you are selling in Deep Creek Section 23, Deep Creek Section 20, Deep Creek Gardens, Punta Gorda Isles, Burnt Store Isles or Heritage Lake Park, our team provides local market guidance, professional listing exposure and a clear plan to help you sell confidently.
A Section 23 buyer is choosing a detached house on a deed-restricted street, with greenbelts and six freshwater lakes in the common property, a published $205 association fee and Charlotte County water and sewer. Deep Creek Golf Club, semi-private and open to the public for a daily fee, is about 3 minutes from the association office on Rampart Boulevard; the club’s membership page currently invites interested golfers to be added to its waiting list. Deep Creek Park, a county park on Section 23’s own plat tracts at 25555 Sandhill Boulevard, has eight pickleball courts, tennis, basketball and a playground. Downtown Punta Gorda is about 13 minutes away, Punta Gorda Airport about 15 and Southwest Florida International Airport about 52, by free-flow routing from 26217 Rampart Boulevard computed September 29, 2026. The schools are Deep Creek Elementary, Punta Gorda Middle and Charlotte High. Boaters launch at Harbour Heights Park, about 7 minutes away.
Charlotte County is widening Kings Highway from Sandhill Boulevard to the DeSoto County line, forecast to finish October 19, 2027, and designing a four-lane Sandhill Boulevard with roundabouts at Capricorn Boulevard and Deep Creek Boulevard, with design forecast to finish May 21, 2027. The county’s street and drainage unit is paying for sidewalk work on Rampart Boulevard and Deep Creek Boulevard, and fiber internet is being installed across Deep Creek. A buyer will drive past some of it, so we explain what is being built and when before they ask.
Many Section 23 sellers are moving within Southwest Florida. Our guide to buying a home in Deep Creek Section 23 covers the purchase side here, and Marc Comisar handles buyer representation across the region; see how we represent buyers in Southwest Florida or call Marc at (239) 287-5873. If you own on the city side of the Peace River as well, our guide to selling a home in Punta Gorda uses the same county-first method, and our Deep Creek Section 23 neighborhood guide is the place to send a buyer who wants the full picture of the neighborhood.
Every document behind this Deep Creek Section 23 seller guide is public and free. These are the ones a Section 23 seller actually uses, each linked to the issuer’s own copy.
| Document | Issuer | Why a Section 23 seller needs it | Link |
|---|---|---|---|
| Declaration of Restrictions, Single Family Residential, restated 1996 and amended to 2024 | Section 23, Property Owner’s Association, Inc. | The sign, boat, fence, pool, shed and lake rules your buyer will read | Single Family Restrictions (PDF) |
| Rental Policy, amended June 11, 2026 | Section 23, Property Owner’s Association, Inc. | The one-month minimum and lease filing rules for investor buyers | Rental Policy (PDF) |
| Permit Application Fee Schedule, revised September 10, 2026 | Section 23, Property Owner’s Association, Inc. | What each exterior approval costs, for the pre-listing permit check | Permit Fee Schedule (PDF) |
| Deed Restriction Enforcement Policy, amended December 12, 2024 | Section 23, Property Owner’s Association, Inc. | The notice steps and compliance periods behind an open violation | Enforcement Policy (PDF) |
| Deep Creek Street and Drainage MSBU FY25 Annual Report, Executive Summary | Charlotte County | The current per-unit rate on the tax bill | FY25 Executive Summary (PDF) |
| CRS Eligible Communities, April 1, 2026 | Federal Emergency Management Agency | Charlotte County’s Class 5 flood insurance discount | FEMA CRS list (PDF) |
| 50% FEMA Rule information packet | Charlotte County Community Development | The Zone X exemption remodel-minded buyers ask about | 50 percent rule packet (PDF) |
| Florida Statutes 720.401, disclosure summary | Florida Senate | The summary you present before the buyer signs | Section 720.401 |
| Florida Statutes 720.30851, estoppel certificates | Florida Senate | The 10-business-day estoppel rule | Section 720.30851 |
| Florida Statutes 689.302, flood disclosure | Florida Senate | The flood form owed at or before contract | Section 689.302 |
| Estoppel certificate fee schedule | Florida Department of Business and Professional Regulation | The current statutory fee caps | Estoppel fee schedule (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 each figure in the text carries its own window and retrieval date. Primary documents only: Florida Statutes and rules, state and federal agencies, Charlotte County, its Property Appraiser, GIS and public schools, the Section 23 association’s own documents and newspapers or trade publications of record. No listing portal, brokerage or valuation aggregator was used for any figure.
McGreevy and Comisar are the Southwest Florida listing team Deep Creek Section 23 owners call when a house has to be priced from the county record and sold without surprises at the estoppel. 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 the first price conversation to the closing table.
For this guide we tracked 128 qualified recorded home sales on the Punta Gorda Isles Section 23 plat in the latest 12 months, every calendar year of Section 23 medians since 2014, 2,436 homes on the 2026 roll and every new-structure permit on the plat since 2015, so the figures here come from public records rather than estimates. Meet Jesse McGreevy, who leads the team’s listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation, or read 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 23 valuation form, or read our Deep Creek Section 23 neighborhood guide first. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.
Updated October 2026. Market data from the Charlotte County Property Appraiser public sales file and 2026 roll and from Charlotte County GIS permit, flood and evacuation layers, checked October 2026. This guide is general information about selling a home in Deep Creek Section 23, not an appraisal and not legal, tax or insurance advice. Brokered by Domain Realty.