Englewood is two county markets. We price from the recorded sales on your side of the line and answer the flood, water and beach questions first.
To sell an Englewood home in 2026, first confirm which county holds the parcel, then price it against recorded sales on that county's roll, matched by ZIP, water, age and flood zone. Charlotte County recorded 405 single-family sales at $320,000 in ZIP 34224; Sarasota County recorded 603 at $490,000 in ZIP 34223.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar of Domain Realty. Updated November 2026.
This page is the seller companion to our Englewood, Florida community guide, which covers the town itself. Those two medians come from two county files with two different 12-month windows, and they are never added together. The Charlotte County figure covers September 10, 2025 to September 9, 2026 (Charlotte County Property Appraiser); the Sarasota County figure covers October 15, 2025 to October 14, 2026 (Sarasota County Property Appraiser). Englewood is one unincorporated Census-designated place with 20,800 people counted in 2020, 5,414 in Charlotte County and 15,386 in Sarasota County (U.S. Census Bureau QuickFacts), and a $170,000 gap between the two single-family medians is the clearest proof that "Englewood" is not one market. For the place itself, its neighborhoods, taxes, utilities and storm recovery, read our complete Englewood community guide. This page is the seller's half of that guide: what the county records say about pricing, timing and competition for an Englewood home, and how McGreevy and Comisar turns those records into a listing plan.
A seller who prices from "the Englewood median" is pricing from a blend of a mainland Charlotte County grid, a Gulf barrier island split by the county line, a Sarasota County golf and new-home corridor along State Road 776, and a strip of beach-and-key parcels in Charlotte County that happen to share a Sarasota ZIP code. A seller who prices from the right county, the right ZIP, the right water and the right era of house, and who hands a buyer the flood, assessment and water-district answers on day one, is the seller who closes.
Five facts move an Englewood sale price more than square footage: the county that holds the parcel, the ZIP code and neighborhood, the kind of water behind the house, the year it was built, and the flood zone with its base flood elevation. Each is public record, and an automated estimate reads most of them badly.
| Pricing fact | What the Englewood record shows | Where to check it |
|---|---|---|
| County side | ZIP 34223 holds 3,431 Charlotte parcels and 14,536 Sarasota parcels; ZIP 34224 holds 15,910 Charlotte parcels and 59 Sarasota parcels | Charlotte County Property Appraiser; Sarasota County Property Appraiser |
| ZIP and neighborhood | Charlotte ZIP 34224 single-family: 405 sales at $320,000; Charlotte parcels in ZIP 34223 single-family: 87 at $385,000; Sarasota ZIP 34223 single-family: 603 at $490,000 | Same two county files, each with its own window |
| Water | Charlotte side of Manasota Key single-family: 11 sales at $950,000; Sarasota part of Manasota Key: 25 sales at $2,200,000 (all property types) | Same two county files: Charlotte 12 months to September 9, 2026; Sarasota 12 months to October 14, 2026 |
| Age of the house | Charlotte ZIP 34224 older-home resales: $248,500 for homes built before 1970 against $376,000 for homes built in the 2010s | Charlotte County recorded sales, 12 months to September 9, 2026 |
| Flood zone | Charlotte maps effective December 15, 2022; Sarasota maps effective March 27, 2024; sampled points range from VE on the Gulf and bay to X a few blocks inland | FEMA National Flood Hazard Layer |
The table is a starting point, not a valuation. Two homes on the same Englewood street can sit in different flood zones; the Sarasota County record for 840 Van Gogh Rd shows one lot carrying both Zone AE, with a base flood elevation of 10.1 feet, and Zone X (Sarasota County Property Appraiser, parcel 0495130044). That is why we price at the parcel.
Search your Englewood address or parcel number on the Charlotte County Property Appraiser site first, then on the Sarasota County Property Appraiser site. Your parcel exists on only one roll, and that record also shows the tax district or tax code, the flood zone and panel, and your exemptions. If a mailing address and the appraiser disagree, the roll wins.
The ZIP code cannot settle it. ZIP 34223 is mostly a Sarasota County market, yet it holds 3,431 Charlotte County parcels, most of them on Englewood Beach, the Charlotte part of Manasota Key, Sandpiper Key and a mainland strip around Rock Creek Park (Charlotte County Property Appraiser). A single neighborhood can split as well: Englewood Gardens has 77 parcels on the Charlotte roll and 636 on the Sarasota roll, and the two halves are priced separately (Sarasota County Property Appraiser). North Port city also covers 39 percent of ZIP 34223's land, and North Port city parcels with Englewood ZIP codes are left out of every Englewood figure on this page. For a seller the county decides the comparable sales, the tax bill a buyer inherits, the flood map, the permit office and the assessments that ride with the parcel.
The Charlotte County side of Englewood holds the Port Charlotte Subdivision grid east of Lemon Bay, often called Englewood East, plus Grove City, the Placida Road corridor, Englewood Beach and the southern part of Manasota Key. The Sarasota County side holds Dearborn Street, Englewood Isles, Beachwalk by Manasota Key, Boca Royale, Stillwater and the northern part of the key.
That split is the first thing a buyer's agent from outside the area gets wrong, and it is the first thing we check. Englewood East alone recorded 227 sales at a $315,000 median in the Charlotte window, while Beachwalk by Manasota Key recorded 206 at $672,300 in the Sarasota window (Charlotte County Property Appraiser; Sarasota County Property Appraiser). They are a few miles apart and sell in two different markets.
This page covers the Englewood market on each county roll, what price bands, home age and size say about your home, the latest and highest recorded sales, the new-construction competition from Lennar, DiVosta and Pulte, the best time to sell, and how Englewood compares with Port Charlotte and Punta Gorda for sellers.
Later sections of this page take up the costs of selling in Charlotte and Sarasota counties, the disclosures an Englewood seller owes, the flood, insurance and storm questions buyers ask, assessments such as the Manasota Key beach charge and the Englewood East street and drainage unit, condominium, manufactured-home and lot sales, how we price, market and negotiate, and a long list of seller questions answered directly. Every figure names its county, its window and its source.
Every Englewood count and median on this page is a county recorded sale. Charlotte County figures come from the Charlotte County Property Appraiser's roll and sales files, DOR-qualified sales above $1,000, newest qualified sale September 9, 2026. Sarasota County figures come from the Sarasota County Property Appraiser's bulk parcel and sales file dated October 21, 2026.
On the Charlotte side, "12 months" means September 10, 2025 to September 9, 2026, and a builder-direct sale is the first qualified sale of an improved parcel within one year of its year built (Charlotte County Property Appraiser). On the Sarasota side, "12 months" means October 15, 2025 to October 14, 2026; qualified sales carry qualification codes 01 and 02 above $1,000, and "improved" means the parcel shows living area on the roll and a year built on or before the sale year, because the Sarasota table carries no improved-or-vacant flag at the time of sale (Sarasota County Property Appraiser). The windows differ by 35 days and the two offices code sales differently, so a Charlotte median and a Sarasota median are two separate facts. Price per square foot here is per square foot of the county's heated area on the roll, never set beside an MLS living-area figure.
Days on market, sale-to-list ratio, months of supply, active listings and rents are MLS fields, and the county record cannot produce them. For each of them: Information not available at time of publishing (checked November 14, 2026).
Charlotte County is a county-first market: local MLS coverage is thin, and builders sell many new Englewood homes directly. On the Charlotte side, 187 of 728 improved sales in ZIP 34224 over the 12 months to September 9, 2026 were a builder's first sale. A count built from listings alone could miss about a quarter of the market.
Recorded sales capture every qualified deed, including builder closings that never pass through a listing service (Charlotte County Property Appraiser). That matters to a resale seller, because the buyer touring your home has often toured a model home in Coco Bay or Beachwalk first. When we prepare a pricing opinion for a specific Englewood home, we add the listing-side measures for that property's own segment at that time, and the county record stays the base.
Pull your own parcel record on the right county's appraiser site, note the flood zone, base flood elevation and tax district, find your elevation certificate if you have one, and gather permits for any roof, seawall or storm repair. Those documents answer most Englewood buyer questions before they are asked.
Sarasota County's flood insurance plan tells real estate agents, brokers and sellers they "have a duty to disclose to buyers (or to make sure buyers are aware) of the flood risks" (Sarasota County, 2024 Program for Public Information). Charlotte County's 50 percent rule package names the elevation certificate as the document that shows a building's lowest floor meets the required elevation of one foot above base flood elevation (Charlotte County, 50% FEMA Rule). If you would rather we pull the record for you, request a free Englewood home valuation. Call Jesse direct at (239) 898-6072.
McGreevy and Comisar is the #1 real estate team in Southwest Florida since 2012, and every Englewood listing gets the over 45 years of combined direct experience between Jesse McGreevy and Marc Comisar. In Englewood that matters because value turns on which county holds the parcel, and on facts that are public, checkable and usually missing from a listing.
We are the partners who price your home, sit at the negotiating table and answer your phone. Nobody hands your Englewood offer to an assistant. Here is the record behind that promise:
RealTrends ranked our Domain Realty Group team #5 in Florida in 2026. Jesse McGreevy and Marc Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team, and both work every Englewood listing personally, from the first parcel check to the closing table.
Partner-level service means the partner who priced your Englewood home is the one who hears the buyer's objection, reads the inspection report and negotiates the repair credit. In a market split by a county line, where a Coco Bay or Beachwalk builder may be selling new homes nearby, that continuity is how a resale price holds.
An Englewood negotiation often turns on details a junior agent would pass along without reading: a flood elevation on a Lemon Bay lot, a beach assessment on a Manasota Key condominium, an Englewood Water District connection question on a grid lot, a Sarasota County CDD on a newer home. Jesse and Marc read those details themselves. When a buyer's agent quotes a lower comparable, the partner who chose your comparables answers it with the county record, the same day.
Before we recommend a price for an Englewood home, we pull the recorded sales on your county's roll, in your ZIP and neighborhood, split builder sales from resales where the file allows it, and check your parcel's flood zone, tax district and assessments. The listing then answers the questions a buyer, lender and closing agent will raise.
For this page we tracked every qualified single-family, condominium, mobile-home and lot sale the Charlotte County Property Appraiser recorded in Englewood's Charlotte parcels for the 12 months to September 9, 2026, and every qualified improved sale the Sarasota County Property Appraiser recorded in its ZIP 34223 parcels for the 12 months to October 14, 2026 (Charlotte County Property Appraiser; Sarasota County Property Appraiser). On your listing that shows up in three ways: a price built from the comparable set a buyer's appraiser will use, a disclosure file that answers flood and assessment questions before the inspection period, and a negotiation backed by recorded prices rather than asking prices.
The Englewood costs we put in the listing file first are the ones a buyer reads on the tax bill: the Englewood Area Fire Control District assessment, the Englewood East street and drainage charge on the Charlotte grid, the Manasota Key beach charge on the Charlotte part of the key, and Englewood Water District capital charges.
| Charge | Who it reaches in Englewood | Current figure | Source |
|---|---|---|---|
| Englewood Area Fire Control District assessment | Parcels in the district on both sides of the county line | $290.78 residential for 2026 to 2027 | Englewood Area Fire Control District |
| Englewood East street and drainage unit | Charlotte County grid sections in the unit | $292.00 per equivalent residential unit in FY2026 and FY2027, up from $190.00 in FY2025 | Charlotte County, Englewood East budget |
| Manasota Key beach charge | Charlotte County Manasota Key benefit unit, 2,025 parcels | FY27 proposed residential rate $259.56 per unit, against $21.83 in FY26 | Charlotte County MSBU hearing backup, July 22, 2026 |
| Englewood Water District water and sewer capital charges | A new connection in the district | $15,454.50 per equivalent residential connection on the schedule effective October 1, 2025 | Englewood Water District |
The Englewood Water District's FY27 rules state that capital capacity charges and assessments run with the parcel, which is worth confirming on the title commitment (Englewood Water District FY27 rules). A buyer who sees a charge for the first time at closing negotiates; a buyer who sees it in the listing file prices it in and moves on.
We price an Englewood listing near the county line against the parcels on its own roll only. A Sarasota-roll home in Englewood Gardens is compared with Sarasota-roll sales, and a Charlotte-roll home a few streets away is compared with Charlotte-roll sales, even when both carry an Englewood mailing address and the same ZIP code.
The two sides of Englewood Gardens show why. Its 636 Sarasota parcels recorded 17 sales at a $550,000 median in the Sarasota window, while its 77 Charlotte parcels needed all recorded history to September 9, 2026 to reach ten sales, 37 at $250,000 (Sarasota County Property Appraiser; Charlotte County Property Appraiser). Those are different windows and different products, so the two medians describe two markets, not a discount for one side. The tax bill differs too: the Charlotte final 2026 rate for tax district 005 is 15.5683 mills, while a sample 2026 Sarasota notice for tax code 1500 shows 11.3712 mills proposed, before Sarasota's separate fire, solid waste and stormwater lines (Charlotte County 2026 rate chart; Sarasota County sample TRIM).
Compare Englewood listing agents on the public record: licence history, verified reviews, published production and, above all, whether the agent prices from the right county's recorded sales. Ask each one which roll your parcel is on and which comparables they would use. The answer tells you whether they know Englewood.
The Englewood agents and teams are compared on Google reviews, licence dates and published production in our guide to the best real estate agents in Englewood, with the data date stated, and we are comfortable being measured against the criteria it sets out. Whoever you interview, ask for the full scope in writing: pricing method, photography, marketing reach, showing plan, negotiation and closing coordination. To start with the county record on your own Englewood address, request a free home valuation. Call Jesse direct at (239) 898-6072.
The Englewood market is steady in volume and mixed in price. On the Charlotte side, ZIP 34224 single-family sales fell to 405 at a $320,000 median, from 502 at $335,000 a year earlier. On the Sarasota side, ZIP 34223 single-family sales rose to 603 at a $490,000 median, from 544 at $517,600.
Data updated: November 2026 (Charlotte County Property Appraiser roll and sales files, newest qualified sale September 9, 2026; Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026).
Every number in this section carries its county and its window. The Charlotte County side is measured from September 10, 2025 to September 9, 2026, and the 12 months before it run from September 10, 2024 to September 9, 2025 (Charlotte County Property Appraiser). The Sarasota County side is measured from October 15, 2025 to October 14, 2026, and the 12 months before it run from October 15, 2024 to October 14, 2025 (Sarasota County Property Appraiser). The two sides are shown in separate tables, and no Charlotte and Sarasota median is ever combined into one Englewood number.
On the Charlotte County side of Englewood, ZIP 34224 recorded 405 single-family sales at a $320,000 median, 63 condominium sales at $138,000, 118 mobile-home sales at $135,000 and 138 vacant-lot sales at $25,000, all in the 12 months to September 9, 2026. Single-family homes are the core of this Englewood market.
Charlotte County side, ZIP 34224 (15,910 Charlotte parcels). Window: September 10, 2025 to September 9, 2026. Source: Charlotte County Property Appraiser recorded sales (ccappraiser.com).
| Property type | Parcels | Recorded sales | Median | Low to high | Builder-direct | Resale | Per sq ft of county heated area |
|---|---|---|---|---|---|---|---|
| Single-family | 7,177 | 405 | $320,000 | $100,000 to $2,200,000 | 96 at $329,800 | 309 at $310,000 | $201.22 |
| Condominium | 943 | 63 | $138,000 | $43,000 to $710,000 | 0 | 63 at $138,000 | $135.92 |
| Mobile home | 2,356 | 118 | $135,000 | $20,000 to $320,000 | 0 | 118 at $135,000 | $144.38 |
| Vacant lots | 3,265 coded vacant residential | 138 | $25,000 | $8,000 to $530,500 | not meaningful for lots | not meaningful for lots | not printed |
| All residential, every improved use code | 15,910 (11,478 with a year built) | 728 | $270,500 | $8,000 to $2,200,000 | 187 at $310,000 | 541 at $255,000 | $186.74 |
The "all residential" row takes every improved parcel in the ZIP whatever its use code, so it can include an occasional commercial or multifamily sale; the single-family, condominium and mobile-home rows are the home figures. The condominium market here is mainland complexes along Placida Road and the Cape Haze edge, which is why its $138,000 median sits far below the Charlotte condominiums on the key.
In Englewood's Charlotte ZIP 34224, single-family sales fell from 502 to 405 and the median fell from $335,000 to $320,000, about 4.5 percent, comparing the 12 months to September 9, 2026 with the 12 months before. The resale median barely moved: $310,000 against $312,000 for homes sold more than a year after they were built.
Charlotte County, ZIP 34224 single-family, latest 12 months against prior 12 months. Source: Charlotte County Property Appraiser recorded sales (ccappraiser.com).
| Measure | Prior 12 months (Sep 10, 2024 to Sep 9, 2025) | Latest 12 months (Sep 10, 2025 to Sep 9, 2026) | Change (our calculation) |
|---|---|---|---|
| Single-family sales | 502 | 405 | down 19.3 percent |
| Single-family median | $335,000 | $320,000 | down 4.5 percent |
| Single-family low to high | $125,000 to $2,950,000 | $100,000 to $2,200,000 | |
| Resale median (homes sold more than a year after built) | $312,000 on 265 sales | $310,000 | down 0.6 percent |
The latest resale median is $310,000 under both the builder-direct rule used for the main table (309 resales) and the "sold more than a year after built" rule used for the prior-year comparison, so the near-flat resale reading holds either way. Much of the drop in the blended median is a change in the mix of what sold, including fewer high-end sales: the prior 12 months reached $2,950,000 at the top, the latest $2,200,000.
The Charlotte County parcels in ZIP 34223, the beach-and-key slice of Englewood, recorded 87 single-family sales at a $385,000 median and 81 condominium sales at $419,900 in the 12 months to September 9, 2026. This slice covers Englewood Beach, the Charlotte part of Manasota Key, Sandpiper Key and a mainland strip around Rock Creek Park.
Charlotte County side, ZIP 34223 Charlotte parcels (3,431 parcels). Window: September 10, 2025 to September 9, 2026. Source: Charlotte County Property Appraiser recorded sales (ccappraiser.com).
| Property type | Parcels | Recorded sales | Median | Low to high | Builder-direct | Per sq ft of county heated area |
|---|---|---|---|---|---|---|
| Single-family | 1,254 | 87 | $385,000 | $123,500 to $2,200,000 | 3 at $1,555,000 | $322.27 |
| Condominium | 1,452 | 81 | $419,900 | $120,000 to $1,300,000 | 0 | $355.14 |
| All residential, every improved use code | 3,431 (3,140 built) | 193 | $390,000 | $1,500 to $2,200,000 | 5 at $1,425,000 | $341.53 |
Prior-year check, single-family: 42 sales at a $332,500 median from September 10, 2024 to September 9, 2025, against 87 at $385,000 in the latest 12 months. The slice is small enough that one strong quarter on the key moves its median, so read it beside the 24- and 60-month figures below. This slice should never be read as "Englewood" on its own: its single-family per-square-foot figure of $322.27 is about 60 percent above ZIP 34224's $201.22 because so much of it sits on or beside the Gulf (our calculation).
On the Sarasota County side of Englewood, the 14,536 Sarasota parcels in ZIP 34223 recorded 790 qualified improved sales at a $410,000 median in the 12 months to October 14, 2026. Single-family homes accounted for 603 sales at $490,000, condominiums for 67 at $202,300 and mobile homes for 86 at $156,750.
Sarasota County side, ZIP 34223 Sarasota parcels. Window: October 15, 2025 to October 14, 2026. Source: Sarasota County Property Appraiser bulk parcel and sales file (sarasotapropertyappraiser.gov).
| Property type | Qualified improved sales | Median | Low to high |
|---|---|---|---|
| Single-family | 603 | $490,000 | $149,000 to $6,750,000 |
| Condominium | 67 | $202,300 | not printed |
| Mobile home | 86 | $156,750 | not printed |
| All improved, ZIP 34223 Sarasota parcels | 790 | $410,000 | not printed |
The Sarasota file has no improved-or-vacant flag at the time of sale, so a builder's first sale cannot be separated exactly from a resale there, and Sarasota-side lot sales are not measured on this page. The single-family figure takes in Beachwalk by Manasota Key, where Pulte was the seller of record on 170 of 206 sales in the same window, and the Sarasota part of Manasota Key, so the $490,000 median carries a large share of new homes, plus the Gulf-front sales at the top (Sarasota County Property Appraiser).
On the Sarasota side of Englewood, ZIP 34223 single-family sales rose from 544 to 603 between the two 12-month windows, while the median fell from $517,600 to $490,000, about 5.3 percent. Older-home resales went the other way: 402 sales at $427,500 against 318 at $422,500, up about 1.2 percent.
Sarasota County, ZIP 34223 single-family, latest 12 months against prior 12 months. Source: Sarasota County Property Appraiser bulk parcel and sales file (sarasotapropertyappraiser.gov).
| Measure | Prior 12 months (Oct 15, 2024 to Oct 14, 2025) | Latest 12 months (Oct 15, 2025 to Oct 14, 2026) | Change (our calculation) |
|---|---|---|---|
| Single-family sales | 544 | 603 | up 10.8 percent |
| Single-family median | $517,600 | $490,000 | down 5.3 percent |
| Single-family low to high | $133,000 to $7,777,000 | $149,000 to $6,750,000 | |
| Older-home resales (sold more than a year after built): sales and median | 318 at $422,500 | 402 at $427,500 | sales up 26.4 percent; median up 1.2 percent |
Here, as on the Charlotte side, the blended median fell while the resale median held. The "older-home resale" rows count homes sold more than a year after the year built on the Sarasota roll, which is the closest the file comes to a resale count. More older homes sold in the latest year, and they sold at a slightly higher median, so a Sarasota-side owner of an established Englewood home is not reading a falling market.
The Charlotte side of Englewood has eased from its five-year level. In ZIP 34224, single-family homes sold at a $345,000 median over the 60 months to September 9, 2026 against $320,000 in the latest 12 months; condominiums fell from $225,000 to $138,000 and mobile homes from $150,000 to $135,000.
Each row below is a longer window ending on the same date, September 9, 2026, so the longer windows include the older, higher-priced sales. Read the ladder as the direction of travel, not a year-by-year series (Charlotte County Property Appraiser).
Charlotte County, ZIP 34224, window ladder ending September 9, 2026 (sales and median)
| Window | Single-family | Condominium | Mobile home | Vacant lots |
|---|---|---|---|---|
| 12 months | 405 at $320,000 | 63 at $138,000 | 118 at $135,000 | 138 at $25,000 |
| 24 months | 907 at $327,000 | 90 at $147,450 | 212 at $145,000 | 275 at $24,000 |
| 36 months | 1,358 at $335,000 | 136 at $200,000 | 312 at $147,000 | 513 at $25,000 |
| 60 months | 2,060 at $345,000 | 233 at $225,000 | 504 at $150,000 | 1,147 at $25,000 |
| All recorded history from 2009 | 6,291 at $225,000 | 1,166 at $153,000 | 2,282 at $90,000 | 2,860 at $20,000 |
Charlotte County, ZIP 34223 Charlotte parcels, window ladder ending September 9, 2026 (sales and median)
| Window | Single-family | Condominium |
|---|---|---|
| 12 months | 87 at $385,000 | 81 at $419,900 |
| 24 months | 129 at $367,000 | 121 at $419,900 |
| 36 months | 164 at $392,500 | 161 at $440,000 |
| 60 months | 307 at $450,000 | 304 at $470,000 |
| All recorded history from 2009 | 1,107 at $265,000 | 1,420 at $310,000 |
The ZIP 34224 condominium market is small and thin: 63 sales in a year across 943 condominium parcels. A handful of sales in one complex can move that median by tens of thousands of dollars, which is one reason the 36-month median ($200,000 on 136 sales) and the 12-month median ($138,000 on 63 sales) are so far apart. The ZIP 34224 lot median has barely moved in five years, between $24,000 and $25,000 in every window. On the Sarasota side, the ZIP 34223 file shows 2,647 single-family sales over the 60 months to October 14, 2026 (Sarasota County Property Appraiser); a Sarasota median ladder is not printed here.
Englewood's blended single-family medians are lower than a year ago on both county rolls, but resale medians are close to flat. Charlotte ZIP 34224 fell from $335,000 to $320,000 while its resale median held near $310,000; Sarasota ZIP 34223 fell from $517,600 to $490,000 while older-home resales rose from $422,500 to $427,500.
Against the five-year record the Charlotte side is softer: the ZIP 34224 single-family median of $320,000 sits about 7.2 percent below the 60-month median of $345,000, and the Charlotte ZIP 34223 single-family median of $385,000 sits about 14.4 percent below its 60-month $450,000 (our calculations from the Charlotte County Property Appraiser ladders). Those longer windows include the 2021 and 2022 peak, so the honest reading for an Englewood seller is this: prices are off their peak, the typical resale is holding its value over the last year, and the drop in the headline medians is mostly a change in what sold. The exception is the Charlotte mainland condominium segment, where the 12-month median of $138,000 compares with $225,000 over 60 months. If you own a condominium in ZIP 34224, price it from its own complex's recent recorded sales, not from a blended number.
Days on market, sale-to-list ratio and months of supply are MLS figures, and county recorded sales cannot produce them. For Englewood on either county roll, for the windows on this page: Information not available at time of publishing (checked November 14, 2026). Active listing counts and rents are MLS fields too.
What the county record can show is volume, and volume is steady: 405 single-family sales in Charlotte ZIP 34224 and 603 in Sarasota ZIP 34223 in their latest windows (Charlotte County Property Appraiser; Sarasota County Property Appraiser). When we prepare a pricing opinion for your Englewood home, we add the listing-side measures for your segment at that time and show you where they came from.
The two Englewood medians are never combined because they come from different county files, different 12-month windows and different qualification codes, and because the parcels they describe are taxed, mapped and permitted by different governments. An average of $320,000 and $490,000 would describe no Englewood home that actually sold.
A buyer's appraiser does not blend them either. An appraiser valuing a Charlotte-roll home in Englewood East will lean on Charlotte-roll sales nearby, and one valuing a Sarasota-roll home in Englewood Isles will lean on Sarasota-roll sales. Pricing from a blended number is how a listing ends up above what the appraisal supports or below what the neighborhood supports. The full place picture, both sides of the line, is in our Englewood community guide, and the wider county view is in our Charlotte County guide.
Price bands, home age and size show where an Englewood home sits in its own county's market. On the Charlotte side, 76.5 percent of ZIP 34224 single-family sales closed under $400,000; on the Sarasota side, 34.7 percent of ZIP 34223 sales did. Newer and larger homes command more, but not always more per square foot.
Data updated: November 2026 (Charlotte County Property Appraiser recorded sales, 12 months to September 9, 2026; Sarasota County Property Appraiser file dated October 21, 2026, 12 months to October 14, 2026).
All figures in this section are single-family sales. Price-band shares count every single-family sale in the window. Year-built tables count older-home resales only, meaning homes sold more than a year after the year built on the roll, so a builder's new-home price does not distort the decade medians. Heated-area tables count every single-family sale with a heated area on the roll, and "per square foot" is the median of each sale's price divided by the county's heated area, never compared with an MLS living-area figure (Charlotte County Property Appraiser; Sarasota County Property Appraiser).
On the Charlotte side, Englewood ZIP 34224 single-family sales cluster tightly: 236 of 405, or 58.3 percent, closed between $250,000 and $399,999 in the 12 months to September 9, 2026. Only 9 sales, 2.2 percent, reached $1,000,000 or more. A ZIP 34224 home above $600,000 is in a thin band.
Charlotte County, ZIP 34224 single-family sales by price band. Window: September 10, 2025 to September 9, 2026. Source: Charlotte County Property Appraiser recorded sales (ccappraiser.com).
| Price band | Sales | Share of 405 |
|---|---|---|
| Under $250,000 | 74 | 18.3% |
| $250,000 to $399,999 | 236 | 58.3% |
| $400,000 to $599,999 | 69 | 17.0% |
| $600,000 to $999,999 | 17 | 4.2% |
| $1,000,000 to $1,999,999 | 7 | 1.7% |
| $2,000,000 and up | 2 | 0.5% |
For a seller the shape matters more than the median. A ZIP 34224 home between $250,000 and $399,999 competes in the thickest part of the market, so the price has to be right to the street and the era. A home priced at $600,000 or more is one of only 26 such sales in a year, and its buyer will compare it with water and location across Englewood, often across the county line.
On the Sarasota side, Englewood ZIP 34223 single-family sales spread far wider: three bands each held between 27.7 and 28.5 percent of the 603 sales, from $250,000 up to $999,999, in the 12 months to October 14, 2026. Fifty-six sales, 9.3 percent, closed at $1,000,000 or more.
Sarasota County, ZIP 34223 single-family sales by price band. Window: October 15, 2025 to October 14, 2026. Source: Sarasota County Property Appraiser bulk parcel and sales file (sarasotapropertyappraiser.gov).
| Price band | Sales | Share of 603 |
|---|---|---|
| Under $250,000 | 37 | 6.1% |
| $250,000 to $399,999 | 172 | 28.5% |
| $400,000 to $599,999 | 171 | 28.4% |
| $600,000 to $999,999 | 167 | 27.7% |
| $1,000,000 to $1,999,999 | 46 | 7.6% |
| $2,000,000 and up | 10 | 1.7% |
The Sarasota spread reflects what the roll holds: older homes near Dearborn Street and in neighborhoods such as Tangerine Woods and Alameda Isles at the low end, Boca Royale and Beachwalk's larger plans in the middle and upper bands, and the Sarasota part of Manasota Key at the top. A Sarasota-side seller between $600,000 and $999,999 is not in a thin band, as a Charlotte-side seller would be; 167 sales closed there in a year, and Beachwalk's $672,300 median sits inside that band, so the comparison set includes the builder.
The Charlotte parcels in ZIP 34223 split into two markets inside one ZIP: 47 of 87 single-family sales, 54.0 percent, closed under $400,000, while 29 sales, 33.3 percent, closed at $600,000 or more in the 12 months to September 9, 2026. Mainland homes and Gulf or bayfront homes sit in the same Englewood slice.
Charlotte County, ZIP 34223 Charlotte parcels, single-family sales by price band. Window: September 10, 2025 to September 9, 2026. Source: Charlotte County Property Appraiser recorded sales (ccappraiser.com).
| Price band | Sales | Share of 87 |
|---|---|---|
| Under $250,000 | 22 | 25.3% |
| $250,000 to $399,999 | 25 | 28.7% |
| $400,000 to $599,999 | 11 | 12.6% |
| $600,000 to $999,999 | 19 | 21.8% |
| $1,000,000 to $1,999,999 | 9 | 10.3% |
| $2,000,000 and up | 1 | 1.1% |
The thin middle band, 11 sales between $400,000 and $599,999, is the tell. This slice is a mainland market of smaller older homes on one side and a key and bayfront market on the other, with few homes in between. A median of $385,000 describes neither half well, which is why a home here is priced from its own street and water, never from the slice median.
In Englewood's Charlotte ZIP 34224, older-home resale medians climb with the decade built, from $248,500 for homes built before 1970 to $376,000 for homes built in the 2010s, in the 12 months to September 9, 2026. Homes built in the 1980s were the largest group, 88 resales at $273,950.
Charlotte County, ZIP 34224 single-family older-home resales (sold more than a year after built) by decade built. Window: September 10, 2025 to September 9, 2026. Source: Charlotte County Property Appraiser recorded sales (ccappraiser.com).
| Decade built | Older-home resales | Median price | Median heated area, sq ft |
|---|---|---|---|
| Before 1970 | 20 | $248,500 | 1,070 |
| 1970 to 1979 | 33 | $282,000 | 1,169 |
| 1980 to 1989 | 88 | $273,950 | 1,331 |
| 1990 to 1999 | 65 | $325,000 | 1,693 |
| 2000 to 2009 | 39 | $350,000 | 1,667 |
| 2010 to 2019 | 22 | $376,000 | 1,633 |
| 2020 or later | 38 | $349,500 | 1,640 |
The pattern is mostly size: the median heated area grows from about 1,070 square feet before 1970 to about 1,690 in the 1990s, and then levels off. A 1990s home and a 2010s home in ZIP 34224 are about the same size, and the 2010s home resold about $51,000 higher at the median.
In Englewood's Sarasota ZIP 34223, older-home resale medians run from $264,000 for homes built before 1970 to $610,000 for homes built in 2020 or later, in the 12 months to October 14, 2026. Homes built in the 1990s and 2000s resold at $520,000 and $540,000, above the 2010s median of $387,000.
Sarasota County, ZIP 34223 single-family older-home resales (sold more than a year after built) by decade built. Window: October 15, 2025 to October 14, 2026. Source: Sarasota County Property Appraiser bulk parcel and sales file (sarasotapropertyappraiser.gov).
| Decade built | Older-home resales | Median price | Median living area on the roll, sq ft |
|---|---|---|---|
| Before 1970 | 44 | $264,000 | 1,033 |
| 1970 to 1979 | 75 | $365,000 | 1,544 |
| 1980 to 1989 | 63 | $411,000 | 1,835 |
| 1990 to 1999 | 28 | $520,000 | 2,111 |
| 2000 to 2009 | 54 | $540,000 | 2,116 |
| 2010 to 2019 | 70 | $387,000 | 1,845 |
| 2020 or later | 68 | $610,000 | 2,066 |
The 2010s dip is a mix effect, not an age penalty: the 2010s homes that resold were smaller at the median, 1,845 square feet against 2,111 to 2,116 for the 1990s and 2000s. The 2020-or-later resales, at $610,000 on 2,066 square feet, are at most a few years old and compete with the builder's current product at Beachwalk and Shores at Stillwater, which is the comparison their buyers make.
In Englewood's Charlotte parcels in ZIP 34223, most single-family resales are older homes: 44 built before 1970 resold at a $345,000 median and 31 built in the 1970s at $365,000, in the 12 months to September 9, 2026. The few newer resales sit on or near the water and sold far higher.
Charlotte County, ZIP 34223 Charlotte parcels, single-family older-home resales by decade built. Window: September 10, 2025 to September 9, 2026. Source: Charlotte County Property Appraiser recorded sales (ccappraiser.com).
| Decade built | Older-home resales | Median price | Median heated area, sq ft |
|---|---|---|---|
| Before 1970 | 44 | $345,000 | 1,144 |
| 1970 to 1979 | 31 | $365,000 | 1,261 |
| 1980 to 1989 | 5 | $525,000 | 1,554 |
| 2000 to 2009 | 3 | $1,550,000 | 2,504 |
| 2010 to 2019 | 1 | $2,200,000 | 3,115 |
No 1990s home resold in this slice in the window. Groups of five sales or fewer are not a market, so the 1980s, 2000s and 2010s rows are context only. What the table does show is that a pre-1970 home of about 1,144 square feet in this slice resold for $345,000 at the median, about $96,500 above a pre-1970 home in ZIP 34224 (our calculation), which is the price of being close to the beach and the bay.
In Charlotte ZIP 34224, the price per square foot of county heated area falls as homes get larger, from $236 under 1,200 square feet to $185 between 2,000 and 2,499, then jumps to $251 above 2,500 square feet, in the 12 months to September 9, 2026. The largest Englewood homes are usually also the best-located.
Charlotte County, ZIP 34224 single-family sales by heated area. Window: September 10, 2025 to September 9, 2026. Source: Charlotte County Property Appraiser recorded sales (ccappraiser.com).
| Heated area on the roll | Sales | Median price | Median per sq ft of county heated area |
|---|---|---|---|
| Under 1,200 sq ft | 66 | $235,000 | $236 |
| 1,200 to 1,599 sq ft | 142 | $282,300 | $201 |
| 1,600 to 1,999 sq ft | 123 | $344,900 | $193 |
| 2,000 to 2,499 sq ft | 61 | $400,000 | $185 |
| 2,500 sq ft and up | 13 | $685,000 | $251 |
A smaller home sells for more per square foot because the lot, the kitchen, the roof and the systems cost about the same whatever the floor area. Above 2,500 square feet the per-foot figure jumps because only 13 homes sold in that band, and that band holds most of ZIP 34224's top sales, such as the $2,200,000 and $2,150,000 sales listed later on this page, where the parcel and its setting carry the price.
On the Sarasota side, Englewood ZIP 34223 per-square-foot medians hold near $243 to $244 from 1,200 to 1,999 square feet, then rise to $309 between 2,000 and 2,499 and $343 above 2,500, in the 12 months to October 14, 2026. Larger Sarasota-side homes carry a per-foot premium, not a discount.
Sarasota County, ZIP 34223 single-family sales by living area on the roll. Window: October 15, 2025 to October 14, 2026. Source: Sarasota County Property Appraiser bulk parcel and sales file (sarasotapropertyappraiser.gov).
| Living area on the roll | Sales | Median price | Median per sq ft |
|---|---|---|---|
| Under 1,200 sq ft | 48 | $249,000 | $270 |
| 1,200 to 1,599 sq ft | 158 | $358,200 | $243 |
| 1,600 to 1,999 sq ft | 133 | $420,000 | $244 |
| 2,000 to 2,499 sq ft | 150 | $674,800 | $309 |
| 2,500 sq ft and up | 114 | $954,600 | $343 |
The jump at 2,000 square feet is the Sarasota side's product mix showing through. Beachwalk's larger plans, Boca Royale's golf homes and Manasota Key's Gulf and bay homes are concentrated in the two largest bands, and 264 of the 603 sales were 2,000 square feet or more, against 74 of 405 in Charlotte ZIP 34224.
In Englewood's Charlotte parcels in ZIP 34223, small homes carry the highest volume and a high per-foot price: 36 sales under 1,200 square feet at a $345,000 median, or $355 per square foot of county heated area, in the 12 months to September 9, 2026. The two bands above 2,000 square feet had medians of $615 and $525 per foot.
Charlotte County, ZIP 34223 Charlotte parcels, single-family sales by heated area. Window: September 10, 2025 to September 9, 2026. Source: Charlotte County Property Appraiser recorded sales (ccappraiser.com).
| Heated area on the roll | Sales | Median price | Median per sq ft of county heated area |
|---|---|---|---|
| Under 1,200 sq ft | 36 | $345,000 | $355 |
| 1,200 to 1,599 sq ft | 35 | $350,000 | $232 |
| 1,600 to 1,999 sq ft | 6 | $533,250 | $296 |
| 2,000 to 2,499 sq ft | 4 | $1,462,500 | $615 |
| 2,500 sq ft and up | 6 | $1,650,000 | $525 |
Six sales or fewer per band above 1,600 square feet are context, not a market. The lesson for a seller here is location over size: a small older home in this beach-and-key slice sells for more per foot than a larger home in the mainland grid of ZIP 34224, and the largest homes in this slice sit mostly on Gulf Blvd, N Beach Rd and New Point Comfort Rd, as the sales lists below show.
A 1980s Englewood home should be priced against other 1980s and 1990s resales on its own county roll, adjusted for roof, systems, flood elevation and water, not against a 2020s home. In Charlotte ZIP 34224, 1980s resales sold at $273,950 on about 1,331 square feet; 2020s resales at $349,500 on about 1,640.
Take a 1980s block home in the Englewood East grid. Its closest competitors in the record are the 88 ZIP 34224 resales built in the 1980s, at a $273,950 median on a median 1,331 square feet of county heated area. The 2020s resales in the same ZIP sold for about $75,550 more at the median, but they were about 309 square feet larger, and buyers of those homes were also looking at builder-direct new homes, which closed at a $329,800 median on 96 sales in the same window (Charlotte County Property Appraiser). The 1980s seller wins on price and lot, not on newness: a lower entry price, an established street, and often no CDD or new-community fees. What a 1980s home has to prove is condition: roof age, electrical panel, windows and shutters, permitted storm repairs and flood elevation, because those decide insurance. A roof permit date and an elevation certificate in the listing file close most of the gap a buyer imagines.
On the Sarasota side the gap is larger: 1980s older-home resales in ZIP 34223 sold at $411,000 on about 1,835 square feet, and 2020-or-later resales at $610,000 on about 2,066 square feet, a $199,000 difference at the median (our calculation from the Sarasota County Property Appraiser file). Part of that difference is size, about 231 square feet at the median, and part is the community each home sits in. A 1980s Sarasota-side seller should price against other established neighborhoods, such as Englewood Isles, Overbrook Gardens or Park Forest, not against Beachwalk.
Price per square foot is a check on an Englewood price, not a way to set one. The county figures here use heated or living area on the roll, which differs from an MLS listing sheet, and per-foot medians swing with size, location and water, from $185 to $615 across the bands on this page.
Multiply a 1,500-square-foot ZIP 34224 home by the Sarasota-side $243 figure and you overprice it; multiply a Gulf-side home on the Charlotte part of Manasota Key by the ZIP 34224 $201.22 figure and you give away hundreds of thousands of dollars. The Charlotte side of the key recorded single-family sales at $642 per square foot of county heated area in the 12 months to September 9, 2026 (Charlotte County Property Appraiser), more than three times the ZIP 34224 figure. We use per-foot medians only inside a tight comparable set: same county, neighborhood, water, era and size. To see where your home sits, request a free Englewood home valuation. Call Jesse direct at (239) 898-6072.
Englewood's latest recorded single-family sales on the Charlotte side ran from $245,000 to $1,695,000 in late August and early September 2026 in ZIP 34224. On the Sarasota side, early October 2026 sales in ZIP 34223 ran from $217,000 to $1,500,000. Every sale below is public county record.
Data updated: November 2026 (Charlotte County Property Appraiser recorded sales, newest qualified sale September 9, 2026; Sarasota County Property Appraiser file dated October 21, 2026, newest qualified sale October 14, 2026).
Each table lists recorded, qualified single-family sales from the county property appraiser's file: street address, month and year of sale, recorded price, year built and heated or living area on the roll. These are public county records listed for market reference only; they are not our listings or our sales, and the county record is the place to check any of them (Charlotte County Property Appraiser; Sarasota County Property Appraiser).
The ten most recent qualified single-family sales in Englewood's Charlotte ZIP 34224 closed between August and early September 2026, at prices from $245,000 for a 1979 home of 970 square feet to $1,695,000 for a 2020 home of 2,806 square feet. Seven of the ten closed under $600,000.
Public county record. Charlotte County, ZIP 34224, the ten latest qualified single-family sales in the window ending September 9, 2026. Source: Charlotte County Property Appraiser (ccappraiser.com).
| Address | Sale month | Recorded price | Year built | Heated area on the roll, sq ft |
|---|---|---|---|---|
| 1980 Michigan Ave | September 2026 | $705,000 | 1972 | 2,137 |
| 6150 Avila St | September 2026 | $257,500 | 1990 | 1,294 |
| 1167 Delmar St | September 2026 | $306,000 | 1973 | 1,176 |
| 9240 Pine Cove Dr | August 2026 | $1,695,000 | 2020 | 2,806 |
| 9331 San Bernandino Ave | August 2026 | $282,000 | 1983 | 1,413 |
| 6749 Gasparilla Pines Blvd | August 2026 | $245,000 | 1979 | 970 |
| 1930 Massachusetts Ave | August 2026 | $940,000 | 2008 | 2,275 |
| 8170 Casa De Meadows Dr | August 2026 | $563,700 | 1990 | 1,930 |
| 8746 Saint Kitts Cir | August 2026 | $275,000 | 2024 | 1,423 |
| 11074 Greenway Ave | August 2026 | $420,000 | 1991 | 1,666 |
Street names are as recorded on the county roll. Four of the ten were built before 1985, and three of those four closed between $245,000 and $306,000, close to the 1970s and 1980s resale medians in the decade table.
The eight highest qualified single-family sales in Englewood's Charlotte ZIP 34224 in the 12 months to September 9, 2026 ran from $1,065,000 to $2,200,000. Two were on Eagle Preserve Dr, and the homes ranged from 1970 to 2020 in year built and from 1,534 to 3,050 square feet of county heated area.
Public county record. Charlotte County, ZIP 34224, the eight highest qualified single-family sales, September 10, 2025 to September 9, 2026. Source: Charlotte County Property Appraiser (ccappraiser.com).
| Address | Sale month | Recorded price | Year built | Heated area on the roll, sq ft |
|---|---|---|---|---|
| 9801 Eagle Preserve Dr | March 2026 | $2,200,000 | 2013 | 3,022 |
| 1910 Oregon Trl | July 2026 | $2,150,000 | 2001 | 3,050 |
| 9300 Griggs Rd | February 2026 | $1,900,000 | 1992 | 2,332 |
| 9240 Pine Cove Dr | August 2026 | $1,695,000 | 2020 | 2,806 |
| 10476 Boyette St | June 2026 | $1,350,000 | 1970 | 2,390 |
| 1950 Arkansas Ave | January 2026 | $1,160,000 | 2000 | 2,159 |
| 9891 Eagle Preserve Dr | October 2025 | $1,075,000 | 1996 | 2,368 |
| 10428 Marion St | March 2026 | $1,065,000 | 1984 | 1,534 |
Nine ZIP 34224 single-family sales reached $1,000,000 or more in the window; these are the top eight. A 1970 home and a 1984 home both cleared $1,000,000, which says the parcel and its setting, not the age of the house, set the price at this level.
The ten most recent qualified single-family sales on Englewood's Charlotte parcels in ZIP 34223 closed in July and August 2026, from $310,000 for a 1972 home to $2,200,000 for a 2016 home. Five of the ten closed above $1,000,000, on Gulf Blvd, New Point Comfort Rd, Aqua View Ln and Mockingbird Ln.
Public county record. Charlotte County, ZIP 34223 Charlotte parcels, the ten latest qualified single-family sales in the window ending September 9, 2026. Source: Charlotte County Property Appraiser (ccappraiser.com).
| Address | Sale month | Recorded price | Year built | Heated area on the roll, sq ft |
|---|---|---|---|---|
| 1380 Aqua View Ln | August 2026 | $1,200,000 | 2001 | 1,670 |
| 1820 Gulf Blvd | August 2026 | $1,500,000 | 1970 | 3,775 |
| 831 E 3rd St | August 2026 | $330,000 | 1970 | 884 |
| 130 Crestview Dr | August 2026 | $418,500 | 1971 | 1,086 |
| 1770 New Point Comfort Rd | August 2026 | $1,550,000 | 2008 | 3,079 |
| 120 Mockingbird Ln | August 2026 | $1,170,000 | 1980 | 1,248 |
| 832 E 4th St | July 2026 | $367,000 | 1965 | 1,044 |
| 829 E 7th St | July 2026 | $310,000 | 1972 | 1,599 |
| 1711 Riverside Dr | July 2026 | $541,500 | 1950 | 1,889 |
| 1600 New Point Comfort Rd | July 2026 | $2,200,000 | 2016 | 3,115 |
This list shows the two halves of the slice in one place. A 1,248-square-foot 1980 home on Mockingbird Ln recorded $1,170,000, while an 884-square-foot 1970 home on E 3rd St recorded $330,000. Size and age explain little here; where the parcel sits explains most of it.
The eight highest qualified single-family sales on Englewood's Charlotte parcels in ZIP 34223 in the 12 months to September 9, 2026 ran from $1,425,000 to $2,200,000. Three were homes built in 2025, on Gulf Blvd and Lampp Dr, and they match the slice's three builder-direct sales.
Public county record. Charlotte County, ZIP 34223 Charlotte parcels, the eight highest qualified single-family sales, September 10, 2025 to September 9, 2026. Source: Charlotte County Property Appraiser (ccappraiser.com).
| Address | Sale month | Recorded price | Year built | Heated area on the roll, sq ft |
|---|---|---|---|---|
| 1600 New Point Comfort Rd | July 2026 | $2,200,000 | 2016 | 3,115 |
| 1210 Gulf Blvd | April 2026 | $1,850,000 | 2025 | 3,382 |
| 4111 N Beach Rd | February 2026 | $1,750,000 | 2004 | 2,504 |
| 1214 Gulf Blvd | May 2026 | $1,555,000 | 2025 | 2,421 |
| 1770 New Point Comfort Rd | August 2026 | $1,550,000 | 2008 | 3,079 |
| 2805 N Beach Rd, Unit B | March 2026 | $1,500,000 | 1989 | 2,339 |
| 1820 Gulf Blvd | August 2026 | $1,500,000 | 1970 | 3,775 |
| 1091 Lampp Dr | July 2026 | $1,425,000 | 2025 | 2,420 |
The county count for this slice shows 3 builder-direct single-family sales at a $1,555,000 median, from $1,425,000 to $1,850,000 (Charlotte County Property Appraiser), which are the three 2025-built homes above. On the key and the bay, a resale seller's competition at the top includes new homes built to current flood rules.
The ten most recent qualified single-family sales on Englewood's Sarasota parcels in ZIP 34223 closed between October 2 and October 13, 2026, from $217,000 for a 1967 home of 880 square feet to $1,500,000 for a 1979 home on Manasota Key Rd. Five of the ten were built in 2019 or later.
Public county record. Sarasota County, ZIP 34223 Sarasota parcels, the ten latest qualified single-family sales in the window ending October 14, 2026. Source: Sarasota County Property Appraiser (sarasotapropertyappraiser.gov).
| Address | Sale month | Recorded price | Year built | Living area on the roll, sq ft |
|---|---|---|---|---|
| 26853 Weiskopf Dr | October 2026 | $585,000 | 2019 | 1,914 |
| 1843 Silver Shores Blvd | October 2026 | $455,000 | 2026 | 1,948 |
| 373 Eden Dr | October 2026 | $692,000 | 1988 | 2,909 |
| 7505 Manasota Key Rd | October 2026 | $1,500,000 | 1979 | 2,050 |
| 565 Elliot St | October 2026 | $217,000 | 1967 | 880 |
| 2480 Manasota Beach Rd | October 2026 | $330,000 | 1967 | 1,070 |
| 26931 Pavin Dr | October 2026 | $450,000 | 2022 | 1,845 |
| 10052 Coral Shore Dr | October 2026 | $600,000 | 2023 | 1,665 |
| 25049 Pearl Lake Cir | October 2026 | $365,000 | 2024 | 1,584 |
| 230 Green St | October 2026 | $535,000 | 1999 | 2,070 |
Ten sales in under two weeks is the Sarasota side's pace in this window. A 2026-built home on Silver Shores Blvd recorded $455,000 in the same month as a 1988 home on Eden Dr recorded $692,000, so newness alone does not set the price on this side of Englewood either.
All eight of the highest qualified single-family sales on Englewood's Sarasota parcels in ZIP 34223 in the 12 months to October 14, 2026 were on Manasota Key Rd, from $2,300,000 to $6,750,000. They ranged from a 1966 home of 3,143 square feet to a 2000 home of 7,384 square feet.
Public county record. Sarasota County, ZIP 34223 Sarasota parcels, the eight highest qualified single-family sales, October 15, 2025 to October 14, 2026. Source: Sarasota County Property Appraiser (sarasotapropertyappraiser.gov).
| Address | Sale month | Recorded price | Year built | Living area on the roll, sq ft |
|---|---|---|---|---|
| 741 Manasota Key Rd | June 2026 | $6,750,000 | 2000 | 7,384 |
| 773 Manasota Key Rd | March 2026 | $5,000,000 | 2001 | 5,248 |
| 770 Manasota Key Rd | December 2025 | $4,700,000 | 2004 | 4,533 |
| 7410 Manasota Key Rd | May 2026 | $4,450,000 | 2011 | 4,584 |
| 8340 Manasota Key Rd | April 2026 | $3,585,000 | 2005 | 3,860 |
| 777 Manasota Key Rd | December 2025 | $3,425,000 | 1966 | 3,143 |
| 8115 Manasota Key Rd | April 2026 | $2,800,000 | 1988 | 3,211 |
| 8035 Manasota Key Rd | November 2025 | $2,300,000 | 1988 | 4,560 |
Ten Sarasota-side single-family sales reached $2,000,000 or more in the window, and the top of Englewood's market is the Sarasota part of Manasota Key. For context, the Sarasota part of the key recorded 25 qualified sales of all property types at a $2,200,000 median in the same window, and 85 at $2,495,000 over 60 months (Sarasota County Property Appraiser).
Read recent Englewood sales for three things: which county roll they are on, what water and location they have, and when they were built. A recent sale on the other county's roll, or across Lemon Bay from your home, is not your comparable even if the ZIP code and square footage match yours.
The lists above make three points. First, the county line splits the market even inside one ZIP: ZIP 34223's Charlotte parcels and Sarasota parcels show very different top ends. Second, location dominates size: a 1,248-square-foot 1980 home on Mockingbird Ln cleared $1,170,000 while larger ZIP 34224 homes of the same era, such as the 1,413-square-foot 1983 home on San Bernandino Ave, recorded under $300,000. Third, new homes are in the comparable set at every level, from a $275,000 2024-built resale on Saint Kitts Cir to $1,850,000 2025-built homes on Gulf Blvd. A recorded price is also only the contract price; it does not show concessions, repair credits or how long the home took to sell.
A recent-sales list that shows each Englewood home's days on market and sale-to-list ratio comes from the MLS, and county recorded sales cannot produce it. For the sales above: Information not available at time of publishing (checked November 14, 2026). The county record gives the date, price and street of every recorded sale.
Anyone can check a recorded sale on the county property appraiser's site, by address or parcel (Charlotte County Property Appraiser; Sarasota County Property Appraiser). When we prepare a pricing opinion for your Englewood home, we pair the recorded sales nearest your home with the listing history for each one at that time, so you see the asking price, the recorded price and the time between them.
Englewood resale sellers face real builder competition on both sides of the county line. On the Charlotte side, 96 of 405 single-family sales in ZIP 34224, 23.7 percent, were builder-direct at a $329,800 median. On the Sarasota side, 201 of 603 ZIP 34223 single-family sales were homes sold within about a year of being built (a proxy for new construction).
Data updated: November 2026 (Charlotte County Property Appraiser recorded sales, 12 months to September 9, 2026; Sarasota County Property Appraiser file dated October 21, 2026, 12 months to October 14, 2026; builder websites as read November 13, 2026).
New construction in Englewood is concentrated in two places: Lennar's Coco Bay on the Charlotte side, where 109 of 129 sales to September 9, 2026 were a builder's first sale, and Beachwalk by Manasota Key on the Sarasota side, where Pulte was the seller of record on 170 of 206 sales to October 14, 2026 (Charlotte County Property Appraiser; Sarasota County Property Appraiser). Builder pressure is not spread evenly across Englewood, so a resale seller's exposure depends on where the home is.
On the Charlotte side of Englewood, ZIP 34224 recorded 96 builder-direct single-family sales at a $329,800 median against 309 resales at $310,000 in the 12 months to September 9, 2026. Across all residential use codes, 187 of 728 improved sales, 25.7 percent, were a builder's first sale of a new home.
Charlotte County, builder-direct against resale. Window: September 10, 2025 to September 9, 2026. Source: Charlotte County Property Appraiser recorded sales (ccappraiser.com).
| Charlotte County slice | All sales | Builder-direct: sales and median | Resale: sales and median | Builder-direct share (our calculation) |
|---|---|---|---|---|
| ZIP 34224, single-family | 405 at $320,000 | 96 at $329,800 | 309 at $310,000 | 23.7% |
| ZIP 34224, all residential | 728 at $270,500 | 187 at $310,000 | 541 at $255,000 | 25.7% |
| Coco Bay group | 129 at $315,000 | 109 at $315,600 | 20 at $280,000 | 84.5% |
| Englewood East grid (PCH sections, 34224) | 227 at $315,000 | 46 at $357,500 | 181 at $305,000 | 20.3% |
| ZIP 34223 Charlotte parcels, single-family | 87 at $385,000 | 3 at $1,555,000 | 84 at $366,000 | 3.4% |
A builder-direct sale here is the first qualified sale of an improved parcel within one year of its year built. Builders often sell from their own sales offices, so an MLS-only count can leave those closings out; the county record does not, because every deed is recorded. In ZIP 34224 single-family, the builder-direct median sits $19,800 above the resale median, about 6.4 percent (our calculation), so the typical new home there is priced close to the typical resale, not far above it.
On the Charlotte side, builder pressure is concentrated in the Coco Bay group, where 109 of 129 recorded sales were builder-direct at a $315,600 median, and in the Englewood East grid, where individual builders closed 46 new homes at $357,500. A resale seller near either competes with a model home.
Coco Bay is Lennar's new-construction cluster in ZIP 34224. Its 601 parcels recorded their first qualified sale on November 30, 2023, and by plat, Palm Lake and Island Lakes each recorded 58 sales in the window, at $268,500 and $331,050 (Charlotte County Property Appraiser). Coco Bay still holds 121 parcels coded vacant. The 20 Coco Bay resales closed at $280,000, below the $315,600 builder-direct median, which is the clearest sign of what a resale has to do there: sell for less than the new home or show something the new home lacks. In the Englewood East grid the order is reversed: the 46 builder-direct homes closed at $357,500 against $305,000 for 181 resales, so a new grid home is priced as a step up from the older houses around it. By section, PCH 064 led the grid with 53 sales at $300,000 and PCH 065 recorded 36 at $352,000.
The Sarasota file has no exact builder flag, so for Englewood we count homes sold within about a year of being built, a proxy for new construction. In ZIP 34223, 201 single-family sales in the 12 months to October 14, 2026 fit that proxy, at a $618,900 median, against 402 older-home sales at $427,500.
Sarasota County, ZIP 34223 single-family, homes sold within about a year of being built (a proxy for new construction) against older homes. Window: October 15, 2025 to October 14, 2026. Source: Sarasota County Property Appraiser bulk parcel and sales file (sarasotapropertyappraiser.gov).
| Group | Sales | Median | Low to high |
|---|---|---|---|
| Homes sold within about a year of being built (a proxy for new construction) | 201 | $618,900 | $350,000 to $1,371,400 |
| Older homes (sold more than a year after built) | 402 | $427,500 | $149,000 to $6,750,000 |
| All single-family | 603 | $490,000 | $149,000 to $6,750,000 |
The proxy counts a home whose year built on the current roll is the sale year or the year before, so it can include a resale of a nearly new home, and it is not a builder-direct count. Even read loosely, it says one Sarasota-side single-family sale in three in this window was a new or nearly new home, at a median $191,400 above older homes (our calculation). Two named communities carry most of it: Beachwalk by Manasota Key, with 175 of its 206 sales on homes built within a year of sale, and Shores at Stillwater, with 16 of 16 at $523,250 (Sarasota County Property Appraiser).
The builders visible in the Englewood record are DiVosta Homes, a PulteGroup brand, at Beachwalk by Manasota Key and Pulte Homes at Shores at Stillwater on the Sarasota side, and Lennar at Coco Bay on the Charlotte side, plus individual builders in the Englewood East grid. Lennar listed Island Lakes at Coco Bay as actively selling on November 13, 2026.
Beachwalk by Manasota Key is a gated DiVosta community on the Sarasota mainland east of Englewood Road and Manasota Beach Road, not on the key; the builder puts the beach 2.3 to 2.5 miles away (DiVosta Homes). It recorded 206 qualified sales at a $672,300 median in the Sarasota window, with phase medians from $385,000 in Phase 1F to $873,300 in Phases 3A and 3B, and Phases 4A and 4B (194 parcels) show no year built yet (Sarasota County Property Appraiser). Lennar lists Palm Lake at Coco Bay as sold out and Island Lakes at Coco Bay as actively selling (Lennar, Island Lakes at Coco Bay). Shores at Stillwater, Pulte's new section beside the established Stillwater neighborhood, recorded 16 sales at $523,250 in the Sarasota window, all on homes built within about a year of sale (a proxy for new construction) (Pulte Homes).
Englewood builder prices are marketing figures with a date. On November 13, 2026, Lennar listed Island Lakes at Coco Bay at $292,999 to $464,999, and DiVosta listed Beachwalk plans from 1,405 to 3,970 square feet at "$300k to $1.3M." New communities also carry fees a resale buyer may avoid.
| Builder figure | Community | What the builder or record shows | Source |
|---|---|---|---|
| Price range | Island Lakes at Coco Bay (Charlotte side) | $292,999 to $464,999, as of November 13, 2026 | Lennar |
| Sample plans | Island Lakes at Coco Bay | Armstrong, 3 bedrooms, 1,635 sq ft, from $309,999; Marsala, 3 bedrooms, 2,201 sq ft, from $416,999 | Lennar |
| Approximate HOA fee | Island Lakes at Coco Bay; Palm Lake at Coco Bay | $241.33; $282.33 (billing period not stated) | Lennar, Island Lakes; Lennar, Palm Lake |
| "Special assessment fees" | Island Lakes; Palm Lake | $1,465; about $1,827 (purpose not stated) | Lennar, Palm Lake |
| Price range and plans | Beachwalk by Manasota Key (Sarasota side) | "$300k to $1.3M," plans 1,405 to 3,970 sq ft | DiVosta Homes |
| Community development district | Shores at Stillwater (Sarasota side) | CDD sought validation of special assessment bonds "not to exceed $14,000,000" in 2026 | Business Observer legal notice |
Pulte's Shores at Stillwater page did not publish plans, prices or fees in a readable form when checked: Information not available at time of publishing (checked November 14, 2026). Beachwalk by Manasota Key does not appear on the state's official list of special districts (Florida Department of Commerce). A recorded builder price is also a contract price before any credit or rate incentive the builder gave, and no public record shows those, so we treat the builder's recorded median as the top of what a new-home buyer actually paid.
An Englewood resale seller near Coco Bay, Beachwalk or Shores at Stillwater should price against the builder's recorded closings, not its asking prices, and sell what the new home cannot offer: a finished street, mature landscaping, a pool, a larger lot, no CDD, immediate occupancy, or water. Hiding from the builder comparison does not work.
The buyer touring your home has usually toured the model first. Here is how we answer that on an Englewood listing:
For a resale seller far from the builders, in Englewood Isles, Oyster Creek, Grove City or on the key, builder competition is indirect, and the comparable set is other owners.
In Charlotte ZIP 34224, 96 of 405 single-family sales were builder-direct, so we price your Englewood resale against the builder's recorded closings before you list; start with a free home valuation built from your county's recorded sales. Call Jesse direct at (239) 898-6072. Buying your next home as well: Call Marc at (239) 287-5873 or read how we represent buyers. Our guide to buying a home in Englewood covers the purchase side, county by county.
For a correctly priced Englewood house, yes: recorded volume is steady on both county rolls, resale medians held over the last year, and spring brings the most closings. Charlotte ZIP 34224 recorded 524 single-family sales in 2025 and Sarasota ZIP 34223 recorded 567, each the most of any year from 2019 to 2025. Overpricing is the bigger risk.
Data updated: November 2026 (Charlotte County Property Appraiser recorded sales, 60 months to September 9, 2026 and calendar years 2019 to 2025; Sarasota County Property Appraiser file dated October 21, 2026, 60 months to October 14, 2026 and calendar years 2019 to 2025; Citizens Property Insurance, August 31, 2026; Charlotte County project pages updated November 2, 2026).
Three things outside the sales record also bear on timing for an Englewood seller: insurance availability, the Manasota Key beach renourishment and its assessment on the Charlotte side, and the schedule for rebuilding Englewood's storm-damaged beaches, parks and ramps. Each is covered below as the public record states it.
On the Charlotte side of Englewood, ZIP 34224 single-family closings peak from March to June, which together held 40.6 percent of the 2,060 sales over the 60 months to September 9, 2026. January was the slowest month at 6.1 percent, and March the busiest at 10.7 percent.
Charlotte County, ZIP 34224 single-family sales by month of sale, September 10, 2021 to September 9, 2026 (2,060 sales). Source: Charlotte County Property Appraiser recorded sales (ccappraiser.com).
| Month | Sales | Share |
|---|---|---|
| January | 126 | 6.1% |
| February | 157 | 7.6% |
| March | 220 | 10.7% |
| April | 199 | 9.7% |
| May | 207 | 10.0% |
| June | 211 | 10.2% |
| July | 183 | 8.9% |
| August | 176 | 8.5% |
| September | 146 | 7.1% |
| October | 135 | 6.6% |
| November | 156 | 7.6% |
| December | 144 | 7.0% |
A recorded sale reflects a contract signed weeks earlier, so a March to June closing peak means buyers are writing contracts from January onward. An Englewood home that is listed, photographed and documented by January is in front of that season's buyers when they arrive. Summer and fall still close a steady 6.6 to 8.9 percent a month, so a seller who misses spring is not shut out.
On the Sarasota side of Englewood, ZIP 34223 single-family closings are more seasonal: March to June held 42.8 percent of the 2,647 sales over the 60 months to October 14, 2026. March and April were the busiest months at 11.2 and 11.1 percent, and September the slowest at 5.4 percent.
Sarasota County, ZIP 34223 single-family sales by month of sale, October 15, 2021 to October 14, 2026 (2,647 sales). Source: Sarasota County Property Appraiser bulk parcel and sales file (sarasotapropertyappraiser.gov).
| Month | Sales | Share |
|---|---|---|
| January | 166 | 6.3% |
| February | 212 | 8.0% |
| March | 297 | 11.2% |
| April | 293 | 11.1% |
| May | 285 | 10.8% |
| June | 259 | 9.8% |
| July | 241 | 9.1% |
| August | 196 | 7.4% |
| September | 144 | 5.4% |
| October | 160 | 6.0% |
| November | 183 | 6.9% |
| December | 211 | 8.0% |
The Sarasota side's September low, 5.4 percent, sits at the height of hurricane season, and its spring peak is a little sharper than the Charlotte side's. Builder closings at Beachwalk and Shores at Stillwater are part of this count, and a new-home closing follows the construction schedule as much as the season.
In Englewood's Charlotte parcels in ZIP 34223, the beach-and-key slice, single-family closings were busiest in May at 13.0 percent and July at 12.4 percent of the 307 sales over the 60 months to September 9, 2026. January, September and October were the slowest, at 6.2 percent each.
Charlotte County, ZIP 34223 Charlotte parcels, single-family sales by month of sale, September 10, 2021 to September 9, 2026 (307 sales). Source: Charlotte County Property Appraiser recorded sales (ccappraiser.com).
| Month | Sales | Share |
|---|---|---|
| January | 19 | 6.2% |
| February | 22 | 7.2% |
| March | 26 | 8.5% |
| April | 30 | 9.8% |
| May | 40 | 13.0% |
| June | 24 | 7.8% |
| July | 38 | 12.4% |
| August | 23 | 7.5% |
| September | 19 | 6.2% |
| October | 19 | 6.2% |
| November | 21 | 6.8% |
| December | 26 | 8.5% |
With about 60 sales a year, one or two closings move a month's share by a point, so this slice has no reliable season of its own. Its homes are priced on water and location, and its buyers shop the Gulf and the bay year-round.
Englewood single-family sales held up through the post-2022 slowdown and rebounded. Charlotte ZIP 34224 recorded 524 sales in 2025, up from a low of 299 in 2023, and Sarasota ZIP 34223 recorded 567 in 2025, its highest in the seven years. The Charlotte slice of 34223 recorded 54.
Single-family recorded sales by calendar year, 2019 to 2025. Sources: Charlotte County Property Appraiser recorded sales (ccappraiser.com); Sarasota County Property Appraiser bulk parcel and sales file (sarasotapropertyappraiser.gov).
| Calendar year | Charlotte County, ZIP 34224 | Charlotte County, ZIP 34223 Charlotte parcels | Sarasota County, ZIP 34223 Sarasota parcels |
|---|---|---|---|
| 2019 | 414 | 78 | 359 |
| 2020 | 417 | 82 | 423 |
| 2021 | 488 | 119 | 512 |
| 2022 | 347 | 48 | 433 |
| 2023 | 299 | 68 | 506 |
| 2024 | 484 | 30 | 546 |
| 2025 | 524 | 54 | 567 |
These are counts, not medians, and they are shown side by side only as volume; each column is its own county roll. On the Charlotte side, ZIP 34224 sales in 2025 ran about 75 percent above 2023 (our calculation), and part of that rebound is builder closings in Coco Bay, whose first qualified sale came on November 30, 2023. On the Sarasota side, sales rose every year from 2022 to 2025, carried in part by Beachwalk's new-home closings. The Charlotte ZIP 34223 slice dipped to 30 sales in 2024, the year Hurricanes Helene and Milton reached the key, and recovered to 54 in 2025.
Insurance affects an Englewood sale because a buyer who cannot get a policy quoted cannot close. Public records show Citizens Property Insurance's Charlotte County multi-peril count falling from 14,242 in July 2024 to 2,224 in July 2026, and both counties carry a Community Rating System Class 5 flood discount of 25 percent.
Citizens reported 2,121 multi-peril personal residential policies in Charlotte County and 4,381 in Sarasota County as of August 31, 2026; these are county totals, not Englewood alone (Citizens, policies in force, August 2026). The Charlotte decline is consistent with policies moving to private carriers or leaving Citizens through depopulation, but the tables do not show which, and they say nothing about private carrier prices. No public source we found publishes an average homeowners or flood premium for Englewood itself, so a reliable figure for a specific home comes only from a quote. On flood, FEMA's April 2026 list shows Charlotte County at Class 5 effective April 1, 2023 and Sarasota County at Class 5 effective May 1, 2007, each giving NFIP policies in the Special Flood Hazard Area a 25 percent discount (FEMA CRS list, April 2026). A new NFIP policy typically carries "a 30 day wait" before it takes effect (Sarasota County, flood protection), so an Englewood seller helps the closing date by handing over the elevation certificate and any current policy details at listing, not at inspection.
For Charlotte-side Manasota Key sellers in Englewood, the renourishment schedule and its assessment are now public. Charlotte County approved the construction contract on October 27, 2026; its project page, updated November 2, 2026, shows construction from January 1, 2027 to April 30, 2027, and the FY27 proposed residential beach charge is $259.56 per unit.
The FY27 proposed residential rate compares with $21.83 in FY26, and the maximum residential rate, assuming no state or federal money, is $1,286.43 per unit a year (Charlotte County MSBU hearing backup, July 22, 2026). Gulf-front parcels also pay a Nearshore Benefit Zone charge, proposed at $45.80 per point for FY27. The final FY27 rate appears on the owner's November 2026 tax bill. Published sources disagree on the start date: the same county page showed November 23, 2026 when updated October 5, 2026, and a November 9, 2026 trade report also said November 23 (Charlotte County, Manasota Key Beach Renourishment). A seller listing during construction should expect buyers to ask about beach access and the charge; a seller listing after April 2027, if the county schedule holds, sells with the new beach in place but the same charge on the bill. Either way, disclosing the charge and what it funds keeps it from becoming a late objection. On the Sarasota part of the key, Florida DEP's August 2026 plan says the next full Manasota Key nourishment is "tentatively scheduled for 2026/2027" (Florida DEP, SBMP 2026), and a current Sarasota per-parcel rate was not found in readable public documents: Information not available at time of publishing (checked November 14, 2026).
Three public schedules matter to Englewood buyers: Charlotte County's Ainger Creek boat ramp rebuild, with construction estimated January 1 to July 31, 2027; Englewood Beach at Chadwick Park, where pavilions, boardwalks, piers and dock carry completion estimates into 2030; and Florida's SB 180, which blocks stricter local land rules until October 1, 2027.
| Schedule | What the public record says | Source |
|---|---|---|
| Ainger Creek boat ramp, 2011 Placida Rd | Construction estimated January 1, 2027 to July 31, 2027, closeout by December 31, 2027; all park amenities close during construction | Charlotte County |
| Englewood Beach and Chadwick Park, 2100 N Beach Rd | Parking, playground and buildings complete; pavilions, sidewalks, boardwalks, piers and dock with estimates to August 2030 | Charlotte County |
| Manasota Key Road, Sarasota part | Reopened in January 2026 on a temporary repair; permanent design pending | WGCU |
| SB 180 (2025) | Certain counties may not adopt more restrictive or burdensome land development rules until October 1, 2027 | Florida Senate |
For a seller whose buyer pool is boaters or beachgoers, these dates are part of the pitch: a buyer closing in 2027 can expect the Ainger Creek ramp to be closed for much of that year and the Englewood Beach boardwalks to still be in design or permitting. Saying so plainly, with the county's own dates, is better than letting a buyer find it after an offer. If you want to see what these schedules mean for your own address and timing, request a free home valuation. Call Jesse direct at (239) 898-6072.
On the same Charlotte County roll and window, Englewood ZIP 34224 single-family homes sold at a $320,000 median on 405 sales, against $302,550 on 2,698 sales across Port Charlotte's six ZIP codes. Across all improved property, ZIP 34224's $270,500 median sat below Port Charlotte's $289,000 and the Punta Gorda ZIPs' $330,000.
Data updated: November 2026 (Charlotte County Property Appraiser recorded sales, 12 months to September 9, 2026; Port Charlotte and Punta Gorda figures as printed on our Port Charlotte seller page, data updated October 2026; Sarasota County Property Appraiser file dated October 21, 2026).
A seller's buyer is usually comparing places as well as houses. The same buyer who tours an Englewood East home has often looked at Port Charlotte's canal sections and at Punta Gorda across the harbor. Englewood's Charlotte side, Port Charlotte and Punta Gorda all sit on the Charlotte County Property Appraiser's roll and share the same window, September 10, 2025 to September 9, 2026, so they compare directly. Englewood's Sarasota side is on a different roll and window and is shown separately below.
The benchmark table shows Englewood's Charlotte side is a higher-priced single-family market than Port Charlotte, a lower-priced all-property market than both Port Charlotte and Punta Gorda, and less builder-driven than Punta Gorda. Every column comes from Charlotte County recorded sales for the 12 months to September 9, 2026.
| Yardstick | Englewood, ZIP 34224 (Charlotte) | Englewood, ZIP 34223 Charlotte parcels | Port Charlotte, six ZIP codes | Punta Gorda, five ZIP codes |
|---|---|---|---|---|
| Source and window | Charlotte County recorded sales, Sep 10, 2025 to Sep 9, 2026 | Same | Same, as printed on our Port Charlotte seller page | Same window, as printed on our Port Charlotte seller page (from our Punta Gorda seller page, retrieved September 24, 2026) |
| Recorded sales, all improved property | 728 | 193 | 3,379 | 4,247 |
| Median, all improved property | $270,500 | $390,000 | $289,000 | $330,000 |
| Builder-direct share, all improved property | 25.7% (187 sales) | 2.6% (5 sales) | 20.6% (696 sales) | 34.9% (1,484 sales) |
| Builder-direct median, all improved property | $310,000 | $1,425,000 | $311,000 | $350,000 |
| Resale median, all improved property | $255,000 | $386,500 | $272,000 | $319,000 |
| Single-family sales | 405 | 87 | 2,698 | not published |
| Single-family median | $320,000 | $385,000 | $302,550 | not published |
| Single-family builder-direct | 96 at $329,800 | 3 at $1,555,000 | 526 at $315,500 | not published |
| Single-family resale median | $310,000 | $366,000 | $295,000 | not published |
| Single-family median per sq ft of county heated area | $201.22 | $322.27 | $188.80 | not published |
| Condominium sales and median | 63 at $138,000 | 81 at $419,900 | 235 at $125,000 | not published |
Sources: Englewood columns, Charlotte County Property Appraiser recorded sales; Port Charlotte and Punta Gorda columns, Charlotte County Property Appraiser recorded sales as printed on our Port Charlotte seller page. Englewood builder-direct shares are our calculation. The "all improved property" rows take every improved parcel whatever its use code, so they include condominiums, mobile homes and the occasional non-residential sale. For a countywide yardstick on the same roll and window, Charlotte County as a whole recorded 8,408 home sales at a $320,000 median.
Read the table by product. Englewood ZIP 34224 single-family homes sold about $17,450 above Port Charlotte's at the median, and its resales about $15,000 above. Its all-property median is lower partly because mobile homes and mainland condominiums are a larger share of ZIP 34224's sales.
The single-family comparison is the one most Englewood sellers need. On 405 sales against 2,698, ZIP 34224's single-family median was $320,000 against Port Charlotte's $302,550, a gap of about 5.8 percent, and its per-square-foot median was $201.22 against $188.80 (our calculations from the figures above). The all-property comparison runs the other way, $270,500 against $289,000, partly because ZIP 34224's 728 improved sales include 118 mobile homes at $135,000 and 63 mainland condominiums at $138,000, about one sale in four, while Port Charlotte's 3,239 home sales included 235 condominiums, 126 co-op units and 47 manufactured homes, about one in eight (our calculations). Englewood's Charlotte slice of ZIP 34223 is a different market again, with a $385,000 single-family median and a $419,900 condominium median, because so much of it sits on the key and the bay. For the Port Charlotte side of the comparison in full, see our guide to selling a home in Port Charlotte.
Englewood's Charlotte side sits between the two. Across all improved property, 25.7 percent of ZIP 34224's recorded sales were builder-direct, against 20.6 percent in Port Charlotte's six ZIP codes and 34.9 percent in the Punta Gorda ZIP codes. Englewood's Charlotte slice of ZIP 34223 was 2.6 percent builder-direct.
The Punta Gorda figure includes Babcock Ranch, where most sales are builder-direct, as our Port Charlotte seller page notes. In ZIP 34224, builder pressure is concentrated in Coco Bay and parts of the Englewood East grid, and it reaches resale sellers there the way it reaches resale sellers in Port Charlotte's western sections. An Englewood resale seller near Coco Bay is in a market where most nearby sales came from a builder; one in Oyster Creek, Grove City or on the key is competing mostly with other owners. The builder-direct median in ZIP 34224 ($310,000 across all improved property) is almost the same as Port Charlotte's ($311,000), which tells a seller that the new-home price point a buyer has seen is similar in both places.
The Sarasota side of Englewood does not belong in the Charlotte County benchmark table because it is on a different roll, with a different 12-month window, October 15, 2025 to October 14, 2026, and different qualification codes. On its own terms, ZIP 34223's Sarasota parcels recorded 603 single-family sales at a $490,000 median.
| Sarasota County, ZIP 34223 Sarasota parcels (Oct 15, 2025 to Oct 14, 2026) | Figure |
|---|---|
| All improved sales | 790 at $410,000 |
| Single-family sales | 603 at $490,000 |
| Homes sold within about a year of being built (a proxy for new construction) | 201 at $618,900 |
| Older homes (sold more than a year after built) | 402 at $427,500 |
| Condominium sales | 67 at $202,300 |
| Mobile-home sales | 86 at $156,750 |
Source: Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026. A Sarasota-side Englewood seller's natural comparison is not Port Charlotte or Punta Gorda but the Sarasota mainland communities along State Road 776 and the Sarasota part of Manasota Key, and a buyer considering Sarasota-side Englewood is often weighing it against the Charlotte side of the same town. For that buyer, the county line is the comparison, and the Englewood community guide sets out what changes on each side.
For an Englewood seller, the comparison means your buyer has alternatives on the same county roll, and your price has to explain itself against them. A ZIP 34224 single-family home sold for about 5.8 percent more than Port Charlotte at the median, and the answer is Lemon Bay, the Gulf beach and Manasota Key nearby.
A buyer who wants the lowest single-family entry price can find it in Port Charlotte's older central grid, and a buyer who wants a new home can find one in Coco Bay, Port Charlotte's western sections or Punta Gorda's new communities. What Englewood offers that neither does is proximity to the Gulf beach on Manasota Key and open water on Lemon Bay, reached through Stump Pass or Venice Inlet. An Englewood listing that documents the drive to the beach, the boating route and its bridges, the flood elevation and the assessments on the bill sells that difference. One that leans on square footage alone invites a buyer to compare it with a larger, cheaper house in Port Charlotte. For Punta Gorda, see our guide to selling a home in Punta Gorda, and for the places themselves, our Port Charlotte guide and Punta Gorda guide.
Your Englewood home sits on either the Charlotte County roll or the Sarasota County roll, and the ZIP code will not tell you which. The county decides who appraises and taxes the parcel, which flood map and permit office apply, and which recorded sales a buyer's appraiser will measure your price against.
Data updated: November 2026
Englewood is one Census place with a part in each county, not two towns. The Census Bureau counted 20,800 people in the Englewood Census-designated place in 2020: 5,414 (26.0 percent) in Charlotte County and 15,386 (74.0 percent) in Sarasota County (U.S. Census Bureau QuickFacts). Neither part has a city government, so the county commission is the local government for your parcel. We tracked every recorded sale on both county rolls for this page, and we print them county first, each with its own window, because a Charlotte median and a Sarasota median are two separate facts and never one "Englewood" number. For the whole-town picture, see our Englewood community guide.
Both Englewood ZIP codes cross the county line. On the two county rolls, ZIP 34223 holds 3,431 Charlotte County parcels and 14,536 Sarasota County parcels, and ZIP 34224 holds 15,910 Charlotte parcels and 59 Sarasota parcels. North Port city also covers 39 percent of the land in ZIP 34223.
| ZIP code | Charlotte County parcels | Sarasota County parcels | What it means for a seller |
|---|---|---|---|
| 34223 | 3,431 | 14,536 | Mostly Sarasota, but the Charlotte slice holds Englewood Beach, the Charlotte part of Manasota Key, Sandpiper Key and Rock Creek Park |
| 34224 | 15,910 | 59 | Mostly Charlotte; the 59 Sarasota parcels recorded one qualified sale, at $450,000, in the Sarasota window |
Sources: Charlotte County Property Appraiser and Sarasota County Property Appraiser.
The split shows up in price. Inside the same ZIP 34223, the Charlotte parcels recorded 87 single-family sales at a $385,000 median from September 10, 2025 to September 9, 2026, while the Sarasota parcels recorded 603 single-family sales at a $490,000 median from October 15, 2025 to October 14, 2026. A comparable set pulled by ZIP alone mixes two rolls, two qualification systems and two windows that end 35 days apart. North Port is the other trap: it is an incorporated city in Sarasota County, so a parcel inside its limits carries a city layer of government and taxes that an unincorporated Englewood parcel does not. We exclude North Port city parcels with Englewood ZIP codes from every Englewood figure on this page.
Search your Englewood address or parcel number on the Charlotte County Property Appraiser site, then on the Sarasota County Property Appraiser site. Your parcel exists on only one roll, and that record also shows the tax district or tax code, the flood zone and your exemptions, the three facts a buyer checks first.
On the Charlotte side, the parcel record shows the tax district (district 005 for a Port Charlotte Subdivision lot on the mainland, district 003 for Manasota Key), the zoning, the FEMA flood zone and panel, the Save Our Homes base year and the certified values (Charlotte County Property Appraiser parcel record example). On the Sarasota side, the parcel detail page shows the tax code (0100 for plain unincorporated Sarasota County, 1500 where the Englewood lighting district applies), any delineated district such as the Englewood Redevelopment Area, the FEMA panel and zone and the sales history, and the TRIM notice adds the parcel's hurricane evacuation level (Sarasota County Property Appraiser parcel record example). If a listing or a mailing address disagrees with the appraiser, the appraiser's roll wins. That record is the first page of every listing file we build in Englewood, because a buyer's agent will pull it within minutes of seeing your home.
Nearly every public layer changes with the county: the property appraiser, the tax collector and millage, the flood map date, the permit office and the recorded-sale window your price is judged on. Two special districts, the Englewood Water District and the Englewood Area Fire Control District, serve Englewood parcels in both counties.
| Layer | Charlotte County parcel | Sarasota County parcel |
|---|---|---|
| Property appraiser | Charlotte County Property Appraiser | Sarasota County Property Appraiser |
| Tax collector | Charlotte County Tax Collector | Sarasota County Tax Collector |
| 2026 ad valorem rate, samples | Tax district 005, 15.5683 mills; Manasota Key district 003, 16.3481 mills (2026 final) | Tax code 1500, 11.3712 mills (2026 proposed, sample notice) |
| FEMA flood maps in effect | Effective December 15, 2022 | Effective March 27, 2024 |
| Redevelopment agency | None | Englewood Community Redevelopment Area |
| Recorded-sale window used on this page | September 10, 2025 to September 9, 2026 | October 15, 2025 to October 14, 2026 |
| Tourist development tax on rentals of six months or less | 5 percent | 6 percent |
| Gulf beach charge on Manasota Key | Manasota Key Beach Renourishment MSBU | Manasota Key Beach Restoration district (code I051) |
| Water and sewer | Englewood Water District in its sections; Charlotte County Utilities or well and septic elsewhere | Englewood Water District |
Sources: the 2026 Charlotte final rate chart, a 2026 Sarasota sample TRIM notice, the FEMA National Flood Hazard Layer, the Englewood CRA, the Charlotte County Tax Collector, tourist tax, the Sarasota County Tax Collector, tourist tax and the Sarasota County Tax Collector, non-ad valorem. The two millage figures come from different stages of the 2026 cycle, final in Charlotte and proposed in Sarasota, and Sarasota adds separate non-ad valorem lines, so they are not a like-for-like tax comparison. They do tell a seller which bill the buyer will be reading.
Some Englewood closing costs are the same on both sides of the line. Florida's documentary stamp tax on the deed is 70 cents per $100 of price in both counties, and in Charlotte County the seller customarily pays for the owner's title policy. On the Sarasota side, the purchase contract decides who pays it, and your closing agent confirms the custom before you sign.
The deed tax works out to $700 for every $100,000 of price (Florida Statutes 201.02). Property taxes are where the two sides diverge in practice. Florida taxes a calendar year and bills it in arrears, so at a closing before the bill is paid the seller credits the buyer for the seller's share of the year, usually estimated from the prior year's bill (Florida Department of Revenue). Both Englewood counties mail bills in November (Charlotte County Tax Collector). The flat charges prorate the same way under your contract, starting with the Englewood Area Fire Control District's residential assessment of $290.78 for 2026-2027 (Englewood Area Fire Control District). One Englewood-specific item belongs on the title commitment early: the Englewood Water District's rules state that capital capacity charges and district assessments run with the parcel (Englewood Water District FY27 rules). Our Florida seller closing costs guide walks through the rest of the settlement statement.
An Englewood buyer's tax bill is rebuilt from a fresh assessed value after the sale, not carried over from yours. At 2026 rates, our illustration for a homesteaded Charlotte County buyer at $315,000 comes to about $4,270 in ad valorem tax, and for a homesteaded Sarasota buyer at $530,000 about $6,480 including non-ad valorem lines.
| Line | Sarasota County sample, 840 Van Gogh Rd | Charlotte County sample, 6175 Sturgis St |
|---|---|---|
| Tax code or district | 1500 (Englewood Lighting), Englewood Redevelopment Area | District 005 |
| Value on the current owner's bill | Taxable $440,900, non-homestead | Just $238,564; assessed $202,724 |
| Current owner's bill | $5,748.99 proposed for 2026, including $735.43 non-ad valorem | About $2,521 ad valorem at 2026 final rates, homesteaded |
| Recent recorded sale | $530,000 on February 27, 2026 | $315,000 on February 26, 2026 |
Sources: Sarasota County TRIM 0495130044 and Charlotte County parcel record 412001178019. The buyer arithmetic is an illustration at the same 2026 rates, not a quote; the appraiser's January 1 value drives the real bill. Assessment caps reset to market value on a sale (Florida Statutes 193.1554), and Florida requires that a buyer of residential property receive a property tax disclosure summary at or before signing, warning not to rely on the seller's current taxes (Florida Statutes 689.261). We put a realistic new-owner estimate for your side of the line in front of buyers early, so the tax question does not reopen the price after inspection.
The Charlotte side holds the Port Charlotte Subdivision grid called Englewood East, Grove City, the Placida Road corridor, Englewood Beach and the southern part of Manasota Key. The Sarasota side holds Dearborn Street, Englewood Isles, Beachwalk by Manasota Key, Boca Royale, Stillwater and the northern part of the key.
| Neighborhood | County roll | Recorded sales | Median | Window |
|---|---|---|---|---|
| Englewood East (Port Charlotte Subdivision sections, 34224) | Charlotte | 227 | $315,000 | Sep 10, 2025 to Sep 9, 2026 |
| Coco Bay group | Charlotte | 129 | $315,000 | Sep 10, 2025 to Sep 9, 2026 |
| Grove City | Charlotte | 43 | $282,000 | Sep 10, 2025 to Sep 9, 2026 |
| Oyster Creek | Charlotte | 27 | $335,000 | Sep 10, 2025 to Sep 9, 2026 |
| Rock Creek Park | Charlotte | 22 | $317,500 | Sep 10, 2025 to Sep 9, 2026 |
| Sandpiper Key (condominium) | Charlotte | 15 | $310,000 | Sep 10, 2025 to Sep 9, 2026 |
| Chadwicks | Charlotte | 13 | $800,000 | Sep 10, 2025 to Sep 9, 2026 |
| Beachwalk by Manasota Key | Sarasota | 206 | $672,300 | Oct 15, 2025 to Oct 14, 2026 |
| Boca Royale | Sarasota | 86 | $576,500 | Oct 15, 2025 to Oct 14, 2026 |
| Stillwater and Shores at Stillwater | Sarasota | 35 | $485,000 | Oct 15, 2025 to Oct 14, 2026 |
| Overbrook Gardens | Sarasota | 31 | $357,500 | Oct 15, 2025 to Oct 14, 2026 |
| Englewood Isles | Sarasota | 28 | $475,000 | Oct 15, 2025 to Oct 14, 2026 |
| Park Forest | Sarasota | 25 | $325,000 | Oct 15, 2025 to Oct 14, 2026 |
Sources: Charlotte County Property Appraiser and Sarasota County Property Appraiser. The Charlotte and Sarasota rows use different windows and are not one ranking.
Price each half on its own roll. Englewood Gardens has 77 parcels on the Charlotte roll, which needed all recorded history to reach 37 sales at a $250,000 median, and 636 on the Sarasota roll, which recorded 17 sales at $550,000 in the Sarasota window. Manasota Key splits the same way.
The Charlotte half of Englewood Gardens recorded no qualified sale in its latest 12 months and 9 sales at $295,000 over 60 months to September 9, 2026, while the Sarasota half ranged from $209,000 to $1,500,000 in its own window (Charlotte County Property Appraiser; Sarasota County Property Appraiser). On the key, Charlotte County Code section 3-9-53 defines Manasota Key as "the land located south of the Sarasota-Charlotte County line, west of Sandpiper Key, north of Stump Pass Beach State Park and east of the Gulf of Mexico" (Charlotte County, Manasota Key overlay), and the Tamarind Gulf and Bay association describes the northern and central parts of the key as Sarasota County and the southern part as Charlotte County (Tamarind Gulf and Bay). The Charlotte part recorded 11 single-family sales at a $950,000 median in its window; the Sarasota part recorded 25 improved sales at $2,200,000, with single-family homes at $1,870,000, in its window. Those are two markets a few hundred yards apart, and a seller on either side should be priced only against their own.
We price an Englewood home from recorded sales on its own county roll, in the same segment and the same water profile, then adjust for era, size, flood zone and the assessments that ride with the parcel. We never anchor to a ZIP average, a place-name median or an automated estimate.
Data updated: November 2026
The widest pricing mistake in Englewood is the blended number. In the Charlotte window, the recorded single-family median was $320,000 in ZIP 34224 and $950,000 on the Charlotte part of Manasota Key, and the ZIP 34224 condominium median was $138,000. In the Sarasota window, the single-family median was $490,000 in ZIP 34223 and the Sarasota part of Manasota Key recorded $2,200,000 across all its sales (Charlotte County Property Appraiser; Sarasota County Property Appraiser). Every one of those is "Englewood." Even the all-residential figure for ZIP 34224, 728 sales at $270,500, describes no real house: it averages single-family homes, condominiums and mobile homes into one line.
For an Englewood home we use closed, recorded sales from the same county roll, the same product (single-family, condominium, manufactured home or lot), the same community or plat and the same kind of water. Where a community records fewer than ten sales a year, we widen the window and say so.
On the Charlotte side the county record leads, because it captures builder closings a listing service never sees. Builder-direct sales were 187 of the 728 improved sales in ZIP 34224 in the 12 months to September 9, 2026, roughly a quarter of the market (Charlotte County Property Appraiser). A builder-direct sale there means the first qualified sale of an improved parcel within one year of its year built. The Sarasota file has no exact builder flag, so on that side we read homes sold within about a year of being built as a proxy for new construction and label them that way.
Several Englewood complexes need a longer window to reach ten sales, and we print the window beside every such figure, as the condominium and manufactured-home tables below show. Where even the full history is thin, we list the sales themselves rather than quote a median of three.
An automated estimate reads public records as if Englewood were one market. It is not: two county files with windows 35 days apart, one ZIP split across both counties, condominiums, manufactured homes, lots and Gulf-front estates in the same ZIP, and waterfront codes that cannot tell a canal from a route to the Gulf.
Four Englewood patterns trip a model in particular:
Then there is everything the record does not hold: roof age, seawall condition, whether a storm repair was permitted and closed, the elevation certificate, sea turtle lighting compliance on the key, and whether a home is on Englewood Water District sewer or a septic tank. Those move Englewood prices, and only a person who has walked the home can weigh them.
Era moves an Englewood price a lot, and differently on each side of the line. Among older-home resales, Charlotte ZIP 34224 ran from $248,500 for homes built before 1970 to $376,000 for 2010s homes, while Sarasota ZIP 34223 ran from $264,000 before 1970 to $610,000 for homes built since 2020.
Older-home single-family resales (sold more than a year after built), by year built. Charlotte: September 10, 2025 to September 9, 2026. Sarasota: October 15, 2025 to October 14, 2026. Sales, median price and median heated square feet.
| Year built | Charlotte, ZIP 34224 | Sarasota, ZIP 34223 | Charlotte parcels in ZIP 34223 |
|---|---|---|---|
| Before 1970 | 20 at $248,500 (1,069.5 sq ft) | 44 at $264,000 (1,033 sq ft) | 44 at $345,000 (1,144 sq ft) |
| 1970 to 1979 | 33 at $282,000 (1,169) | 75 at $365,000 (1,544) | 31 at $365,000 (1,261) |
| 1980 to 1989 | 88 at $273,950 (1,331) | 63 at $411,000 (1,835) | 5 at $525,000 (1,554) |
| 1990 to 1999 | 65 at $325,000 (1,693) | 28 at $520,000 (2,111) | no sales in the row |
| 2000 to 2009 | 39 at $350,000 (1,667) | 54 at $540,000 (2,115.5) | 3 at $1,550,000 (2,504) |
| 2010 to 2019 | 22 at $376,000 (1,632.5) | 70 at $387,000 (1,845) | 1 at $2,200,000 (3,115) |
| 2020 or later | 38 at $349,500 (1,640) | 68 at $610,000 (2,066) | no sales in the row |
Sources: Charlotte County Property Appraiser and Sarasota County Property Appraiser, our cut of each county's recorded sales.
Three readings matter to a seller. First, on the Charlotte mainland most of the era gap is size: the median pre-1970 resale had about 1,070 heated square feet and the median 2010s resale about 1,633. Second, newer is not always higher. Charlotte 34224 resales built since 2020 sold below 2010s homes ($349,500 against $376,000), because they compete with the builder's own closings, 96 single-family builder-direct sales at $329,800 in the same ZIP and window. On the Sarasota side, 2010s resales ($387,000) sold below 2000s resales ($540,000) and were smaller (1,845 against 2,115.5 square feet). Third, location beats age on the barrier-island slice: a pre-1970 Charlotte parcel in ZIP 34223, the beach and key side, sold at $345,000 on 1,144 square feet, above a 1990s house on the ZIP 34224 mainland.
Per square foot of county heated area, the cheapest Englewood homes are the middle sizes, not the smallest. In Charlotte ZIP 34224 the figure fell from $236 under 1,200 square feet to $185 between 2,000 and 2,500, then rose to $251 above 2,500. In Sarasota ZIP 34223 it ran from $243 at mid-size to $343 above 2,500.
Single-family sales by heated square feet: sales, median and median per square foot of county heated area. Same windows as above.
| Heated square feet | Charlotte, ZIP 34224 | Sarasota, ZIP 34223 | Charlotte parcels in ZIP 34223 |
|---|---|---|---|
| Under 1,200 | 66 at $235,000, $236 | 48 at $249,000, $270 | 36 at $345,000, $355 |
| 1,200 to 1,600 | 142 at $282,300, $201 | 158 at $358,200, $243 | 35 at $350,000, $232 |
| 1,600 to 2,000 | 123 at $344,900, $193 | 133 at $420,000, $244 | 6 at $533,250, $296 |
| 2,000 to 2,500 | 61 at $400,000, $185 | 150 at $674,800, $309 | 4 at $1,462,500, $615 |
| Over 2,500 | 13 at $685,000, $251 | 114 at $954,600, $343 | 6 at $1,650,000, $525 |
Sources: Charlotte County Property Appraiser and Sarasota County Property Appraiser. The per-foot figure uses the county's heated area, which is not the living-area figure on an MLS listing sheet, so it should never be set against one. The jump in the largest band on both sides is not a pure size premium: as the top-sales lists in the waterfront section show, the biggest homes in each file include the Gulf and bay estates. When we adjust for size, we adjust within the same water profile, never across it.
Water and location move an Englewood price more than any other adjustment. On the Charlotte roll, single-family homes on the Charlotte part of Manasota Key recorded a $950,000 median against $320,000 across ZIP 34224; on the Sarasota roll, Manasota Key single-family homes recorded $1,870,000 against $490,000 across ZIP 34223.
| Community or slice | County | Sales | Median | Median per square foot | Window |
|---|---|---|---|---|---|
| Manasota Key, Charlotte part, single-family | Charlotte | 11 | $950,000 | $642 (heated area) | 12 months to Sep 9, 2026 |
| Chadwicks (Englewood Beach side) | Charlotte | 13 | $800,000 | $633.40 (heated area) | 12 months to Sep 9, 2026 |
| Rock Creek Park | Charlotte | 22 | $317,500 | $278.97 (heated area) | 12 months to Sep 9, 2026 |
| Grove City | Charlotte | 43 | $282,000 | $247.41 (heated area) | 12 months to Sep 9, 2026 |
| Englewood East grid | Charlotte | 227 | $315,000 | $203.38 (heated area) | 12 months to Sep 9, 2026 |
| Oyster Creek | Charlotte | 27 | $335,000 | $189.64 (heated area) | 12 months to Sep 9, 2026 |
| Manasota Key, Sarasota part, all sales | Sarasota | 25 | $2,200,000 | $775 (living area) | 12 months to Oct 14, 2026 |
| Beachwalk by Manasota Key | Sarasota | 206 | $672,300 | $327 (living area) | 12 months to Oct 14, 2026 |
| Boca Royale | Sarasota | 86 | $576,500 | $266 (living area) | 12 months to Oct 14, 2026 |
Sources: Charlotte County Property Appraiser and Sarasota County Property Appraiser.
The Charlotte rows share one roll and one window, so they compare directly: per square foot, a single-family home on the Charlotte part of the key sold at roughly three times the Englewood East grid. Grove City's figure shows why a neighborhood median needs a second look: its plats ran from 12 sales at $151,000 in GVC 000 to 2 at $842,500 in GCS 003, because the neighborhood mixes 547 single-family homes with 124 mobile homes. For a wider yardstick on the same Charlotte roll and window, ZIP 34224's 728 improved sales at $270,500 sit below Port Charlotte's six ZIP codes (3,379 at $289,000) and the five Punta Gorda ZIP codes (4,247 at $330,000), while ZIP 34224 single-family homes ($320,000) sit above Port Charlotte's ($302,550 on 2,698 sales), as printed on our pages for selling a home in Port Charlotte and selling a home in Punta Gorda.
Englewood price bands show where buyers are most crowded. In Charlotte ZIP 34224, 236 of 405 single-family sales (58.3 percent) closed between $250,000 and $400,000. In Sarasota ZIP 34223, sales spread almost evenly across $250,000 to $400,000, $400,000 to $600,000 and $600,000 to $1,000,000.
| Single-family price band | Charlotte, ZIP 34224 | Sarasota, ZIP 34223 | Charlotte parcels in ZIP 34223 |
|---|---|---|---|
| Under $250,000 | 74 (18.3%) | 37 (6.1%) | 22 (25.3%) |
| $250,000 to $400,000 | 236 (58.3%) | 172 (28.5%) | 25 (28.7%) |
| $400,000 to $600,000 | 69 (17.0%) | 171 (28.4%) | 11 (12.6%) |
| $600,000 to $1,000,000 | 17 (4.2%) | 167 (27.7%) | 19 (21.8%) |
| $1,000,000 to $2,000,000 | 7 (1.7%) | 46 (7.6%) | 9 (10.3%) |
| $2,000,000 and up | 2 (0.5%) | 10 (1.7%) | 1 (1.1%) |
Sources: Charlotte County Property Appraiser and Sarasota County Property Appraiser. Charlotte window September 10, 2025 to September 9, 2026; Sarasota window October 15, 2025 to October 14, 2026.
A Charlotte mainland home priced between $250,000 and $400,000 is in the deepest pool of buyers on either roll, and also the deepest pool of competing homes, including builder inventory. Above $600,000 in ZIP 34224, only 26 single-family homes closed all year, so each comparable carries more weight and a misread one costs more. On the Sarasota side the market is broad from $250,000 to $1,000,000, and the Charlotte beach slice of ZIP 34223 is split between modest older homes and the key's high end, with little in between.
Set a defensible price on day one, show buyers' agents the recorded sales behind it, and hold it. The MLS measures behind that advice, such as days on market and the share of Englewood listings that sold after a price cut, read: Information not available at time of publishing (checked November 14, 2026).
A listing gets its most attention in its first days, and a price that has to be cut tells every buyer's agent the first number was wrong. What the county record does show is when Englewood homes close. Over 60 months of single-family sales, the four months from March through June carried 40.6 percent of Charlotte ZIP 34224 closings and 42.8 percent of Sarasota ZIP 34223 closings (our arithmetic on the monthly sales counts). A recorded sale month is the closing month, so the contracts behind a spring peak are signed earlier.
| Month of recorded sale | Charlotte, ZIP 34224 (2,060 sales) | Sarasota, ZIP 34223 (2,647 sales) |
|---|---|---|
| January | 6.1% | 6.3% |
| February | 7.6% | 8.0% |
| March | 10.7% | 11.2% |
| April | 9.7% | 11.1% |
| May | 10.0% | 10.8% |
| June | 10.2% | 9.8% |
| July | 8.9% | 9.1% |
| August | 8.5% | 7.4% |
| September | 7.1% | 5.4% |
| October | 6.6% | 6.0% |
| November | 7.6% | 6.9% |
| December | 7.0% | 8.0% |
Sources: Charlotte County Property Appraiser and Sarasota County Property Appraiser, 60 months of single-family sales ending on each county's anchor date. On the smaller Charlotte beach slice of ZIP 34223 (307 sales over the same span), May (13.0 percent) and July (12.4 percent) led. Season matters less than readiness: a home that is priced right, disclosed cleanly and photographed well in October will outsell an overpriced one in March.
Any Englewood home the public record cannot describe well: a co-op share, a manufactured home on an owned lot, a home on Manasota Key, where 25 Sarasota-side sales ran from $525,000 to $9,200,000, a storm-damaged home facing the 50 percent rule, or a unit in a complex with only a handful of sales.
The spread inside each of those groups is the reason:
For each of these we build the value by hand from the county record, the documents and a walk-through, and we show you every comparable with its source and date. Start with a free Englewood home valuation. Call Jesse direct at (239) 898-6072.
An Englewood waterfront home is worth what its kind of water and its route to the Gulf support. On the Sarasota part of Manasota Key, 25 recorded sales had a $2,200,000 median; on the Charlotte part, 11 single-family sales had a $950,000 median, against $320,000 across Charlotte ZIP 34224.
Data updated: November 2026
"Waterfront" covers four different things in Englewood, and buyers pay very differently for each. The county rolls carry water codes, not boat routes, so we document the water behind your home ourselves: the frontage, the depth at the dock as you know it, every bridge between the dock and open water, and the permits on the seawall and dock. That file is what turns a waterfront claim into a waterfront price.
An Englewood listing has to say which of four waters it sits on: Gulf front on Manasota Key, bayfront on Lemon Bay, a canal or creek that reaches the Gulf through Lemon Bay, or a lake or pond. Each carries different flood exposure, permits, boat limits and buyers, and a listing that blurs them invites a lower offer.
| Kind of water | Where in Englewood | What a buyer checks | Public-record facts |
|---|---|---|---|
| Gulf front | Both county parts of Manasota Key | State Coastal Construction Control Line, beach charge, sea turtle lighting, flood zone | FEMA returned Zone VE with a 10-foot base flood elevation at 740 Manasota Key Rd |
| Lemon Bay bayfront | The key's bay side and the mainland shore | Aquatic preserve permitting for docks and seawalls, drawbridge clearances | Zone VE, base flood elevation 10, at 2000 Placida Rd on the Lemon Bay shore |
| Canal or creek with a route to the Gulf | Englewood Isles on Forked Creek, Ainger Creek, other canal neighborhoods | Every bridge on the route, manatee zones, the inlet | Ainger Creek has a fixed 9-foot bridge; Forked Creek is an Idle Speed zone |
| Lake or pond | Lemon Bay Isles, Sandalhaven Estates and planned communities | A view and drainage, not a boat route | Lemon Bay Isles describes many homes on "one of several waterways and ponds" |
Sources: FEMA NFHL, NOAA U.S. Coast Pilot 5, Chapter 12, Florida rule 68C-22.026 and Lemon Bay Isles. The Gulf access a buyer means is a route, not a frontage: from any Englewood canal the run goes through Lemon Bay to Stump Pass at the south end of the key, or north toward Venice Inlet, and the run time from any one canal system to the pass is not measured in any public record checked for this page.
The Sarasota part of Manasota Key recorded 25 qualified improved sales from October 15, 2025 to October 14, 2026, from $525,000 to $9,200,000, at a $2,200,000 median and $775 per square foot of living area. Single-family homes alone had a $1,870,000 median. Over 60 months, 85 sales had a $2,495,000 median.
These 484 parcels along Manasota Key Road, zoned RE2 on 468 of them, are Englewood's highest-priced homes: the median just value on the roll is $1,939,400 and the median living area 2,881 square feet (Sarasota County Property Appraiser). Every one of the eight highest single-family sales in all of Sarasota-side ZIP 34223 was on Manasota Key Road:
| Recorded sale | Address (public county record) | Price | Year built | Living area on the roll, sq ft |
|---|---|---|---|---|
| June 2026 | 741 Manasota Key Rd | $6,750,000 | 2000 | 7,384 |
| March 2026 | 773 Manasota Key Rd | $5,000,000 | 2001 | 5,248 |
| December 2025 | 770 Manasota Key Rd | $4,700,000 | 2004 | 4,533 |
| May 2026 | 7410 Manasota Key Rd | $4,450,000 | 2011 | 4,584 |
| April 2026 | 8340 Manasota Key Rd | $3,585,000 | 2005 | 3,860 |
| December 2025 | 777 Manasota Key Rd | $3,425,000 | 1966 | 3,143 |
| April 2026 | 8115 Manasota Key Rd | $2,800,000 | 1988 | 3,211 |
| November 2025 | 8035 Manasota Key Rd | $2,300,000 | 1988 | 4,560 |
Source: Sarasota County Property Appraiser, qualified single-family sales in the Sarasota window. The full 25-sale list also includes a $9,200,000 sale at 740 Manasota Key Rd in August 2026, coded outside the single-family use code.
The roll's water code on each of the 25 sales shows how much the kind of water matters. By our arithmetic on the listed sales: the 11 sales coded BAYK (bay) had a $1,855,000 median; the 4 coded GULF had $2,649,500; the 8 carrying a third code, GBAY, which the file does not define, had $4,575,000 and included the five highest prices; and the 2 coded KEYN sold at $525,000 and $750,000. The file defines only the Gulf and bay labels, so we print the codes as the roll prints them. A quarter of the key's recorded sales sat above $3,692,500, and the age of the house barely predicted price: a 1955 home sold at $2,999,000 and a 1966 home at $3,425,000. On this stretch, buyers are paying for the land, the frontage and the rebuild potential, which is why the coastal setback and flood rules in the next section are part of the price.
Englewood's Charlotte part of the key, 1,259 parcels on North Beach Road, Gulf Boulevard and Manasota Key Road, recorded 67 sales from September 10, 2025 to September 9, 2026. Single-family homes sold 11 times at a $950,000 median ($642 per heated square foot) and condominiums 48 times at $530,000 ($443).
By street, the 11 single-family sales split into 5 on Gulf Boulevard at a $1,500,000 median and 6 on North Beach Road at $895,000; two were new homes at a $1,702,500 median, too few to generalize from. Condominiums concentrate on North Beach Road (44 sales at $539,500, against 4 on Gulf Boulevard at $372,500), and four cooperative-coded sales had a $225,000 median (Charlotte County Property Appraiser). The 60-month checks are 49 single-family sales at $900,000 and 171 condominium sales at $560,000.
| Calendar year | Single-family sales | Single-family median | Condominium sales | Condominium median |
|---|---|---|---|---|
| 2019 | 7 | $505,000 | 63 | $306,500 |
| 2020 | 16 | $620,000 | 69 | $320,000 |
| 2021 | 15 | $748,800 | 98 | $432,250 |
| 2022 | 10 | $1,106,250 | 46 | $600,000 |
| 2023 | 7 | $900,000 | 28 | $642,500 |
| 2024 | 7 | $1,150,000 | 16 | $667,500 |
| 2025 | 7 | $848,000 | 27 | $587,000 |
| 2026, to September 9 | 11 | $950,000 | 37 | $516,800 |
Source: Charlotte County Property Appraiser, Charlotte parcels in ZIP 34223 on North Beach Road, Gulf Boulevard and Manasota Key Road. With seven to sixteen single-family sales a year, one sale moves the median, so we read the condominium column for direction: volume fell from 98 sales in 2021 to 16 in 2024 and has recovered to 37 by September 9, 2026, at medians below the 2024 peak.
The recent single-family sales on the Charlotte part of the key, as public county record, show the range a seller is working in:
| Recorded sale | Address | Price | Year built | Heated square feet |
|---|---|---|---|---|
| April 2026 | 1210 Gulf Blvd | $1,850,000 | 2025 | 3,382 |
| February 2026 | 4111 N Beach Rd | $1,750,000 | 2004 | 2,504 |
| May 2026 | 1214 Gulf Blvd | $1,555,000 | 2025 | 2,421 |
| March 2026 | 2805 N Beach Rd, Unit B | $1,500,000 | 1989 | 2,339 |
| August 2026 | 1820 Gulf Blvd | $1,500,000 | 1970 | 3,775 |
Source: Charlotte County Property Appraiser, qualified single-family sales on Charlotte parcels in ZIP 34223, September 10, 2025 to September 9, 2026. Chadwicks, the Englewood Beach side of the key, adds 13 resales at an $800,000 median at $633.40 per heated square foot in the same window.
Bridges set the ceiling on which boats an Englewood home can keep. Both road bridges to Manasota Key are drawbridges with 26 feet of vertical clearance closed at mean high water, a power cable at the north end clears 88 feet, and the Ainger Creek road bridge is a fixed 9 feet.
| Structure (NOAA Coast Pilot name) | ICW statute mile | Vertical clearance closed, at mean high water | Type |
|---|---|---|---|
| State Route 776 bridge, Englewood to Manasota Key | 43.5 | 26 feet | Bascule (drawbridge) |
| Manasota Beach Highway Bridge | 49.9 | 26 feet | Bascule (drawbridge) |
| Overhead power cable, Manasota to Manasota Key | 49.9 | 88 feet | Fixed |
| Ainger Creek highway bridge, about 0.4 mile above the mouth | not on the ICW | 9 feet | Fixed, 27-foot span |
Source: NOAA U.S. Coast Pilot 5, Chapter 12, edition dated November 8, 2026. Clearance is measured at mean high water, so a storm surge leaves less room.
For a seller, the bridges sort buyers. A home above the Ainger Creek bridge serves only boats that clear 9 feet at mean high water; a home on open Lemon Bay serves boats up to the drawbridge schedule. Canal-by-canal clearances inside Englewood Isles, Oyster Creek and Englewood East are not published in any record checked for this page, so we measure them for your listing rather than guess. Two road projects are worth watching: Sarasota County scheduled a public meeting for November 18, 2026 at the Elsie Quirk Library on replacing or rebuilding the Englewood Isles Parkway bridges (Englewood Isles Property Owners Association), and Charlotte County's Ainger Creek bridge on CR 775 finished an emergency repair on October 13, 2026 (Charlotte County). Put the bridge list and the clearances in the listing, and the buyers with the right boat find you.
Both. Stump Pass is Englewood's own inlet to the Gulf, at the south end of Lemon Bay between Knight Island and Manasota Key, but NOAA says its channel "is subject to frequent change and should not be attempted without local knowledge." Honest disclosure of the route turns that warning into a selling point.
The pass has a long maintenance record. Florida's draft plan for Stump Pass Beach State Park records that "Stump Pass was a natural inlet until a navigation channel was first dredged in 1980," and that Charlotte County holds multi-year permits for maintenance dredging (Florida DEP draft management plan). The 2022 maintenance dredge, reported as a $2.2 million project, cut the channel to a navigable 5 feet (DredgeWire). A January 4, 2024 survey after Hurricane Idalia showed an outer-channel minimum depth of 7.7 feet NAVD88 (6.4 feet MLW) (Charlotte County, Coastal Engineering Consultants presentation). Those are snapshots, not today's depth.
Who pays matters to a Charlotte-side buyer reading your tax bill: the Stump Pass Beach Dredging unit is levied at 0.1978 mills in FY2026 and FY2027, and the county's capital plan shows the next major maintenance dredge in FY2029 at $4,436 thousand (Charlotte County, Stump Pass MSTU budget). Which Englewood parcels sit inside that unit is not published in readable form, so we read it off your bill.
Hurricane Milton cut a new inlet through the south end of Manasota Key in October 2024, and boats used it as a Gulf shortcut into early 2026. Florida DEP says it "had closed with natural infilling and accretion" by May 2026, and a November 2026 report says it "has mainly remained closed" (DredgeWire). Do not sell it as a route.
The record is mixed, so we give buyers both sides with dates. The Lemon Bay Conservancy reported on March 2, 2026 that by late February a shoal blocked powerboats on the western passage, with walk-wade conditions at low tide (Lemon Bay Conservancy). The Englewood Review reported on January 10, 2026 that the pass was about 10 feet deep at its center and "will not close on its own" (Englewood Review). The state's August 2026 plan records the closure (Florida DEP, SBMP 2026). No government order to close or keep the pass was found. For an Englewood seller, the cleaner listing language names Stump Pass as the marked inlet and leaves Milton Pass out of the route.
Most of Lemon Bay off Englewood is a year-round Slow Speed manatee zone under Florida rule 68C-22, with 25 miles per hour allowed in the marked Intracoastal channel. On the Sarasota side, all of Forked Creek, the water behind Englewood Isles, is Idle Speed. None of the Lemon Bay zones is seasonal.
| County side | Zone | Where |
|---|---|---|
| Charlotte County (68C-22.015) | Slow Speed, all year | "All waters of Lemon Bay south of the Sarasota/Charlotte County line, north of the Boca Grande Causeway, and west of State Road (SR) 775," with exclusions including the marked Stump Pass channel and "Ski Alley" |
| Charlotte County (68C-22.015) | 25 MPH, all year | The ICW channel south of the county line and north of the Boca Grande Causeway, and the marked channel in North Stump Pass |
| Sarasota County (68C-22.026) | Slow Speed, all year | Lemon Bay southeast of a line through Red Marker "52" to the county line, "except as otherwise designated" |
| Sarasota County (68C-22.026) | Idle Speed | "All waters of Forked Creek east of its confluence with Lemon Bay," including Waterford Canal, Windsor Canal, Greenlawn Channel, Fairview Channel and North Branch |
Sources: rule text as reproduced for 68C-22.015 and 68C-22.026; FWC manatee protection zones. A buyer timing the run from an Englewood Isles dock to the Gulf will count the idle stretch on Forked Creek and the slow stretch to the channel. We put that in the listing so it is a known fact, not a surprise on the test run.
Because Lemon Bay is a state aquatic preserve and an Outstanding Florida Waterbody, Englewood dock, seawall and dredge work is permitted against a higher standard, and storms have tested the walls. A seawall or dock with a closed permit is a selling point; one without is a negotiation.
The Lemon Bay Aquatic Preserve covers 7,227 acres in both counties, was established in July 1986, describes waters that "rarely exceed 6 feet in depth," and warns that "damage to seagrass can result in a fine up to $1,000" (Florida Aquatic Preserves, Lemon Bay). The specific submerged-land permit thresholds for a given dock are not published in readable form; the Charlotte Harbor Aquatic Preserves office and each county's permitting desk answer them. On the Gulf side, new structures, seawalls and dune walkovers seaward of the state Coastal Construction Control Line need a state permit (Florida DEP, CCCL); on the Charlotte side, Chapter 3-5 also regulates shoreline stabilization structures and dune walkovers (Charlotte County, Coastal and Shoreline Protection); and on the Sarasota side, structures seaward of the county's Gulf Beach Setback Line need a Board-approved Coastal Setback Variance (Sarasota County BCC agenda, July 9, 2025). Charlotte County's own renourishment page records that after Ian, Nicole, Idalia, Debby, Helene and Milton, "The dune system and seawalls were extensively damaged" on Manasota Key (Charlotte County).
What we gather before an Englewood waterfront home goes live: the permit history for the seawall, dock and lift; any repair invoices since 2022; the survey showing the structures; the elevation certificate; and your notes on depth at the dock at a known tide. A buyer's inspector will look at all of it, and a seller who hands it over first sets the tone of the negotiation.
Selling on Manasota Key starts with the county line across the island. The Charlotte part, with Englewood Beach, Chadwicks, Tamarind Gulf and Bay and Sandpiper Key, has its own overlay code and beach charge; the Sarasota part, 484 parcels along Manasota Key Road, has its own setback line, beach district and road repairs.
Data updated: November 2026
A Manasota Key buyer asks harder questions than a mainland buyer: what can be rebuilt here, what the beach project costs, what the turtle rules require, and what the last storm did. The seller who answers them in the listing file, with the county documents attached, keeps the negotiation about price instead of about risk. We tracked the key's recorded sales on both rolls in the waterfront section above; this section covers the rules and costs that sit behind those prices.
Your Manasota Key home is in Charlotte County if it sits on the southern part of the key, from the county line to Stump Pass Beach State Park, and in Sarasota County if it sits on the northern and central parts. The parcel record settles it, and the two sides differ on almost every cost a buyer reads.
| Item | Charlotte part of Manasota Key | Sarasota part of Manasota Key |
|---|---|---|
| Parcels in our set | 1,259 on North Beach Road, Gulf Boulevard and Manasota Key Road (ZIP 34223) | 484 along Manasota Key Road |
| Main product | Condominiums (48 of 67 sales) and single-family homes | Single-family Gulf and bay homes |
| Recorded sales and median | 11 single-family at $950,000; 48 condominium at $530,000 (Sep 10, 2025 to Sep 9, 2026) | 25 at $2,200,000 (Oct 15, 2025 to Oct 14, 2026) |
| Tax district or code | District 003, 16.3481 mills in 2026, including Manasota Key special and debt at 0.7798 and Stump Pass at 0.1978 | Codes 9201, 0100, 1592 and 1500 on the roll |
| Land rules | Manasota and Sandpiper Key Zoning District Overlay | Zoning RE2 on 468 parcels; Gulf Beach Setback Line |
| Beach charge | Manasota Key Beach Renourishment MSBU | Manasota Key Beach Restoration district (code I051) |
| Flood samples | Zone AE, base flood elevation 8, at 1245 Gulf Blvd and 2100 N Beach Rd | Zone AE, 9, at 8285 and 7430 Manasota Key Rd; Zone VE, 10, at 740 Manasota Key Rd |
Sources: Charlotte County Property Appraiser, Charlotte County 2026 rate chart, Sarasota County Property Appraiser and FEMA NFHL. Sandpiper Key, just east of the Charlotte part of the key, is inside the same Charlotte beach benefit unit.
On Englewood's Charlotte part of the key, the November 2024 overlay revision, as advertised, sets a 38-foot maximum height in the MES and MSF districts and 45 feet in the MCG and MCT commercial and tourist districts. The adopted text was not read, so a buyer confirms the current rule with Charlotte County Planning and Zoning.
The November 18, 2024 Planning and Zoning Board agenda advertised TLDR-24-02, which would also reduce interior side yards from 10 feet to 7.5 feet, cut the peripheral landscape strip from 10 feet to five, remove the variance requirement for nonconforming lots, and amend the disaster recovery subsection "to ensure legal non-conforming structure and/or use can be rebuilt" (Charlotte County Planning and Zoning agenda). Charlotte County's 2024/25 Annual Report says the update, "completed in November 2024," allows "the reconstruction and elevation of older, non-conforming buildings to meet modern FEMA flood standards," introduces "voluntary freeboard options," and keeps "strict limits on building heights" (Charlotte County Annual Report 2024/25).
Two cautions belong in any listing. County documents give two section numbers for the overlay, 3-9-53 on the older hosted text and 3-9-50 in the 2024 and 2025 amendments, and a further amendment, TLDR-25-03, revising building height and freeboard definitions, was recommended unanimously on November 10, 2025 with adoption unconfirmed (Charlotte County Planning and Zoning minutes). And the older overlay text still online sets different heights, measured from zero feet NGVD, so it should be read as history, not code (Charlotte County, older overlay text). For an older home on the key, the right to rebuild and elevate is part of what the buyer is paying for, so we ask Charlotte County Planning and Zoning (941.764.4920) to confirm the rule for your lot before we price it.
Sarasota County regulates its part of Englewood's key through its Unified Development Code and a Gulf Beach Setback Line. Structures seaward of that line need a Board-approved Coastal Setback Variance on top of any state permit, and the exact setback distances for a parcel come from Sarasota County Planning and Development Services.
The Sarasota County Commission's July 9, 2025 agenda shows how the coastal code works: variances adopted by Board resolution for structures "seaward of the Gulf Beach Setback Line" and "waterward of the Barrier Island Pass 20-Year Hazard Line," on example parcels outside Englewood (Sarasota County BCC agenda, July 9, 2025). The same agenda listed policy guidance on a Declaration of Restrictions at 806 N. Manasota Key Road, with the outcome not read. Planning and Development Services (941-861-5000) gives the setback for a specific parcel (Sarasota County Planning and Development Services).
The road matters as much as the code. Helene and Milton washed out Manasota Key Road about 2,000 feet north of Blind Pass Park; it reopened in January 2026 on a temporary repair that cost "just more than $2 million," and the road "has washed out multiple times since 2017" (WGCU; FOX 13). The permanent redesign was reported as "expected to take at least four years" (Englewood Review), and rough surf buried the road in sand again in October 2026 (WWSB). Sarasota-side buyers ask about access; the seller who brings the county's current status to the first showing answers it before it becomes a price objection.
Yes, if your Englewood home is Gulf front. The Coastal Construction Control Line is a state line set by the Florida Department of Environmental Protection; Gulf-front parcels on both sides of Manasota Key sit seaward of or across it, so new structures, seawalls and dune walkovers there need a state permit in addition to the county's.
The program "regulates structures and activities that can cause beach erosion" and destabilize dunes, and the line for any parcel is located on the department's Map Direct CCCL layer; the program answers at [email protected] or 850-245-8570 (Florida DEP, CCCL). Charlotte County adds its own review before building permits within the line and a sea turtle lighting zone that covers "areas outside the Coastal Construction Control Line which pose additional concerns" (Charlotte County, Coastal and Shoreline Protection), and its planning data puts "all areas seaward of the CCCL" inside the Coastal High Hazard Area (Charlotte County, Coastal Data and Analysis). For a seller, the practical step is to pull the line for your parcel and know where the house, pool and seawall sit against it. A buyer planning a pool, an addition or a rebuild will price that answer.
On the Charlotte part of Manasota Key in Englewood, sea turtle season runs May 1 through October 31. Any light visible from the beach must be an FWC-approved fixture, and beach-facing glass needs tint at 45 percent visible light transmittance or less. Existing homes may have to be brought up to code, so fixing it before listing removes an objection.
Charlotte County's "Sea Turtles and Coastal Development" brochure, citing Ordinance No. 98-41, requires fixtures that are "Fully Shielded, Downward Directed, and Fitted with approved red or amber bulbs," applies the tint rule to "all windows and doors within line of sight of the beach" with 15 percent as best practice, and bans private balcony lights, up lights, tree-strapped downlights, decorative lighting not needed for safety, pond lights, dune walkover lighting and beach-side fountain lights. It states that "Existing development may need to bring lighting fixtures or windows up to code," and the county runs night inspections to investigate hatchling disorientations (Charlotte County, Sea Turtles and Coastal Development). The same brochure says most state permits require construction outside nesting season, printed as "Nov. 1-April 31," which reads as November 1 to April 30, so a buyer planning work on a Gulf-front home is planning around a six-month window. On the Sarasota part of the key, the county's turtle protection pages could not be read during our research, so Sarasota-side lighting rules are information not available at time of publishing; the Sarasota County Contact Center (941-861-5000) answers it. A short note in your disclosure file, with the fixture and tint specifications you already meet, is one of the cheapest value protections on the key.
Charlotte County approved the construction contract for renourishing its part of Manasota Key at Englewood on October 27, 2026. The county page shows construction from January 1, 2027 to April 30, 2027, after earlier sources said November 23, 2026. Owners of 2,025 parcels in the benefit unit repay a $21,877,890 bond share over 8 years.
| Item (Charlotte County, Manasota Key unit) | Figure |
|---|---|
| Benefit area | 9,600 feet of beachfront from the Sarasota County line to the south boundary of Englewood Beach County Park, across the island to Lemon Bay, including Sandpiper Key |
| Parcels | 2,025: 1,996 residential, 23 commercial, 6 government; 982 also pay a Nearshore Benefit Zone charge |
| Residential charge per equivalent dwelling unit | $21.83 in FY26 (maintenance only); $259.56 proposed for FY27 |
| Nearshore Benefit Zone, proposed FY27 | $45.80 per point |
| Maximum rates if no grants | $1,286.43 per unit; $234.79 per point |
| Bond share | $21,877,890 at 4.90 percent over 8 years |
| Sand needed | About 590,000 cubic yards, up from an original 400,000 |
| Construction contract | $29,348,880 with Great Lakes Dredge and Dock Company, as reported |
Sources: Charlotte County, Manasota Key Beach Renourishment, July 22, 2026 hearing backup, hearing presentation and DredgeWire, November 9, 2026.
The Nearshore Benefit Zone factor is "one point for every ten feet of beachfront length and one point for every one-tenth of parcel acreage," so Gulf-front parcels pay more. Whether the July 22, 2026 hearing changed the proposed residential rate is unverified; the final FY27 figure appears on each owner's 2026 TRIM notice and November 2026 tax bill, and Charlotte County's MSBU office (941.743.1200) confirms it. The county also warned that the jump in sand volume "could then trigger an increase in next fiscal year's assessment." For a seller, the charge is a disclosure item and a selling point at once: buyers see a higher line on the bill, and they also see a rebuilt beach in front of the home. We show both.
Englewood's Sarasota part of Manasota Key has its own beach restoration benefit district, code I051, created in 2020. Its current per-parcel rate and a post-Milton Sarasota renourishment schedule were not found in readable public documents, so both are information not available at time of publishing.
Sarasota County Commission minutes record the district's creation through Ordinance 2020-057 and Resolution 2020-281, and its initial rate through Resolution 2021-093 (Sarasota County BCC minutes); the Tax Collector lists "Manasota Beach Restoration" with contact 941.861.5000 (Sarasota County Tax Collector, non-ad valorem). Florida DEP's August 2026 plan says the next full Manasota Key nourishment is "tentatively scheduled for 2026/2027," that Sarasota County had erosional hotspots between R173 and R175 in 2025, and that about 8.3 miles of the key are critically eroded, 4.5 in Sarasota County and 3.8 in Charlotte County (Florida DEP, SBMP 2026). A Sarasota-side seller should hand buyers the I051 line from the current bill rather than let them guess at it.
A Manasota Key buyer asks which county, which flood zone and elevation, what the beach charge will be, whether the lighting meets turtle rules, what can be rebuilt, what storm damage was repaired and permitted, and what the association allows. Each answer has a public document behind it, and we gather them before listing.
The list we work through for every Englewood listing on the key:
Sell an Englewood condominium against sales inside its own complex and on its own county roll. Charlotte ZIP 34224 condominiums recorded 63 sales at $138,000, Charlotte parcels in ZIP 34223 recorded 81 at $419,900, and Sarasota ZIP 34223 recorded 67 at $202,300. Each association's budget, reserves, rules and documents travel with the sale.
Data updated: November 2026
The Charlotte figures cover September 10, 2025 to September 9, 2026, and the Sarasota figure October 15, 2025 to October 14, 2026. The gap between those medians is a location story. The ZIP 34224 condominiums are mainland complexes along Placida Road and the Cape Haze edge, while the Charlotte ZIP 34223 condominiums are on or beside the Gulf (Charlotte County Property Appraiser; Sarasota County Property Appraiser). Each complex is its own association with its own budget, reserves, insurance and rules, so the complex matters more than the ZIP. Before any contract we read the declaration, the current budget, recent minutes and the estoppel figures for the specific unit.
Englewood condominium prices split three ways. In the Charlotte window, ZIP 34224 recorded 63 sales at a $138,000 median ($135.92 per heated square foot) and the Charlotte parcels in ZIP 34223 recorded 81 at $419,900 ($355.14). In the Sarasota window, ZIP 34223 recorded 67 at $202,300. Longer windows show the Charlotte medians easing.
| Window ending on the anchor date | Charlotte, ZIP 34224 condominiums | Charlotte parcels in ZIP 34223, condominiums |
|---|---|---|
| 12 months | 63 at $138,000 | 81 at $419,900 |
| 24 months | 90 at $147,450 | 121 at $419,900 |
| 36 months | 136 at $200,000 | 161 at $440,000 |
| 60 months | 233 at $225,000 | 304 at $470,000 |
Source: Charlotte County Property Appraiser; every window ends September 9, 2026, so longer windows include older, higher-priced sales. The ZIP 34224 condominium market is small and thin, 63 sales across 943 condominium parcels in a year, and a handful of sales in one complex can move that median by tens of thousands of dollars. For a yardstick on the same roll and window, Port Charlotte's condominium median was $125,000, as printed on our page for selling a home in Port Charlotte. A mainland Englewood condominium is priced against its own complex first and Port Charlotte's condominiums second, never against the key.
Englewood's named complexes run from Fiddlers Green and Wildflower at $125,000 to Grande Preserve on Lemon Bay at $650,000 and the Charlotte part of Manasota Key at $530,000. Most medians are below their 60-month level, which is why a current, complex-level comparable set matters more than a memory of 2022.
| Complex (all on the Charlotte roll) | Location | Sales | Median | Range | Per heated sq ft | Window | 60-month check |
|---|---|---|---|---|---|---|---|
| Manasota Key condominiums (street set) | Charlotte part of the key | 48 | $530,000 | $250,000 to $1,300,000 | $443 | 12 months | 171 at $560,000 |
| Grande Preserve on Lemon Bay | Mainland, Lemon Bay | 11 | $650,000 | $565,000 to $800,000 | $324.10 | 36 months | 17 at $650,000 |
| Tamarind Gulf and Bay | Manasota Key | 11 | $520,000 | $440,000 to $799,900 | $400.16 | 24 months | 34 at $639,000 |
| Gulf Wind (condominium and single-family) | ZIP 34224 | 11 | $345,000 | $150,000 to $1,250,000 | $259.84 | 24 months | 33 at $310,000 |
| Cape Haze Marina Village | Placida Road, ZIP 34224 | 42 | $343,500 | $120,000 to $1,185,000 | $190.85 | All recorded history | 7 at $640,000 |
| Sandpiper Key | Sandpiper Key | 15 | $310,000 | $230,000 to $505,000 | $289.72 | 12 months | 51 at $390,000 |
| The Hammocks Preserve | Placida Road, ZIP 34224 | 11 | $259,000 | $235,000 to $510,000 | $146.87 | 12 months | 27 at $395,000 |
| Fiddlers Green | Placida Road | 24 | $125,000 | $43,000 to $220,000 | $114.47 | 12 months | 86 at $223,950 |
| Wildflower (condominium and single-family) | ZIP 34224 | 14 | $125,000 | $100,000 to $245,000 | $131.38 | 12 months | 51 at $185,000 |
Source: Charlotte County Property Appraiser. Windows end September 9, 2026; the shortest window with ten or more sales is used, and the 60-month check ends on the same date. Per square foot is per square foot of county heated area.
Read the last column with care. At Sandpiper Key, The Hammocks Preserve, Fiddlers Green and Wildflower, the latest median sits well below the 60-month median, so a seller anchored to a 2022 sale will overprice. At Grande Preserve the two match. A listing priced from the latest sales in its own complex, with the reason for any premium written down (floor, view, renovation, a garage or a boat slip), sells; a listing priced from a neighbor's memory sits.
Price a Tamarind Gulf and Bay or Sandpiper Key unit against its own complex and disclose the Charlotte beach charge. Tamarind recorded 11 sales at $520,000 over 24 months and Sandpiper Key 15 resales at $310,000 in 12 months, and both sit inside Charlotte County's Manasota Key beach renourishment benefit unit.
Tamarind Gulf and Bay calls itself "a residential barrier island condominium community," with Gulf beach access by cobblestone paths and boat docks on Lemon Bay; its 2026 dues are $3,775 per quarter, due January 1, April 1, July 1 and October 1, and the board meets on the third Thursday (Tamarind Gulf and Bay). The roll holds 145 condominium parcels plus one common parcel, and with 7 sales in the latest 12 months the window widens to 24 months to reach ten. Sandpiper Key's 216 parcels are 215 condominium units and one common parcel, every one on the Charlotte County roll, although some outside sites have placed it in Sarasota County (Charlotte County Property Appraiser). The key carried Englewood's original 1927 bridge route from the mainland to Manasota Key (Olde Englewood Village Association). For both, the FY27 proposed residential beach charge of $259.56 per equivalent dwelling unit, up from $21.83, belongs in the disclosure file, with the final figure from the November 2026 bill (Charlotte County hearing backup).
These three Englewood complexes need longer windows or a careful read. Grande Preserve on Lemon Bay, a 48-unit condominium, recorded 11 sales at $650,000 over 36 months; Cape Haze Marina Village needed all recorded history for 42 sales at $343,500; The Hammocks Preserve recorded 11 resales at $259,000 in 12 months.
Grande Preserve on Lemon Bay's roll holds 48 condominium parcels and one common parcel, and its 11 sales over 36 months ran from $565,000 to $800,000 at $324.10 per heated square foot, with 4 sales in the latest 12 months at $612,500 (Charlotte County Property Appraiser). Cape Haze Marina Village carries Englewood 34224 addresses on Placida Road, but only 32 of its 94 parcels have a year built and the rest are coded as unbuilt or common land; its last 36 months show 6 sales at $785,000, a different price level from the all-history figure. The commercial marina next door, Cape Haze Marina at 6950 Placida Road, is a separate business with 38 wet slips and dry storage (Cape Haze Marina); no source shows the village associations own it, so a seller should not imply slip rights that the documents do not grant. The Hammocks Preserve has 134 condominium units and one common parcel; its 12-month median of $259,000 compares with 27 sales at $395,000 over 60 months.
These are the value end of Englewood's attached housing on the Charlotte side, and their sellers compete on price and condition. Fiddlers Green recorded 24 sales at $125,000 and Wildflower 14 at $125,000 in the latest 12 months; Gulf Wind needed 24 months for 11 sales at $345,000.
Fiddlers Green's 370 condominium parcels sit in four plat codes, two of them carrying a 33947 ZIP, and its sections sell differently: by plat code, FNT 001 recorded 3 sales at $185,000 and FNT 004 2 at $197,500, while FGN 005 recorded 3 at $75,000 and FGN 002 5 at $105,000 (Charlotte County Property Appraiser). A Fiddlers Green seller is priced against the same section first. Wildflower mixes 110 condominium parcels with 47 single-family parcels, and it is not the Wildflower Preserve in Placida. Gulf Wind mixes 95 single-family parcels with 68 condominium parcels, so its $150,000 to $1,250,000 range spans two products, and its median should never be quoted to a condominium buyer without that caveat.
Sarasota-side Englewood condominiums recorded 67 sales at a $202,300 median in ZIP 34223 from October 15, 2025 to October 14, 2026, including 8 condominium sales in Park Forest and 2 in Englewood Isles. Association names, unit counts and budgets for the Sarasota-side complexes are confirmed property by property.
The Sarasota-side median sits between the two Charlotte medians, but the windows differ, so read it as a range, not a ranking (Sarasota County Property Appraiser). One cost differs by side for every rental-minded buyer: tourist development tax is 6 percent in Sarasota County against 5 percent in Charlotte County on stays of six months or less, so two condominiums a few hundred yards apart on Manasota Key can carry different tax on the same rent (Sarasota County Tax Collector, tourist tax).
For an Englewood condominium resale, Florida law requires the seller to provide the buyer the governing documents and a current Frequently Asked Questions and Answers sheet, and gives the buyer a statutory cancellation window. The association also issues the estoppel certificate, and a purchase that needs association approval carries a capped transfer fee.
Section 718.503 of the Florida Statutes sets the resale disclosure (Florida Statutes 718.503); how long the buyer's cancellation window runs and when it starts are set by that statute, and your closing attorney confirms them against your contract. Florida caps what an association can charge for the estoppel certificate a sale needs: no more than $299 on a current account, plus $119 if it is rushed within 3 business days and up to $179 more if the account is delinquent (Florida DBPR's adjusted amounts under sections 720.30851 and 718.116, next update due by July 1, 2027) (Florida DBPR, Estoppel Certificate Fees). A condominium association may charge up to $184 per applicant to approve a purchase or lease under section 718.112, on the same DBPR sheet. A condominium estoppel certificate is effective for 30 days when hand delivered or sent electronically and 35 days by regular mail, and if the sale does not close, the fee must be refunded within 30 days of a written request (Florida Statutes 718.116).
One fork matters in Englewood's mixed communities. The homeowners' association disclosure summary in section 720.401 does not apply to associations governed by chapter 718, so a condominium seller is not handing over the HOA summary for the condominium itself; where a condominium sits inside a master homeowners' association, both regimes can apply, and that is a question for your closing agent or attorney. This is general information, not legal advice. Beyond the statute, Englewood condominium buyers ask for the current budget, the reserve schedule, recent board minutes, any special assessment, the master insurance summary and the leasing rules. Structural inspection and reserve study status for individual Englewood complexes was not part of our research, so we request each association's most recent inspection and reserve records directly and put them in the file.
The association's documents, not the county, usually decide whether an Englewood condominium can be rented short term. State law limits what Charlotte and Sarasota counties can do to stop vacation rentals, but a declaration can still set minimum lease terms, cap leases, require registration or charge a lease fee.
Florida Statute 509.032(7) says a local law "may not prohibit vacation rentals or regulate the duration or frequency of rental of vacation rentals," except for local laws adopted on or before June 1, 2011 (Florida Statutes 509.032). Rental income and occupancy for Englewood condominiums: Information not available at time of publishing (checked November 14, 2026). A unit whose documents allow seasonal stays reaches a wider pool of buyers than one limited to annual leases, so we get the leasing rules in writing and lead with them when they help.
First establish exactly what you own. In Englewood, a manufactured-home sale can convey the land and the home together, a share in a cooperative, or a home on land leased from a park owner. Charlotte ZIP 34224 recorded 118 mobile-home sales at a $135,000 median; Sarasota ZIP 34223 recorded 86 at $156,750.
Data updated: November 2026
The Charlotte figure covers September 10, 2025 to September 9, 2026, and the Sarasota figure October 15, 2025 to October 14, 2026. Most manufactured-home communities in Englewood sit on the Charlotte side and are owned-site communities, where each home site is its own parcel on the county roll (Charlotte County Property Appraiser). One, on Manasota Key, is a cooperative. The ownership model decides who the buyer deals with, what documents they need and how the price compares, so we confirm it from the roll and the community's own documents before we price anything.
In an Englewood owned-lot community the buyer takes title to the land and home together, with the parcel's own tax bill. In a cooperative the buyer acquires a share in the corporation that owns the land and the right to occupy a site. In a land-lease park the home owner pays lot rent.
| Ownership model | What the buyer receives | How the county roll shows it | Englewood examples from the sources |
|---|---|---|---|
| Owned lot | Title to the land and the home; the parcel's own tax bill; a property owners association enforcing deed restrictions | Individual parcels coded mobile home | Lemon Bay Isles ("owners own their land"); Sandalhaven Estates ("residents own the land their manufactured home sits on") |
| Cooperative | A share in the corporation that owns the land and the right to occupy a site | Parcels coded cooperative (use code 0502) | Gulf To Bay Cooperative on Manasota Key |
| Land lease | The home only; the land stays with the park owner, and the home owner pays lot rent | Ask the community: the communities in our tables show individually recorded parcels | Confirm community by community |
Sources: Charlotte County Property Appraiser, Lemon Bay Isles, Sandalhaven Estates and Gulf To Bay Cooperative. If you are not sure which you own, your deed or share certificate and the parcel record answer it, and we read both before the first conversation about price.
Englewood manufactured-home prices run from Mobile Gardens at a $59,000 median to Sandalhaven at $182,450 in the Charlotte window. Across ZIP 34224, 118 mobile-home sales had a $135,000 median, down from $150,000 over 60 months. Resale medians run higher than the all-sales figures in most communities.
| Community | Parcels (built) | Sales | Median | Range | Resales and median | Window | 60-month check |
|---|---|---|---|---|---|---|---|
| Holiday Mobile Estates | 804 (667) | 52 | $120,000 | $16,000 to $250,000 | 41 at $130,000 | 12 months | 154 at $140,000 |
| Lemon Bay Isles | 527 (494) | 22 | $149,500 | $20,000 to $320,000 | 19 at $150,000 | 12 months | 118 at $178,000 |
| Holiday Travel Park of Englewood | 390 (308) | 24 | $68,250 | $39,000 to $175,000 | 21 at $69,000 | 12 months | 112 at $85,000 |
| Mobile Gardens | 301 (262) | 19 | $59,000 | $20,000 to $280,000 | 15 at $82,500 | 12 months | 67 at $95,000 |
| Sandalhaven (Pines at Sandalhaven, Sandalhaven Estates) | 133 (125) | 12 | $182,450 | $133,000 to $252,000 | 12 at $182,450 | 12 months | 38 at $217,450 |
| Oyster Creek MHP | 101 (88) | 11 | $120,000 | $70,000 to $185,000 | 10 at $125,000 | 12 months | 32 at $125,000 |
| Pine Lake | 156 (122) | 14 | $96,250 | $30,000 to $600,000 | 12 at $122,500 | 36 months | 25 at $147,500 |
| Gulf to Bay cooperative | 108 (102) | 10 | $167,500 | $40,000 to $295,000 | 9 at $185,000 | 36 months | 17 at $200,000 |
Source: Charlotte County Property Appraiser. Windows end September 9, 2026. The ZIP 34224 mobile-home ladder runs 118 at $135,000 over 12 months, 212 at $145,000 over 24, 312 at $147,000 over 36 and 504 at $150,000 over 60, at $144.38 per heated square foot in the latest year.
Two cautions. The county also records low "first sale within a year of the year built" figures in these communities; those are replacement homes placed on existing sites or site sales, not new-home prices, so we never use them as comparables. And because the all-sales median includes those rows, the resale column is the better read for an existing home: in Mobile Gardens, for example, 15 resales had an $82,500 median against $59,000 for all 19 sales.
Lemon Bay Isles is an owned-land Englewood community: its association describes "356 properties" in Phases 1, 1A and 2 where "owners own their land," and its site's title calls it a "55+ Deed Restricted Manufactured Home Community." It recorded 22 sales at $149,500, with 19 resales at $150,000, in the Charlotte window.
Development and the property owners association both date to 1986, and many homes sit on "one of several waterways and ponds" (Lemon Bay Isles). Phases 3 and 4 have a separate association. The Edgewater Club, established in 1980 at 2840 Waxwing Lane, serves Lemon Bay Isles 1, 1A and 2 and Holiday Estates III, 720 homes in all, with a heated pool, tennis, pickleball and shuffleboard, and its dues are separate from the POA's (Edgewater Club). A seller there provides the buyer both sets of association contacts and the current dues for each. Lemon Bay Isles' longer record shows 118 sales at $178,000 over 60 months, so the latest median is below the five-year level, and water frontage on a pond or waterway is a feature we document and price within the community, not against the bayfront.
Holiday Mobile Estates is the largest manufactured-home community in Englewood by parcel count, with 635 mobile-home parcels among its 804, and recorded 52 sales at $120,000, with 41 resales at $130,000 (Charlotte County Property Appraiser). Association documents, rules on home age and replacement, and any amenity fees are confirmed community by community.
Sandalhaven Estates has "84 residential sites" off Placida Road and Gasparilla Pines Boulevard in Englewood, where "Sandalhaven residents own the land their manufactured home sits on." Its own site describes it as a 55+ deed-restricted community. Sandalhaven recorded 12 resales at a $182,450 median, the highest manufactured-home median in our Englewood tables.
The community has no clubhouse or pool, two connected lakes on the common grounds, and a 2026 annual assessment of $200 for lake maintenance, mowing and tree trimming (Sandalhaven Estates). The Pines at Sandalhaven is a separate section in the same roll group, so the 12 sales combine both, from $133,000 to $252,000, and the 60-month figure is 38 sales at $217,450 (Charlotte County Property Appraiser). A low annual assessment is a real selling point against communities with club dues, and we put the $200 figure, with its source, in the listing.
A Gulf to Bay sale transfers a share in Gulf To Bay Cooperative Inc., not a fee-simple lot, at 2295 N Beach Road on the Charlotte part of Manasota Key. The cooperative describes itself as a "55+ resident-owned community." It needed 36 months to reach ten sales: 10 at a $167,500 median, with 9 resales at $185,000.
The cooperative spreads over 7.5 acres between Lemon Bay and the Gulf, with a clubhouse, private boat slips and launch, a pavilion over Lemon Bay and private Gulf beach access (Gulf To Bay Cooperative). Its 100 cooperative-coded parcels are shares (Charlotte County Property Appraiser). The 60-month record is 17 sales at $200,000, with a high of $510,000, so the right price depends heavily on the specific site and home. The cooperative's own documents set the approval process, and we ask the board for its share transfer and approval rules before listing so a buyer knows the steps up front. Florida caps the cooperative's charges too: the estoppel certificate cap applies to cooperatives under section 719.108, and a cooperative may charge no more than $100 per applicant to approve a transfer under section 719.106, a figure not adjusted for inflation (Florida DBPR, Estoppel Certificate Fees).
These four Englewood communities are made up of individually recorded sites on the Charlotte roll, so start by confirming how your site is held. Holiday Travel Park recorded 24 sales at $68,250, Oyster Creek MHP 11 at $120,000 and Mobile Gardens 19 at $59,000 in 12 months; Pine Lake needed 36 months for 14 at $96,250.
Holiday Travel Park of Englewood has 390 parcels and Oyster Creek MHP 101, both made up of individually recorded sites; Oyster Creek MHP is separate from the Oyster Creek single-family neighborhood (Charlotte County Property Appraiser). Mobile Gardens recorded a 12-month high of $280,000 on the roll, so any listing-site price far above that range should be checked against the county record. Pine Lake mixes 54 mobile-home parcels with 50 site-built single-family homes, which is why its range runs from $30,000 to $600,000 and why its median says little until we separate the two products. In all four, a seller who brings the site record, the association or park documents and any rules on home age or replacement to the first meeting saves the buyer weeks.
The community's own documents govern most of an Englewood manufactured-home or co-op sale: approval steps, rules on home age and replacement, and dues. Florida's statutes add fee caps for cooperatives, and the homeowners' association disclosure statute carves out cooperative and certain other regimes, so the right forms depend on the ownership model.
On an owned lot inside a property owners association, the buyer takes title to the land and home, and if the association is a homeowners' association, its estoppel certificate falls under the same DBPR-adjusted cap. In a cooperative, the chapter 719 caps above apply. Section 720.401's disclosure summary does not apply to associations under chapters 718, 719, 721 or 723 (Florida Statutes 720.401), so whether your community is under chapter 720, 719 or another regime decides which disclosure your buyer receives; your closing agent or attorney confirms it, and this is general information, not legal advice. For a home on leased land, the park's documents and your attorney set the transfer steps. One practical point for every manufactured-home seller in Englewood: the county roll, not a listing site, is the record a buyer's agent and any appraiser will read, so we price from it and show it.
Englewood's lot market is a Charlotte-side market. ZIP 34224 recorded 138 qualified vacant-lot sales at a $25,000 median from September 10, 2025 to September 9, 2026, ranging from $8,000 to $530,500. A lot sells on its utilities, assessments, flood zone and buildability, so those answers belong in the listing.
Data updated: November 2026
A lot buyer is pricing a future house, not a patch of land. Before they offer, they add up what it costs to hold the lot and what it costs to build on it, and they subtract it from what a finished home on that street is worth. A seller who has done that arithmetic first, with the county and district documents attached, is negotiating from facts instead of reacting to a low offer.
Englewood lots on the Charlotte side have held a flat median for five years. Every ZIP 34224 window from 12 to 60 months ending September 9, 2026 shows a median of $24,000 to $25,000, from 138 sales over 12 months to 1,147 over 60 months, while single-family home medians in the same ZIP ran from $320,000 to $345,000.
Charlotte County, ZIP 34224, qualified vacant-lot sales (DOR-qualified, above $1,000)
| Window | From | To | Sales | Median | Low | High |
|---|---|---|---|---|---|---|
| 12 months | Sep 10, 2025 | Sep 9, 2026 | 138 | $25,000 | $8,000 | $530,500 |
| 24 months | Sep 10, 2024 | Sep 9, 2026 | 275 | $24,000 | $8,000 | $542,500 |
| 36 months | Sep 10, 2023 | Sep 9, 2026 | 513 | $25,000 | $8,000 | $660,000 |
| 60 months | Sep 10, 2021 | Sep 9, 2026 | 1,147 | $25,000 | $7,100 | $1,206,000 |
| All recorded history | Jan 22, 2009 | Sep 9, 2026 | 2,860 | $20,000 | $1,500 | $1,620,000 |
Source: Charlotte County Property Appraiser. The highest lot sales are waterfront or larger parcels and do not describe the typical grid lot; we found no acreage or agricultural-residential district in Englewood in the county or agency records. A per-square-foot lot price is not printed because the county file supports it on only two sales.
What a flat median means for a seller: a typical Englewood East lot is a commodity, priced by the nearest recorded lot sales in the same section, while the outliers are priced one at a time on their water, size and location. Lots on the Charlotte part of Manasota Key are a separate market altogether: 17 recorded lot sales across all history had a $200,000 median, and the only one in the last 60 months was a single sale at $3,000,000 (Charlotte County Property Appraiser). Sarasota-side vacant-lot sale figures are not part of our county pull for this page.
Most of Englewood's vacant lots are in the Englewood East grid. About 88 percent of ZIP 34224's vacant residential parcels, 2,869 of 3,265, sit in the Port Charlotte Subdivision sections with Englewood addresses, and Coco Bay still holds 121 parcels coded vacant. The county's Englewood East unit counts roughly as many vacant units as built ones.
The Englewood East sections, 062, 063, 064, 065, 069, 073, 074 and 084, hold 7,957 parcels, of which 4,323 are coded single-family and 2,869 vacant residential (Charlotte County Property Appraiser). Charlotte County's Englewood East Non-Urban Street and Drainage Unit carries 8,238.060 vacant equivalent residential units against 8,124.640 occupied ones, and its budget counts about 16,363 units in all, so the unit runs beyond the Englewood-addressed sections (Charlotte County, Englewood East budget). That supply is the reason a grid lot seller competes on price: a buyer can usually find another lot a few streets away. It is also the reason a lot with something the grid lacks, water, a corner, a cleared and surveyed site or utilities at the street, deserves a listing that says so.
An Englewood lot carries costs from closing day. In the Englewood East unit, the street and drainage assessment is $292.00 per equivalent residential unit in FY2026 and FY2027, the same for vacant and built lots. The fire district charges vacant lots $63.95 for 2026-2027, and building adds about $15,454.50 in Englewood Water District charges.
| Cost a lot buyer adds up | Amount | Source |
|---|---|---|
| Englewood East street and drainage assessment | $292.00 per ERU in FY2026 and FY2027, up from $190.00 in FY2025, same for vacant and occupied | Charlotte County, Englewood East budget |
| Englewood Area Fire Control District, vacant lot | $58.57 in FY2025-2026; $63.95 in 2026-2027 | Englewood Area Fire Control District |
| Englewood Water District water and sewer capital charges, one ERC, effective October 1, 2025 | $15,454.50, including accrued guaranteed revenue fees | Englewood Water District |
| Englewood Water District new service application | $50.00 | same |
| Fire district impact fee, single-family home | $404.35 | Englewood Area Fire Control District, impact fee |
The Englewood East assessment funds a county paving program, and $292 is the budgeted and maximum figure; Charlotte County Public Works (941.575.3600) confirms it (Charlotte County, Englewood East budget). The water district total is the sum of $3,062 water plant capacity, $1,200 distribution, $76.50 water revenue fee, $5,170 wastewater plant capacity, $5,817 collection and $129 wastewater revenue fee; whether every component applies to a given lot is the district's call. The fire district's assessment is not reduced by a homestead exemption. If you have already paid any district capital charge for your lot, that is value: charges run with the parcel, so put the receipt in the listing file.
It depends on the Englewood address. Where the Englewood Water District serves a lot, its policy mandates sewer connection, owners pay for availability whether or not they connect, and a private well must be disconnected from the house once it joins district water. Outside the district, Charlotte County Utilities or a private well and septic system apply.
The district's fact sheet states that its enabling law, Laws of Florida Chapter 2004-439, "gives the authority to eliminate septic systems," and that Board Resolution No. 02-12-19 C "mandates the EWD sewer system"; on connection, an old septic tank is pumped, crushed and filled under permit, and "The well may be used for irrigation purposes" (Englewood Water District fact sheet). Its FY27 rules require connection within 365 days of written notice once service is available (Englewood Water District FY27 rules). Charlotte County's certified water and sewer service area maps are posted as scanned images, so which Englewood East lots need a well and septic is information not available at time of publishing (Charlotte County, Map 69). The district's public web map and Service Availability form answer it for a specific lot (Englewood Water District maps), and we file that answer before your lot goes on the market.
A lot's flood zone sets how high, and at what cost, a buyer can build. The Charlotte sample parcel at 6175 Sturgis St in the Englewood East grid sits in Zone X on panel 0184G, while bayfront parcels nearby return AE and VE. Charlotte County building rules key to the 100-year flood elevation plus one foot.
Charlotte County's 50 percent rule package describes structures below "the 1% chance flood (aka the 100-year flood elevation) plus 1 foot" as subject to flood damage prevention rules under the Florida Building Code standard the county adopted (Charlotte County, 50% FEMA Rule package). On a Zone X lot that is a small item; on a bayfront AE or VE lot, foundation height and design move the build budget, and the buyer prices it. The county's Coastal Planning element directs development away from the Coastal High Hazard Area (Charlotte County, Coastal Planning GOPs), and on the Charlotte part of Manasota Key the overlay's lot, height and setback rules apply, as covered above.
Price an Englewood planned-community home against its own phase or unit and the builder still selling there. Beachwalk by Manasota Key recorded 206 sales at $672,300 with Pulte as seller on 170; Boca Royale 86 at $576,500; Stillwater and Shores at Stillwater 35 at $485,000; and Coco Bay 129 at $315,000, 109 of them builder-direct.
Data updated: November 2026
Englewood's planned communities are where the county record matters most, because the builder's own closings are the comparable a resale is judged against and the MLS alone does not show all of them. Beachwalk, Boca Royale and Stillwater are on the Sarasota roll, with its October 15, 2025 to October 14, 2026 window; Coco Bay is on the Charlotte roll, with its September 10, 2025 to September 9, 2026 window. A resale seller in any of them needs three things on the table: the builder's recorded prices for comparable plans, the association and any district costs, and what the resale offers that a new home does not.
Sell a Beachwalk resale against its own phase and against Pulte's recorded closings. Pulte was the seller of record on 170 of Beachwalk's 206 sales in the Sarasota window, phase medians ran from $385,000 to $873,300, and 194 parcels in Phases 4A and 4B show no year built yet.
| Phase (Sarasota roll) | Sales, Oct 15, 2025 to Oct 14, 2026 | Median | Range |
|---|---|---|---|
| 3A and 3B | 84 | $873,300 | $395,000 to $1,371,400 |
| 2A and 2B replat | 54 | $515,350 | $410,000 to $910,000 |
| 2C | 46 | $395,000 | $356,500 to $751,100 |
| 1C and 1D | 17 | $715,000 | $435,000 to $1,050,000 |
| 1A, 1B and 1E | 3 | $390,000 | $365,000 to $496,000 |
| 1F | 2 | $385,000 | $350,000 to $420,000 |
Source: Sarasota County Property Appraiser. Beachwalk's 206 sales had quartiles of $445,000, $672,300 and $842,375 and a median of $327 per square foot of living area; 175 were homes built within about a year of the sale, a proxy for new construction. By year built, the 118 sales of homes built in 2026 had a $629,600 median and the 55 built in 2025 had $690,000.
Beachwalk is a gated DiVosta Homes community, a PulteGroup brand, on the Sarasota mainland east of Englewood Road; it is not on Manasota Key, and the builder puts the beach 2.3 to 2.5 miles away (DiVosta Homes). The builder lists plans from 1,405 to 3,970 square feet and prices of "$300k to $1.3M," a guard-gated entry, the Capri Club pool and clubhouse, HighTide Bar and Grill, fitness, pickleball, tennis, bocce and a dog park. Governance is a homeowners association, Beachwalk by Manasota Key Homeowners Association, Inc. (Sunbiz N20000012492), not a community development district; no CDD named Beachwalk appears on the state's official list, and a 2026 TRIM notice for a Phase 1A-1B lot shows non-ad valorem charges of $695.37 with no CDD or HOA line (Florida Department of Commerce; Sarasota County Property Appraiser TRIM). The 2026 DiVosta fee summary lists Beachwalk HOA dues from $367.29 to $400.71 a month, depending on home series, collected quarterly (DiVosta Beachwalk Community Book, 2026 Fee Summary); the estoppel certificate and current budget confirm the amount for your lot. A resale wins here on what the builder cannot offer today: a finished home available now, completed landscaping and window treatments, a known phase, and no wait for construction.
Price a Boca Royale home by its unit, not the community median. In the Sarasota window, Boca Royale's 86 sales had a $576,500 median, down from $685,500 on 99 sales the year before, but mostly because Unit 16 sold 22 times at $394,500. Unit medians ran from $355,000 to $1,500,000.
| Boca Royale unit | Sales, Oct 15, 2025 to Oct 14, 2026 | Median | Range |
|---|---|---|---|
| Unit 16 | 22 | $394,500 | $325,000 to $465,000 |
| Unit 12, Phase 2 | 16 | $576,500 | $490,000 to $755,000 |
| Unit 14, Phase 2 | 10 | $843,400 | $595,600 to $1,103,500 |
| Unit 13 | 6 | $372,500 | $335,000 to $710,000 |
| Unit 11, Phase 1 | 6 | $355,000 | $325,000 to $630,000 |
| Unit 14, Phase 1 | 5 | $692,000 | $530,000 to $790,000 |
| Unit 11, Phases 2 and 3 | 5 | $600,000 | $355,000 to $825,000 |
| Unit 17 | 3 | $1,295,000 | $1,169,000 to $1,325,000 |
| Unit 12, Phase 1 | 3 | $850,000 | $625,000 to $877,500 |
| Unit 8 | 3 | $1,500,000 | $875,000 to $1,575,000 |
| Units 6, 7, 9, 10 and 15 | 7 combined | single sales or pairs | $855,000 to $1,500,000 |
Source: Sarasota County Property Appraiser. Over 36 months Boca Royale recorded 276 sales at $677,850; in the latest window its quartiles were $394,750, $576,500 and $823,500, at $266 per square foot of living area, and the median living area of its 949 improved homes is 2,236 square feet.
Two facts shape a Boca Royale resale. First, there is a builder in the record: 18 of the 86 sales had Resource Conservation of Sarasota, LLC as seller of record, an entity that shares a Sarasota address with the club's LLCs on the state corporate register, and homes built in 2024 and 2025 are well represented in the sales (Florida Division of Corporations). Second, the club changed: Neal Communities, which bought the club in 2012, celebrated its transition to a private, non-equity club on July 1, 2026 (Neal Communities), and the club lists a 2024 course redesign, par 71 at just over 6,600 yards, six lighted Har-Tru tennis courts and eight lighted pickleball courts (Boca Royale membership). Boca Royale membership fees: Information not available at time of publishing (checked November 14, 2026); the club publishes none, so we get the current terms from the membership office for your buyer. The master association, Boca Royale Golf Property Owners Association, Inc., dates to 1974, at least one unit has its own maintenance association, and no CDD bears the Boca Royale name. Flood exposure varies inside the gates, from Zone AE with a 12.1-foot base flood elevation at 1 Golf View Dr to Zone X at 37 Grand Palms Blvd (FEMA NFHL), so your elevation certificate belongs in the file.
A Coco Bay resale competes directly with Lennar. In the Charlotte window, the Coco Bay group's 129 sales split into 109 builder-direct at $315,600 and 20 resales at $280,000, and on November 13, 2026 Lennar listed Island Lakes at Coco Bay as actively selling at $292,999 to $464,999. A resale must price against those recorded closings.
| Coco Bay plat | Sales, Sep 10, 2025 to Sep 9, 2026 | Median | Range |
|---|---|---|---|
| Palm Lake (PCO) | 58 | $268,500 | $227,500 to $685,000 |
| Island Lakes (ICB) | 58 | $331,050 | $245,000 to $500,000 |
| Coco Bay (CCB) | 13 | $280,000 | $248,000 to $530,000 |
Source: Charlotte County Property Appraiser. The group's 601 parcels recorded their first qualified sale on November 30, 2023; over 24 months it recorded 338 sales at $335,400, and all recorded history is 491 sales at $345,000. Per heated square foot, the 12-month median was $172.67, and 121 parcels are still coded vacant.
Lennar's pages show what a buyer will compare you with: single-family plans such as the Armstrong (3 bedrooms, 1,635 square feet, from $309,999) and the Marsala (3 bedrooms, 2,201 square feet, from $416,999), an approximate HOA fee of $241.33 on the Island Lakes villas page and $282.33 at Palm Lake, which Lennar lists as sold out, and "special assessment fees" of $1,465 (Island Lakes) and about $1,827 (Palm Lake) without saying what they fund (Lennar, Island Lakes at Coco Bay; Lennar, Palm Lake at Coco Bay). Those are builder figures with a date, and the billing period is not stated. Lennar's web address files both under "sarasota-manatee," its sales division; the parcels are on the Charlotte County roll, so your buyer reads a Charlotte tax bill. The resale case is concrete: a finished home now, any upgrades the builder charges extra for, and a price set against the builder's recorded closing for the same plan rather than its advertised base price.
Separate the two before pricing. Stillwater is an established Sarasota-side Englewood neighborhood and Shores at Stillwater is Pulte's new section beside it, with its own community development district. Together their 394 parcels recorded 35 sales at $485,000; Shores at Stillwater accounted for 16 at $523,250, all homes built within a year of sale (a proxy for new construction).
On the Sarasota roll's grouping, the established Stillwater group recorded 19 sales at a $315,000 median and the first Shores at Stillwater group 12 at $564,750 in the same window (Sarasota County Property Appraiser). The CDD is the cost difference a buyer will ask about: in 2026 the Shores at Stillwater Community Development District filed to validate special assessment bonds "not to exceed $14,000,000," Case No. 2026-CA-001067 NC in the Twelfth Judicial Circuit (Business Observer legal notice). CDD debt is repaid through annual assessments on the lots inside the district, so a Shores seller gets the current assessment for the specific lot in writing. No CDD is verified for the older Stillwater sections, which is a point in a Stillwater resale's favor when a buyer is weighing the two. Pulte's Shores at Stillwater page did not publish plans, prices or fees in a readable form when checked, so Shores at Stillwater plans, prices and fees: Information not available at time of publishing (checked November 14, 2026). The FEMA layer returns Zone X at 208 Lake Victoria Ct (FEMA NFHL).
Englewood's other planned and golf-side neighborhoods have their own small records. On the Sarasota roll, the Englewood Golf Course plat recorded 13 sales at $720,000 and Englewood Isles 28 at $475,000; on the Charlotte roll, deed-restricted Oyster Creek recorded 27 resales at $335,000. Windows end October 14, 2026 (Sarasota) and September 9, 2026 (Charlotte).
Lemon Bay Golf Club, at 9600 Eagle Preserve Drive on the Charlotte side, is a private club, a Certified Audubon Cooperative Sanctuary with a course "designed by Drew Rogers in 2023" (Lemon Bay Golf Club). The highest single-family sale in Charlotte ZIP 34224 in the 12 months to September 9, 2026 was on the same street: 9801 Eagle Preserve Dr, $2,200,000 in March 2026, built 2013 with 3,022 heated square feet, and 9891 Eagle Preserve Dr sold for $1,075,000 in October 2025, built 1996 with 2,368 heated square feet (Charlotte County Property Appraiser). Englewood Isles' single-family homes sold at a $502,500 median in the Sarasota window, under several unit associations and the Englewood Isles Parkway Association, whose dues are $59 per parcel (Englewood Isles Parkway Association). Oyster Creek's 27 resales ran in a narrow $255,000 to $443,000 range, and its owners association publishes a declaration of covenants, architectural guidelines and rules through its management company (Oyster Creek Owners Association portal), so an architectural approval on any change you made belongs in the file.
In an Englewood community with a mandatory homeowners' association, Florida section 720.401 requires the seller on a resale to give the buyer a disclosure summary before the contract is signed, not at closing. If the summary is missing, the buyer can cancel within 3 days after receiving it or before closing, whichever comes first.
The four statutory facts (Florida Statutes 720.401):
The summary states that membership is mandatory, that recorded covenants govern use, and that assessments are owed and may change (Florida Statutes 720.401). The fork: section 720.401 does not apply to associations under chapters 718, 719, 721 or 723, so a condominium or cooperative inside an Englewood planned community follows its own regime, and where a homeowners' master association sits over condominium villas, both can apply. Your closing agent or attorney decides which applies to your sale; this is general information, not legal advice. Florida caps what an association can charge for the estoppel certificate a sale needs: no more than $299 on a current account, plus $119 if it is rushed within 3 business days and up to $179 more if the account is delinquent (Florida DBPR's adjusted amounts under sections 720.30851 and 718.116, next update due by July 1, 2027) (Florida DBPR, Estoppel Certificate Fees). In a CDD community such as Shores at Stillwater, the CDD assessment appears on the tax bill and runs with the lot, so it belongs in the same disclosure package.
Price against the builder's recorded closings, not its advertised base prices, and sell what a new home cannot offer today. In Charlotte ZIP 34224, 96 builder-direct single-family sales had a $329,800 median against 309 resales at $310,000; in Sarasota ZIP 34223, homes sold within about a year of being built (a proxy for new construction) had $618,900, older homes $427,500.
The labels matter. On the Charlotte side, builder-direct is exact: the first qualified sale of an improved parcel within a year of its year built (Charlotte County Property Appraiser). On the Sarasota side, the 201 sales of homes built within about a year of the sale are a proxy for new construction, set against 402 older-home sales (Sarasota County Property Appraiser). Either way, the gap tells a newer-home seller where the ceiling is. In Charlotte ZIP 34224, in the 12 months to September 9, 2026, single-family resales of homes built since 2020 sold at $349,500, above the builder-direct median but below 2010s resales at $376,000, which is what competing with the builder looks like on the record.
The resale playbook in Englewood's newer communities:
If you own in Beachwalk, Boca Royale, Coco Bay, Stillwater or any newer Englewood community, we will put the builder's recorded closings for your plan beside your recent comparable resales before we suggest a price. Request a free Englewood home valuation. Call Jesse direct at (239) 898-6072.
An Englewood buyer will ask four things before making an offer: which flood zone and base flood elevation the parcel carries, whether the home took water in Helene or Milton, what flood and wind coverage will cost, and which county's rules apply. Englewood sellers who answer all four in writing before listing negotiate from strength.
Data updated: November 2026
The answers differ by county because Englewood is split between Charlotte County and Sarasota County, each with its own flood map date, property appraiser record and evacuation system. Our Englewood community guide covers the place as a whole; this section covers what a buyer, a lender and an insurer will want from you, and where each answer lives in the public record.
The Charlotte County side of Englewood uses FEMA flood maps effective December 15, 2022, and the Sarasota County side uses maps effective March 27, 2024. FEMA's preliminary and pending map services returned no new maps for either county in October 2026, so these are the current maps an Englewood buyer will read (FEMA NFHL).
Sarasota County's 2024 flood insurance promotion plan says "Effective March 27, 2024, the FEMA Flood Insurance Rate Maps (FIRMs) became effective for all communities within Sarasota County based on the updated coastal study" (Sarasota County, 2024 Program for Public Information). If your Sarasota-side survey or insurance paperwork predates that date, read the zone again from the current map before you list. Five Letters of Map Revision are effective in the Englewood area, and each changes the map for the lots it covers:
| County | Effective | FEMA case |
|---|---|---|
| Sarasota | 2025-12-31 | 24-04-4492P |
| Sarasota | 2026-02-04 | 25-04-3559P |
| Charlotte | 2023-09-06 | 22-04-5489P |
| Charlotte | 2024-03-25 | 23-04-3784P |
| Charlotte | 2026-05-13 | 25-04-4672P |
Source: FEMA NFHL, Letters of Map Revision layer; preliminary and pending services returned a count of 0 for both counties on October 21, 2026 (FEMA Preliminary NFHL). Which lots each revision changes was not mapped in our sources, so check the FEMA viewer for your own lot. Charlotte County's 2022 flood presentation says nearly 50 percent of the county is in FEMA's Special Flood Hazard Area and introduced the "Coastal A Zone (CAZ)" as a construction-relevant zone (Charlotte County, Flood Insurance and Coastal Risk Map Update).
Englewood runs from VE zones on parts of the Gulf and Lemon Bay shore to X zones a few blocks inland. FEMA point queries in October 2026 returned VE at 2000 Placida Rd and 740 Manasota Key Rd, AE with base flood elevations of 8 to 9 feet on much of Manasota Key, and X inland (FEMA NFHL).
| Address (area) | County | Zone | Base flood elevation |
|---|---|---|---|
| 2100 N Beach Rd (Englewood Beach, Manasota Key) | Charlotte | AE | 8 |
| 1245 Gulf Blvd (Manasota Key) | Charlotte | AE | 8 |
| 900 Gulf Blvd (Stump Pass Beach State Park) | Charlotte | AE | 9 |
| 2201 Placida Rd | Charlotte | AE | 9 |
| 2000 Placida Rd (Lemon Bay shore) | Charlotte | VE | 10 |
| 6175 Sturgis St (Englewood East) | Charlotte | X (minimal) | none |
| 8285 Manasota Key Rd | Sarasota | AE | 9 |
| 7430 Manasota Key Rd | Sarasota | AE | 9 |
| 740 Manasota Key Rd | Sarasota | VE | 10 |
| 840 Van Gogh Rd (Artist Acres) | Sarasota | AE and X on one lot | 10.1 |
| 401 W Dearborn St (Old Englewood) | Sarasota | X (0.2 percent) | none |
| 9824 Bright Water Dr (Beachwalk) | Sarasota | X (0.2 percent) | none |
| 37 Grand Palms Blvd (Boca Royale) | Sarasota | X (minimal) | none |
| 208 Lake Victoria Ct (Stillwater) | Sarasota | X (0.2 percent) | none |
Source: FEMA NFHL point queries, October 21, 2026, geocoded with the Census geocoder. These are point samples, not whole streets. Two lessons for a seller: the Van Gogh Rd parcel shows one lot can straddle two zones, and a planned community is not one zone, since inside Boca Royale the FEMA layer returns AE with a base flood elevation of 12.1 feet at 1 Golf View Dr and X at 37 Grand Palms Blvd. FEMA defines Zone VE as "Coastal areas with a 1% or greater chance of flooding and an additional hazard associated with storm waves" (FEMA, Zone VE) and Zone AE as "The base floodplain where base flood elevations are provided" (FEMA, Zone AE).
Start with your county property appraiser's parcel record, which prints the flood zone, the FIRM panel and the community number, then confirm on FEMA's National Flood Hazard Layer. A Charlotte County record also shows the FIRM date; a Sarasota County record shows the panel and zone. An elevation certificate governs insurance pricing (Charlotte County Property Appraiser).
The Charlotte County record for 6175 Sturgis St reads Zone X, panel 0184G, FIRM effective 12/15/2022, community 120061, and "outside the CBRA zone." The Sarasota County record for 840 Van Gogh Rd reads FEMA panel 0451G, AE with a base flood elevation of 10.1 plus an X portion, community 125144 (Sarasota County Property Appraiser, parcel 0495130044). The seller's checklist:
Sarasota County's CRS Coordinator is reached through 941-861-5000 (Sarasota County, flood protection), and Charlotte County's program is on its flood page.
The elevation certificate answers the flood question for one Englewood structure rather than a whole zone. Charlotte County's 50 percent rule guidance names it as the document that shows whether a home's lowest floor meets the required elevation of one foot above base flood elevation, and insurers price from it (Charlotte County, 50% FEMA Rule).
It does three jobs in an Englewood sale. It lets the buyer get a real flood quote early in the inspection period. It answers the rebuild question in an A or V zone, because a lowest floor already at the required elevation means the 50 percent rule does not force elevation. And it gives an appraiser and a lender a fact instead of a guess. It is not always required, and a home in Zone X may never have had one, but in AE and VE parts of Englewood buyers and insurers ask for it first. Look in your purchase closing file, your insurance file and your permit file; if you cannot find one, a licensed surveyor can prepare a new certificate. If your home was repaired or elevated after Helene or Milton, the certificate from that permit is the one a buyer wants.
Both counties that share Englewood are Community Rating System Class 5, which gives National Flood Insurance Program policies in the Special Flood Hazard Area a 25 percent discount. FEMA's April 2026 list shows Charlotte County at Class 5 effective April 1, 2023 and Sarasota County at Class 5 effective May 1, 2007 (FEMA CRS list, April 2026).
| Community | NFIP number | CRS class | Discount in the SFHA | Current class effective |
|---|---|---|---|---|
| Charlotte County (unincorporated, Charlotte side of Englewood) | 120061 | 5 | 25 percent | 4/1/2023 |
| Sarasota County (unincorporated, Sarasota side of Englewood) | 125144 | 5 | 25 percent | 5/1/2007 |
| City of North Port (some 34223 addresses) | 120279 | 5 | 25 percent | 5/1/2020 |
Charlotte County moved from Class 6, a 20 percent discount, to Class 5 on April 1, 2023 (Charlotte County, flood presentation). FEMA's list prints one discount column, so confirm any discount outside the Special Flood Hazard Area with the county CRS coordinator. The discount applies to NFIP policies; private flood policies are priced separately.
The evacuation zone is a different map from the flood zone, and Englewood buyers ask about both. Charlotte County publishes evacuation zones A to E through its Know Your Zone tool; on the Sarasota side each parcel's evacuation level is printed on its TRIM notice, and Englewood samples showed Levels A, B and C (Charlotte County, Know Your Zone).
The 840 Van Gogh Rd notice shows Level B and a Stillwater parcel shows Level A (Sarasota County TRIM 0856120006). Charlotte County warns it "may not be possible to open any shelters in the County" under some conditions, and the Englewood Water District says water service may be suspended in evacuated zones and that much of Englewood is in evacuation Zone A (Englewood Water District, hurricanes). On routes, Sarasota County's September 10, 2024 Resilient SRQ list ranked South River Road widening, part of the 13.5-mile Englewood Interstate Connector evacuation route, as priority 1 of 18, and storm-hardening of the 1964 Manasota Key bascule bridge, a $9,000,000 project, as priority 2 (Sarasota County, Resilient SRQ project summaries); whether each was funded is information not available at time of publishing. Put your zone letter in the listing file beside the flood zone so nobody confuses them.
Ian in 2022 largely spared Englewood from surge; the National Hurricane Center says most sensors in Port Charlotte and Englewood stayed dry. Helene and Milton in 2024 did not. Milton pushed 6 to 9 feet of surge from Venice to Boca Grande, with an isolated peak near 10 feet at Manasota Key (NHC, Milton report).
| Storm | What the record says | Source |
|---|---|---|
| Ian, 2022 | "majority of the sensors placed in Port Charlotte and Englewood ... remained dry"; Charlotte County counts about 137,477 cubic yards of sand displaced on Manasota Key | NHC, Ian; Charlotte County |
| Helene, 2024 | 4 to 6 feet of surge from Venice to south of Englewood, 3 to 5 feet from south of Englewood to Bonita Beach; Charlotte County recorded 8 structures destroyed, 1,900 with major damage and 750 with minor or moderate damage | NHC, Helene |
| Milton, 2024 | 6 to 9 feet from Venice to Boca Grande, an isolated peak of up to 10 feet near Manasota Key, "destructive storm surge impacts to the Manasota Key beach front community" and a new inlet the NHC calls Milton Pass | NHC, Milton |
The NHC adds that high-water marks on Manasota Key were hard to collect, so peak levels there carry more than normal uncertainty, and the damage counts are Charlotte County totals; no public count exists for Englewood alone. The reading for a seller: Englewood's 2024 losses were mostly water, concentrated on the barrier island and the bayfront, while many inland lots sampled on the FEMA layer are in Zone X. If your home stayed dry, say so and say how you know. If it took water, the repair permits, the dates and the elevation certificate tell the rest.
Citizens Property Insurance reported 2,121 multi-peril personal residential policies in Charlotte County and 4,381 in Sarasota County as of August 31, 2026. Charlotte County's count has fallen sharply, from 14,242 in July 2024 to 6,929 in July 2025 and 2,224 in July 2026. These are county totals, not Englewood alone (Citizens, Detail by County).
| County | Citizens account | Policies in force (8/31/2026) | Written premium | Exposure |
|---|---|---|---|---|
| Charlotte | PR-M (personal residential multi-peril) | 2,121 | $4,935,649 | $358.7M |
| Charlotte | PR-W (wind only) | 259 | not recorded | not recorded |
| Sarasota | PR-M | 4,381 | $9,247,140 | $822.6M |
| Sarasota | PR-W | 5,079 | $11,286,587 | not recorded |
Source: Citizens Property Insurance, policies in force. By our arithmetic, the Charlotte County multi-peril count in July 2026 was about 84 percent below July 2024. That is consistent with policies moving to private carriers or leaving through depopulation, but the tables do not show which, and they say nothing about private carrier prices. Your buyer's agent will be shopping a market where the insurer of last resort holds far fewer Charlotte County homes than two years ago, and a buyer who can answer an underwriter quickly closes on time.
No public source we use publishes an average homeowners or flood premium for Englewood itself, so the only reliable number for a specific home is a quote. The drivers are public: the FEMA zone and base flood elevation, the elevation certificate, each county's Class 5 CRS discount, and Gulf-front surge exposure on Manasota Key (FEMA CRS list).
Average premium trends by county are information not available at time of publishing: the Florida Office of Insurance Regulation rate filings were not mined, and FEMA's ZIP-level policy and claims datasets returned errors. For scale, Sarasota County's 2024 plan reports, for unincorporated Sarasota County, 16,609 NFIP policies in the Special Flood Hazard Area, $7,337,044,000 of insurance in force, $48,956,668 in closed paid losses inside it and $2,600,358 outside, and 236 repetitive-loss buildings, 120 of them insured (Sarasota County, 2024 Program for Public Information); a comparable Charlotte table is information not available at time of publishing. Sarasota County's flood page adds that "Most homeowner's insurance does NOT cover flood damage" and that a new NFIP policy typically carries "a 30 day wait" (Sarasota County, flood protection). That wait is why a buyer who learns about flood coverage late can push a closing date.
Insurer rules on roof age, four-point inspections and wind mitigation credits are not in the public Englewood sources this page relies on, so we quote no underwriting threshold. What an Englewood seller controls is paperwork: the roof permit and its final inspection, any inspection reports already in hand, and dated permits for every storm repair since Ian.
Charlotte County Community Development covers building, permits and zoning (Charlotte County, Planning and Zoning), and Sarasota County Planning and Development Services includes Building and Code Enforcement divisions (Sarasota County Planning and Development Services). After Helene and Milton, Charlotte County ran a pop-up permitting site at the West County Annex in Englewood that "continued operation into 2025" (Charlotte County Annual Report 2024/25). The insurance file we build with an Englewood seller:
| Document | Where it comes from | Why the buyer wants it |
|---|---|---|
| Elevation certificate | Your files, the permit file or a licensed surveyor | Flood quote and the 50 percent rule question |
| Flood zone, panel and base flood elevation | County property appraiser parcel record | Lender flood determination |
| Roof permit with final inspection | County building permit record | The buyer's insurance agent will ask the roof's age |
| Storm repair permits and dates | County building permit record | Shows the home was repaired under permit |
| Any inspection reports you hold | Your files | Speeds the buyer's insurance application |
| Evacuation zone | Know Your Zone tool or Sarasota TRIM notice | Buyers confuse it with the flood zone |
Your own premium reflects your policy and history, not a quote for the buyer, so never present it as what a buyer will pay. Sarasota County's 2024 plan tells sellers they "have a duty to disclose to buyers (or to make sure buyers are aware) of the flood risks," which the disclosure section below covers.
Thinking about listing? Call Jesse direct at (239) 898-6072 or start with a free Englewood home valuation, and we will build the flood and insurance file with you.
The FEMA 50 percent rule says that when repairs or improvements to an Englewood building in a flood zone cost 50 percent or more of the structure's pre-damage market value, the whole building must meet current flood rules, usually by elevating. Buyers of older, lower Englewood homes price that rule into their offers (Charlotte County, 50% FEMA Rule).
Data updated: November 2026
This section is information, not legal or engineering advice. The county that holds your parcel makes the substantial damage and substantial improvement determinations.
Charlotte County's 50 percent rule package, revised July 2025, defines substantial damage as damage whose restoration cost "would equal or exceed 50 percent of the market value or replacement cost of the structure before the damage occurred." An Englewood building whose lowest floor already meets the required elevation is compliant (Charlotte County, 50% FEMA Rule package).
The county adopted the Florida Building Code standard under which structures below "the 1% chance flood (aka the 100-year flood elevation) plus 1 foot" are subject to flood damage prevention rules. The escape hatch is in the same package: if the lowest floor, including mechanical equipment, is at or above one foot over base flood elevation, the building is compliant, the rule does not force elevation, and an elevation certificate demonstrates it. Charlotte County's 50% FEMA rule page is the starting point. Two things matter to a seller: the test is against the structure, not the land, and the package names both "market value or replacement cost," so how the structure is valued is a question for the county, not an assumption.
Sarasota County applies the same 50 percent test to its part of Englewood. Its property appraiser publishes an explainer, "Understanding the FEMA 50% Rule," in its damage reporting pages, and the county's flood page warns owners about "substantial improvement, substantial damage, and the 50% rule" (Sarasota County Property Appraiser).
The Sarasota County valuation method, and whether costs are counted cumulatively over a look-back period, are information not available at time of publishing, because the county's floodplain ordinance could not be read for our sources (Sarasota County, flood protection). Ask the Sarasota County Contact Center (941-861-5000) before planning a repair or pricing a damaged home.
| Question | Charlotte County side | Sarasota County side |
|---|---|---|
| Published guidance | 50% FEMA Rule package, Rev. 07/2025, and a county web page | Property appraiser explainer and county flood page |
| Substantial damage test | Restoration cost at or above 50 percent of the structure's pre-damage market value or replacement cost | Same 50 percent test |
| Compliant without elevating | Lowest floor, including mechanical equipment, at or above one foot over base flood elevation | Information not available at time of publishing |
| Cumulative look-back | Not stated in our sources | Information not available at time of publishing |
The arithmetic is simple even when the valuation is not. If a county values an Englewood structure, not the land, at $200,000 before damage, repairs or improvements of $100,000 or more reach the threshold. At a $120,000 structure value the threshold is $60,000. These illustrate the rule; they are not values for any real home.
On a newer, larger Englewood home, half the structure value is a large budget. On an older, smaller home in an A or V zone, a roof, a kitchen, flooring and drywall after a flood can approach it, and once the threshold is reached the buyer is pricing an elevation or a rebuild, not a renovation. Know three numbers before a buyer asks: the county's structure value, what has already been spent under permit, and whether the elevation certificate shows the lowest floor at the required elevation. If the third answer is yes on a Charlotte County home, the rule does not force elevation, and the listing should say so.
Older Englewood homes tend to be smaller, and a smaller older structure usually carries a lower structure value, so the 50 percent threshold arrives sooner. We tracked recorded resales by year built on both county rolls, and the oldest Englewood homes are consistently the smallest by county heated area (Charlotte County Property Appraiser).
Older-home resales by year built, single-family, county recorded sales. Charlotte window: September 10, 2025 to September 9, 2026. Sarasota window: October 15, 2025 to October 14, 2026. Older-home resales are homes sold more than a year after the year built.
| Slice | Built before 1970 | Built 1970 to 1979 | Built 2000 to 2009 | Built 2020 or later |
|---|---|---|---|---|
| Charlotte, ZIP 34223 parcels | 44 sales, $345,000 median, 1,144 sq ft median heated | 31, $365,000, 1,261 sq ft | 3, $1,550,000, 2,504 sq ft | none in window |
| Charlotte, ZIP 34224 | 20, $248,500, 1,069.5 sq ft | 33, $282,000, 1,169 sq ft | 39, $350,000, 1,667 sq ft | 38, $349,500, 1,640 sq ft |
| Sarasota, ZIP 34223 parcels | 44, $264,000, 1,033 sq ft | 75, $365,000, 1,544 sq ft | 54, $540,000, 2,115.5 sq ft | 68, $610,000, 2,066 sq ft |
Sources: Charlotte County Property Appraiser; Sarasota County Property Appraiser. Qualified sales above $1,000; per square foot means per square foot of county heated area.
The Charlotte-side ZIP 34223 slice, which holds the Charlotte part of Manasota Key and the beach side of the line, shows it most sharply. Homes under 1,200 heated square feet there sold at a $345,000 median, $355 per square foot, against $232 for homes of 1,200 to 1,600 square feet. A small old house selling at a higher price per square foot than the 1,200 to 1,600 square foot band reads as a buyer paying for the location and lot, not the structure, which is exactly where the rule bites. Three new Charlotte-side ZIP 34223 homes built in 2025 sold at a $1,555,000 median: 1210 Gulf Blvd in April 2026 at $1,850,000 with 3,382 heated square feet, 1214 Gulf Blvd in May 2026 at $1,555,000 with 2,421, and 1091 Lampp Dr in July 2026 at $1,425,000 with 2,420. Beside them, 831 E 3rd St, built in 1970 with 884 heated square feet, sold in August 2026 at $330,000 (public county record).
Three changes matter in Englewood. Charlotte County's November 2024 Manasota Key overlay revision allows reconstruction and elevation of older non-conforming buildings. Florida's SB 180 blocks stricter local land rules until October 1, 2027. And SB 180 tells property appraisers how to value repaired homes, up to 130 percent of pre-storm square footage or 2,000 square feet (Florida Senate).
The November 18, 2024 Planning and Zoning agenda advertised TLDR-24-02, setting a 38-foot maximum height in the MES and MSF districts and 45 feet in MCG and MCT, and amending the disaster recovery subsection "to ensure legal non-conforming structure and/or use can be rebuilt" (Charlotte County Planning and Zoning agenda). The county's annual report says the update was "completed in November 2024," "allowing the reconstruction and elevation of older, non-conforming buildings to meet modern FEMA flood standards," with "voluntary freeboard options" (Charlotte County Annual Report 2024/25). The adopted text was not read, so those heights are as advertised; Charlotte County Planning and Zoning (941.764.4920) confirms a lot's rule. On November 10, 2025 the board also recommended TLDR-25-03 on building height and freeboard definitions; its adoption is information not available at time of publishing (Charlotte County Planning and Zoning minutes).
Not before October 1, 2027, under state law as summarized by the Florida Senate. SB 180 (2025) bars counties near the tracks of Hurricanes Debby, Helene and Milton from adopting moratoriums or "more restrictive or burdensome" land development rules, applied back to August 1, 2024. That covers both Englewood counties (Florida Senate, SB 180 summary).
The summary reaches counties "located entirely or partially within 100 miles of a hurricane's track." Three 2026 bills that would have narrowed the freeze, SB 840, HB 1465 and HB 217, died on March 13, 2026 (Florida Senate, SB 840 (2026)), and Charlotte County has asked the Legislature to clarify the law (Charlotte County 2026 State Legislative Agenda). The court status of late-2025 lawsuits challenging it is information not available at time of publishing. For a seller, the freeze is a timing fact a buyer's architect will mention, not legal advice to plan around.
The Florida Senate summary of SB 180 says property appraisers assess repairs to storm-damaged property at just value up to 130 percent of the pre-destruction square footage or 2,000 square feet. For an Englewood seller who repaired after Helene or Milton, that rule shapes the assessed value a buyer sees on the county record (Florida Senate, SB 180 summary).
How it interacts with your exemptions, and with the reset at sale covered below, is a question for your county property appraiser. The sequence that protects value on a damaged Englewood home: document the damage with dated photos, get a written contractor estimate, ask the county for its substantial damage determination before signing a sale or repair contract, and keep the elevation certificate with the file.
Yes, a storm-damaged Englewood home can be sold as is, but as is changes who repairs it, not what you disclose. Florida's Supreme Court held in Johnson v. Davis that a seller must disclose known facts materially affecting value that a buyer cannot readily see, and an as-is clause does not erase that duty (Johnson v. Davis).
This section is general information, not legal advice. Talk to a Florida real estate attorney about the disclosure and the contract before signing either.
An as-is contract shifts repair decisions: the buyer inspects and accepts the Englewood home in its condition, negotiates price, or walks within the contract's terms, and the seller does not agree to make repairs. The widely used Florida Realtors and Florida Bar "AS IS" contract also lets the parties allocate each closing cost line by agreement (Florida Realtors).
What the form does not change is the seller's knowledge. Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), states: "Where the seller of a home knows of facts materially affecting the value of the property which are not readily observable and are not known to the buyer, the seller is under a duty to disclose them." The duty requires actual knowledge, and an "AS IS" clause does not bar a claim for failure to disclose a known latent defect. After Helene and Milton, water intrusion behind repaired drywall is the textbook example of a fact a buyer cannot see.
Disclose what you know: the storm, the damage, the insurance claims, the repairs and whether they were permitted. Sarasota County's flood plan tells sellers they have a duty to make buyers aware of flood risks, and our hub lists storm damage, repairs, permits, claims and assessments as disclosure items (Sarasota County, 2024 Program for Public Information).
A storm disclosure file for an Englewood home holds:
That file is not an admission; it is the evidence that makes a yes on a disclosure form believable.
An Englewood seller with storm damage has three paths, each priced differently: repair under permit and sell a finished home; sell as is with the damage, estimates and county position disclosed; or sell to a buyer planning a rebuild, priced to the 50 percent rule and current elevation rules. Your own numbers, not a slogan, pick the winner.
| Path | What you do | What the buyer prices | Where it fits |
|---|---|---|---|
| Repair, then sell | Repair under county permit, close the permits, update the elevation certificate if work changed it | A finished home with documented repairs | Repairs well under the 50 percent threshold, and time to do them |
| Sell as is | Disclose the damage, claims, estimates and any county determination | The repair, the permit path and the 50 percent rule | Repairs near or above the threshold, or no time to manage contractors |
| Sell to a rebuilder | Price for the land and the rebuild rules | Elevation, current code and, on the Charlotte part of the key, the overlay's rebuild provisions | Older, low structures on valuable lots near the water |
This framework is ours, built from the county rules above. The number that most often decides between the first two rows is the county's substantial damage determination. On the Charlotte part of Manasota Key, the 2024 overlay provision for rebuilding legal non-conforming structures is a fact a rebuilder will weigh (Charlotte County Planning and Zoning agenda).
Usually, yes. For a damaged Englewood home in a flood zone, the county's determination tells a buyer whether a repair or an elevation is ahead. Our hub's recovery guidance sets the order: document the damage, get a written contractor estimate, then ask the county for its determination before signing a sale or repair contract (Charlotte County, 50% FEMA Rule).
On the Charlotte side, the county's 50% FEMA Rule package and web page are the starting points. On the Sarasota side, start with the property appraiser's explainer and the Sarasota County Contact Center at 941-861-5000 (Sarasota County Property Appraiser). A determination in hand turns an open-ended risk into a priced one. Without it, a buyer assumes the worst case and offers accordingly.
Find them before a buyer does. A storm repair never finished, or finished without a final inspection, is a closing problem waiting for a date. Check your address with the county that holds the parcel: Charlotte County Community Development covers building and permits, and Sarasota County runs Building and Code Enforcement divisions (Sarasota County Planning and Development Services).
The state and county rules on permit expiration, and on what a later owner may do about an earlier owner's permit, are not in the sources this page relies on; your closing agent or a Florida real estate attorney can explain them. The practical steps are not legal questions: pull the permit history for your address, then for each open item decide whether to close it with the original contractor, close it with a new one, or disclose and price it. Charlotte County's post-storm pop-up permitting site in Englewood ran into 2025 (Charlotte County Annual Report 2024/25), so Charlotte-side repairs from that period should appear on the county record.
Buyers price a damaged Englewood home from the bottom up: the finished-home value, minus the repair, minus the time and risk of the permit path, minus elevation if the 50 percent rule applies. Every unanswered question becomes a deduction. We tracked recorded sales on both county rolls for the finished-home side (Charlotte County Property Appraiser).
Recorded medians on each roll are the starting point, never a blend. On the Charlotte side, ZIP 34224 single-family homes recorded 405 sales at a $320,000 median from September 10, 2025 to September 9, 2026; on the Sarasota side, ZIP 34223 single-family homes recorded 603 sales at a $490,000 median from October 15, 2025 to October 14, 2026 (Sarasota County Property Appraiser). Your comparable set is narrower than either. The deductions are where paperwork earns money: a written estimate replaces a buyer's guess, and a county determination replaces a buyer's worst case.
No. Storm damage does not remove the non-ad valorem assessments on an Englewood tax bill. The Englewood Area Fire Control District assessment, the Charlotte County Manasota Key beach charge and the Englewood East street and drainage charge are billed per unit, so a damaged home and a finished one beside it carry the same lines (Englewood Area Fire Control District).
The ad valorem side is the property appraiser's call; the Sarasota County Property Appraiser's 50 percent rule explainer sits inside its damage reporting pages. For an as-is sale, the point is that the buyer carries those assessment lines from closing day whether or not the home is livable, and prices that carrying cost into the offer.
Selling a damaged Englewood home? Call Jesse direct at (239) 898-6072 or request a free Englewood home valuation, and we will price all three paths with you.
Most of Englewood is served by the Englewood Water District, an independent special district covering mapped sections of both Charlotte County and Sarasota County. Inside its sections, sewer connection is mandatory once service is available. Outside them, an Englewood address may be on Charlotte County Utilities or private well and septic, checked parcel by parcel (Englewood Water District).
Data updated: November 2026
The Englewood Water District serves most of Englewood under a 2004 special act, Chapter 2004-439, that names boundary sections in both Charlotte County and Sarasota County. Outside those sections, a Charlotte County address may be on Charlotte County Utilities or a private well and septic system. The parcel decides, not the ZIP code (Florida Senate, HB 1381 (2004)).
The district's office is at 201 Selma Ave, Englewood 34223, and its rates page lists (941) 474-3217 (Englewood Water District, rates). Its board map page links a public web map and a Service Availability form, which confirm service for a specific address. Outside the district, Charlotte County's certified water and sewer service area maps (Maps 66 and 69) are scanned images, so which Englewood East lots need a well and septic is information not available at time of publishing (Charlotte County, Map 69); the district and the Charlotte County Utilities per-address lookup answer it for a lot.
The Englewood Water District's FY27 rules, effective October 1, 2026, set a water base charge of $29.37 per ERC per month and a wastewater base charge of $42.75, plus water usage of $3.50 per 1,000 gallons for the first 6,000 gallons and wastewater usage of $5.45 per 1,000 gallons (Englewood Water District, FY27 Customer Rules).
| FY27 Englewood Water District item | Rate |
|---|---|
| Water base facility charge | $29.37 per ERC per month |
| Water usage, 0 to 6,000 gallons | $3.50 per 1,000 gallons |
| Higher water tiers, in order | $4.67, $9.28, $15.50 and $24.21 per 1,000 gallons |
| Wastewater base facility charge | $42.75 per ERC per month |
| Wastewater usage | $5.45 per 1,000 gallons |
| Wastewater only | $32.49 |
| Reuse, isolated pond / pressurized | $0.51 / $0.67 per 1,000 gallons |
| New service application | $50 |
Source: Resolution CS-26-09-10-G, in the FY27 rules linked above. By our arithmetic, the two FY27 base charges come to $72.12 per ERC per month, or $865.44 a year, before a gallon is used. That is the fixed cost a buyer of a single-ERC Englewood home on both services should plan for, and it belongs in the listing file.
The Englewood Water District's 2025 rate study projected that the district "will need to increase both System water and wastewater rates by 15.0% per year for the fiscal years 2026 through 2029." The FY27 base charges match the study's FY2027 column exactly, so the board has followed that path so far (Englewood Water District, 2025 Rate Study).
| Fiscal year | Water base per ERC per month | Wastewater base | Combined (our sum) | Status |
|---|---|---|---|---|
| FY2025 | $22.21 | $32.32 | $54.53 | Adopted |
| FY2026 | $25.54 | $37.17 | $62.71 | Adopted August 14, 2025 |
| FY2027 | $29.37 | $42.75 | $72.12 | Adopted, effective 10/1/2026 |
| FY2028 | $33.78 | $49.16 | $82.94 | Projected by the district's rate consultant |
| FY2029 | $38.85 | $56.53 | $95.38 | Projected |
| FY2030 | $44.68 | $65.01 | $109.69 | Projected |
Sources: the 2025 Utility Rate and Charge Study (Raftelis, August 6, 2025) and Board-Approved Rate Adjustments Effective October 1, 2025. FY2028 onward are proposals, not adopted rates; wastewater usage is projected to rise from $5.45 to $8.29 per 1,000 gallons by FY2030. Every home inside the district faces the same schedule, so raise it first, with the source, rather than letting a buyer's agent raise it at the inspection deadline.
Yes. Where the Englewood Water District serves, connection is required. Its FY27 rules require connection within 365 days of written notice once service is available, owners pay for availability whether or not they connect, and private wells must be disconnected from the home once it joins district water, though a well may irrigate (Englewood Water District, Fact Sheet).
The fact sheet says the district's enabling act "gives the authority to eliminate septic systems" and that its Mandatory Wastewater Utility Connection Policy, adopted by Board Resolution No. 02-12-19 C, "mandates the EWD sewer system." For an Englewood septic home inside the district, a buyer will ask two things: has a connection notice arrived, and is the availability charge already on the bill? If a notice has arrived, the 365-day clock is a fact the buyer needs before signing.
On connection, the Englewood Water District's fact sheet says owners "pump, crush, and fill the septic tank," a permit and inspection are required, and "EWD must be present to oversee the final connection." A disconnected well "may be used for irrigation purposes," and "Sarasota County allows the septic tank to be converted to a cistern" (Englewood Water District, Fact Sheet).
The district sends 100 percent of treated wastewater to its reuse system, which is why reuse rates appear on the FY27 schedule. The fact sheet also prints an $8,666.94 sewer connection figure for a 2017-era project; that is historical, not a current fee, and we do not price anything from it. If your home has already connected, keep the permit, inspection and septic abandonment paperwork in the listing file; one page answers the inspector's question.
For a single-ERC home needing both water and sewer, the Englewood Water District's capital capacity charges effective October 1, 2025 add up to $15,454.50 including the accrued guaranteed revenue fees, or $15,249 for the four capacity components alone. Plumbing, meters, permits and impact fees are extra, and the district's own quote governs (Englewood Water District).
| Englewood Water District charge per ERC | Effective 10/1/2024 | Effective 10/1/2025 |
|---|---|---|
| Water capital capacity, plant and transmission | $1,751.00 | $3,062.00 |
| Water capital capacity, distribution | $1,200.00 | $1,200.00 |
| Water accrued guaranteed revenue fee | $329 | $76.50 |
| Wastewater capital capacity, plant and transmission | $2,754.00 | $5,170.00 |
| Wastewater capital capacity, collection | $5,817.00 | $5,817.00 |
| Wastewater accrued guaranteed revenue fee | $580.00 | $129.00 |
| New service application fee | $25.00 | $50.00 |
Whether every component applies to a lot, for example where lines are already paid for, is the district's call. For a lot seller, this table is the buyer's first budget line after the price: ZIP 34224 recorded 138 qualified vacant-lot sales at a $25,000 median from September 10, 2025 to September 9, 2026 (Charlotte County Property Appraiser), so on a typical grid lot these charges can rival the land price. Hand over the district's Service Availability answer and the biggest unknown in a builder's math disappears.
Yes. The Englewood Water District's FY27 rules state that capital capacity charges and district assessments run with the parcel, so a buyer should confirm any payoff on the title commitment before closing. For an Englewood seller, an unpaid charge is a title item to settle early, not a closing-table surprise (Englewood Water District, FY27 Customer Rules).
Whether you pay a balance at closing or the buyer takes the parcel with it is a contract term that belongs in the offer. This is information, not legal advice; your closing agent reads the title commitment. Ask the district for a written statement of any balance when you list.
The Englewood Water District warns that water service may be suspended in evacuated zones, and says much of Englewood is in evacuation Zone A. For an Englewood seller, that is one more reason to put the evacuation zone in the listing file (Englewood Water District, hurricanes).
Sarasota County's 2024 Englewood CRA Plan describes the district's scale: 58 wells capable of 3 million gallons per day under a permit that "restricts withdrawal to a maximum of 1.2 million gallons per day," 217.5 miles of potable water lines, more than 170 miles of wastewater collection with 82 lift stations and 6 vacuum stations, and a 3 million gallon per day reclamation facility with an expansion to about 5.0 MGD in preliminary design (Englewood CRA Plan 2024). The plan does not date each figure.
An Englewood seller on septic or a private well should have four answers in writing before listing: whether the parcel is inside the Englewood Water District, whether a connection notice has arrived, what the district would charge to connect, and the system's own records. Then a buyer can price the home instead of the uncertainty (Englewood Water District, district maps).
| Item | Where to get it |
|---|---|
| Inside or outside the district | District web map and Service Availability form |
| Connection notice and its date | Your mail; district customer service, (941) 474-3217 |
| Connection cost for your parcel | District quote on the October 1, 2025 schedule |
| Status outside the district | Charlotte County Utilities per-address lookup |
| Septic permit, last pump-out, repairs | Your records and contractor invoices |
| Any balance running with the parcel | District written statement; title commitment |
A septic home can be sold; a clear answer from the district's service availability form helps the buyer price any future connection. The county roll has no septic or sewer field, so no recorded-sales comparison between septic and sewer homes in Englewood is possible from public records, and we do not print one.
When you sell in Englewood, your homestead exemption and Save Our Homes cap end with your ownership, the buyer's bill is rebuilt from a reset value, and the year's taxes are prorated at closing. The Charlotte side runs about 15.57 mills in its main Englewood district and the Sarasota side about 11.37 mills proposed, before assessments (Charlotte County Property Appraiser).
Data updated: November 2026
This section is information, not tax or legal advice; your property appraiser, tax collector, closing agent and CPA answer for your parcel. An Englewood tax bill has two halves: ad valorem tax, a millage rate (dollars per $1,000 of taxable value), and non-ad valorem assessments, flat or formula charges on the same bill. Homestead reduces the first half but not the second, so comparing millage alone gives the wrong answer.
Charlotte County's 2026 FINAL rate chart puts tax district 005, which holds the Englewood sample parcel at 6175 Sturgis St, at 15.5683 mills, and tax district 003, Manasota Key, at 16.3481 mills. The extra on the key comes from the Manasota Key Special and Debt line of 0.7798 mills (Charlotte County Property Appraiser).
| Charlotte County tax district | 2026 FINAL total mills | Parcels |
|---|---|---|
| 001 | 15.5683 | 7,506 |
| 003 Manasota Key | 16.3481 | 2,036 |
| 005 | 15.5683 | 23,907 |
| 006 | 15.5683 | 34,291 |
| 104 | 15.3705 | 108,798 |
The chart's largest lines are County at 6.1275, Law Enforcement at 2.3578 and the two school levies at 3.0240 and 3.2480; Stump Pass (Integrated Shoreline) adds 0.1978. The 2025 rates, now superseded, were 15.2833 for district 005, 15.0855 for 104 and 16.0631 for 003 (Florida Department of Revenue, 2025 Charlotte TACD). No crosswalk maps every Charlotte-side Englewood subdivision to its district; your parcel record shows yours.
Sarasota County's final 2026 millage chart was not posted when our sources were read, so the 2026 figure for Englewood is the proposed TRIM rate: 11.3712 mills for tax code 1500, which includes the Englewood Lighting district. The 2025 certified Englewood total was 11.5175 mills (Sarasota County Property Appraiser, TRIM).
| Sarasota County authority | 2025 certified | 2026 proposed |
|---|---|---|
| County General | 3.2273 | 3.2317 |
| Public Hospital District | 1.0420 | 1.0420 |
| School, state law | 2.8470 | 2.6810 |
| School, local | 3.2480 | 3.2480 |
| Emergency Medical Services | 0.7300 | 0.7300 |
| Englewood Lighting (L015) | 0.0438 | 0.0644 |
| Other lines (debt, Legacy Trail, mosquito, water management, inland navigation) | 0.3794 | 0.3741 |
| Englewood total (tax code 1500) | 11.5175 | 11.3712 |
Sources: Sarasota County Tax Collector, 2025 millage and the TRIM notice above; the "other lines" row is our sum of the County Debt, Legacy Trail, Mosquito Control, Southwest Florida Water Management District and West Coast Inland Navigation District rates. Beachwalk sample parcels carry tax code 0100 at 11.3068 mills proposed, without the lighting line (Sarasota County Property Appraiser, TRIM 0479080016). Label 2026 Sarasota figures as proposed until the certified chart posts.
They end with your ownership. Both Englewood counties apply Florida's homestead exemption, $25,000 plus a second $25,000 on assessed value between $50,000 and $75,000 that does not apply to school taxes, and Save Our Homes caps a homestead's yearly assessed-value growth at 3 percent or CPI, whichever is lower. A sale resets it (Charlotte County Property Appraiser).
The Sarasota County Property Appraiser publishes the cap by year: 2.7 percent for 2026, 2.9 percent for 2025 and 3.0 percent for 2024 (Sarasota County Property Appraiser, Save Our Homes). Homestead property resets at a change of ownership under Florida Statutes 193.155, and non-homestead residential property, capped at 10 percent on non-school levies, resets to just value too (Florida Statutes 193.1554). For a long-time owner, the gap between assessed and market value is the gap your buyer will not inherit.
Florida's Save Our Homes portability rules let a homestead owner move some accumulated benefit to a new Florida homestead, and the property appraiser explains how. The amount depends on your own assessment history, so ask the appraiser to estimate your transfer before an Englewood seller buys the next home (Sarasota County Property Appraiser, Save Our Homes and portability).
The limits and filing are administered by the property appraiser in the county where you claim the new homestead, so that office, not this page, is the authority on your number. Charlotte County's exemption filing deadline is March 1 (Charlotte County Property Appraiser). Keep your current tax bill and closing statement, and if you are moving across the county line within Englewood, talk to both appraisers early. This is information, not tax advice.
Because the assessment resets and your exemptions leave with you. Your Englewood bill reflects an assessed value built up under a cap; the buyer's bill is built from the property appraiser's January 1 market value after the sale, with the buyer's own exemptions. The buyer's first full bill is often higher (Florida Statutes 193.1554).
| Line | Sarasota sample, 840 Van Gogh Rd (0495130044) | Charlotte sample, 6175 Sturgis St (412001178019) |
|---|---|---|
| Tax code or district | 1500, Englewood Redevelopment Area | District 005 |
| Value used | Taxable $440,900, non-homestead | Just $238,564; assessed $202,724; taxable $151,313 (county), $177,724 (school) |
| Exemptions | None on record | Homestead $25,000 plus additional $26,411 |
| Ad valorem | $5,013.56 proposed at 11.3712 mills | About $2,521 at 2026 FINAL rates |
| Non-ad valorem | Fire $290.78, solid waste $263.96, stormwater $180.69: $735.43 | Not read off a Charlotte bill |
| Total | $5,748.99 proposed (last year $6,061.30) | Ad valorem only |
| Recent sale | $530,000 on 2/27/2026 | $315,000 on 2/26/2026 |
Sources: Sarasota County TRIM 0495130044 and Charlotte County parcel record 412001178019. Both bills belong to the current owners. Illustrative new-buyer arithmetic at the same 2026 rates is materially higher: about $4,270 in ad valorem tax for a homesteaded Charlotte buyer at $315,000, and about $6,480 including non-ad valorem lines for a homesteaded Sarasota buyer at $530,000 on tax code 1500. Those are illustrations, not quotes. Section 689.261 requires that the buyer be warned, at or before contract, not to rely on your current taxes; the disclosure section below covers it.
Most Englewood bills carry the Englewood Area Fire Control District assessment, and depending on location may carry the Charlotte County Manasota Key beach charge, the Englewood East street and drainage charge, or Sarasota County solid waste and stormwater charges. Homestead reduces none of them, and none resets at a sale (Englewood Area Fire Control District).
| Charge | Who pays | Amount | Period and status |
|---|---|---|---|
| Fire district, residential | Parcels inside the district, both counties | $247.68 per dwelling unit | FY2024/25, Resolution 2024-1422 |
| Fire district, residential | Same | $266.31 | FY2025-2026 |
| Fire district, residential | Same | $290.78 | 2026-2027, printed on the Sarasota 2026 TRIM |
| Fire district, vacant lot | Same | $58.57 (FY2025-2026); $63.95 (2026-2027) | District schedules |
| Manasota Key beach MSBU, residential | Charlotte part of Manasota Key, including Sandpiper Key | $21.83 per EDU FY26; $259.56 proposed FY27 | FY27 proposed at the July 22, 2026 hearing |
| Englewood East Street and Drainage Unit | Charlotte County, Englewood East unit | $292 per ERU | FY2026 and FY2027 budget |
| Sarasota solid waste | Sarasota County parcels | $263.96 | 2026 proposed, sample TRIMs |
| Sarasota stormwater | Sarasota County parcels | $140.63 to $225.32 on the samples | 2026 proposed, varies |
| Manasota Key Beach Restoration (I051) | Sarasota benefit district on the key | Information not available at time of publishing | Sarasota Tax Collector list |
Sources: fire district assessments, Charlotte County MSBU hearing backup, Englewood East budget, Sarasota TRIM sample and Sarasota Tax Collector, non-ad valorem. By our arithmetic the residential fire assessment rose $43.10, about 17 percent, from FY2024/25 to 2026-2027; the district, (941) 474-3311, confirms any year's adopted figure. Because these charges do not reset, your buyer inherits them exactly, which makes them lines a seller can state with confidence.
On the Charlotte County part of Manasota Key at the Englewood end, the residential beach assessment was proposed to rise from $21.83 per equivalent dwelling unit in FY26, a maintenance-only charge, to $259.56 in FY27, adding a capital charge for the second nourishment cycle. Whether the July 22, 2026 hearing adjusted the Manasota Key rate is unverified (Charlotte County).
The unit covers 2,025 parcels (1,996 residential, 23 commercial, 6 government), 982 of which also pay a Nearshore Benefit Zone charge proposed at $45.80 per point; its bond share is $21,877,890 at 4.90 percent over 8 years. The maximum rates, $1,286.43 per EDU and $234.79 per point, assume no state or federal money and are not the bill. The NBZ factor is "one point for every ten feet of beachfront length and one point for every one-tenth of parcel acreage," so Gulf-front parcels pay more. The final FY27 rate appears on the 2026 TRIM and November 2026 bill; the county MSBU/MSTU office (941.743.1200) confirms it. The county approved the construction contract on October 27, 2026, with construction shown from January 1 to April 30, 2027 (Charlotte County, Manasota Key Beach Renourishment). On the Sarasota part of the key, district I051, created in 2020 through Ordinance 2020-057 and Resolution 2020-281, has a current rate that is information not available at time of publishing. Either way, a seller who explains what the charge funds sells a renourished beach, not a mystery line.
Charlotte County's Englewood East Non-Urban Street and Drainage Unit funds paving and drainage in the Englewood East grid. The county's adopted two-year budget sets $292.00 per ERU for both FY2026 and FY2027, up from $190.00 in FY2025, and charges vacant and occupied lots the same rate (Charlotte County, Englewood East budget).
By our arithmetic that is $102 more, about 54 percent. The August 19, 2025 workshop records a final assessment resolution adopted July 17, 2025 "with a max rate of $292 to fund the paving program, removing the sidewalk capital improvement project" (Charlotte County BCC MSBU workshop); treat $292 as the budgeted and maximum figure and confirm with Charlotte County Public Works (941.575.3600). The unit carries 8,238.060 vacant and 8,124.640 occupied ERUs. Englewood East recorded 227 sales at a $315,000 median from September 10, 2025 to September 9, 2026 (Charlotte County Property Appraiser), so nearly every buyer in the grid will see this line. It is an assessment, not a homeowners association.
Florida property taxes run on a calendar year and are paid in arrears, so at an Englewood closing before the bill is paid, the seller customarily credits the buyer for the seller's days. Before the current bill exists, the title agent customarily estimates from the prior year's bill with the maximum 4 percent discount applied (Florida Department of Revenue).
The seller's share is the days owned from January 1 up to the day before closing, divided by 365 (366 in a leap year), times the annual tax, shown as a credit from seller to buyer. An illustration, our arithmetic only: on a bill the size of the 840 Van Gogh Rd prior-year total of $6,061.30, the 4 percent discount gives $5,818.85, and a July 1 closing (181 seller days) puts about $2,885.51 on the seller's side. How taxes and the assessments on the same bill are split is set by the purchase contract, and your title agent's figure governs. Our Florida seller closing costs guide walks through every net sheet line.
Both Englewood counties mail tax bills in November. Paying early earns a discount of 4 percent in November, 3 percent in December, 2 percent in January and 1 percent in February. In Charlotte County, taxes become delinquent April 1 with 3 percent interest, and an installment plan is offered when the tax exceeds $100 (Charlotte County Tax Collector).
The discount schedule is set by Florida Statutes 197.162. Sarasota's 2026 roll was certified on September 29, 2026 (Sarasota County Property Appraiser), and the Sarasota County Tax Collector handles payment. A November or December closing lands after the new bill exists, and the contract decides who pays it and when; a January to March closing may find last year's bill unpaid, and the title agent will collect it. The November 2026 bill is the first to carry the FY27 beach and Englewood East figures, so read yours before you list.
Amendment 3 (CS/HJR 1-F) was on the November 3, 2026 general election ballot. If approved by 60 percent, it would raise the homestead exemption on non-school levies to up to $150,000 in 2027 and up to $250,000 in 2028, keep the school exemption at $25,000, and lower the non-homestead non-school cap from 10 to 5 percent (Florida Senate, HJR 1-F).
The certified result is information not available at time of publishing in our sources, and this page takes no position on it. If it took effect, it would start January 1, 2027, would leave Save Our Homes and portability unchanged, and would not reduce non-ad valorem assessments (Charlotte County Property Appraiser, amendment page). For an Englewood seller, the assessment lines above stay the same either way, and either county's property appraiser can say how the result applies to a parcel.
An Englewood seller must disclose known facts that materially affect value and that a buyer cannot readily see, under Johnson v. Davis; flood risk, which Sarasota County tells sellers they have a duty to disclose; the property tax disclosure summary; and, depending on the community, an HOA disclosure summary under section 720.401 or a condominium document set (Johnson v. Davis).
This is general information, not legal advice. Which duties apply to your parcel is a question for your closing agent or a Florida real estate attorney. We gather the documents before a buyer signs, because several of these duties give a buyer a way out if they are missed.
Under Johnson v. Davis (1985), a home seller who knows of facts materially affecting value that the buyer cannot readily see must disclose them. The duty applies to Englewood residential sales, requires actual knowledge, and survives an as-is clause for a known latent defect (Johnson v. Davis, 480 So. 2d 625).
The three elements are: the fact materially affects value, the seller knows it, and the buyer cannot readily see it or does not know it. For an Englewood home, facts that can meet that test include past water intrusion from Helene or Milton, an unpermitted enclosure, a known Englewood Water District connection notice, a septic problem, an open permit or a known assessment. Florida sellers typically complete the Florida Realtors Seller's Property Disclosure form; completing it accurately is the cleanest way to meet the duty, but the duty exists with or without the form.
Disclose it. Sarasota County's 2024 flood plan tells agents, brokers and sellers they "have a duty to disclose to buyers (or to make sure buyers are aware) of the flood risks," and points to the Florida seller's disclosure form. Flood history is also a Johnson v. Davis fact for many Englewood homes (Sarasota County, 2024 Program for Public Information).
Buyers will read the FEMA map themselves; what they cannot read is whether your home took water, what was claimed and what was repaired. That history reaches the contract only through you. The specific state flood disclosure statute and its form questions are not in the sources this page relies on, so we do not summarize them; your closing agent supplies the current Florida forms. Have ready the zone and base flood elevation, the elevation certificate, the dates and amounts of any flood claims, any disaster assistance received, and the repair permits. A documented yes reads better than a vague no.
Section 689.261 requires that a prospective buyer of Englewood residential property receive a property tax disclosure summary at or before signing the contract, warning the buyer not to rely on the seller's current property taxes, because a change of ownership or improvements triggers reassessment that could raise the taxes. The statute prescribes the summary's exact language (Florida Statutes 689.261).
The property tax section above shows why it matters here: the Charlotte sample parcel's current ad valorem bill of about $2,521 against an illustrated new-buyer figure of about $4,270. The non-ad valorem assessments carry over unchanged, so the honest statement is "your taxes will be reassessed; these assessment lines will not."
Section 720.401 applies where membership in a homeowners association is mandatory. The summary must be given before the buyer signs ("before executing the contract for sale"), never at closing, and on an Englewood resale the seller supplies it ("by the parcel owner if the sale is by an owner that is not the developer") (Fla. Stat. 720.401).
| Statutory fact | What section 720.401 says |
|---|---|
| Timing | Pre-contract: "before executing the contract for sale," never at closing |
| Who supplies it on a resale | The seller: "by the parcel owner if the sale is by an owner that is not the developer" |
| The contract clause | The contract must carry the section 720.401(1)(b) voidability clause in conspicuous type |
| The buyer's remedy if it is missed | The buyer may cancel "within 3 days after receipt of the disclosure summary or prior to closing, whichever occurs first"; the right cannot be waived and ends at closing |
Source: Florida Statutes 720.401. The summary tells the buyer that membership is mandatory, that recorded covenants govern use, and that assessments are owed and may change. Many Englewood neighborhoods have no mandatory association, including the Englewood East grid, where the street and drainage unit is a county assessment. Others have associations of record, such as Beachwalk by Manasota Key Homeowners Association, Inc. and the Boca Royale Golf Property Owners Association, Inc. (Florida Division of Corporations). Whether membership is mandatory is settled by the recorded declaration, not the name, so we read it before a buyer signs.
Not as such. Section 720.401(2) says the HOA disclosure summary does not apply to associations under chapters 718, 719, 721 or 723 of the Florida Statutes: condominiums, cooperatives, timeshares and mobile home parks. Englewood has condominiums, a cooperative and several manufactured-home communities, so the first question for any Englewood seller is which chapter governs the home (Fla. Stat. 720.401).
The fork runs through Englewood. Tamarind Gulf and Bay calls itself "a residential barrier island condominium community" (Tamarind Gulf and Bay); Sandpiper Key is 215 condominium units on the Charlotte roll; Gulf to Bay on Manasota Key is a cooperative whose parcels are coded as cooperative shares (Gulf To Bay Cooperative); and Englewood's manufactured-home communities use owned-lot, cooperative and land-lease models, confirmed community by community. Some communities mix regimes on one roll: Wildflower mixes 110 condominium parcels with 47 single-family parcels, and Gulf Wind mixes 95 single-family parcels with 68 condominium parcels (Charlotte County Property Appraiser). Boca Royale has a master property owners association and at least one unit with its own maintenance association.
Where a chapter 720 association sits over or beside chapter 718 condominiums, both regimes can touch one sale, and which disclosure the seller owes depends on which association the home belongs to and what each declaration says. We name both regimes, identify the documents that apply to your home, and route the question to your closing agent or attorney before a buyer signs. We never tell an Englewood condominium seller that the section 720.401 summary is the document they owe. This is information, not legal advice.
Sometimes, and it is worth checking. Some Florida declarations restate the resale disclosure duty and name who owes it, and some pair it with a resale or transfer charge the buyer pays at closing. Whether a given Englewood community's declaration does either is information not available at time of publishing; your community's recorded declaration answers it (Fla. Stat. 720.401).
On every Englewood association listing we pull the recorded declaration and amendments, find the resale and transfer provisions, and write down separately who owes the disclosure and when, and what any transfer charge costs and who pays it. If an amount is contested or unclear, we hold the amount and state the structure. The statute sets the floor; the declaration can add to it.
Florida caps what an association can charge for the estoppel certificate a sale needs: no more than $299 on a current account, plus $119 if it is rushed within 3 business days and up to $179 more if the account is delinquent (Florida DBPR's adjusted amounts under sections 720.30851 and 718.116, next update due by July 1, 2027) (Florida DBPR).
The estoppel certificate states what is owed to the association on your Englewood home: dues, assessments and any fines. The same DBPR sheet applies to condominiums, cooperatives and homeowners associations, and lists aggregate caps for one owner of several units in one association with no past-due amounts: $896 for 25 or fewer, $1,194 for 26 to 50, $1,791 for 51 to 100 and $2,985 for over 100. The certificate is effective for 30 days when hand delivered or sent electronically and 35 days by regular mail, and if the sale does not close, the fee must be refunded within 30 days of a written request (Florida Statutes 720.30851). An association's own posted fee is a fact about that association, not the cap. Order the certificate so it does not expire before closing.
For a condominium resale, section 718.503 of the Florida Statutes requires the seller to give the buyer the governing documents and a current Frequently Asked Questions and Answers sheet, and the buyer has a statutory voidability window. Resale disclosure differs from a developer's first sale, and it applies to every Englewood condominium resale (Florida Statutes 718.503).
Englewood condominium sellers sell into different markets on each side of the line. We tracked Charlotte-side condominium sales from September 10, 2025 to September 9, 2026: 48 on the Charlotte part of Manasota Key at a $530,000 median, 15 at Sandpiper Key at $310,000, and 11 at The Hammocks Preserve at $259,000 (Charlotte County Property Appraiser). On the Sarasota side, ZIP 34223 recorded 67 condominium sales at a $202,300 median from October 15, 2025 to October 14, 2026 (Sarasota County Property Appraiser). Each complex has its own budget, reserves, insurance and rules, so the complex matters more than the ZIP. A condominium association may charge up to $184 per applicant to approve a purchase or lease (Florida DBPR's adjusted cap under section 718.112). We request the declaration, budget, recent minutes and estoppel figures as soon as you list.
Start with what you own. In an Englewood cooperative such as Gulf to Bay, a sale transfers a cooperative share, not a fee-simple lot, and its documents set the approval process. In a manufactured-home community, confirm whether the land is owned, held in a cooperative or leased, because that changes the disclosure and the transfer steps (Gulf To Bay Cooperative).
Gulf to Bay recorded 10 sales at a $167,500 median over 36 months, September 10, 2023 to September 9, 2026 (Charlotte County Property Appraiser), and Florida DBPR lists a cooperative transfer fee of $100 per applicant, not adjusted. Lemon Bay Isles states that "owners own their land" (Lemon Bay Isles), and Sandalhaven Estates states that its residents own the land under their homes, with a 2026 annual assessment of $200 (Sandalhaven Estates). Ask the board or association for its transfer rules, approval timeline and fees before you list. Which disclosure statute applies follows the ownership model, so confirm it with your closing agent.
Beyond the statutes, an Englewood buyer will ask about items that run with the parcel: water district balances and notices, the Manasota Key beach charge, the Englewood East charge, any community development district assessment, open permits and, on the Charlotte part of the key, sea turtle lighting. Early disclosure keeps them from collapsing a contract (Englewood Water District, FY27 rules).
| Item | Why an Englewood buyer asks |
|---|---|
| Englewood Water District charges | Capital capacity charges and district assessments run with the parcel |
| Beach assessment | Charlotte FY27 proposed $259.56 per EDU; Sarasota code I051 |
| Englewood East street and drainage | $292 per ERU, same for vacant and built lots |
| Community development district | Shores at Stillwater's CDD sought validation of bonds not to exceed $14,000,000 (Business Observer legal notice) |
| Sea turtle lighting, Charlotte part of the key | "Existing development may need to bring lighting fixtures or windows up to code" (Charlotte County brochure) |
| Army Corps easement question, Charlotte Gulf front | The Corps requires "perpetual easements for construction and public access" on a pending federal project (Charlotte County Federal Agenda) |
On the Charlotte part of Manasota Key, beach-visible fixtures must be FWC approved and beach-visible glass tinted to 45 percent visible light transmittance or less, so fixing lighting before listing removes an inspection objection. Federal and state notices that our sources do not cover come from your closing agent with the contract forms.
Want your disclosure file built before the first showing? Call Jesse direct at (239) 898-6072 or start with a free Englewood home valuation.
Often, yes, but the answer for an Englewood home comes from three places: Florida law, which limits what the two counties can do to stop vacation rentals; the county tourist tax, 5 percent in Charlotte and 6 percent in Sarasota on stays of six months or less; and condominium or HOA rules, which can restrict rentals privately (Florida Statutes 509.032).
Data updated: November 2026
Whether a home can be rented changes which buyers can make an offer on it. This section describes rules and properties, and it is information, not legal or tax advice.
Under Florida Statute 509.032(7), regulation of public lodging establishments, including vacation rentals, is preempted to the state, and a local law "may not prohibit vacation rentals or regulate the duration or frequency of rental of vacation rentals," except local laws adopted on or before June 1, 2011. That limits both Englewood counties (Florida Statutes 509.032).
Our sources read this statute through a summary, and any 2025 or 2026 amendment is information not available at time of publishing, so read the official text before relying on a specific word. The preemption reaches county law, not private documents: a condominium declaration or HOA covenants can set minimum lease terms that state preemption does not touch, which is why the association question usually decides more than the county question.
For a Charlotte County Englewood address, no county vacation rental ordinance surfaced in county-site searches, and the county's 2026 legislative agenda has no rental item. For a Sarasota County Englewood address, a county rule could not be verified because the county's guide and code site blocked reading. Both are information not available at time of publishing (Charlotte County).
| Question | Charlotte County Englewood parcel | Sarasota County Englewood parcel |
|---|---|---|
| County vacation rental ordinance | Not found (information not available at time of publishing) | Not verified (information not available at time of publishing) |
| Office to ask | Charlotte County Planning and Zoning, 941.764.4920 | Sarasota County Planning and Development Services, 941-861-5000 |
| Tourist development tax | 5 percent of rent on stays of six months or less | 6 percent of rent on stays of six months or less |
| State sales tax on the same rent | 7 percent | 7 percent |
| Who collects the local tax | Charlotte County Tax Collector | Sarasota County Tax Collector |
| Fire inspections | Englewood Area Fire Control District "Transient Public Lodging Establishments (TPLE)/Vacation Rentals" program | Same district, same program |
Sources: Charlotte County Tax Collector, Sarasota County Tax Collector, Florida DOR DR-15TDT and Englewood Area Fire Control District, transparency. The fire district's inspection fees sit in Resolution 2023-1416; the amounts are information not available at time of publishing, and the district at (941) 474-3311 can supply them.
In both Englewood counties, a rental of six months or less is a taxable transient rental. Charlotte County's Tax Collector describes "a 5% charge on the revenue collected on the rental of living quarters or accommodations," Sarasota County charges 6 percent, and both sit on top of 7 percent state sales tax (Charlotte County Tax Collector).
Charlotte County's tax rests on Florida Statute 125 and County Ordinance 2017-007; Sarasota County's Tax Collector says taxable items include cleaning, pet and utility fees included in the rent. By our arithmetic, the combined rate is 12 percent on a Charlotte-side stay and 13 percent on a Sarasota-side stay, so on $2,000 of taxable rent that is $240 against $260. Two condos a few hundred yards apart on Manasota Key can carry different tax on the same rent. Charlotte County's 2026 agenda asks lawmakers to let coastal counties levy a 6th cent "to support the local share of beach renourishment where critical erosion exists," so its rate could change (Charlotte County 2026 State Legislative Agenda).
Yes. The rules that most often decide whether an Englewood rental works are private. Condominium declarations and HOA covenants can set minimum lease terms, limit the number of leases per year, require tenant registration or charge a lease fee, and those limits bind owners regardless of what county or state law allows (Florida Statutes 509.032).
That makes the association's leasing rules a listing document. A buyer who plans to rent will ask for them on the first call, and an owner-occupant may ask too, because rental rules shape a building's budget and use. Put the current rules, the minimum lease term and any lease fee in the listing file with the document they come from. A condominium association may charge up to $184 per applicant to approve a lease, under the DBPR's adjusted cap (Florida DBPR).
Charlotte County's Manasota Key Community Plan, covering Englewood's Charlotte part of the key, accepted daily hotel and motel rentals, noted that daily or weekend condominium rental "is not expressly prohibited by any section of the County Code," and suggested a minimum stay for multi-family renters. Whether one was ever enacted is information not available at time of publishing (Charlotte County).
The plan's rentals section adds that such rentals "could lead to additional traffic and overcrowding ... This can be avoided by regulating the minimum stay for renters of multi-family units." The county's overlay for the key also has an MCT commercial tourist district intended for accommodations "for tourists and other visitors and short-term or seasonal residents," with Gulf beach frontage as the example location (Charlotte County, overlay). Rental questions on the key have a long local history.
Sea turtle lighting. On the Charlotte side of Manasota Key, sea turtle season runs May 1 through October 31, any light visible from the beach must be an FWC-approved fixture, and beach-facing glass needs tint of 45 percent visible light transmittance or less. Charlotte County runs night inspections (Charlotte County, Sea Turtles and Coastal Development).
The brochure lists fixtures that are not allowed, including private balcony lights, up lights, tree-strapped downlights, decorative lighting not needed for safety, pond lights, dune walkover lighting and beach-side fountain lights, and says "Existing development may need to bring lighting fixtures or windows up to code." In a rental, that means compliant exterior fixtures and house rules about blinds and balcony lights in season, which is a selling point to a buyer who plans to rent. Sarasota-side lighting rules are information not available at time of publishing; the Sarasota County Contact Center (941-861-5000) is the office to ask.
Rental rules decide which buyers can use an Englewood home as they plan to. A home whose documents allow seasonal stays competes for buyers who plan to rent and buyers who plan to occupy; one requiring long minimum leases competes mainly for the second group. Both are legitimate products, priced differently (Florida Statutes 509.032).
| Property fact | Effect on the buyer pool | What the seller should have ready |
|---|---|---|
| No association, or association allows short stays | Wider: buyers who plan to rent and buyers who plan to occupy | Tourist tax registration history, if rented |
| Association sets a minimum lease term | Narrower for seasonal use; unchanged for annual leases and owner occupancy | The rule, its source document and its date |
| Association caps leases per year or charges lease fees | Narrower for frequent rentals | The cap, the fee and the approval process |
| Gulf-front on the Charlotte part of the key | Turtle lighting rules apply | Fixture and tint compliance |
| In an evacuation Zone A area | Storm preparation and possible water service suspension | Evacuation zone and the district's hurricane notice |
This framework is ours, built from the rules above. Rents, rental occupancy and rental days on market for Englewood read: Information not available at time of publishing (checked November 14, 2026). We do not estimate rental income for a listing.
Whether to rent or sell an Englewood home turns on property facts: carrying cost, flood zone and insurance, association leasing limits, the condition of nearby beach and boating amenities, and the equity a sale would free now. Start with a current valuation and a written estimate of annual carrying costs, then compare the two (McGreevy and Comisar home valuation).
Carrying costs include fixed charges a rental must cover whether it is booked or not. On the Sarasota sample parcel, the 2026 proposed notice shows fire at $290.78, solid waste at $263.96 and stormwater at $180.69, $735.43 in all, on top of $5,013.56 proposed ad valorem tax on a taxable value of $440,900 (Sarasota County Property Appraiser, sample TRIM). Add Englewood Water District base charges of $72.12 per ERC per month in FY27, projected at $95.38 by FY2029, and the insurance quote. Amenity timing matters too: Englewood Beach's pavilions, boardwalks and piers carry completion estimates as late as 2030 (Charlotte County), and the Ainger Creek ramp is planned for construction from January 1 to July 31, 2027 with all park amenities closed (Charlotte County). Supply is shifting: inside the Englewood CRA, the 2024 plan counts 1,698 multi-family parcels, up from 854 in 2019 (Englewood CRA Plan 2024).
This is information, not tax advice; your CPA should see both numbers.
An annual lease longer than six months carries no Englewood tourist development tax and means fewer turnovers, but still needs screening, a compliant written lease and a hurricane plan. A seasonal stay of six months or less collects and remits tourist and sales tax to the tax collector of the parcel's county (Charlotte County Tax Collector).
For a seller the difference shows up in the contract. Selling with an annual lease in place, the buyer will want the lease, its end date and the deposit accounting, and the contract should say what happens to the lease at closing. Selling a former seasonal rental, the buyer will want to know which county holds the tax registration and whether future bookings exist, and the contract should say who keeps them. Let your closing agent see the lease or booking list before the offer is signed.
An Englewood rental usually needs a manager when it is seasonal, when the owner lives away, or when the home sits on Manasota Key or the water, where storm preparation, turtle lighting rules and tourist tax filing add work. The tax collector of the parcel's county, Charlotte or Sarasota, is where a manager files tourist tax (Charlotte County Tax Collector).
A good Englewood manager should answer in writing: which county and tax collector apply, whether the association's documents allow the lease length you want, how the home is secured before a named storm and inspected after, how turtle lighting is handled on the Charlotte part of the key, and how income, tax and expenses are reported each month. The same file, association rules, tax registration and insurance policy, is what a buyer who plans to rent will ask for if you sell instead. Our Englewood guide covers the rental market in more depth; for buyers looking at an Englewood rental, Call Marc at (239) 287-5873 or read how we represent Southwest Florida buyers.
We market an Englewood home by answering the three questions every buyer asks first, which county holds the parcel, what flood zone it sits in and how it gets water and sewer, then showing the water, the beach or the street with professional photography, aerial footage and exposure well beyond the MLS.
Data updated: November 2026
Englewood listings compete on two fronts at once. On the Charlotte County side, 96 of the 405 single-family sales recorded in ZIP 34224 in the 12 months to September 9, 2026 were a builder's first sale of a new home (Charlotte County Property Appraiser). On the Sarasota County side, Pulte was the seller of record on 170 of the 206 Beachwalk by Manasota Key sales recorded in the 12 months to October 14, 2026 (Sarasota County Property Appraiser). An Englewood resale is shown against a model home with a sales office down the road and against the next resale on the same street, so the marketing has to say what the parcel is, prove it with documents and show it better than either.
Our Englewood photography shows what a buyer cannot judge from a floor plan: the light on Lemon Bay, the walk to the Gulf, the dock, the lanai and the street. For a water or beach home, aerial footage follows the route toward Stump Pass or the sand, so a buyer sees the distance instead of reading a claim.
On Manasota Key the aerial is the listing. The key is split by the county line, and its two sides trade at very different levels: on the Charlotte County side, 11 single-family sales recorded a $950,000 median and 48 condominium sales a $530,000 median in the 12 months to September 9, 2026, while the 25 sales on the Sarasota County part of the key recorded a $2,200,000 median in the 12 months to October 14, 2026 (Charlotte County Property Appraiser; Sarasota County Property Appraiser). Footage that shows the Gulf on one side and Lemon Bay on the other tells a buyer which stretch of the key a home is on in a way a street address cannot.
For a canal or bayfront home on the mainland, we film the boating route and state the clearances from the federal record, not from memory. NOAA's Coast Pilot gives both Manasota Key drawbridges, the State Route 776 bridge and the Manasota Beach bridge, 26 feet of vertical clearance closed at mean high water, puts a fixed 88-foot power cable at the north end of Lemon Bay, and gives the Ainger Creek highway bridge a fixed 9 feet (NOAA U.S. Coast Pilot 5, Chapter 12). A buyer with a center-console under 9 feet and a buyer with a flybridge are reading the same listing for different reasons, and the footage plus those numbers answers both before the first showing.
On the Charlotte County part of the key, twilight photography is planned around the sea turtle rules. From May 1 through October 31, any light potentially visible from the beach must be an FWC-approved fixture, and beach-facing glass needs tint of 45 percent visible light transmittance or less (Charlotte County, Sea Turtles and Coastal Development). We do not want a listing photo to advertise a balcony light a county night inspection would flag, and we do not want a buyer's inspector to find what the photos hid.
Our Englewood listing copy states the county, the flood zone and the water and sewer service near the top, because those three facts decide the tax bill, the insurance quote and the inspection list. A ZIP code cannot settle the county here: ZIP 34223 holds 3,431 Charlotte County parcels and 14,536 Sarasota County parcels.
ZIP 34224 holds 15,910 Charlotte County parcels and 59 Sarasota County parcels, and the City of North Port covers 39 percent of ZIP 34223's land, so an Englewood mailing address can even sit inside a separate city (Charlotte County Property Appraiser; Sarasota County Property Appraiser). We print the county from your parcel record, not from the envelope.
The flood line comes next. The Charlotte County side of Englewood uses FEMA flood maps effective December 15, 2022 and the Sarasota County side uses maps effective March 27, 2024, and FEMA's preliminary and pending services showed no new maps for either county when the research for this page ran (FEMA National Flood Hazard Layer). Sample points ran from Zone VE with a 10-foot base flood elevation at 2000 Placida Rd on the Lemon Bay shore, to Zone AE with an 8-foot base flood elevation at 2100 N Beach Rd on Manasota Key, to Zone X at 6175 Sturgis St in Englewood East and at 9824 Bright Water Dr in Beachwalk. A listing that names the zone, the base flood elevation and the elevation certificate in its first lines invites an insurance quote on day one.
Then water and sewer. Most of Englewood is served by the Englewood Water District, but outside its mapped sections a Charlotte County address may be on Charlotte County Utilities or on a private well and septic system, and the answer is parcel by parcel (Englewood Water District, district maps). We get that answer from the district's service availability form before we write a word of copy, because a buyer who learns about a future sewer connection at inspection treats it as a surprise, while a buyer who reads it in the listing treats it as a known cost.
Before a listing goes live we assemble the Englewood file: the parcel record from the right county appraiser, the flood zone and elevation certificate, the current tax bill with its non-ad valorem lines, the water and sewer status, the permit history, the roof and insurance inspection reports, and any association documents. We publish the headline facts and hand the full file to serious buyers.
We reach Englewood buyers through the MLS, our own websites and our database of buyers across Southwest Florida, and we promote each listing to buyers searching for Englewood, Manasota Key and Lemon Bay homes before they visit. Open houses are used where they help; seasonal, vacant and Gulf-front homes usually do better with private showings.
Since August 17, 2024, an offer of compensation to a buyer's broker cannot be advertised on the MLS, and a buyer signs a written agreement with their own agent before touring, while general concessions such as a credit toward the buyer's closing costs can still appear in the MLS (NAR, what the settlement means for buyers and sellers). If you choose to offer anything to a buyer's agent, we communicate it the way the rules allow, off the MLS, and we decide it with you before the listing launches rather than after the first showing request.
Englewood also draws buyers who are comparing it with the Charlotte County markets next door. When a buyer is weighing an Englewood canal home against Port Charlotte or Punta Gorda, we can show them both sides from the same county record, because Englewood's Charlotte County side and Port Charlotte share one roll and one window. For a buyer who is also selling, or a seller who is also buying, Marc runs the purchase side: Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
We market an Englewood resale against the builder by selling what a new home cannot offer yet, such as mature landscaping, a finished pool, water frontage or no construction next door, and by pricing against the builder's recorded closings rather than its brochure. In Englewood East and Coco Bay, the builder is the competitor down the street.
The county record shows where that competition is strongest. In the Englewood East grid, 46 builder-direct sales recorded a $357,500 median against 181 resales at $305,000; in the Coco Bay group, 109 builder-direct sales recorded $315,600 against 20 resales at $280,000, all in the 12 months to September 9, 2026 (Charlotte County Property Appraiser). On November 13, 2026, Lennar listed Island Lakes at Coco Bay at $292,999 to $464,999 (Lennar, Island Lakes at Coco Bay); that is a marketing price with a date, and we treat it as the asking side of the comparison, never as a sale.
On the Sarasota side, the county file has no exact builder flag, so we use a labelled proxy. In ZIP 34223's Sarasota parcels, homes sold within about a year of being built (a proxy for new construction) recorded 201 sales at a $618,900 median, against 402 older homes at $427,500, in the 12 months to October 14, 2026 (Sarasota County Property Appraiser). An older Englewood Isles, Stillwater or Overbrook Gardens home is not competing with Beachwalk on square footage; it competes on lot, water, location and carrying cost.
Carrying cost is a real marketing point. Shores at Stillwater, Pulte's new section, has a community development district that sought validation of special assessment bonds not to exceed $14,000,000 in 2026, and no CDD is verified for the older Stillwater sections (Business Observer legal notice). When your own tax bill shows no CDD line, we can say so in the listing, and a buyer comparing a new home's total monthly cost will notice.
We market an Englewood condominium or manufactured home by the complex or community first, because each one carries its own budget, rules, insurance and land arrangement. Charlotte County recorded 63 condominium sales at a $138,000 median in ZIP 34224, and 81 at $419,900 on the Charlotte parcels of ZIP 34223, to September 9, 2026.
On the Sarasota side, ZIP 34223's condominiums recorded 67 sales at a $202,300 median to October 14, 2026 (Sarasota County Property Appraiser). The gap between those medians is location: the ZIP 34224 complexes sit along Placida Road and the Cape Haze edge, while the Charlotte ZIP 34223 units are on or beside the Gulf (Charlotte County Property Appraiser). A buyer pays for the building's paperwork as much as the view, so we request the declaration, budget, recent minutes and the estoppel figures early. Tamarind Gulf and Bay on Manasota Key, for example, publishes 2026 dues of $3,775 per quarter (Tamarind Gulf and Bay); a listing that states the dues and what they cover saves a buyer the call.
Manufactured homes sell on the land arrangement. In an owned-lot community the buyer takes title to the land and the home together; in a cooperative the buyer acquires a share; in a land-lease park the buyer pays lot rent. Charlotte-side ZIP 34224 mobile-home parcels recorded 118 sales at a $135,000 median to September 9, 2026, with Holiday Mobile Estates at 52 sales and a $120,000 median and Lemon Bay Isles at 22 sales and $149,500 (Charlotte County Property Appraiser). We confirm the ownership model, the association's transfer steps and any approval rules before the first photo, and we write the listing around them.
We market an older or storm-repaired Englewood home on its documents: the permits that closed, the roof date, the elevation certificate, what was repaired after Helene and Milton and what the flood record shows. On Lemon Bay and the key, the buyer's first question is what happened in 2024, and a documented answer protects the price.
The 2024 storms were different from Ian. The National Hurricane Center reports that most of the sensors placed in Port Charlotte and Englewood remained dry in Ian in 2022, while Milton in 2024 pushed 6 to 9 feet of surge from Venice to Boca Grande with an isolated peak of up to 10 feet near Manasota Key (Charlotte County, NHC Milton report). A buyer who reads that will ask about your home specifically, and the answer belongs in the file before the question.
Older Englewood homes still trade in volume. On the Charlotte side, single-family resales built in the 1980s, sold more than a year after they were built, recorded 88 sales at a $273,950 median and those built in the 1970s 33 at $282,000 in ZIP 34224; on the Sarasota side, older-home resales built in the 1970s recorded 75 sales at $365,000 in ZIP 34223 (Charlotte County Property Appraiser; Sarasota County Property Appraiser). A closed reroof permit, a clean four-point report and a wind mitigation report change who can insure the house and therefore who can buy it, and we lead with those facts because they widen the buyer pool more than staging does.
We negotiate an Englewood sale as the partners who priced it, with the county record, the flood file and the insurance answers in hand. Most Englewood renegotiations start with an inspection report, an insurance quote or an appraisal, and each one is easier to hold when the evidence was gathered before the first showing.
Data updated: November 2026
Jesse McGreevy and Marc Comisar negotiate every listing personally. The person who priced your Englewood home is the person who reads the inspection report, takes the call about the buyer's insurance quote and answers the appraiser, which matters in a market where the comparable set changes at the county line and where a builder may be closing new homes a few streets away.
When an Englewood inspection finds something, we sort the request into a fair repair, a price question and a second negotiation dressed as a repair. Most requests here involve the roof, a septic system, a seawall or dock, storm repairs or flood history, and a file that already answers those items leaves the buyer less leverage.
Selling as is does not end the conversation. Under Johnson v. Davis a seller who knows of facts materially affecting value that are not readily observable must disclose them, a duty an as-is contract does not remove for residential property (Johnson v. Davis, 480 So. 2d 625 (Fla. 1985)). So we disclose fully up front and then negotiate from strength: a fair request we price, a request that reopens the price we decline and explain why.
On a septic home inside the Englewood Water District, the inspection question is often the future connection. The district's fact sheet says its Mandatory Wastewater Utility Connection Policy "mandates the EWD sewer system," and its FY27 rules require connection within 365 days of written notice once service is available (Englewood Water District fact sheet; Englewood Water District FY27 rules). Knowing whether your lot has received that notice turns an open-ended objection into a known figure.
Insurance quotes change an Englewood negotiation because a buyer often gets the first real number during the inspection period, and a high wind or flood quote becomes a request for a credit or a lower price. We prepare for that by handing the buyer's agent an insurable file on day one, not day nine.
The market is moving. Citizens Property Insurance reported 2,121 multi-peril personal residential policies in Charlotte County at August 31, 2026, down from 14,242 in July 2024, and 4,381 in Sarasota County (Citizens, policies in force). Those are county totals, not Englewood alone, and they do not show private carrier prices, but they tell a seller that a buyer's quote may come from a carrier with its own requirements.
The levers we control are documents and timing. An elevation certificate, a wind mitigation report and a recent roof permit are what a quote is built from. Both counties are Community Rating System Class 5, worth a 25 percent discount on NFIP policies in the Special Flood Hazard Area (FEMA CRS eligible communities, April 2026), and Sarasota County warns that a new NFIP policy typically carries a 30-day wait (Sarasota County, flood protection), so we push the buyer to quote flood coverage in the first days of the contract, not the last.
If an Englewood appraisal comes in low, the first question is which comparables the appraiser used. A Sarasota-side home measured against Charlotte-side sales, a resale measured against builder closings or a key home measured against mainland sales will read low, so we give the appraiser the right county record before the visit.
Our appraisal package lists recorded sales from your own county roll and window, split where it matters. On the Charlotte side that means builder-direct and resale sales shown separately, using the county's own record: in ZIP 34224 the single-family split was 96 builder-direct sales at a $329,800 median and 309 resales at $310,000 in the 12 months to September 9, 2026 (Charlotte County Property Appraiser). On the Sarasota side it means your community's own sales, because Boca Royale's units alone ranged from Unit 16 at a $394,500 median on 22 sales to Unit 14 Phase 2 at $843,400 on 10 sales (Sarasota County Property Appraiser).
If a gap remains, the contract decides the options: the buyer covers the difference in cash, the price moves to the appraisal, or the two sides meet. We model each option against your net before we answer, and we do not concede a gap that the county record does not support.
An Englewood seller should usually prefer a targeted credit to a headline price cut when the request is about a defined cost, such as a repair, an insurance requirement or a closing cost, because the recorded price becomes the next comparable on your street. A price cut makes sense when the issue really is value.
The county records the sale price, and every future appraisal in your section reads it. Florida's documentary stamp tax runs at $0.70 per $100 of price, so a $5,000 price reduction saves the seller only $35.00 in deed stamps (Florida Department of Revenue, documentary stamp tax). Credits toward the buyer's closing costs remain allowed, and since the NAR settlement general concessions may still appear in the MLS (NAR settlement FAQs). Which tool fits depends on the buyer's financing and on what the request is really for, and we walk you through both before you sign a counteroffer.
Flood and roof issues in an Englewood contract are settled with records rather than promises: the flood zone and base flood elevation from the parcel record, the elevation certificate, the roof permit date and any storm repair permits. When a buyer raises the FEMA 50 percent rule, the elevation certificate is usually the document that answers it.
Charlotte County's rule package defines substantial damage as damage whose restoration cost would equal or exceed 50 percent of the structure's pre-damage market value, and it notes that a building whose lowest floor, including mechanical equipment, already sits at or above the required elevation of one foot above base flood elevation is compliant, which an elevation certificate demonstrates (Charlotte County, 50% FEMA Rule package). Sarasota County's property appraiser publishes its own explainer for the Sarasota side (Sarasota County Property Appraiser, FEMA 50% rule). A buyer who sees that document early stops pricing in a worst case.
On roofs, the negotiation turns on age, permit and the buyer's carrier. We put the permit date and any wind mitigation report in the file so the conversation is about a specific roof, not about every roof in Englewood.
Englewood assessments are handled as a price term when we raise them in the first counteroffer, so the buyer prices them in rather than discovering them at closing. On the Charlotte part of Manasota Key, the proposed beach charge rose from $21.83 to $259.56 per unit; in Englewood East the street charge is $292.
Charlotte County's FY27 rate sheet proposed the residential Manasota Key beach renourishment charge at $259.56 per equivalent dwelling unit, up from the $21.83 maintenance-only charge in FY26, with Gulf-front parcels adding a Nearshore Benefit Zone charge proposed at $45.80 per point (Charlotte County MSBU hearing backup, July 22, 2026). The Englewood East street and drainage unit is $292.00 per equivalent residential unit in FY2026 and FY2027, up from $190.00 in FY2025 (Charlotte County, Englewood East budget). The Englewood Area Fire Control District's 2026-2027 residential assessment is $290.78 (Englewood Area Fire Control District). And the Englewood Water District's rules state that capital capacity charges and district assessments run with the parcel (Englewood Water District FY27 rules).
None of those charges is unusual to a prepared buyer. The negotiation risk is surprise, so we disclose them in the listing file and settle who pays what in the contract.
We compare multiple offers on an Englewood home by net and by certainty, not by headline price. Financing type, insurance readiness, inspection period, appraisal terms, closing date and occupancy all change what you keep and how likely the sale is to close, so we lay the offers side by side and walk through each.
Timing has an Englewood twist. On the Charlotte part of Manasota Key, the county's project page shows beach renourishment construction from January 1, 2027 to April 30, 2027, after the contract was approved on October 27, 2026 (Charlotte County, Manasota Key Beach Renourishment), and a buyer may care whether closing lands before or after it. A cash offer that closes in three weeks and a financed offer that closes in sixty days can both be the right answer, depending on your next move.
Selling an Englewood house typically costs the documentary stamp tax on the deed at $0.70 per $100 of price, a negotiated commission, the owner's title policy where the contract assigns it to the seller, any association estoppel fee, prorated taxes and assessments, and small closing and recording charges. Which county holds the parcel changes some details.
Data updated: November 2026
Florida has no single closing-cost percentage. The pieces are set by statute, by state rule and by your contract. For the statewide walk-through, see our guide to seller closing costs in Florida. Here is how it lands in Englewood, at the recorded medians from each county's own file: the Charlotte County ZIP 34224 single-family median of $320,000 (405 sales, September 10, 2025 to September 9, 2026) and the Sarasota County ZIP 34223 single-family median of $490,000 (603 sales, October 15, 2025 to October 14, 2026) (Charlotte County Property Appraiser; Sarasota County Property Appraiser). The two medians are separate markets and are never averaged.
At Englewood's recorded medians, the two state-set costs are the deed stamps and the owner's title premium: $2,240.00 and $1,675.00 at the Charlotte single-family median of $320,000, and $3,430.00 and $2,525.00 at the Sarasota single-family median of $490,000. Everything else is capped, estimated or negotiated, as the table shows.
| Cost line | Charlotte ZIP 34224 single-family median, $320,000 | Sarasota ZIP 34223 single-family median, $490,000 | Charlotte ZIP 34224 condominium median, $138,000 | Sarasota ZIP 34223 condominium median, $202,300 | Source |
|---|---|---|---|---|---|
| Documentary stamp tax on the deed, $0.70 per $100 | $2,240.00 | $3,430.00 | $966.00 | $1,416.10 | Section 201.02; Florida DOR |
| Owner's title insurance, promulgated rate, before any credit | $1,675.00 (seller pays by Charlotte County custom) | $2,525.00 (only where the contract puts it on the seller) | $765.00 | $1,086.50 (only where the contract puts it on the seller) | Rule 69O-186.003 |
| Association estoppel certificate, current account | up to $299 where there is an association, plus $119 if expedited | same | $299, plus $119 if expedited | same | DBPR fee schedule |
| Recording a release or satisfaction to clear title | $10.00 first page, $8.50 each additional | same | same | same | Section 28.24 |
| Commissions, settlement fee, repairs, credits | negotiated | negotiated | negotiated | negotiated | Your contract |
Dollar figures are our arithmetic from the published rates (Florida Statutes 201.02; Rule 69O-186.003; DBPR estoppel certificate fees; Florida Statutes 28.24). They are not a quote.
The documentary stamp tax on an Englewood deed is $0.70 for each $100 of the price, or portion of $100, so the price is rounded up to the next $100, divided by 100 and multiplied by $0.70. The same rate applies in Charlotte County and Sarasota County, and the seller customarily pays it.
At the Charlotte single-family median of $320,000, that is 3,200 units times $0.70, or $2,240.00. At the Sarasota single-family median of $490,000, it is 4,900 units, or $3,430.00. The rate is the same in 66 of Florida's 67 counties; Miami-Dade alone has a different structure (Florida Department of Revenue, documentary stamp tax).
A few more Englewood examples, each at a recorded median from its own county window: a Beachwalk by Manasota Key home at the community's $672,300 median owes $4,706.10 (6,723 units); a Charlotte-side Manasota Key condominium at $530,000 owes $3,710.00; and a sale at the Sarasota part of Manasota Key's $2,200,000 median owes $15,400.00 (Sarasota County Property Appraiser; Charlotte County Property Appraiser). The deed stamps are usually the largest fixed cost after commission, so they are the first line on every Englewood net sheet we prepare.
In Charlotte County the seller customarily pays the owner's title policy, and the purchase contract controls. On the Sarasota side of Englewood, the sources we rely on do not agree on a single custom, so we state none: the contract controls, and your closing agent confirms who pays before you sign.
The standard Florida contract makes the payer a choice the parties mark, and nothing in the Florida Statutes dictates who pays, so it is always negotiable (Florida Department of Financial Services, title insurance overview). The premium itself is set by state rule and is identical at every title insurer: $5.75 per $1,000 of coverage up to $100,000 and $5.00 per $1,000 from $100,000 to $1,000,000, with any fraction of $100 counted as a full $100 (Rule 69O-186.003). At $320,000 that is $575.00 plus $1,100.00, or $1,675.00; at $490,000 it is $575.00 plus $1,950.00, or $2,525.00. A title company may apply a reissue or simultaneous-issue credit, so bring your own owner's policy to the closing agent. The lender's policy, when the buyer finances, is the buyer's cost.
Florida caps what an association can charge for the estoppel certificate an Englewood sale needs: no more than $299 on a current account, plus $119 if it is rushed within 3 business days and up to $179 more if the account is delinquent (Florida DBPR's adjusted amounts under sections 720.30851 and 718.116, next update due by July 1, 2027).
That cap comes from DBPR's published fee sheet (Florida DBPR, Estoppel Certificate Fees), and it applies to Englewood homes inside an association: Beachwalk by Manasota Key's homeowners association, Boca Royale's property owners association, Oyster Creek's owners association and every condominium, from Tamarind Gulf and Bay to Fiddlers Green. The Englewood East grid works differently. Its county street and drainage unit is an assessment, not a homeowners association, so many grid homes carry no association estoppel at all, although the title search still checks the county assessment. The Englewood Isles Parkway Association, with dues of $59 per parcel (Englewood Isles Parkway Association), is an example of a light association a closing agent still asks about.
An estoppel certificate is effective for 30 days when delivered by hand or electronically and 35 days when sent by regular mail, and if the sale does not close, the fee is refunded within 30 days of a written request (Section 720.30851; Section 718.116). We order it when the contract is signed, not the week of closing.
Englewood property taxes are prorated at closing because Florida taxes run on the calendar year and are paid in arrears. If you close before the year's bill is paid, you credit the buyer for your days of ownership. Both county tax collectors mail bills in November, and the bill carries the non-ad valorem assessments too.
Early payment earns a discount of 4 percent in November, 3 percent in December, 2 percent in January and 1 percent in February, and in Charlotte County taxes become delinquent April 1 (Charlotte County Tax Collector; Florida Statutes 197.162). When the current year's bill has not been issued, the title company customarily prorates from the prior year's bill with the maximum early-payment discount applied (Florida Department of Revenue, property tax).
An Englewood bill has more lines than the millage. Depending on the parcel it can carry the Englewood Area Fire Control District assessment ($290.78 residential for 2026-2027), the Englewood East street and drainage charge ($292.00), the Charlotte County Manasota Key beach charge ($259.56 per unit proposed for FY27), and on the Sarasota side solid waste ($263.96) and stormwater charges (Englewood Area Fire Control District; Sarasota County Property Appraiser, sample TRIM). How taxes and assessments are split is set by the contract, and the title agent shows it on the settlement statement.
Two public sample bills show the scale. The Sarasota County sample at 840 Van Gogh Rd shows a proposed 2026 total of $5,748.99, about $15.75 a day; the Charlotte County sample at 6175 Sturgis St works out to about $2,521 in 2026 ad valorem tax before assessments (Sarasota County TRIM 0495130044; Charlotte County parcel record 412001178019). Englewood Water District capital charges and assessments run with the parcel, so confirm any payoff on the title commitment (Englewood Water District FY27 rules).
Englewood commissions are negotiable, as they are everywhere in Florida: there is no standard or legally set rate, and the listing fee is agreed in writing between you and the brokerage you hire. Since August 17, 2024, the rules have also changed how any compensation to a buyer's agent is offered.
Offers of buyer-broker compensation can no longer be advertised on the MLS, and buyers must sign a written agreement with their own agent before touring a home, stating the agent's compensation and that it is fully negotiable (NAR, written buyer agreements 101). A seller may still choose to offer compensation to a buyer's agent off the MLS, or offer a concession such as a credit toward the buyer's closing costs, which can keep a home competitive with buyers who now pay their own agent (NAR settlement FAQs). We set out the choices, and what each costs at your likely price, in writing before you list.
An Englewood seller should expect a title company's settlement fee, a title search, a municipal lien search where the contract assigns it, and small recording charges for any release that clears title. Only recording fees and the title premium are fixed by the state; the service fees vary by title company and are estimates.
Typical settlement fees run about $500 to $1,500, title search and examination about $150 to $500 combined, and a municipal lien search about $100 to $250; mortgage payoff, wire and courier charges are usually under $100 combined. Recording costs $10.00 for the first page and $8.50 for each additional page under section 28.24, the same in Charlotte and Sarasota counties (Florida Statutes 28.24). In practice the buyer records the deed. Because Englewood has no city government on either side of the county line, an unincorporated Englewood parcel carries no city layer; a parcel inside the City of North Port does, which is one more reason the parcel record comes first.
At the Englewood Charlotte-side single-family median of $320,000, our example net sheet shows about $23,120 in seller costs and an estimated net of about $296,880 before any mortgage payoff. At the Sarasota single-family median of $490,000, it shows about $34,964 in costs and about $455,036 net. Every line is an assumption stated below.
Assumptions, stated plainly so you can change them:
| Line item | Charlotte ZIP 34224, $320,000 | Sarasota ZIP 34223, $490,000 | Basis |
|---|---|---|---|
| Sale price | $320,000 | $490,000 | Recorded single-family medians, each in its own county window |
| Listing commission, example only (2.5 percent) | $8,000 | $12,250 | Negotiated; not our fee |
| Buyer's agent compensation, optional, example only (2.5 percent), offered off the MLS | $8,000 | $12,250 | Optional; negotiated |
| Documentary stamp tax on the deed | $2,240 | $3,430 | 3,200 and 4,900 units at $0.70 |
| Owner's title insurance premium | $1,675 | $2,525 | Promulgated rate; Sarasota column only if the contract assigns it to the seller |
| Title search and settlement fee, estimate | $1,200 | $1,200 | Varies by title company |
| Municipal lien search, estimate | $175 | $175 | Varies |
| Association estoppel certificate, if applicable | $299 | $299 | DBPR cap, current account |
| Property tax and assessment proration, about 180 days, credit to buyer | $1,531 | $2,835 | 180/365 of $3,103.78 and of $5,748.99 |
| Estimated total seller costs | $23,120 | $34,964 | About 7.2 percent and 7.1 percent of price |
| Estimated net before any mortgage payoff | $296,880 | $455,036 | Price minus the lines above |
Figures are rounded to the dollar. Without the optional buyer's agent line, estimated costs fall to about $15,120 (about 4.7 percent) at $320,000, for a net of about $304,880, and to about $22,714 (about 4.6 percent) at $490,000, for a net of about $467,286. If a Sarasota-side contract puts the owner's policy on the buyer, add $2,525 back to that column's net. These are estimates built from published rates and stated assumptions, not a quote, and the closing agent's settlement statement is the final word. For a net sheet on your own address, request a free home valuation or Call Jesse direct at (239) 898-6072.
Most Englewood owners are best served by listing, because the county, flood, water district and assessment questions that stall a sale are the ones a listing team settles before a buyer asks. A cash sale trades price for speed and certainty, and selling by owner saves a listing commission but leaves every disclosure and negotiation to you.
Data updated: November 2026
Florida lets an owner sell without an agent, and some cash buyers are legitimate. What none of the three routes changes is the law: the deed stamps are owed at $0.70 per $100, the seller's duty to disclose known defects stands, and a buyer's property tax summary and any association disclosure are still required. The table compares the routes on facts, not on invented percentages.
| What you care about | Sell by owner | Sell to a cash buyer or instant-offer company | List with McGreevy and Comisar |
|---|---|---|---|
| Who sees the home | Whoever you reach on your own | One buyer, the company making the offer | MLS, our own sites, our Southwest Florida buyer database and targeted promotion |
| How the price is set | By you, usually without the county record | By the buyer's offer; no public record reports what cash-offer companies pay as a group | From recorded sales on your own county roll and window, split by product and, on the Charlotte side, by builder-direct and resale |
| Listing commission | None to a listing brokerage | Depends on the offer's terms | Negotiated in writing in the listing agreement |
| Buyer's agent compensation | Since August 17, 2024 buyers sign written agreements with their own agents, so you may still be asked to contribute | Usually not part of a direct sale | Decided with you before launch; any offer made off the MLS |
| Deed stamps at $0.70 per $100 | Owed under the standard contract | Owed under the standard contract | Owed under the standard contract |
| Disclosure duties (Johnson v. Davis, section 689.261, section 720.401 where it applies) | Owed by you, unaided | Still owed by you | Gathered and delivered on time |
| County, flood, water and assessment questions | Answered by you as they come up | Usually priced into the offer | Answered in the listing file before showings |
| Financing and appraisal risk | Depends on your buyer | Usually none with cash | Managed with the county record given to the appraiser |
| Who it fits in Englewood | An owner with a buyer already in hand and complete paperwork | A home that cannot be insured or financed as it stands, or an owner who values speed over price | Most Englewood sellers, especially Manasota Key and Lemon Bay homes, canal homes and resales near builder communities |
Sources for the table: NAR, written buyer agreements 101, Florida Department of Revenue, documentary stamp tax, Johnson v. Davis, Florida Statutes 689.261 and Florida Statutes 720.401.
A cash offer on an Englewood home saves showings, repairs and the financing and appraisal steps, and it costs the gap between the offer and what the open market recorded for homes like yours. No public record reports what cash-offer companies pay as a group, so we compare any offer with the county's recorded sales instead.
The open-market side is public. On the Charlotte County side, single-family resales in ZIP 34224 recorded 309 sales at a $310,000 median in the 12 months to September 9, 2026 (Charlotte County Property Appraiser). On the Sarasota County side, older homes, those sold more than about a year after they were built, recorded 402 sales at a $427,500 median in ZIP 34223 in the 12 months to October 14, 2026 (Sarasota County Property Appraiser). Ask any cash buyer to show the recorded sales behind the offer; a fair one can, and we will check them against your own section or community.
Selling by owner in Englewood still requires everything a listed sale does: the correct county's comparables, the flood and storm disclosures, the property tax summary, any association documents and estoppel, the water district and assessment answers, and the inspection and appraisal negotiations. The difference is that you carry each step yourself.
The Florida property tax disclosure summary must be given at or before the contract, warning that a buyer should not rely on the seller's current taxes (Florida Statutes 689.261). That matters in Englewood because assessed value resets at a sale: illustrative arithmetic at 2026 rates puts a homesteaded Charlotte County buyer at $315,000 at about $4,270 in ad valorem tax, against about $2,521 on the same sample parcel's current bill (Charlotte County parcel record 412001178019). A by-owner seller who quotes their own bill as the buyer's is inviting a dispute. If you sell by owner, have a closing agent or attorney handle the disclosures.
Englewood sellers should list when value depends on facts a buyer has to be shown, such as a Gulf view, a boating route, an elevation, a new roof or a clean permit record. A cash sale fits a home that cannot be insured or financed as it stands. Selling by owner fits a seller who already has a buyer.
If you are unsure, a free valuation shows what each route would likely net, from the same county record, and there is no obligation. Request one on our home valuation page, or Call Jesse direct at (239) 898-6072 and we will run the numbers for each route at your address.
Your Englewood home is worth what comparable parcels on your own county's roll recorded, adjusted for flood zone, water access, condition and the assessments that ride with the parcel. Get a free valuation through the form on our home valuation page, by phone, or with a walk-through, each built from recorded sales.
We do not send an automated number. We send the recorded sales from your side of the county line, labelled by source and window, your flood zone and elevation position, the non-ad valorem lines on your tax bill and a net sheet at the likely price. On the Charlotte side that comparison comes from the Charlotte County Property Appraiser's file through September 9, 2026; on the Sarasota side, from the Sarasota County Property Appraiser's file through October 14, 2026 (Charlotte County Property Appraiser; Sarasota County Property Appraiser). There is no obligation.
For an Englewood valuation we need your address, the year your roof was installed, whether you have an elevation certificate, whether the home took water in Helene or Milton, whether you are on Englewood Water District sewer or septic, and any association or CDD on the property. That is enough to start.
The walk-through lets us see condition, which is the one variable no county record holds. If your home is on the water, tell us your boat's air draft or the largest boat the dock has held; if it is on Manasota Key, tell us which county's tax bill you receive.
Or call Jesse direct at (239) 898-6072
You are working with Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. If you are buying your next home too, Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Sellers who work with McGreevy and Comisar describe partners who stay in touch, explain the plan and handle the moving parts, and that is the standard we bring to every Englewood sale, whether the home is on Manasota Key, on Lemon Bay or in the Englewood East grid. Their words are quoted exactly below.
We are a top-reviewed Southwest Florida team, recognized with the Gulfshore Life 5 Star Award for customer satisfaction for 21 straight years. The reviews below are quoted exactly as clients wrote them on our Google Business Profile. We do not edit, combine or summarize client words.
★★★★★ "Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through."
★★★★★ "Marc made an extremely stressful time of selling my parents' house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation."
★★★★★ "I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening. The resources that this agency has access to goes above and beyond any other I have ever worked with. The professional process that they use to present your home for sale goes beyond anything I have ever experienced."
★★★★★ "Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed."
★★★★★ "Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive."
When you list your Englewood home with a top-reviewed team of Top 1% Real Estate Agents Nationally Since 2008, the partners who answer your first call are the partners at your closing. Call Jesse direct at (239) 898-6072.
These are the questions Englewood owners ask us most, and the questions people type into search about selling here, answered directly. Charlotte County figures are from the Charlotte County Property Appraiser's recorded, qualified sales for the 12 months to September 9, 2026, and Sarasota County figures from the Sarasota County Property Appraiser's file for the 12 months to October 14, 2026, unless an answer names another period. For anything specific to your parcel, call us.
Your Englewood home is worth what comparable parcels on your own county's roll recorded, adjusted for flood zone, water, condition and the assessments on the bill. The single-family medians were $320,000 on 405 sales in Charlotte-side ZIP 34224 and $490,000 on 603 sales in Sarasota-side ZIP 34223, but a median is a starting point, not a price. Request a free home valuation or Call Jesse direct at (239) 898-6072, and we will send the recorded sales we used.
The best listing agent for your Englewood home is one who prices from your own side of the county line, reads the county record for builder sales, flood zones and assessments, and personally negotiates your sale. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, and Jesse and Marc handle every listing themselves. Read more about McGreevy and Comisar.
It depends on the parcel, never the ZIP code, and it matters because the county sets the comparable sales, the tax bill, the flood map and the permit office. ZIP 34223 holds 3,431 Charlotte parcels and 14,536 Sarasota parcels, and ZIP 34224 holds 15,910 Charlotte parcels and 59 Sarasota parcels (Charlotte County Property Appraiser; Sarasota County Property Appraiser). Search your address on both appraiser sites; it will exist on only one roll.
Yes, it can. The City of North Port covers 39 percent of ZIP 34223's land, so an Englewood mailing address can sit inside an incorporated city with its own layer of government and taxes. Those parcels are a different market from unincorporated Englewood, so we price them from their own comparables and check the parcel record before anything else.
On the Charlotte side, ZIP 34224 recorded 405 single-family sales at a $320,000 median, from $100,000 to $2,200,000, and 58.3 percent of them, 236 sales, fell between $250,000 and $400,000. On the Sarasota side, ZIP 34223 recorded 603 single-family sales at a $490,000 median, with 167 sales, 27.7 percent, between $600,000 and $1,000,000 (Charlotte County Property Appraiser; Sarasota County Property Appraiser). For a benchmark from the same Charlotte County window, Port Charlotte's six ZIP codes recorded a $302,550 single-family median.
On both rolls the single-family median is lower than a year earlier. Charlotte-side ZIP 34224 went from 502 sales at $335,000 in the prior 12 months (September 10, 2024 to September 9, 2025) to 405 at $320,000; Sarasota-side ZIP 34223 went from 544 sales at $517,600 (October 15, 2024 to October 14, 2025) to 603 at $490,000. On the Sarasota side, older homes sold more than about a year after being built moved from 318 sales at $422,500 to 402 at $427,500, so much of the change there is the mix of new and older homes.
It depends on the county side and how close the building is to the Gulf. Charlotte-side ZIP 34224 condominiums recorded 63 sales at a $138,000 median, the Charlotte parcels in ZIP 34223, mostly the beach and key slice, recorded 81 at $419,900, and Sarasota-side ZIP 34223 condominiums recorded 67 at $202,300. Within the Charlotte part of Manasota Key, 48 condominium sales recorded a $530,000 median.
Manasota Key is two markets. The Charlotte County part recorded 11 single-family sales at a $950,000 median and 48 condominium sales at $530,000, while the Sarasota County part recorded 25 sales at a $2,200,000 median and $775 per square foot. The eight highest single-family sales on the Sarasota side of ZIP 34223 in its window were all on Manasota Key Road, led by $6,750,000 at 741 Manasota Key Rd in June 2026, a home built in 2000 with 7,384 square feet of county heated area (Sarasota County Property Appraiser).
Information not available at time of publishing (checked November 14, 2026). Days on market is an MLS field, and every Englewood figure on this page is a county recorded sale instead. What the county record shows is steady volume: 405 single-family sales on the Charlotte side and 603 on the Sarasota side in their latest 12-month windows. Price, condition and a complete flood and insurance file drive speed more than the calendar does.
The county record shows when sales close, not when homes list. Over the five years to September 9, 2026, March was the busiest closing month for Charlotte-side ZIP 34224 single-family homes, at 10.7 percent of 2,060 sales, and January the quietest at 6.1 percent. Over the five years to October 14, 2026, March and April led on the Sarasota side, at 11.2 and 11.1 percent of 2,647 sales. Listing in winter puts a home in front of buyers during the months that feed the spring closings.
The recorded sales show closings slow in the fall rather than stop. September, October and November held 21.2 percent of Charlotte-side ZIP 34224 single-family closings over five years and 18.4 percent of Sarasota-side ZIP 34223 closings, against 25 percent if every month were equal. Whatever the month, having the roof, flood and insurance documents ready matters more than the date.
The fixed state lines are the deed stamps at $0.70 per $100, which is $2,240.00 at $320,000 and $3,430.00 at $490,000, and the promulgated owner's title premium, $1,675.00 and $2,525.00 at those prices where the seller pays it. Add any estoppel fee, prorated taxes and assessments, closing service fees and the commissions and credits you negotiate. Our example net sheets put total costs at about 7.2 percent of price at the Charlotte median and 7.1 percent at the Sarasota median with an optional buyer's agent payment, and about 4.7 and 4.6 percent without it.
Commission is negotiable, and there is no standard or legally set rate in Florida. The listing fee is agreed in writing between you and the brokerage, and since August 17, 2024 any compensation to a buyer's agent is a separate, optional decision that cannot be advertised on the MLS (NAR settlement FAQs). Judge any fee by what it buys: pricing from the county record, marketing, negotiation and a managed closing. Call Jesse direct at (239) 898-6072 to talk it through.
In Charlotte County the seller customarily pays the owner's title policy, and the contract controls. On the Sarasota side, our sources do not agree on a single custom, so the contract controls and your closing agent confirms who pays. The premium itself is set by state rule and is the same at every title insurer, and the lender's policy is the buyer's cost.
Round the price up to the next $100, divide by 100 and multiply by $0.70. A $320,000 sale owes $2,240.00, a $490,000 sale owes $3,430.00, and a $202,300 condominium sale owes $1,416.10. The rate is the same in Charlotte County and Sarasota County (Florida Department of Revenue).
It is the association's statement of what is owed on your home, and a sale inside an association needs one. Florida caps it at $299 on a current account, plus $119 if rushed within 3 business days and up to $179 more if the account is delinquent, under DBPR's adjusted amounts, with the next update due by July 1, 2027 (Florida DBPR). Many Englewood East grid homes have no association and so no estoppel.
Disclose known facts that materially affect value and are not readily observable, the duty the Florida Supreme Court set in Johnson v. Davis, and be thorough on flood. Sarasota County's flood plan tells real estate agents, brokers and sellers they have a duty to disclose flood risks to buyers (Sarasota County, 2024 Program for Public Information). Past storm damage, repairs, permits, insurance claims and assessments belong on the table, along with the property tax disclosure summary under section 689.261. Florida sellers typically complete the Florida Realtors seller's property disclosure form to document known conditions.
If your Englewood home is in a community with a mandatory homeowners association under chapter 720, yes, and before the buyer signs. Section 720.401 makes the timing pre-contract, has the owner supply the summary on a resale, and lets a buyer who did not receive it cancel within 3 days after receipt or before closing, whichever comes first (Florida Statutes 720.401). The section does not apply to condominiums, cooperatives, timeshares or mobile home parks under chapters 718, 719, 721 and 723, which follow their own statutes, such as section 718.503 for condominium resales. This is information, not legal advice; your closing agent or attorney confirms which regime governs your home.
The law does not require one for every sale, but in a flood zone it is the first document Englewood buyers and insurers ask for. Charlotte County notes that an elevation certificate shows whether the lowest floor meets the required elevation of one foot above base flood elevation, which matters under the 50 percent rule (Charlotte County, 50% FEMA Rule package). Check your parcel record and your closing file for one before you list, or order one.
Parts of Englewood are and parts are not, and the answer is parcel by parcel. Sample points returned Zone VE with a 10-foot base flood elevation at 2000 Placida Rd and 740 Manasota Key Rd, Zone AE across much of Manasota Key and the Lemon Bay shore, and Zone X at sampled points in Beachwalk, Englewood East and on W Dearborn St and at 37 Grand Palms Blvd in Boca Royale, though 1 Golf View Dr in Boca Royale returned AE (FEMA National Flood Hazard Layer). Your county property appraiser's parcel record prints the zone and panel.
If the cost to restore a damaged building, or to improve it, equals or exceeds 50 percent of the structure's market value, the building must be brought up to current flood rules, which can mean elevating it. A buyer of an older or damaged Englewood home prices that risk into the offer. A home whose lowest floor already sits at the required elevation is compliant, and an elevation certificate proves it (Charlotte County, 50% FEMA rule).
Yes. An as-is sale is common after storms, and the price reflects the repair, the permit path and the 50 percent rule; you still disclose the damage, the claims and any work done. The sequence that protects value is to document the damage, get a written contractor estimate, and ask the county that holds the parcel for its substantial damage determination before you sign a sale or repair contract. Charlotte County ran a pop-up permitting site at its West County Annex in Englewood after Helene and Milton (Charlotte County Annual Report 2024/25).
Not before October 1, 2027 under SB 180 (2025), as summarized by the Florida Senate. The law bars counties near the tracks of Debby, Helene and Milton, which covers both Englewood counties, from adopting more restrictive or burdensome land development rules, applied back to August 1, 2024 (Florida Senate, SB 180 summary). Three 2026 bills that would have narrowed it died on March 13, 2026.
On the Charlotte part of the key, buyers read the tax bill. The FY27 proposed residential beach charge is $259.56 per equivalent dwelling unit against $21.83 in FY26, with a maximum rate of $1,286.43 if no grants arrive, and Gulf-front parcels add a Nearshore Benefit Zone charge (Charlotte County MSBU hearing backup). The final FY27 rate appears on the November 2026 bill. Disclose it and show a buyer what it funds: a renourishment scheduled for January 1 to April 30, 2027.
Yes, because it is on the bill and homestead does not reduce it. The Englewood Area Fire Control District serves both counties and charges a flat residential assessment of $290.78 for 2026-2027, up from $266.31 in FY2025-2026 and $247.68 in FY2024/25 (Englewood Area Fire Control District). The contract sets how it is split at closing.
Yes. Charlotte County's Englewood East unit charges $292.00 per equivalent residential unit in FY2026 and FY2027, up from $190.00 in FY2025, the same for built and vacant lots, to fund a paving program (Charlotte County, Englewood East budget). A buyer comparing a grid home with a new home in an HOA community is comparing $292 a year in street charges with association dues, and we put that comparison in front of them.
Yes. Disclose the system and find out whether the parcel sits inside the Englewood Water District, where a mandatory wastewater connection policy applies and owners pay for availability whether or not they connect (Englewood Water District fact sheet). On connection the old tank is pumped, crushed and filled under permit, and the district's service availability form answers the question for your lot.
A careful buyer will ask. The district's 2025 rate study projects water and wastewater rate increases of 15.0 percent a year for fiscal 2026 through 2029, and the adopted FY27 base charges, $29.37 for water and $42.75 for wastewater per connection per month, match the study's FY2027 column (Englewood Water District, 2025 rate study). Later years are projections, not adopted rates.
Often, yes. Assessment caps reset at a sale, so the buyer's bill is built from the new value (Florida Statutes 193.155). On illustrative arithmetic at 2026 rates, a homesteaded buyer at $315,000 on the Charlotte side pays about $4,270 in ad valorem tax, and a homesteaded buyer at $530,000 on Sarasota tax code 1500 about $6,480 including non-ad valorem lines. We show buyers a realistic estimate up front so the tax question does not derail the contract.
Florida's Save Our Homes portability rules let a homesteaded owner carry part of the capped difference to a new Florida homestead, and the amount depends on your own assessment history. The Sarasota County Property Appraiser explains the rules (Save Our Homes and portability), and Charlotte County's exemption filing deadline is March 1 (Charlotte County Property Appraiser). Ask the appraiser to estimate your transfer before you buy the next home.
Run both numbers. Renting means tourist development tax on stays of six months or less, 5 percent in Charlotte County and 6 percent in Sarasota County, plus the fire and other assessments, insurance, management and any association leasing limits, against today's sale price (Florida Department of Revenue, DR-15TDT). Rents and rental days are MLS fields: Information not available at time of publishing (checked November 14, 2026). Call Jesse direct at (239) 898-6072 and we will lay out both paths.
Only as far as the documents allow. Florida Statutes 509.032(7) bars local laws that prohibit vacation rentals or regulate their duration or frequency, except local laws adopted on or before June 1, 2011, but a condominium declaration or HOA covenants can still set minimum lease terms (Florida Statutes 509.032). We read your association's leasing rules before a listing mentions rentals, so a buyer is never sold a use the documents forbid.
Start by confirming whether you own the land. Lemon Bay Isles states that "owners own their land," and Sandalhaven Estates says its residents own the land their home sits on, while other communities may be cooperatives or land-lease parks (Lemon Bay Isles; Sandalhaven Estates). Charlotte-side ZIP 34224 mobile-home parcels recorded 118 sales at a $135,000 median, and the association's documents set any approval or transfer steps.
A cooperative sale transfers a share in the corporation and the right to occupy a site, not a fee-simple lot, and the Charlotte County roll codes those parcels as cooperative. Gulf to Bay, on the Charlotte part of Manasota Key, recorded 10 sales at a $167,500 median over the 36 months to September 9, 2026 (Charlotte County Property Appraiser). Ask the board for its transfer and approval rules before you list, and note that DBPR lists a $100 cap on cooperative transfer fees.
Yes, and the Charlotte side has an active lot market: ZIP 34224 recorded 138 qualified vacant-lot sales at a $25,000 median, from $8,000 to $530,500. Buyers will ask about the Englewood East assessment of $292 a year and the cost to bring water and sewer to the lot, which the Englewood Water District prices at $15,454.50 per connection for both on its current schedule (Englewood Water District rate notice). A lot with a confirmed service letter sells more easily than one without.
Gulf access matters to buyers, and so does the route. Document your canal, the depth at your dock as you know it, and the bridges between your home and open water: both Manasota Key drawbridges clear 26 feet closed at mean high water and the Ainger Creek road bridge is a fixed 9 feet (NOAA U.S. Coast Pilot 5, Chapter 12). Stump Pass, the inlet at Englewood's south end, "should not be attempted without local knowledge," per NOAA, so a buyer values a route that is documented.
The best current evidence says no. Florida DEP's August 2026 plan reports that by May 2026 the breach Milton cut through Manasota Key "had closed with natural infilling and accretion" (Florida DEP, Strategic Beach Management Plan 2026). A listing that promised Milton Pass access would mislead a buyer, so we describe the route through Stump Pass instead.
On the Charlotte side, it is worth doing. Charlotte County says existing development may need to bring lighting fixtures or windows up to code and runs night inspections to investigate hatchling disorientations; beach-visible fixtures must be FWC approved and beach-visible glass tinted to 45 percent light transmittance or less (Charlotte County, Sea Turtles and Coastal Development). Fixing it before listing removes an inspection objection. Sarasota-side lighting rules: Information not available at time of publishing (checked November 14, 2026).
Lemon Bay is a 7,227-acre state aquatic preserve and an Outstanding Florida Waterbody, so dock, seawall and dredge work there is permitted against a higher standard, and damaging seagrass can bring a fine of up to $1,000 (Florida Aquatic Preserves, Lemon Bay). Gulf-front work on Manasota Key also needs a state Coastal Construction Control Line permit (Florida DEP, CCCL). Often the better path is to disclose the condition and price it rather than start a permit you cannot finish before closing.
Price it against its own community and section first. Boca Royale recorded 86 sales at a $576,500 median, but its Unit 16 sold 22 times at $394,500 while Unit 14 Phase 2 sold 10 times at $843,400; Beachwalk by Manasota Key recorded 206 sales at $672,300 with phase medians from $385,000 to $873,300 (Sarasota County Property Appraiser). On the Charlotte side, the highest ZIP 34224 single-family sale in the window was $2,200,000 at 9801 Eagle Preserve Dr in March 2026, built 2013 with 3,022 square feet of county heated area, on the street of Lemon Bay Golf Club.
Price against the builder's recorded closings, not its brochure, and market what a new home lacks. In the Coco Bay group, 109 builder-direct sales recorded $315,600 against 20 resales at $280,000, and Lennar listed Island Lakes at Coco Bay at $292,999 to $464,999 on November 13, 2026. At Beachwalk, Pulte was the seller of record on 170 of 206 sales, so a resale competes with new inventory and wins on finished landscaping, completed upgrades and an immediate closing.
You can, but an Englewood sale has more moving parts than most: two county rolls, flood disclosure, the 50 percent rule, beach, fire and street assessments, and water district charges. You would also handle the buyer's agent compensation question, since buyers now sign written agreements with their own agents before touring. Call Jesse direct at (239) 898-6072 before you decide, and get our free valuation either way.
Some are, and Florida does not bar an owner from selling to a cash buyer. No public record reports what cash-offer companies pay as a group, so compare any offer with recorded sales: Charlotte-side ZIP 34224 single-family resales recorded a $310,000 median on 309 sales, and Sarasota-side older homes in ZIP 34223 a $427,500 median on 402 sales. You still owe the same disclosures, and a closing agent or attorney should review the contract.
Start over on pricing, not just photos. Re-check the comparable set on your own county's roll, confirm the flood zone and insurance story, read the tax bill for every assessment a buyer will see, and price to what recorded sales support (Charlotte County Property Appraiser; Sarasota County Property Appraiser). Then relaunch with a complete disclosure file. Call Jesse direct at (239) 898-6072 for a second opinion.
That is a question for your CPA or tax attorney, because the answer depends on your ownership, use and basis, and this page is general information, not tax advice. Bring your closing statement from the original purchase and your improvement records to that conversation before you list. If your Englewood home was a rental or a second home, raise that with your adviser early.
It can, if you are near Dearborn Street. The Englewood Community Redevelopment Area covers only the Sarasota County part of Englewood, and its 2024 plan says it runs "until Year 2029" (Englewood CRA Plan 2024). Buyers near the old town ask what is planned, such as the Buchan's Bayside expansion the Sarasota County Commission approved on July 8, 2026.
Stage for the view and the outdoor space, and fix the documents first. In Englewood a buyer is buying the bay, the beach or the lanai, so clear sightlines and a furnished outdoor room help, but a closed roof permit, an elevation certificate and a clean four-point report change who can insure and buy the home. Staging cannot do that. We tell you at the walk-through which spend returns its cost on your street.
Plan for storms and for showings while you are away. The Englewood Water District warns that water service may be suspended in evacuated zones and says much of Englewood is in evacuation Zone A (Englewood Water District, hurricanes), so a vacant home needs a storm plan and someone to inspect it after. Assessments keep billing whether or not the home is occupied, and on the Charlotte part of the key, beach-visible lights left on a timer still have to meet the sea turtle rules.
It can, for a home whose appeal is the beach or the boat. Charlotte County estimates construction of the new Ainger Creek boat ramp from January 1 to July 31, 2027, with all park amenities closed, and shows Englewood Beach's pavilions, boardwalks and piers with completion estimates as late as 2030 (Charlotte County, Ainger Creek Boat Ramp Replacement). On the Sarasota side, part of Manasota Key Road reopened in January 2026 on a temporary repair. We state the schedules so a buyer weighs them honestly.
Most can, but the quote depends on the home, the roof, the flood zone and the carrier, so the buyer should quote wind and flood early. Citizens had 2,121 multi-peril personal residential policies in Charlotte County at August 31, 2026, against 14,242 in July 2024, and 4,381 in Sarasota County (Citizens, policies in force). An elevation certificate, a wind mitigation report and a roof permit date make the quote faster and more accurate.
Your deed and any survey, the parcel record from the right county appraiser, the elevation certificate if you have one, roof and other permits, the four-point and wind mitigation reports, your latest tax bill showing every non-ad valorem line, your Englewood Water District or septic records, insurance claim history, mortgage payoff information, and any association documents and budget. On the Charlotte part of the key, add any lighting inspection notices.
We price from recorded sales on your own county roll, market with professional photography, aerial footage and a listing file that answers the county, flood and water questions first, negotiate as the partners who priced the home, and manage the closing. Start with a free home valuation, or Call Jesse direct at (239) 898-6072. If you are buying too, Call Marc at (239) 287-5873.
Englewood sellers call a local team because value here is written in details a distant agent rarely checks: which county holds the parcel, which flood map and zone apply, whether the Englewood Water District serves the lot, which beach, fire and street charges sit on the bill, and what route a boat takes to the Gulf.
If you are thinking, "I need someone to sell my house in Englewood, Florida," McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Englewood, Charlotte County, Sarasota County, Port Charlotte and Punta Gorda. Whether you are selling on Manasota Key, in Englewood Isles, Boca Royale, Beachwalk by Manasota Key, Stillwater, Oyster Creek, Grove City, Coco Bay or the Englewood East grid, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
RealTrends ranked our Domain Realty Group team #5 in Florida in 2026, and Jesse McGreevy and Marc Comisar bring over 45 years of combined direct experience between them. For the place itself, from beaches and Dearborn Street to taxes and flood maps on both sides of the line, read our complete Englewood area guide.
Englewood's public records live in two counties and several districts. The right property appraiser shows the parcel, tax district and sales; the tax collector's bill shows the assessments; the Englewood Water District answers service; the fire district publishes its assessment; and FEMA's map confirms the flood zone. Knowing where each lives lets us answer a buyer in a day.
On the Charlotte side that means the Charlotte County Property Appraiser and the Charlotte County Tax Collector; on the Sarasota side, the Sarasota County Property Appraiser and the Sarasota County Tax Collector. Two special districts cross the line and serve both: the Englewood Water District and the Englewood Area Fire Control District. The Charlotte County Commission and the Sarasota County Commission govern their own parts, and the Sarasota side alone has the Englewood Community Redevelopment Area.
Englewood buyers are paying for Lemon Bay, the Gulf beaches on Manasota Key, the boating route to Stump Pass, and a price range on the Charlotte side that sits close to Port Charlotte's while the water sits closer. We describe your home in those terms, with the records behind every claim, because that is what a buyer compares.
Lemon Bay runs 15 miles behind the barrier island, and its Englewood shoreline is lined with marinas, ramps and canal neighborhoods (NOAA U.S. Coast Pilot 5, Chapter 12). The Charlotte-side ZIP 34224 single-family median of $320,000 compares with $302,550 across Port Charlotte's six ZIP codes in the same Charlotte County window. For the wider county, our Charlotte County guide covers the markets around Englewood.
If you own in Port Charlotte or Punta Gorda as well, or you are weighing a move between them, our seller pages there use the same county-record method. Each names its own windows and medians, so you can compare Englewood with its Charlotte County neighbors line by line before you list.
Read our guides to selling a home in Port Charlotte and selling a home in Punta Gorda, and the Port Charlotte and Punta Gorda area guides. If you are buying your next home in the area, Call Marc at (239) 287-5873 or read our buying guide; to reach the team any other way, use our contact page. Before any of that, a free home valuation tells you what you are working with, or Call Jesse direct at (239) 898-6072.
Every document behind the figures on this page is public and free. These are the ones an Englewood seller actually uses, each linked to the publishing authority.
| Document | Publisher | What an Englewood seller uses it for | Link |
|---|---|---|---|
| Estoppel Certificate Fees schedule | Florida DBPR | The current $299, $119 and $179 estoppel caps and the condominium and cooperative transfer fee caps | myfloridalicense.com estoppel fee sheet |
| Documentary Stamp Tax guidance | Florida Department of Revenue | The $0.70 per $100 deed rate and the rounding method | floridarevenue.com documentary stamp tax |
| Section 201.02, Florida Statutes | Florida Legislature | The statute that sets the deed stamp tax | Section 201.02 |
| Rule 69O-186.003, Title Insurance Rates | Florida Office of Insurance Regulation rule | The promulgated owner's title premium schedule | Rule 69O-186.003 |
| Section 720.401, Florida Statutes | Florida Legislature | The HOA disclosure summary owed before the buyer signs | Section 720.401 |
| Section 689.261, Florida Statutes | Florida Legislature | The property tax disclosure summary given at or before contract | Section 689.261 |
| Section 718.503, Florida Statutes | Florida Legislature | Condominium resale disclosure | Section 718.503 |
| 50% FEMA Rule permit guidance, Rev. 07/2025 | Charlotte County Community Development | Substantial damage and the one-foot-above-base-flood-elevation test | Charlotte County 50 percent rule package |
| Understanding the FEMA 50% Rule | Sarasota County Property Appraiser | The 50 percent rule on the Sarasota side | Sarasota County Property Appraiser explainer |
| NFIP Community Rating System Eligible Communities, April 2026 | FEMA | Class 5 status and the 25 percent flood discount for both counties | FEMA CRS list |
| 2024 Program for Public Information and Flood Insurance Promotion Plan | Sarasota County | The flood disclosure duty and the March 27, 2024 map date | Sarasota County flood plan |
| Board-Approved Rate Adjustments Effective October 1, 2025 | Englewood Water District | Capital capacity charges for a lot or a new connection | Englewood Water District rate adjustments |
| FY27 Customer Rules and Regulations | Englewood Water District | Connection deadlines and charges that run with the parcel | Englewood Water District FY27 rules |
| Fact Sheet on septic, wells and mandatory connection | Englewood Water District | What a septic seller tells a buyer | Englewood Water District fact sheet |
| Englewood East FY26 adopted and FY27 approved budget | Charlotte County | The $292 street and drainage assessment | Charlotte County Englewood East budget |
| Beach renourishment assessment hearing backup, July 22, 2026 | Charlotte County Board of County Commissioners | The proposed Manasota Key beach charge and its maximum rate | Charlotte County hearing backup |
| Sea Turtles and Coastal Development brochure | Charlotte County | Lighting and window tint rules on the Charlotte part of Manasota Key | Charlotte County sea turtle brochure |
| 2026 Final Rate Chart | Charlotte County Property Appraiser | Millage by tax district, including district 003 for Manasota Key | Charlotte County 2026 rate chart |
| DR-15TDT local option tourist tax rates | Florida Department of Revenue | The 5 and 6 percent tourist development tax rates for a rent-or-sell decision | Florida DOR DR-15TDT |
| U.S. Coast Pilot 5, Chapter 12 | NOAA Office of Coast Survey | Bridge clearances on Lemon Bay for a boating listing | NOAA Coast Pilot 5, Chapter 12 |
Every source below was read between October 21 and November 14, 2026, and each figure on this page carries its own date and window beside it in the text. Primary documents only: Florida Statutes, state and federal agencies, Charlotte County and Sarasota County and their Property Appraisers, Clerks and Tax Collectors, the Englewood Water District and other independent districts, and community associations' own pages. Charlotte County sales figures come from the Charlotte County Property Appraiser's roll and sales files, whose newest qualified recorded sale is September 9, 2026; Sarasota County sales figures come from the Sarasota County Property Appraiser's bulk parcel and sales file dated October 21, 2026, whose newest qualified sale is October 14, 2026. No listing site, brokerage or valuation aggregator was used for any figure on this page.
McGreevy and Comisar are the Southwest Florida listing team Englewood sellers call when the details decide the price. Jesse McGreevy and Marc Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team, and personally handle every listing from pricing to closing, with over 45 years of combined direct experience between Jesse McGreevy and Marc Comisar.
For this page we tracked 405 qualified recorded single-family sales in ZIP 34224 on the Charlotte County roll for the 12 months to September 9, 2026 and 603 in ZIP 34223 on the Sarasota County roll for the 12 months to October 14, 2026, and we tracked every county, district and association charge named above, so the figures here come from public records rather than estimates. Our Domain Realty Group team has completed more than 4,000 transactions across Southwest Florida.
Jesse McGreevy direct: (239) 898-6072 · [email protected] · Marc Comisar direct: (239) 287-5873 · Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
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.
More on the team at about McGreevy and Comisar. McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com. Follow us on Facebook, Instagram, YouTube and LinkedIn.
Ready to sell? Call Jesse McGreevy direct at (239) 898-6072, or start with your free Englewood home valuation. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.
Updated November 2026. This page is general information about selling a home in Englewood, not an appraisal and not legal or tax advice. Recorded-sales figures change with every county file and statutory figures change annually. Brokered by Domain Realty.