To sell an Englewood East home in 2026, price it against its own section's recorded sales, not a blended Englewood figure. The Charlotte County Property Appraiser recorded 227 qualified improved sales in Englewood East at a $315,000 median from September 10, 2025 to September 9, 2026: 195 resales at $305,000 and 32 new-home first sales at $389,500.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar of Domain Realty. Updated November 2026.
This page is the seller companion to our Englewood East neighborhood guide, which covers the place itself: its eight platted sections, the county street and drainage unit, water and sewer, flood maps, hurricanes, parks and schools. Here we cover what the county sales record says to an owner who wants to sell. Every count and median below comes from the Charlotte County Property Appraiser's roll dated November 5, 2026 and its sales recorded through September 9, 2026, for qualified improved sales from September 10, 2025 to September 9, 2026 unless another window is named (Charlotte County Property Appraiser). We never mix in portal estimates or listing-feed medians. For the wider town, read our Englewood seller guide.
On this page, Englewood East means every Charlotte County parcel in General Development Corporation's Port Charlotte Subdivision sections 62, 63, 64, 65, 69, 73, 74 and 84 with an Englewood 34224 address: 7,939 parcels on the November 5, 2026 roll, of which 4,333 are single-family homes, 3,075 are vacant residential lots and 261 are small multifamily parcels of 2 to 9 units (Charlotte County Property Appraiser). That this set is what people call Englewood East is our inference, and we say so plainly: no county document we read defines Englewood East as these eight sections. The name itself is Charlotte County's. The Englewood East (Non-Urban) Street and Drainage Unit, created by Ordinance 1985-017, pays to pave and drain the platted streets, and its boundary runs past our eight sections into Port Charlotte 33981 addresses (Charlotte County, Englewood East Non-Urban Street and Drainage Unit). The land is unincorporated Charlotte County, not Sarasota County, even though the mailing city is Englewood. For a seller that settles a lot at once: the Charlotte County Property Appraiser holds the sales record, the Charlotte County Tax Collector prorates the bill, and the county's zoning, permitting and flood rules are the ones a buyer's inspector, lender and insurer will read.
The center of this page is the paired record: the price a seller paid at the house's previous qualified sale, set beside the price the open market paid that seller later. Of the 195 resales in the window, 110 had an earlier qualified improved sale of the same house above $50,000 in the county file, and the median resale closed 38.1 percent above that earlier price, with 79 above, 28 below and 3 at the same price (Charlotte County Property Appraiser). When the owner bought decided most of it. All 20 owners whose earlier purchase was before 2015 sold above it, at a median 167.7 percent above, while 24 of the 34 whose earlier purchase was in 2022 or later sold below it, at a median 7.1 percent below. The market did not treat those two groups differently; it paid both groups a 2026 price, and the purchase year decided which side of the earlier price that 2026 price fell on.
Englewood East at a glance (Charlotte County record, November 2026):
Talk to McGreevy and Comisar before you list. Start with a free Englewood East home valuation built from your section's recorded sales, or call Jesse direct at (239) 898-6072. Buying in Englewood East or elsewhere in Englewood instead? Read how we help buyers find a home in Englewood, or call Marc at (239) 287-5873.
The record behind the team that will price your Englewood East home:
Top 1% Real Estate Agents Nationally Since 2008
5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
Nationally Recognized Top Producing Realtors
Platinum Sales Production Award Winners
Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (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.
List your Englewood East home with McGreevy and Comisar because we price it from Charlotte County's recorded sales for its own section, age and size, and read the repeat-sale record a listing feed never shows. Jesse McGreevy and Marc Comisar lead the #1 real estate team in Southwest Florida since 2012, with over 45 years of combined direct experience.
That experience is the whole team's record across Southwest Florida, not an Englewood East sales count, and we keep the two apart on purpose. In the 2026 RealTrends rankings, our Domain Realty Group team was the #5 real estate team in Florida, with 241 transactions and $157M+ in volume, and the #1 real estate team in Bonita Springs by sales volume and by transaction sides; Domain Realty Group has closed 4,000+ transactions as a team. What we bring to Englewood East specifically is method. For this page we traced every qualified improved sale in the eight sections for the last 12 months, 227 of them, plus 119 vacant lot sales; we split the 227 into 195 resales and 32 new-home first sales; and we matched 110 of the resales to the price the same house brought at its previous qualified sale (Charlotte County Property Appraiser). We also cut every calendar year since 2019, so a seller can see where the 2023 peak and the 2025 reset sit against a 2026 price. That is the work an Englewood East price should start from.
We are the partners who price your home, sit at the negotiating table and answer your phone. Nobody hands your Englewood East offer to an assistant.
Partner-level service means the partner who priced your Englewood East home is the one who answers the buyer's questions about the roof's permit date, the four-point and wind mitigation reports, the water, sewer or septic status, the street and drainage assessment and your earlier purchase price. Those answers move an Englewood East price as much as square footage does.
An Englewood East negotiation turns on details a junior agent would pass along without reading. A buyer's agent will ask how old the roof is, because Florida law bars an insurer from refusing a policy solely for the age of a roof under 15 years, while for a roof "at least 15 years old" the insurer must allow the homeowner a roof inspection before requiring replacement (Florida Statutes 627.7011). The buyer's insurer will ask for a four-point inspection, because Citizens "requires a four-point inspection for all property owner, dwelling and mobile home applications for properties more than 20 years old" (Citizens Property Insurance, Inspections), and 109 of the window's 195 resales were homes built in the 1980s or 1990s, every one of them more than 20 years old by 2026 (our sum from the county file; Charlotte County Property Appraiser). The buyer's lender will ask what the street and drainage line on the tax bill pays for. A buyer of a home on septic will ask whether a central sewer line has reached the street, because the Englewood Water District requires developed parcels to connect "Within 365 days after the date of written Notification of Water and/or Wastewater Service Availability" (Englewood Water District, FY27 Customer Rules and Regulations). Each of those questions has a recorded answer, and each one changes what a buyer will pay. Jesse and Marc read the papers and give the answers themselves, the same day.
The same is true of the sales record itself. When a buyer's agent quotes an "Englewood median" from a portal, the answer has to come from someone who knows what that number covers. The Englewood census-designated place, the area most data sites quote as "Englewood," takes in only 276 of the 7,746 Englewood East parcel points the Census Bureau geocoder matched, 3.6 percent (Census TIGERweb places layer, tested against U.S. Census Bureau batch geocoder points, November 14, 2026). And "Englewood, FL" is the mailing city for ZIP 34223 as well as 34224, so an Englewood address alone does not say which county, which school district or which sales file applies (Charlotte County Public Schools, Boundary Locator). A blended Englewood number describes no Englewood East home.
The county record lets us price an Englewood East home against every qualified deed in its own section, size band and decade built, and against the price its owner paid. A listing-feed comparison shows asking prices and some closings; the Charlotte County deed record shows what closed, parcel by parcel, back to 2019.
Here is what the record changes in practice. First, the comparable set. The 32 new-home first sales in the window had a $389,500 median against $305,000 for the 195 resales, but their price per heated square foot, $210, was only $7 above the resale figure of $203 (our arithmetic from the county file; Charlotte County Property Appraiser). Most of the gap is size: new homes in the window had a 1,676 square foot median, against 1,545 for all single-family homes on the roll. So a 1980s resale priced off a median that includes builder closings starts from the wrong number, and we separate the two before anything else.
Second, age. Resale medians in the window rose with the decade built: $261,700 for 69 homes built in the 1980s, $298,900 for 40 from the 1990s, $362,500 for 26 from the 2000s, $375,000 for 20 from the 2010s and $395,000 for 23 built in 2020 or later (Charlotte County Property Appraiser). Price per heated square foot moved much less across the first three decades, $203, $198 and $194, which says the 1980s to 2000s price steps are mostly size, while homes built since 2010 also carried a higher figure per square foot, $232 and $219. The second part of this page breaks those groups down by size band and by section.
Third, the history. More than half of the window's resales, 110 of 195 or 56.4 percent (our arithmetic), had an earlier qualified improved sale of the same house in the file, so the record shows what that seller paid and what the market paid later. That third view changes how an Englewood East seller sets a price more than any other, and the fourth section of this page walks through it. Fourth, the land. The window's 119 vacant lot sales at a $23,000 median tell us what a buyer who is weighing a new build is paying for land; we do not add that figure to a home price to claim a building cost, because the record cannot split a new home's price between land and construction (Charlotte County Property Appraiser).
A listing-feed comparison cannot see the whole Englewood East market because portals use the name loosely, sometimes file 34224 addresses under the wrong county and quote Englewood figures drawn from a different area. The Charlotte County deed record avoids those problems: every qualified sale in the eight sections is recorded with one appraiser.
Our community guide found that search results on November 14, 2026 showed portal pages for both "Englewood East" and "East Englewood," and an MLS-style area tag of "East Englewood" attached to a Port Charlotte 33981 address (our Englewood East neighborhood guide). Some pages we reviewed on the same day placed Englewood 34224 in Sarasota County. The county's own records contradict that: the Englewood East street and drainage unit is a Charlotte County Public Works unit whose advisory board meets at the county's West County Annex, 6868 San Casa Drive, Englewood (Charlotte County, Englewood East Non-Urban Street and Drainage Unit). The days-on-market figures we found on portal and investor pages disagreed with one another, and the county record holds sale dates but no listing dates to check them against. So we define Englewood East the way the property record does, by section and ZIP, and use the county file for every number.
The county record has its own limits, and we name them. It carries no days on market, no sale-to-list ratio and no active listing count, because those are listing-service fields. It lags the market: the newest qualified sale in our set is dated September 8, 2026 (Charlotte County Property Appraiser). And the roll describes a parcel as it was assessed. Of the 227 sales, 14 were on parcels the November 5, 2026 roll still codes as vacant residential, at prices from $268,000 to $450,000, which is home money, not lot money; in a building area that pattern usually means a house finished after the roll's assessment date, though the county file does not say so (Charlotte County Property Appraiser). When we prepare a pricing opinion for a specific Englewood East home, we add the listing-side measures for its own section at that time, show you where they came from, and keep the county record as the base.
Before we suggest a price for an Englewood East home, we gather the legal description and section, the roof permit and four-point report, the wind mitigation form, the flood zone printout and flood disclosure answers, the water, sewer or septic records, the tax bill's assessment lines and your existing owner's title policy.
Each document answers a question the buyer's agent will ask:
If you would like us to pull the record for your address first, request a free Englewood East home valuation from our Englewood valuation page. Call Jesse direct at (239) 898-6072.
Whether McGreevy and Comisar have closed an Englewood East sale is a listing-service question, and the Charlotte County record used for this page does not answer it. For our own Englewood East sales: Information not available at time of publishing (checked November 14, 2026). What we offer an Englewood East seller is the record and the method on this page.
We would rather say that plainly than borrow another market's numbers. The figures on this page describe the Englewood East market, not our share of it, and every one of them names its source and its window. The team record in the accolade list above is our record across Southwest Florida. What carries over to an Englewood East listing is the discipline behind it: price from closings, separate new-home first sales from resales, compare homes of the same decade and size in the same section, read the roof, permit and utility papers before the buyer does, explain the assessments on the bill, and keep a partner at the table from the first call to the closing.
Compare listing agents for an Englewood East home on the public record: license history, verified reviews and published production, and then one Englewood East test. Ask each agent which section your parcel is in, what that section's recorded sales closed at, and how a 1980s resale differs from a new-home first sale.
Our page on the best real estate agents in Englewood sets out how to compare the agents and teams working in Englewood on Google reviews, license dates and published production, and we are comfortable being measured against the criteria it sets out. Whoever you interview, ask for the full scope in writing: how the price was built, which comparable sales were used and from which file, how the listing will answer the roof, insurance, septic and assessment questions, the photography and marketing plan, and who negotiates. An agent who answers the Englewood East test from memory, with a section median and a decade-built comparison, has done the homework. An agent who answers with one ZIP code number has not, because Englewood East's 12-month section medians ran from $300,000 in section 64 to $352,000 in section 65, its 1980s resales from a $261,700 median and its homes built in 2020 or later from $395,000, all inside the same window (Charlotte County Property Appraiser).
The recorded sales record says Englewood East is one broad price level split by age and newness. The Charlotte County Property Appraiser recorded 227 qualified improved sales at a $315,000 median from September 10, 2025 to September 9, 2026, with resales at $305,000 and new-home first sales at $389,500.
Data updated: November 2026 (Charlotte County Property Appraiser roll dated November 5, 2026 and sales recorded through September 9, 2026, qualified improved sales September 10, 2025 to September 9, 2026)
For this page we tracked every qualified sale in the eight sections, parcel by parcel, rather than relying on a listing feed: 227 improved sales and 119 vacant lot sales in the last 12 months, and every calendar year back to 2019. In the last 12 months we also tracked which resales had an earlier recorded sale of the same house, which is the basis of the repeat-sale section below (Charlotte County Property Appraiser).
How we counted (method note). The parcel set is every Charlotte County parcel whose legal description is Port Charlotte Subdivision section 62, 63, 64, 65, 69, 73, 74 or 84 and whose situs ZIP is 34224, 7,939 parcels on the roll dated November 5, 2026. That this set is what people call Englewood East is our inference; the county's Englewood East (Non-Urban) Street and Drainage Unit is wider, and its boundary runs past our eight sections into Port Charlotte 33981 addresses (Charlotte County Property Appraiser; Charlotte County, Englewood East Non-Urban Street and Drainage Unit). A sale counts if the Florida Department of Revenue qualification marks it as qualified, the parcel is improved and the price is over $1,000. The 12-month window is September 10, 2025 to September 9, 2026; longer windows end on the same date. A "new-home first sale" is our rule, not a county code: the first recorded improved sale of a home built within a year of the sale, which in practice is a builder closing. Every other improved sale is a resale. Price per square foot divides the sale price by heated area on the roll, so it covers only the 213 sales with heated area recorded, and it should not be set beside an MLS figure that uses a different area measure. Where a figure is our own arithmetic from the file, it says so.
Englewood East recorded 227 qualified improved sales from September 10, 2025 to September 9, 2026 at a $315,000 median, with the middle half between $265,000 and $395,000. The 198 single-family sales had a $313,000 median, the 195 resales $305,000, the 32 new-home first sales $389,500 and the 13 small multifamily sales $395,000.
Englewood East, qualified improved sales by type. Window: September 10, 2025 to September 9, 2026. Source: Charlotte County Property Appraiser.
| Sale type | Sales | Median | Lowest to highest | Middle half of sales |
|---|---|---|---|---|
| All qualified improved sales | 227 | $315,000 | $100,000 to $1,175,000 | $265,000 to $395,000 |
| Single-family | 198 | $313,000 | $100,000 to $868,000 | $261,525 to $381,000 |
| Resales (every sale that is not a new-home first sale) | 195 | $305,000 | not printed (see below) | $257,900 to $375,000 |
| New-home first sales (our rule) | 32 | $389,500 | $265,000 to $505,000 | $313,225 to $433,750 |
| Small multifamily (2 to 9 units) | 13 | $395,000 | $250,000 to $575,000 | $281,400 to $398,500 |
Data updated: November 2026 (Charlotte County Property Appraiser roll dated November 5, 2026 and sales recorded through September 9, 2026, qualified improved sales September 10, 2025 to September 9, 2026)
Englewood East, price per heated square foot. Same window and source.
| Group | Sales with heated area | Median per heated sq ft | Middle half |
|---|---|---|---|
| All qualified improved sales | 213 | $203 | $182 to $240 |
| New-home first sales | 32 | $210 | $189 to $240 |
| Resales | 181 | $203 | $180 to $240 |
Data updated: November 2026 (Charlotte County Property Appraiser roll dated November 5, 2026 and sales recorded through September 9, 2026, qualified improved sales September 10, 2025 to September 9, 2026; heated area from the roll)
Three readings matter to a seller. First, the single-family figures, 198 sales at $313,000, are the closest yardstick for an owner of a house; the all-sales figure includes duplexes and a few non-residential parcels. Second, the extremes are single sales and should be ignored for pricing. By our reading of the sales list, the $1,175,000 top of the all-sales and resale ranges is a 9,800 square foot non-residential building on S Access Rd in section 64, built in 2001, which is why we do not print a resale range; the single-family top, $868,000, was a 4,228 heated square foot home built in 1997 in section 62 (Charlotte County Property Appraiser). Third, the middle half is tight. Half of all Englewood East sales closed within a $130,000 band, from $265,000 to $395,000 (our arithmetic), and half of all priced sales closed between $182 and $240 per heated square foot. In a band that narrow, condition, roof age and utilities decide which home sells first and at what figure.
The homes that sold were newer and a little larger than the homes on the roll. The median sold home was built in 1997 and had 1,578 heated square feet, against a 1991 median year built and a 1,545 square foot median for all 4,333 single-family homes on the roll (Charlotte County Property Appraiser). New construction explains most of that gap: 55 of the 213 sales with heated area were homes built in the 2020s, 32 of them new-home first sales and 23 of them resales.
New-home first sales in Englewood East ran $84,500 above resales at the median in the latest 12 months, $389,500 against $305,000, but only $7 above per heated square foot, $210 against $203. Resales of homes built in 2020 or later closed at a $395,000 median, slightly above the new-home figure.
Englewood East, new homes against resales by build era. Window: September 10, 2025 to September 9, 2026. Source: Charlotte County Property Appraiser.
| Group | Sales | Median price | Middle half | Median per heated sq ft |
|---|---|---|---|---|
| New-home first sales (our rule) | 32 | $389,500 | $313,225 to $433,750 | $210 |
| Resales of homes built 2020 or later | 23 | $395,000 | $325,000 to $439,000 | $219 |
| Resales of homes built 2015 or later | 39 | $375,000 | $315,000 to $445,000 | $219 |
| All resales | 195 | $305,000 | $257,900 to $375,000 | $203 |
Data updated: November 2026 (Charlotte County Property Appraiser roll dated November 5, 2026 and sales recorded through September 9, 2026, qualified improved sales September 10, 2025 to September 9, 2026; new-home first sale is our rule, the first recorded improved sale of a home built within a year of the sale)
New homes were about one sale in seven, 32 of 227 or 14.1 percent (our arithmetic). Their median heated area was 1,676 square feet, with the middle half from 1,633 to 2,096, so most of the $84,500 price gap with resales comes from size, not from a large premium per square foot (Charlotte County Property Appraiser). The more telling comparison is the next row: the 23 resales of homes built in 2020 or later closed at a $395,000 median and $219 per heated square foot, $5,500 and $9 above the new-home first-sale figures (our arithmetic). In this window, a nearly new Englewood East resale held its own against a builder closing.
For an owner of an older home, the reading is different. A buyer comparing a 1980s resale with a new build is comparing two products, and the resale has to win on price and on the papers: roof age, wind features, insurance quote, and sewer or septic. The county roll shows how much new competition there is. The roll counts 76 single-family homes built in 2024 and 88 built in 2025, and 482 of the 4,333 single-family homes on the roll were built in 2020 or later (Charlotte County Property Appraiser). The second part of this page covers how to compete with them, and with the lots they are built on.
Most Englewood East sales fell between $200,000 and $399,999: 172 of the 227 qualified improved sales from September 10, 2025 to September 9, 2026, with 89 in the $300,000 band and 83 in the $200,000 band. Only 8 sold under $200,000, and only 9 at $500,000 or more.
Englewood East, qualified improved sales by price band. Window: September 10, 2025 to September 9, 2026. Source: Charlotte County Property Appraiser.
| Price band | Sales |
|---|---|
| Under $200,000 | 8 |
| $200,000 to $299,999 | 83 |
| $300,000 to $399,999 | 89 |
| $400,000 to $499,999 | 38 |
| $500,000 to $599,999 | 5 |
| $600,000 to $699,999 | 1 |
| $700,000 to $799,999 | 1 |
| $800,000 and up | 2 |
| Total | 227 |
Data updated: November 2026 (Charlotte County Property Appraiser roll dated November 5, 2026 and sales recorded through September 9, 2026, qualified improved sales September 10, 2025 to September 9, 2026)
About 92.5 percent of sales, 210 of 227, fell between $200,000 and $499,999 (our arithmetic). The two middle bands, $200,000 to $399,999, held 172 sales, or 75.8 percent (our arithmetic), and that is where most 1980s and 1990s resales compete with each other. New-home first sales sit higher and wider, from $265,000 to $505,000 with a $389,500 median, so the $300,000 and $400,000 bands mix new builds with larger or newer resales (Charlotte County Property Appraiser). Sales above $600,000 are rare, and two of the four were the 4,228 square foot home and the non-residential building described above, by our reading of the file.
For a seller, the bands set the competitive field. A home priced at $289,000 competes with the 83 homes that closed in the $200,000 band over a year, about seven a month (our arithmetic), and buyers in that band are comparing the same things: roof, air conditioning, windows, sewer or septic, and the insurance quote. A home priced at $419,000 sits in a thinner band of 38 sales, where it also competes with new builds whose median was $389,500 (Charlotte County Property Appraiser).
Englewood East's median rose from $209,900 in 2019 to a $360,000 peak in 2023, about 72 percent higher, then eased to $340,000 in 2024 and $311,250 in 2025. The 157 sales from January 1 to September 9, 2026 had a $315,000 median, about level with 2025 and 12.5 percent below the peak.
Englewood East, qualified improved sales by calendar year. Source: Charlotte County Property Appraiser, roll dated November 5, 2026 and sales through September 9, 2026.
| Sale year | Qualified improved sales | Median, all improved | Middle half, all improved | New-home first sales | New-home median |
|---|---|---|---|---|---|
| 2019 | 320 | $209,900 | $178,250 to $245,675 | 79 | $214,900 |
| 2020 | 280 | $222,000 | $189,925 to $259,975 | 56 | $233,050 |
| 2021 | 371 | $279,800 | $235,000 to $321,500 | 61 | $260,000 |
| 2022 | 266 | $354,850 | $308,375 to $405,000 | 42 | $352,350 |
| 2023 | 239 | $360,000 | $315,000 to $438,700 | 53 | $371,300 |
| 2024 | 229 | $340,000 | $295,000 to $425,000 | 35 | $410,000 |
| 2025 | 230 | $311,250 | $265,000 to $381,250 | 38 | $342,500 |
| 2026, January 1 to September 9 | 157 | $315,000 | $268,000 to $395,000 | not computed | not computed |
Data updated: November 2026 (Charlotte County Property Appraiser roll dated November 5, 2026 and sales recorded through September 9, 2026, qualified improved sales by calendar year of sale)
Three patterns stand out. The biggest jumps came in 2021 and 2022, when the median moved from $222,000 to $279,800 and then to $354,850, while sales peaked at 371 in 2021 (Charlotte County Property Appraiser). The median then held near the top for 2022 and 2023 before easing to $311,250 in 2025, about 13.5 percent below the 2023 peak (our arithmetic). And 2026 so far looks like 2025: $315,000 on 157 sales through September 9, with a middle half of $268,000 to $395,000. A 2026 Englewood East median is still about 50 percent above 2019's $209,900 (our arithmetic), which is why an owner who bought before 2020 has a cushion and an owner who bought in 2022 or 2023 may not.
New-home first sales followed their own path. Their count was highest in 2019, at 79, and their median peaked at $410,000 in 2024 on 35 sales, before falling to $342,500 on 38 sales in 2025 (Charlotte County Property Appraiser). With 35 to 79 new-home sales a year, the mix of home sizes builders close in a given year can move that median as much as any change in the market. None of these figures predicts future prices.
Longer windows smooth the yearly counts.
Englewood East, qualified improved sales over longer windows ending September 9, 2026. Same source.
| Window | All improved sales | Median, all improved | Middle half, all improved | Resales | Resale median | New-home first sales | New-home median |
|---|---|---|---|---|---|---|---|
| 12 months (from September 10, 2025) | 227 | $315,000 | $265,000 to $395,000 | 195 | $305,000 | 32 | $389,500 |
| 24 months (from September 10, 2024) | 438 | $317,700 | $267,250 to $394,250 | 377 | $306,000 | 61 | $365,000 |
| 36 months (from September 10, 2023) | 676 | $326,650 | $282,250 to $400,000 | 576 | $320,000 | 100 | $389,000 |
| 60 months (from September 10, 2021) | 1,237 | $340,000 | $290,000 to $403,700 | 1,041 | $330,000 | 196 | $362,750 |
Data updated: November 2026 (Charlotte County Property Appraiser roll dated November 5, 2026 and sales recorded through September 9, 2026, qualified improved sales in the stated windows ending September 9, 2026)
The resale median was $305,000 over 12 months and $306,000 over 24 months, which says the Englewood East resale market has been level for two years (Charlotte County Property Appraiser). The 36-month and 60-month medians are higher because they include the 2022 and 2023 sales. For a 2026 seller, the 12-month and 24-month figures are the pricing anchors; the 60-month figure describes a market a buyer can no longer find.
Englewood East recorded 119 qualified vacant residential lot sales from September 10, 2025 to September 9, 2026, at a $23,000 median with the middle half between $18,000 and $27,000. Lot prices more than doubled from a $10,000 median in 2019 to $25,000 in 2022, and have held close to that level since.
Englewood East, qualified vacant residential lot sales. Source: Charlotte County Property Appraiser.
| Window | Sales | Median | Middle half |
|---|---|---|---|
| 12 months, September 10, 2025 to September 9, 2026 | 119 | $23,000 | $18,000 to $27,000 |
| Calendar 2019 | 107 | $10,000 | $8,000 to $13,500 |
| Calendar 2020 | 156 | $9,500 | $8,000 to $12,000 |
| Calendar 2021 | 354 | $19,000 | $14,500 to $23,000 |
| Calendar 2022 | 325 | $25,000 | $22,500 to $32,000 |
| Calendar 2023 | 170 | $25,000 | $21,000 to $31,000 |
| Calendar 2024 | 192 | $25,000 | $22,000 to $32,875 |
| Calendar 2025 | 119 | $23,000 | $19,500 to $26,000 |
Data updated: November 2026 (Charlotte County Property Appraiser roll dated November 5, 2026 and sales recorded through September 9, 2026, qualified vacant residential sales; lot highs not printed because the vacant-land figures include tracts not comparable to one platted homesite)
A home seller should know the lot market for two reasons. First, it is the supply behind the new homes your buyer is also touring: 3,075 vacant residential lots remain on the roll in the eight sections (Charlotte County Property Appraiser). Second, it shows what a buyer who prefers to build pays before construction even starts. We do not add a lot price to a home price to claim what building costs, because the county record cannot split a new home's price between land and construction, and a lot buyer also faces costs the sale price does not show. For example, Charlotte County's 2026 scrub-jay plan fee for a lot inside the plan area is $2,031 for lots up to 0.22 platted acres and $4,063 for 0.23 to 0.49 acres (Charlotte County, Scrub Jay HCP Fees 2026), and the fire district charges $63.95 a year on a vacant lot while it waits (Englewood Area Fire Control District, assessments).
The lot market also moved earlier than the home market. The lot median roughly doubled from $9,500 in 2020 to $19,000 in 2021 on 354 sales, the busiest year in the file, a year before the home median made its largest jump (our reading of the two tables). Lot volume then fell by about half, to 170 in 2023, and in 2025 it was 119 (Charlotte County Property Appraiser). The fourth part of this page covers selling a lot on its own.
Englewood East sits below the Charlotte County single-family median. Florida Realtors reported a $350,000 year-to-date single-family median for the Punta Gorda metropolitan area, which is Charlotte County, on 4,449 closed sales through September 2026, up 8.6 percent; Englewood East's 12-month county-record median was $315,000.
Charlotte County (Punta Gorda MSA) single-family sales, Florida Realtors, countywide. Source: Florida Realtors, September 2026 MSA summary; Florida Realtors, December 2025 MSA summary.
| Period | Closed sales, countywide | Change on prior year | Median sale price, countywide | Change on prior year |
|---|---|---|---|---|
| Full year 2025 | 5,422 | 6.8% higher | $343,725 | 5.6% lower |
| January to September 2026 | 4,449 | 8.6% higher | $350,000 | 2.0% higher |
| September 2026 | 430 | 0.5% lower | $344,000 | 4.2% higher |
Data updated: November 2026 (Florida Realtors monthly MSA summaries compiled from multiple listing service feeds, released October 16, 2026 for September 2026; countywide figures only, not Englewood East)
These are countywide listing-service figures, and they are not comparable line by line with the county deed record on this page: different source, different definition and different windows. Read them as context. By our arithmetic, Englewood East's $315,000 12-month median sits about $35,000, or 10 percent, below the county's year-to-date single-family median, while its $389,500 new-home first-sale median sits above it (Florida Realtors, September 2026 MSA summary; Charlotte County Property Appraiser). Countywide sales volume rose through 2026 while the median barely moved, the same level pattern the Englewood East resale median shows over 12 and 24 months.
The county record does not show days on market, the sale-to-list ratio, active listing counts, months of supply or rents for Englewood East, because those come only from the multiple listing service. For each of those fields: Information not available at time of publishing (checked November 14, 2026). We do not estimate them.
We do not borrow them from a portal or an aggregator either, because a portal's Englewood East statistics can mix in Port Charlotte 33981 streets, other 34224 areas and the Englewood census place, as the sections above explain. Two more limits apply to the county figures. First, the file lags the market: its newest qualified sale in our set is dated September 8, 2026, so any change since early September is not in these tables (Charlotte County Property Appraiser). Second, the roll describes a home as it was assessed, so a home finished after the assessment date can still be coded as a vacant lot, as 14 of the 12-month sales show. Florida Realtors' county-level detail with days to contract and months of supply sits in a members-only section, so we do not print it here. When we prepare a pricing opinion for a specific Englewood East home, we add the listing-side measures for its own section at that time, show you where they came from, and keep the county record as the base.
Ready to see where your home sits in that record? Request a free Englewood East home valuation or call Jesse direct at (239) 898-6072.
When Englewood East owners resold in the latest 12 months, most sold above the price recorded at the house's previous qualified sale. Of the 195 resales, 110 had an earlier qualified improved sale of the same house, and their median resale closed 38.1 percent above it: 79 above, 28 below and 3 the same.
Data updated: November 2026 (Charlotte County Property Appraiser roll dated November 5, 2026 and sales recorded through September 9, 2026; resales September 10, 2025 to September 9, 2026, each matched to the same house's earlier qualified improved sale above $50,000 in the same file)
This is the most important section on this page for an Englewood East owner, and it needs to be read carefully. We matched each resale in the window to the same house's previous qualified improved sale above $50,000 in the county's own file (Charlotte County Property Appraiser). Where an earlier sale exists, the record holds two prices: what the seller paid, and what the open market paid the seller later. Because both sales must be improved sales of the same house, a lot bought for $23,000 and sold later with a new home on it is not in these pairs. The 85 resales without a pair (our subtraction, 195 minus 110) had no earlier qualified improved sale in the file, usually because the house last changed hands before the file's history begins or through a transfer the county does not treat as a market sale.
The comparison is honest only with its limits stated. The record shows neither the costs of buying or selling, nor the roofs, repairs, additions or storm work the owner paid for between the two sales, nor the assessments and insurance carried in between, nor how the purchase was financed. So this page does not describe a profit or a loss for any owner. It says what the record says: the seller sold above, or below, the price recorded at the prior sale. The next section lists what those two prices leave out.
More than half of Englewood East's resales in the latest 12 months had an earlier recorded sale: 110 of 195, or 56.4 percent. That makes the price a seller paid a public number, and a well-prepared buyer's agent can look it up for most Englewood East homes that come to market.
Englewood East repeat sales. Resales September 10, 2025 to September 9, 2026. Source: Charlotte County Property Appraiser.
| Measure | Englewood East |
|---|---|
| Resales in the window | 195 |
| Resales with an earlier qualified improved sale of the same house above $50,000 | 110 |
| Median change from the prior recorded price | 38.1% above |
| Sold above the prior price | 79 |
| Sold below the prior price | 28 |
| Sold at exactly the prior price | 3 |
| Median months between the two sales | 76 |
| Months held, shortest to longest | 7 to 201 |
| Months held, middle half | 41 to 123 |
Data updated: November 2026 (Charlotte County Property Appraiser roll dated November 5, 2026 and sales recorded through September 9, 2026; resales September 10, 2025 to September 9, 2026)
In shares, 71.8 percent of the paired sellers sold above the prior price and 25.5 percent below it (our arithmetic from 79 and 28 of 110). The typical seller had held the house for 76 months, a little over six years, and the middle half had held from 41 to 123 months, about three and a half to ten years (Charlotte County Property Appraiser). Holding time and purchase year are two views of the same fact here: a six-year hold that ended in 2026 began around 2020, before the biggest jumps in Englewood East prices, and that alone explains much of the median.
The practical point for a seller is simple. Your purchase price is on the public record, in the county's file, and a buyer's agent will see it. If your asking price sits well above what you paid, the buyer will ask why, and an owner who bought in 2015 has a ready answer in the yearly medians. If you bought in 2022 or later, the buyer will read the record below and ask whether your price can go lower. Either way, the listing has to explain the price with the home itself, its section, size, age, roof, wind features and utilities, not with what you paid.
Each pair compares one house with itself, so the mix effects that move a yearly median, such as more new homes closing one year than another, do not move the median change. That is why the median change, not the difference between two medians, is the right measure here.
Yes, more than on anything else in the Englewood East record. All 20 owners whose prior purchase was before 2015 sold above it, at a median 167.7 percent above, and 33 of the 34 who bought from 2015 to 2019 did too. Of the 34 who bought in 2022 or later, 24 sold below, at a median 7.1 percent below.
Englewood East repeat sales by year of the prior purchase. Resales September 10, 2025 to September 9, 2026. Source: Charlotte County Property Appraiser.
| Prior purchase | Repeat sales | Median change | Sold above | Sold below | Same | Median prior price | Median resale price |
|---|---|---|---|---|---|---|---|
| Before 2015 | 20 | 167.7% above | 20 | 0 | 0 | $104,450 | $270,000 |
| 2015 to 2019 | 34 | 56.2% above | 33 | 1 | 0 | $192,000 | $277,500 |
| 2020 to 2021 | 22 | 29.7% above | 19 | 3 | 0 | $285,950 | $368,600 |
| 2022 or later | 34 | 7.1% below | 7 | 24 | 3 | $349,900 | $318,000 |
| All repeat sales | 110 | 38.1% above | 79 | 28 | 3 | not computed | not computed |
Data updated: November 2026 (Charlotte County Property Appraiser roll dated November 5, 2026 and sales recorded through September 9, 2026; resales September 10, 2025 to September 9, 2026; the median prior and median resale prices are separate medians of each column, not one owner's pair)
The pattern is a staircase. The earlier the purchase, the larger the median change and the more sellers above the prior price: 100 percent above for purchases before 2015, 97 percent for 2015 to 2019, 86 percent for 2020 to 2021 and 21 percent for 2022 or later (our arithmetic from the counts; Charlotte County Property Appraiser). The price columns show why. Owners who bought before 2015 paid a median $104,450 and their homes resold at a median $270,000; owners who bought in 2022 or later paid a median $349,900 and their homes resold at a median $318,000. Those are separate medians of each column, not one owner's pair, but they line up with the calendar-year record: the all-sales median was $209,900 in 2019, $354,850 in 2022 and $360,000 in 2023, and the latest 12 months closed at $315,000.
Read the 2015 to 2019 row closely, because it is the largest group of long-held sellers. Thirty-three of 34 sold above the prior price, at a median 56.2 percent above. An owner who bought an Englewood East home in that period at the $192,000 median purchase price of the group, and resold in 2026, sold into a market whose median had risen by half since 2019. The 2020 to 2021 row is narrower: 19 of 22 above, at 29.7 percent, because 2021 prices had already started to climb, from $222,000 in 2020 to $279,800 in 2021 (Charlotte County Property Appraiser). The groups are small, and none of these figures predicts what any one home will bring.
Englewood East owners who bought in 2022 or later mostly sold below the price recorded at their purchase: 24 of 34 below, 7 above and 3 the same, at a median 7.1 percent below. Buyers from 2022 sold a median 10.8 percent below and buyers from 2023 a median 11.9 percent below; 2024 or later buyers split evenly.
Englewood East repeat sales with a prior purchase in 2022 or later, by purchase year. Resales September 10, 2025 to September 9, 2026. Source: Charlotte County Property Appraiser.
| Prior purchase year | Repeat sales | Median change | Sold above | Sold below | Same | Median prior price | Median resale price |
|---|---|---|---|---|---|---|---|
| 2022 | 8 | 10.8% below | 1 | 7 | 0 | $349,950 | $304,950 |
| 2023 | 11 | 11.9% below | 0 | 10 | 1 | $410,000 | $326,000 |
| 2024 or later | 15 | 0.0% (no change) | 6 | 7 | 2 | $312,000 | $275,000 |
| 2022 or later, all | 34 | 7.1% below | 7 | 24 | 3 | $349,900 | $318,000 |
Data updated: November 2026 (Charlotte County Property Appraiser roll dated November 5, 2026 and sales recorded through September 9, 2026; resales September 10, 2025 to September 9, 2026; median prior and resale prices are separate medians, not one owner's pair)
The 2023 group is the clearest. None of its 11 sellers sold above the price recorded at purchase; 10 sold below and 1 at the same price, at a median 11.9 percent below (Charlotte County Property Appraiser). That group's median purchase price, $410,000, sat above the 2023 all-sales median of $360,000 and matched the 2024 new-home median of $410,000, which suggests many of those houses were newer or larger homes bought near the top; the county file does not say why each owner sold. The 2022 group, 8 sales, sold 7 below and 1 above, at a median 10.8 percent below.
Owners who bought in 2024 or later are the newest sellers, and their record is mixed: 15 pairs, 6 above, 7 below and 2 the same, with a median change of zero (Charlotte County Property Appraiser). Those purchases came after the 2023 peak, so the drop from purchase to resale had less room to work. For a seller in any of these groups, the reading is direct: the house is being priced by buyers against a 2026 market whose resale median, $305,000, is below the 2022 and 2023 all-sales medians of $354,850 and $360,000. Neither median sets your price, but both explain why a buyer's first offer may sit below your purchase price, and why your listing has to show what your home has that the median home does not.
First buyers of new Englewood East homes who resold in the latest 12 months had a median 13.6 percent above the price recorded at their new-home purchase: 14 pairs, 8 above, 5 below and 1 the same. Buyers of new homes in 2022 and 2023 mostly sold below their purchase price.
Englewood East homes resold by their first (new-home) buyer. Resales September 10, 2025 to September 9, 2026. Source: Charlotte County Property Appraiser.
| Year the home was bought new | Repeat sales | Median change | Sold above | Sold below | Same |
|---|---|---|---|---|---|
| 2021 | 1 | 23.7% above (one sale) | 1 | 0 | 0 |
| 2022 | 3 | 11.3% below | 1 | 2 | 0 |
| 2023 | 3 | 5.8% below | 0 | 2 | 1 |
| 2024 | 1 | 4.3% below (one sale) | 0 | 1 | 0 |
| All first-buyer resales in the window | 14 | 13.6% above | 8 | 5 | 1 |
Data updated: November 2026 (Charlotte County Property Appraiser roll dated November 5, 2026 and sales recorded through September 9, 2026; the file breaks out 8 of the 14 pairs by the year the home was bought new; the other 6 are counted only in the total)
This group answers a question new-home buyers ask: does a new Englewood East home hold its price when its first owner sells? Across all 14 first-buyer resales, the median was 13.6 percent above the builder price, with 8 of 14 above (Charlotte County Property Appraiser). But the 2022 and 2023 purchases tell the same story as the purchase-era table: 4 of those 6 sold below the price paid to the builder. The counts are very small, one to three sales a year, so treat the yearly rows as examples, not trends.
For a seller of a nearly new home, the useful comparison is the one in the third section: resales of homes built in 2020 or later closed at a $395,000 median, against $389,500 for new-home first sales in the same window (Charlotte County Property Appraiser). A nearly new resale with landscaping, window coverings, a screen enclosure and a finished closing history can compete with a builder's inventory home; one priced off its own 2022 or 2023 builder contract may not.
Across all Englewood East repeat sales since 2015, the median change from the prior recorded price peaked in 2022 at 109.9 percent above, when the typical resale more than doubled the earlier price. It has narrowed every year since, to 55.1 percent above in 2025 and 38.1 percent above for 2026 resales through September 9.
Englewood East repeat sales by calendar year of the resale, same-house rule. Source: Charlotte County Property Appraiser, roll dated November 5, 2026 and sales through September 9, 2026.
| Year of the resale | Repeat sales | Median change | Sold above | Sold below | Same |
|---|---|---|---|---|---|
| 2015 | 68 | 40.6% above | 66 | 2 | 0 |
| 2016 | 67 | 48.2% above | 67 | 0 | 0 |
| 2017 | 83 | 46.8% above | 82 | 1 | 0 |
| 2018 | 93 | 51.4% above | 92 | 1 | 0 |
| 2019 | 105 | 37.0% above | 102 | 3 | 0 |
| 2020 | 113 | 37.4% above | 112 | 0 | 1 |
| 2021 | 167 | 66.0% above | 167 | 0 | 0 |
| 2022 | 133 | 109.9% above | 130 | 3 | 0 |
| 2023 | 107 | 80.7% above | 102 | 5 | 0 |
| 2024 | 109 | 65.0% above | 95 | 14 | 0 |
| 2025 | 107 | 55.1% above | 89 | 17 | 1 |
| 2026, January 1 to September 9 | 82 | 38.1% above | 62 | 18 | 2 |
Data updated: November 2026 (Charlotte County Property Appraiser roll dated November 5, 2026 and sales recorded through September 9, 2026; repeat sales by year of the later sale, both sales qualified improved sales of the same house)
Read the peak years with care. A 2022 resale could only be a home bought in an earlier year, when prices were lower, resold into the highest prices the file records, so those resales combine a low purchase price with a high resale price. In 2021 every one of 167 repeat sellers sold above the prior price (Charlotte County Property Appraiser). Since 2022 two things have changed at once: the all-sales median has come down from $360,000 in 2023 to $315,000 in 2026 through September 9, and more of the owners now reselling bought in 2021 to 2024, at higher prices. The narrowing, from 109.9 to 38.1 percent above, is less a change in Englewood East homes than a change in which purchase prices are being measured.
The below-price column tells the same story from the other side. From 2015 to 2023, no year had more than 5 repeat sellers below the prior price; 2024 had 14, 2025 had 17, and 2026 through September 9 had 18 (Charlotte County Property Appraiser). That is still a minority, 18 of 82 in 2026, or 22.0 percent (our arithmetic), but it is the fact a 2026 seller has to price around, and for an owner who bought recently it is the fact that matters most. The 2026 median, 38.1 percent above, is close to the 2019 and 2020 figures of 37.0 and 37.4 percent, before the run-up.
"Sold above the prior price" leaves out what each Englewood East owner spent, borrowed or received between the two sales, so it is not a measure of profit or loss. The county file holds two prices; it does not hold roofs, storm repairs, additions, assessments, carrying costs, selling costs, financing or inflation.
Seven things sit outside the two recorded prices:
What the record does show is useful in itself: in this window the open market typically paid an Englewood East seller more than that seller paid, and the exceptions were mostly the most recent purchases. That is the starting fact for pricing, not a verdict on anyone's purchase.
Roofs, storm repairs and improvements hide in Englewood East's two recorded prices because they raise what a buyer pays at resale without appearing in what the owner paid at purchase. After Hurricane Ian in 2022 and Helene and Milton in 2024, many owners in ZIP 34224 replaced roofs and repaired wind damage, and the deed record shows none of it.
The federal record gives a sense of the scale, at the ZIP code level only. For Hurricane Ian, FEMA's owner assistance data for Englewood ZIP 34224 in Charlotte County show 5,329 valid registrations, 2,317 homes inspected, an average inspected damage of $6,511.22, and 796 inspected homes with damage between $1 and $10,000 against 263 over $30,000 (OpenFEMA Housing Assistance Owners, DR-4673, ZIP 34224). For Milton, the same data show 1,690 registrations and $10,174,626.93 in inspected damage (OpenFEMA, DR-4834, ZIP 34224), and for Helene 489 registrations (OpenFEMA, DR-4828, ZIP 34224). ZIP 34224 takes in more than Englewood East, so these are not Englewood East counts. They do fit the National Hurricane Center's account of Ian here: "The majority of the sensors placed in Port Charlotte and Englewood ... remained dry and did not measure storm surge due to offshore winds" (NHC Tropical Cyclone Report, Hurricane Ian). For these inland sections the storms were mostly wind and rain, and wind damage means roofs.
Hurricane owner-assistance registrations, Englewood ZIP 34224 in Charlotte County (ZIP level, not Englewood East only). Source: OpenFEMA Housing Assistance Owners, queried November 14, 2026.
| Storm and disaster number | Valid registrations | Homes inspected | Total inspected damage |
|---|---|---|---|
| Hurricane Ian, DR-4673 (2022) | 5,329 | 2,317 | $34,698,267.62 |
| Hurricane Helene, DR-4828 (2024) | 489 | 278 | $4,066,461.66 |
| Hurricane Milton, DR-4834 (2024) | 1,690 | 572 | $10,174,626.93 |
Data updated: November 2026 (OpenFEMA DR-4673; DR-4828; DR-4834, queried November 14, 2026; ZIP 34224 extends beyond the eight Englewood East sections)
A roof replaced after Ian is a roof the next buyer's insurer treats as new. Florida law says an insurer "may not refuse to issue or refuse to renew a homeowner's policy insuring a residential structure with a roof that is less than 15 years old solely because of the age of the roof," and for a roof "at least 15 years old" it must allow an inspection before requiring replacement (Florida Statutes 627.7011). Citizens asks shingle roofs older than 25 years for documentation showing "at least five years of remaining useful life" (Citizens Property Insurance, Inspections). So an owner who replaced a roof in 2023 and sells in 2026 is selling an insurable roof for more than a decade to come; an owner whose roof dates from the original 1980s or 1990s construction, or from a mid-2000s replacement, is not. The recorded resale price includes that difference, and the recorded purchase price never had it.
Building code era adds another layer the two prices hide. The statewide Florida Building Code replaced local codes in 2002 (Miami-Dade County, building code history), and after Hurricane Charley a University of Florida survey found that "Homes built under the Florida Building Code that became effective in 2002 sustained less damage on average," and that in Charlotte County "nearly 30 percent of the surveyed homes built under the new code" facing the highest gusts "had no shingle damage. But every surveyed home built under the previous code experienced at least some shingle loss" (University of Florida, June 28, 2005). The state wind form asks, for homes built in 2002 or 2003, for "a permit application with a date after 3/1/2002" to claim the 2001 code (OIR-B1-1802). An older Englewood East block home cannot claim that box, but it can document roof-deck attachment, roof-to-wall connections and opening protection added since, and each of those is money the owner spent that the purchase price does not show.
What we do with this in practice: we list every material improvement since your purchase with its permit and final inspection, the roof's replacement date, the storm claim and repair history, the four-point report and the wind mitigation form. Those papers let a buyer see which part of your price is work you paid for, and they answer the flood disclosure's questions about claims and assistance before the buyer asks them (Florida Statutes 689.302).
The Englewood East paving program changes the picture because owners now pay $292 a year per unit to the county's street and drainage unit, up from $190 in FY2025, to repave the platted streets, while the fire district charge rose to $290.78 on a home. Neither payment appears in the recorded prices.
Englewood East flat assessments, before and after the latest increases. Sources as linked.
| Assessment | Earlier rate | Current rate | Applies to |
|---|---|---|---|
| Englewood East (Non-Urban) Street and Drainage Unit | $190.00 per unit (FY2025) | $292.00 per unit (FY2026 adopted, FY2027 approved) | A home and a vacant lot alike |
| Englewood Area Fire Control District, residential | $247.68 per unit (FY2024/25) | $290.78 (2026-2027) | A home |
| Englewood Area Fire Control District, vacant lot | $54.47 (FY2024/25) | $63.95 (2026-2027) | A vacant lot |
Data updated: November 2026 (Englewood East FY26 Adopted, FY27 Approved budget; Englewood East SD FY25 Executive Summary; EAFCD FY2025 Annual Rate Resolution 2024-1422; Englewood Area Fire Control District, assessments, read November 14, 2026)
The street and drainage increase has a single purpose. The unit's FY2025 executive summary says the Board "approved a rate increase to $292 for paving only" (Englewood East SD FY25 Executive Summary). The streets' last paving cycle is dated 2006 to 2008 in an August 2025 county packet, and the repaving runs in three phases: Phase 1 in FY2025, Phase 2 in FY2026 with an $11,750,000 construction budget and Phase 3 in FY2027 with $15,847,000 approved (Charlotte County BCC agenda item, August 19, 2025; Englewood East FY26 Adopted, FY27 Approved budget). The same county packet says the advisory board approved a 15-year loan for Phase 1, that the same terms were applied to Phases 2 and 3, and that a "5% interest rate was used in loan calculations." With loans of that length, a buyer should budget on the $292 rate continuing, and a seller should expect the question.
For the repeat-sale record, the increase cuts two ways. An owner who held through FY2026 paid the higher rate for the years before the sale, and that money is not in the purchase price. But the result, repaved streets, is something a buyer sees from the car, and the county's page for the 2025 paving contract with Ajax Paving, Inc. lists Phase 1 with an estimated construction start of April 15, 2025 and, in its November 3, 2026 update, a change order to be processed before the contract is closed out (Charlotte County, 2025 Annual Road and Bridge / MSBU Paving Program). The county's phase map is a colored graphic, so which phase covers a given street is not something we print street by street; check your street with Charlotte County Public Works at 941.575.3600 and say so in the listing if it has been repaved (Charlotte County, Englewood East Non-Urban Street and Drainage Unit). Every parcel in the unit pays the same $292 per unit whatever its phase.
The fire increase was 17.4 percent on each line, from $247.68 to $290.78 on a home and from $54.47 to $63.95 on a lot (our arithmetic from the district's figures). The district states its assessments are "not based on the value of real and personal property in conjunction with millage rates" (Englewood Area Fire Control District, assessments), so they do not fall when a home's value does, and the homestead exemption does not reduce them: Florida's homestead statute exempts a home "from all taxation, except for assessments for special benefits" (Florida Statutes 196.031).
Carrying costs add property tax, flat assessments, insurance and upkeep for every year an Englewood East owner holds, and the typical repeat-sale seller in the latest window held for a median 76 months. At 2026 rates, the two Englewood East flat assessments alone are $582.78 a year on a home, before any ad valorem tax.
Englewood East yearly carrying-cost lines at 2026 rates, illustrated at the $315,000 12-month median. Estimates, not a bill.
| Line | Amount | Basis |
|---|---|---|
| Ad valorem tax, no homestead, $315,000 at 15.5683 mills | $4,904.01 | Tax district 005 total for the homes we sampled |
| Ad valorem tax, same home with a 2026 homestead exemption | $4,269.28 | Same rates, $25,000 plus the 2026 second exemption for non-school levies |
| Street and drainage unit | $292.00 | FY2026 adopted, FY2027 approved |
| Fire district, residential | $290.78 | 2026-2027 |
| Two flat assessments together | $582.78 | Our sum |
Data updated: November 2026 (Charlotte County Property Appraiser, 2026 Final Rate Chart; CCPA Final Rate Proof 2026; Englewood East FY26 Adopted, FY27 Approved budget; Englewood Area Fire Control District, assessments, read November 14, 2026; tax lines computed from the certified rates)
The millage is the certified 2026 total for tax district 005, 15.5683 mills, made up of 9.2963 non-school and 6.2720 school mills, per the Property Appraiser's final rate list dated October 2, 2026, for the homes we sampled; seven sample Englewood East homes, one in each of sections 63, 64, 65, 69, 73, 74 and 84, all showed district 005 (CCPA Final Rate Proof 2026; Charlotte County Property Appraiser, 2026 Final Rate Chart). The homestead figure uses the $25,000 exemption that applies to all levies plus the second, inflation-adjusted exemption that applies to non-school levies; on a 2026 Englewood East parcel record we read, that second exemption was $26,411 (Charlotte County Property Appraiser, sample section 74 parcel). Stormwater and solid waste charges sit on the bill as well, and insurance sits outside it.
Over a holding period of six years or more, those lines add up. At the 2026 assessment rates alone, $582.78 a year for 76 months would be about $3,690 (our arithmetic), and that is before ad valorem tax, insurance, utilities and upkeep; the actual figure for a long-held owner is lower for the assessments, because the street rate was $190 and the fire rate $247.68 before the latest increases, and different for the tax, because a homestead's assessed value is capped. Florida's Save Our Homes cap limits each year's change in a homestead's assessed value to "Three percent of the assessed value of the property for the prior year" or the CPI change, whichever is lower (Florida Statutes 193.155). Insurance is the line that moves most, and from January 1, 2027 Citizens will make flood coverage a condition of coverage on "all other personal lines residential property insured by the corporation," including homes in Zone X (Florida Statutes 627.351). None of it is in the two prices, which is why this page describes repeat sales only as above or below the prior price.
Selling costs come out of the difference between the two recorded prices before an Englewood East owner sees any of it. Florida's deed tax is 70 cents per $100, which is $2,135 at the $305,000 resale median and $2,205 at the $315,000 all-sales median, and the owner's title premium and commission come on top.
Florida law sets the deed rate: "on each $100 of the consideration therefor the tax shall be 70 cents" (Florida Statutes 201.02). The owner's title insurance premium is set by state rule at $5.75 per $1,000 of coverage up to $100,000 and $5.00 per $1,000 from $100,000 to $1 million (Florida Administrative Code rule 69O-186.003, via Cornell LII). At Englewood East medians, those two state-set items work out as follows.
Deed stamps and the promulgated owner's title premium at Englewood East medians. Sources: Florida Statutes 201.02; rule 69O-186.003; Charlotte County Property Appraiser.
| Example price | Basis | Deed stamps at 70 cents per $100 | Owner's title premium, original rate |
|---|---|---|---|
| $23,000 | 12-month vacant lot median | $161.00 | $132.25 |
| $305,000 | 12-month resale median | $2,135.00 | $1,600.00 |
| $315,000 | 12-month median, all improved sales | $2,205.00 | $1,650.00 |
| $389,500 | 12-month new-home first-sale median | $2,726.50 | $2,022.50 |
Data updated: November 2026 (Florida Statutes 201.02 and rule 69O-186.003 as read November 14, 2026; medians from the Charlotte County Property Appraiser roll dated November 5, 2026 and sales through September 9, 2026; arithmetic ours)
Who pays the owner's title policy in Charlotte County is a custom, not a law, and the custom is mixed. Chicago Title's 2026 Florida customs sheet lists the seller as the payer except in a few named counties, and Charlotte is not one of them; a Port Charlotte title company says "In Charlotte County the seller customarily pays for the owner's title policy"; another title firm's Port Charlotte and Englewood pages say the buyer pays (Chicago Title, Real Estate Laws and Customs, Florida; Esquire Land Title; Atlantic Title Firm, Port Charlotte). The contract decides: the standard Florida Realtors and Florida Bar forms make the parties check a box for who designates the closing agent and pays for the owner's policy, and the closing agent confirms the split for your sale. On a $315,000 Englewood East sale, that box is worth $1,650 at the original rate.
Commission is negotiated. Since August 17, 2024, the written buyer agreements required under the National Association of Realtors settlement must "Disclose in conspicuous language that broker commissions are not set by law and are fully negotiable" (NAR, Written Buyer Agreements 101). There is no standard rate, and we do not publish one; for scale, each 1 percent of price is $3,050 at $305,000 and $3,150 at $315,000 (our arithmetic). The tax bill is prorated at closing as well; Florida property taxes are paid in arrears (Florida Department of Revenue, property tax for taxpayers), and Charlotte County mails bills "on or before November 1st" (Charlotte County Tax Collector, Property Tax), so a seller usually credits the buyer for the part of the year the seller owned the home. The fourth part of this page itemizes each cost with worked examples.
A seller whose recorded purchase price was $312,000, the median prior price of the 2024 or later buyers in the window, and whose resale closes at the same $312,000 has not broken even. Deed stamps alone are $2,184.00 at that price, the owner's premium at the original rate is $1,635.00 if the contract puts it on the seller, and the commission comes on top, so the owner has received less than the purchase price (our arithmetic; Florida Statutes 201.02; rule 69O-186.003). The 2 "same price" sellers in that group are in exactly that position.
Homes built on former Englewood East lots are not in our repeat-sale pairs, because both sales in a pair must be improved sales of the same house. Additions, pools and enclosures can still sit inside a pair, and the county record does not flag them, so a large change can include work the owner paid for.
The design choice matters because Englewood East is still being built out. On the November 5, 2026 roll, 3,075 parcels in the eight sections were vacant residential lots, and the roll counts 76 single-family homes built in 2024 and 88 built in 2025 (Charlotte County Property Appraiser). If we had paired a lot purchase at the $23,000 median with the later sale of a house built on it, the "change" would be several hundred percent and would mean nothing, because it would compare land with land plus a house. Keeping lot purchases out of the pairs is why the 38.1 percent median describes houses resold as houses.
The record still has blind spots. The roll's year built is the only construction flag the file gives, and an addition, a new pool or a screen enclosure built between the two sales leaves that year unchanged. A room added in 2018 to a 1987 house shows up only in the resale price and, if the roll was updated, in the heated area. The 14 sales on parcels the roll still codes as vacant residential, at prices from $268,000 to $450,000, are the other side of the same lag: homes finished after the assessment date that the roll has not caught up with (Charlotte County Property Appraiser). When we price a home that has been added to, we set it beside homes of similar heated area and age in its section, not beside its own purchase price, and we show the buyer the permits for the work.
The Englewood East county record does not show how an owner financed the purchase, what interest was paid, what taxes were saved or owed, or what inflation did to the dollars involved, so none of those enter the change from the prior price. Each can move what the owner actually received more than the recorded difference suggests.
Three points are worth checking with your own advisers before you set a price. First, federal tax on the sale. IRS Publication 523 lets an owner who meets the ownership and use tests "exclude the first $250,000 of gain," increased "to $500,000 for a married couple filing jointly," and the tests require ownership and use as a main home for 24 months of the five years before the sale (IRS Publication 523). Florida itself levies no tax "upon the income of natural persons who are residents or citizens of the state" (Florida Constitution, Article VII, Section 5). For scale, the 20 Englewood East repeat sellers who bought before 2015 had a median purchase price of $104,450 and a median resale price of $270,000; the gap between those two medians, $165,550, is below the $250,000 single-filer exclusion (our arithmetic; it is not any one owner's gain, and a rental or second home is figured differently). Your tax adviser applies the rules to your own figures, including the improvements the county record does not show.
Second, the property tax reset. A homesteaded seller's bill reflects years of the Save Our Homes cap, and the cap ends at the sale: property "shall be assessed at just value as of January 1 of the year following a change of ownership" (Florida Statutes 193.155). A buyer's agent will point out that the buyer's tax bill will be higher than yours, and the buyer will price that in. Third, inflation: this page does not convert a 2012 or 2016 purchase price into 2026 dollars, because none of the sources used for it publishes an inflation figure for the period, so read every "above" in the tables as nominal dollars only.
Financing works both ways. An owner who bought with a mortgage paid interest the record does not show, and an owner who paid cash gave up the return on that money. Neither appears in the county file, which is why we describe these 110 Englewood East sellers only as having sold above or below the price recorded at the prior sale (Charlotte County Property Appraiser).
An Englewood East owner who bought in 2022 or later should price from current sales in the same section, size band and decade built, not from the purchase price. In the latest window, 24 of the 34 owners in that group sold below their recorded purchase price, and none of the 11 who bought in 2023 sold above it.
The comparison a buyer will make is concrete. A home bought in 2022 or 2023 was bought in a year whose all-sales median was $354,850 or $360,000; the 12-month resale median is $305,000 and the 24-month resale median $306,000 (Charlotte County Property Appraiser). A new home bought from a builder in 2024 was bought in the year of the $410,000 new-home median; the 12-month new-home median is $389,500, and resales of homes built in 2020 or later closed at $395,000. Your home is not the median home, but the buyer will start from those numbers.
Here is how we put that into an Englewood East price for a recent buyer:
In Englewood East, the typical repeat sale in the latest window closed 38.1 percent above the prior recorded price, but most owners who bought in 2022 or later closed below it, so we price your home against your own section's record before you list (Charlotte County Property Appraiser). Start with a free Englewood East home valuation built from your section's recorded sales.
Prefer our full Englewood process? Use our Englewood home valuation page. Call Jesse direct at (239) 898-6072. Buying in Englewood East or elsewhere in Englewood as well? Read how we help buyers find a home in Englewood and how we work with buyers. Call Marc at (239) 287-5873.
Englewood East recorded 227 qualified improved sales from September 10, 2025 to September 9, 2026, at a $315,000 median: 195 resales at $305,000 and 32 new-home first sales at $389,500 (Charlotte County Property Appraiser). Every one of the 227 is listed below by Port Charlotte Subdivision section, oldest first, without street addresses.
Data updated: November 2026 (Charlotte County Property Appraiser roll dated November 5, 2026, sales recorded through September 9, 2026; qualified improved sales September 10, 2025 to September 9, 2026)
Every figure in this section comes from one county source, the Charlotte County Property Appraiser roll dated November 5, 2026 and its sales file, with sales recorded through September 9, 2026; the newest qualified sale in our parcel set is dated September 8, 2026 (Charlotte County Property Appraiser). Our Englewood East set is every Charlotte County parcel in Port Charlotte Subdivision sections 62, 63, 64, 65, 69, 73, 74 and 84 with a 34224 situs address, 7,939 parcels; that this set is what people call Englewood East is our inference, as the method note earlier on this page explains, and the county's Englewood East Street and Drainage Unit is wider. A sale counts if the Florida Department of Revenue qualification marks it as qualified, the parcel is improved and the price is over $1,000. A "new-home first sale" is our rule, not a county code: the first recorded improved sale of a home built within a year of the sale. Every other improved sale is a resale. Heated area and year built are the roll's own fields, and price per heated square foot is our arithmetic, so it exists only for the 213 sales with heated area on the roll. We show no owner names and no street names or numbers. For the neighborhood itself, from parks to flood maps, see our Englewood East neighborhood guide.
We split the list by section because the section number on the legal description is the first thing a buyer's agent and an appraiser read, and because the sections differ in age, size, flood map and build-out (Charlotte County Property Appraiser). Section 64 recorded the most sales, 53, and section 73 the fewest, 2. Together the eight tables print all 227 sales: 32 + 24 + 53 + 36 + 17 + 2 + 42 + 21 = 227 (our sum).
Englewood East's sections 62 and 63 recorded 32 and 24 sales in the window. Section 62 ran from $182,300 to $868,000 with six new-home first sales at a $422,000 median; section 63 ran from $194,000 to $600,000, including five small multifamily sales (Charlotte County Property Appraiser).
Englewood East, Port Charlotte Subdivision section 62 (ZIP 34224): every qualified improved sale, September 10, 2025 to September 9, 2026, oldest first. Source: Charlotte County Property Appraiser roll dated November 5, 2026 and sales file (ccappraiser.com). Price per heated square foot is our arithmetic; owner names and street addresses are not shown.
| Sale date | Section | Type on the roll | Heated sq ft | Year built | Recorded price | $ per heated sq ft | New or resale |
|---|---|---|---|---|---|---|---|
| Sep 17, 2025 | 62 | Single-family | 1,282 | 1995 | $220,000 | $172 | Resale |
| Sep 17, 2025 | 62 | Single-family | 1,458 | 2025 | $307,000 | $211 | New-home first sale |
| Sep 18, 2025 | 62 | Single-family | 1,437 | 2025 | $311,000 | $216 | New-home first sale |
| Oct 10, 2025 | 62 | Single-family | 1,676 | 2025 | $445,000 | $266 | New-home first sale |
| Oct 16, 2025 | 62 | Single-family | 1,283 | 2006 | $255,000 | $199 | Resale |
| Oct 20, 2025 | 62 | Single-family | 1,269 | 2020 | $218,000 | $172 | Resale |
| Nov 7, 2025 | 62 | Single-family | 1,613 | 2006 | $265,000 | $164 | Resale |
| Nov 14, 2025 | 62 | Single-family | 1,608 | 2016 | $275,000 | $171 | Resale |
| Dec 9, 2025 | 62 | Small multifamily (2 to 9 units) | 1,728 | 1979 | $250,000 | $145 | Resale |
| Jan 7, 2026 | 62 | Single-family | 1,626 | 1996 | $325,000 | $200 | Resale |
| Feb 11, 2026 | 62 | Single-family | 2,175 | 2025 | $480,000 | $221 | New-home first sale |
| Apr 14, 2026 | 62 | Single-family | 1,084 | 1985 | $245,000 | $226 | Resale |
| Apr 15, 2026 | 62 | Single-family | 1,684 | 2025 | $505,000 | $300 | New-home first sale |
| Apr 24, 2026 | 62 | Small multifamily (2 to 9 units) | 1,901 | 2006 | $355,000 | $187 | Resale |
| Apr 24, 2026 | 62 | Single-family | 2,617 | 2000 | $475,000 | $182 | Resale |
| Apr 27, 2026 | 62 | Single-family | 1,528 | 2022 | $326,000 | $213 | Resale |
| May 13, 2026 | 62 | Small multifamily (2 to 9 units) | 2,096 | 2025 | $399,000 | $190 | New-home first sale |
| May 18, 2026 | 62 | Roll still codes vacant land | Not on the roll | Not on the roll | $299,000 | Not computed | Resale |
| May 22, 2026 | 62 | Single-family | 1,803 | 2023 | $435,000 | $241 | Resale |
| May 29, 2026 | 62 | Single-family | 1,282 | 1995 | $225,000 | $176 | Resale |
| Jun 3, 2026 | 62 | Roll still codes vacant land | Not on the roll | Not on the roll | $303,000 | Not computed | Resale |
| Jun 5, 2026 | 62 | Roll still codes vacant land | Not on the roll | Not on the roll | $268,000 | Not computed | Resale |
| Jun 10, 2026 | 62 | Single-family | 1,432 | 1987 | $255,000 | $178 | Resale |
| Jun 16, 2026 | 62 | Single-family | 4,228 | 1997 | $868,000 | $205 | Resale |
| Jun 30, 2026 | 62 | Roll still codes vacant land | Not on the roll | Not on the roll | $306,000 | Not computed | Resale |
| Jul 9, 2026 | 62 | Single-family | 1,528 | 2021 | $439,000 | $287 | Resale |
| Jul 10, 2026 | 62 | Single-family | 984 | 1983 | $240,000 | $244 | Resale |
| Jul 10, 2026 | 62 | Single-family | 1,578 | 2022 | $305,000 | $193 | Resale |
| Jul 31, 2026 | 62 | Single-family | 950 | 1985 | $261,000 | $275 | Resale |
| Aug 5, 2026 | 62 | Single-family | 1,848 | 1994 | $182,300 | $99 | Resale |
| Aug 18, 2026 | 62 | Single-family | 1,356 | 1994 | $210,000 | $155 | Resale |
| Sep 2, 2026 | 62 | Single-family | 1,294 | 1990 | $257,500 | $199 | Resale |
Data updated: November 2026 (Charlotte County Property Appraiser roll dated November 5, 2026, sales recorded through September 9, 2026; 32 qualified improved sales in section 62: 26 resales, 6 new-home first sales under our rule)
Englewood East, Port Charlotte Subdivision section 63 (ZIP 34224): every qualified improved sale, September 10, 2025 to September 9, 2026, oldest first. Source: Charlotte County Property Appraiser roll dated November 5, 2026 and sales file (ccappraiser.com). Price per heated square foot is our arithmetic; owner names and street addresses are not shown.
| Sale date | Section | Type on the roll | Heated sq ft | Year built | Recorded price | $ per heated sq ft | New or resale |
|---|---|---|---|---|---|---|---|
| Sep 22, 2025 | 63 | Small multifamily (2 to 9 units) | 1,456 | 1987 | $257,900 | $177 | Resale |
| Sep 26, 2025 | 63 | Small multifamily (2 to 9 units) | 2,409 | 2025 | $475,000 | $197 | New-home first sale |
| Oct 10, 2025 | 63 | Single-family | 1,046 | 1991 | $257,600 | $246 | Resale |
| Oct 20, 2025 | 63 | Single-family | 1,975 | 2004 | $475,000 | $241 | Resale |
| Nov 6, 2025 | 63 | Single-family | 1,080 | 2005 | $208,000 | $193 | Resale |
| Dec 1, 2025 | 63 | Small multifamily (2 to 9 units) | 1,916 | 1989 | $250,000 | $130 | Resale |
| Dec 17, 2025 | 63 | Single-family | 1,667 | 2006 | $425,000 | $255 | Resale |
| Dec 22, 2025 | 63 | Single-family | 1,770 | 2025 | $319,900 | $181 | New-home first sale |
| Jan 21, 2026 | 63 | Single-family | 1,676 | 2025 | $304,900 | $182 | New-home first sale |
| Feb 24, 2026 | 63 | Single-family | 1,335 | 1985 | $303,000 | $227 | Resale |
| Feb 24, 2026 | 63 | Single-family | 1,642 | 2016 | $450,000 | $274 | Resale |
| Feb 26, 2026 | 63 | Single-family | 1,598 | 2019 | $315,000 | $197 | Resale |
| Mar 23, 2026 | 63 | Single-family | 1,391 | 1999 | $260,000 | $187 | Resale |
| Mar 25, 2026 | 63 | Single-family | 1,881 | 2019 | $600,000 | $319 | Resale |
| Apr 6, 2026 | 63 | Small multifamily (2 to 9 units) | 2,136 | 2025 | $365,000 | $171 | New-home first sale |
| May 7, 2026 | 63 | Single-family | 1,053 | 1985 | $221,500 | $210 | Resale |
| May 19, 2026 | 63 | Single-family | 1,283 | 2006 | $350,000 | $273 | Resale |
| May 22, 2026 | 63 | Single-family | 1,598 | 2019 | $325,000 | $203 | Resale |
| May 25, 2026 | 63 | Single-family | 1,080 | 1986 | $216,000 | $200 | Resale |
| Jun 18, 2026 | 63 | Roll still codes vacant land | Not on the roll | Not on the roll | $288,000 | Not computed | Resale |
| Jun 30, 2026 | 63 | Small multifamily (2 to 9 units) | 2,096 | 2024 | $395,000 | $188 | Resale |
| Jul 21, 2026 | 63 | Roll still codes vacant land | Not on the roll | Not on the roll | $306,000 | Not computed | Resale |
| Jul 27, 2026 | 63 | Single-family | 968 | 1986 | $194,000 | $200 | Resale |
| Aug 18, 2026 | 63 | Single-family | 1,404 | 1987 | $280,000 | $199 | Resale |
Data updated: November 2026 (Charlotte County Property Appraiser roll dated November 5, 2026, sales recorded through September 9, 2026; 24 qualified improved sales in section 63: 20 resales, 4 new-home first sales under our rule)
Section 62 is one of the larger sections on the roll, with 1,318 parcels, 689 single-family homes and 536 vacant residential lots, and its homes have a 1,474 square foot median and a 1993 median year built (Charlotte County Property Appraiser). Its 32 sales were 25 single-family homes, 3 small multifamily parcels and 4 parcels the roll still codes as vacant (our count on the list). The 20 single-family resales recorded a $259,250 median (our arithmetic), and the section's 26 resales of all types a $266,500 median against $422,000 for its six new-home first sales, the widest new-versus-resale gap of any section with a new-home median (our comparison). Both ends of the section's range need care: the $868,000 sale was a 4,228 square foot home built in 1997, the largest home in the window and the top single-family sale in all eight sections, and the $182,300 sale of a 1,848 square foot 1994 home worked out to $99 a square foot, the lowest rate in the file.
Section 63 has the smallest typical home of the eight, a 1,404 square foot median on the roll, and 410 vacant lots against 393 homes (Charlotte County Property Appraiser). Five of its 24 sales were small multifamily parcels, the most of any section, and two of those were new-home first sales of buildings dated 2025 (our count). The 15 single-family resales recorded a $303,000 median (our arithmetic). The section's top sale, $600,000 for a 1,881 square foot home built in 2019, set its highest rate, $319 a square foot.
Englewood East's section 64, the largest section with 1,830 parcels, recorded 53 sales, the most of any section: 45 resales at a $299,000 median and 8 new-home first sales at $375,000. Its list also holds the window's two non-residential sales, which a home seller should set aside (Charlotte County Property Appraiser).
Englewood East, Port Charlotte Subdivision section 64 (ZIP 34224): every qualified improved sale, September 10, 2025 to September 9, 2026, oldest first. Source: Charlotte County Property Appraiser roll dated November 5, 2026 and sales file (ccappraiser.com). Price per heated square foot is our arithmetic; owner names and street addresses are not shown.
| Sale date | Section | Type on the roll | Heated sq ft | Year built | Recorded price | $ per heated sq ft | New or resale |
|---|---|---|---|---|---|---|---|
| Sep 12, 2025 | 64 | Single-family | 1,538 | 1992 | $276,000 | $179 | Resale |
| Sep 18, 2025 | 64 | Single-family | 1,362 | 1983 | $320,000 | $235 | Resale |
| Sep 18, 2025 | 64 | Single-family | 2,232 | 2002 | $432,000 | $194 | Resale |
| Oct 1, 2025 | 64 | Store (non-residential) | 3,000 | 2007 | $550,000 | $183 | Resale |
| Oct 2, 2025 | 64 | Single-family | 1,535 | 2025 | $290,000 | $189 | New-home first sale |
| Oct 20, 2025 | 64 | Single-family | 1,632 | 2025 | $307,700 | $189 | New-home first sale |
| Oct 23, 2025 | 64 | Single-family | 1,743 | 2025 | $355,000 | $204 | New-home first sale |
| Oct 30, 2025 | 64 | Single-family | 1,280 | 1983 | $261,700 | $204 | Resale |
| Nov 17, 2025 | 64 | Single-family | 2,095 | 2025 | $400,000 | $191 | New-home first sale |
| Dec 2, 2025 | 64 | Single-family | 1,501 | 2018 | $299,000 | $199 | Resale |
| Dec 5, 2025 | 64 | Single-family | 1,788 | 1990 | $430,000 | $240 | Resale |
| Dec 19, 2025 | 64 | Single-family | 1,459 | 1987 | $250,000 | $171 | Resale |
| Dec 30, 2025 | 64 | Other non-residential building | 9,800 | 2001 | $1,175,000 | $120 | Resale |
| Jan 14, 2026 | 64 | Single-family | 1,738 | 1993 | $535,000 | $308 | Resale |
| Jan 16, 2026 | 64 | Single-family | 1,640 | 2024 | $330,000 | $201 | Resale |
| Feb 2, 2026 | 64 | Single-family | 1,535 | 2025 | $299,000 | $195 | New-home first sale |
| Feb 4, 2026 | 64 | Single-family | 1,635 | 2025 | $395,000 | $242 | New-home first sale |
| Feb 4, 2026 | 64 | Single-family | 1,635 | 2025 | $395,000 | $242 | New-home first sale |
| Feb 4, 2026 | 64 | Single-family | 1,639 | 2025 | $395,000 | $241 | New-home first sale |
| Feb 10, 2026 | 64 | Single-family | 1,640 | 2023 | $316,000 | $193 | Resale |
| Feb 13, 2026 | 64 | Single-family | 1,254 | 1988 | $245,000 | $195 | Resale |
| Feb 20, 2026 | 64 | Single-family | 1,941 | 1990 | $414,900 | $214 | Resale |
| Feb 27, 2026 | 64 | Single-family | 1,665 | 2018 | $445,000 | $267 | Resale |
| Mar 6, 2026 | 64 | Single-family | 1,238 | 1984 | $250,000 | $202 | Resale |
| Mar 30, 2026 | 64 | Single-family | 912 | 1981 | $250,000 | $274 | Resale |
| Mar 30, 2026 | 64 | Single-family | 922 | 1986 | $272,900 | $296 | Resale |
| Mar 30, 2026 | 64 | Single-family | 1,528 | 1991 | $299,900 | $196 | Resale |
| Mar 31, 2026 | 64 | Single-family | 1,785 | 2024 | $300,000 | $168 | Resale |
| Apr 7, 2026 | 64 | Single-family | 1,756 | 1987 | $288,000 | $164 | Resale |
| Apr 23, 2026 | 64 | Single-family | 1,093 | 1981 | $289,500 | $265 | Resale |
| Apr 24, 2026 | 64 | Single-family | 1,550 | 1990 | $326,300 | $211 | Resale |
| Apr 30, 2026 | 64 | Single-family | 1,640 | 2019 | $275,000 | $168 | Resale |
| Apr 30, 2026 | 64 | Single-family | 1,325 | 2019 | $310,000 | $234 | Resale |
| Apr 30, 2026 | 64 | Single-family | 1,531 | 1987 | $335,000 | $219 | Resale |
| May 4, 2026 | 64 | Single-family | 1,418 | 2000 | $275,000 | $194 | Resale |
| May 15, 2026 | 64 | Single-family | 864 | 1982 | $160,000 | $185 | Resale |
| May 15, 2026 | 64 | Roll still codes vacant land | Not on the roll | Not on the roll | $292,000 | Not computed | Resale |
| May 20, 2026 | 64 | Single-family | 987 | 1987 | $195,000 | $198 | Resale |
| May 20, 2026 | 64 | Single-family | 1,693 | 1993 | $297,900 | $176 | Resale |
| May 29, 2026 | 64 | Single-family | 1,321 | 1985 | $395,000 | $299 | Resale |
| Jun 22, 2026 | 64 | Single-family | 2,020 | 2006 | $410,000 | $203 | Resale |
| Jun 26, 2026 | 64 | Single-family | 1,727 | 2006 | $339,900 | $197 | Resale |
| Jun 29, 2026 | 64 | Single-family | 1,937 | 2018 | $375,000 | $194 | Resale |
| Jul 13, 2026 | 64 | Single-family | 1,009 | 1984 | $208,000 | $206 | Resale |
| Jul 13, 2026 | 64 | Single-family | 1,444 | 1982 | $256,000 | $177 | Resale |
| Jul 14, 2026 | 64 | Single-family | 1,254 | 1981 | $270,000 | $215 | Resale |
| Jul 26, 2026 | 64 | Roll still codes vacant land | Not on the roll | Not on the roll | $450,000 | Not computed | Resale |
| Jul 30, 2026 | 64 | Single-family | 2,021 | 2023 | $462,500 | $229 | Resale |
| Jul 31, 2026 | 64 | Single-family | 1,828 | 1984 | $395,000 | $216 | Resale |
| Aug 5, 2026 | 64 | Single-family | 1,169 | 1979 | $269,000 | $230 | Resale |
| Aug 7, 2026 | 64 | Single-family | 1,550 | 1979 | $210,000 | $135 | Resale |
| Aug 14, 2026 | 64 | Single-family | 978 | 1984 | $215,000 | $220 | Resale |
| Aug 18, 2026 | 64 | Single-family | 1,831 | 1989 | $225,500 | $123 | Resale |
Data updated: November 2026 (Charlotte County Property Appraiser roll dated November 5, 2026, sales recorded through September 9, 2026; 53 qualified improved sales in section 64: 45 resales, 8 new-home first sales under our rule)
Section 64 holds 1,046 single-family homes with a 1,536 square foot median and a 1989 median year built, among the oldest in Englewood East (Charlotte County Property Appraiser). Its 53 sales were 49 single-family homes, 2 parcels the roll still codes as vacant, 1 store and 1 other non-residential building (our count on the list). The 41 single-family resales recorded a $297,900 median (our arithmetic). The $1,175,000 sale was a 9,800 square foot non-residential building built in 2001, and the $550,000 sale a 3,000 square foot store built in 2007; neither is a comparable for a house. Three of the section's eight new-home first sales recorded $395,000 each on February 4, 2026, alongside a fourth at the same price the same day in section 74, which the section on sales to read with care below explains. The section's lowest sale, $160,000, was an 864 square foot home built in 1982.
Englewood East's section 65 recorded 36 sales and the highest median of the sections with more than two sales, $352,000: 31 resales at a $350,000 median and 5 new-home first sales at $445,000. Its range ran from $181,000 for a 1981 home of 1,094 heated square feet to $749,000 (Charlotte County Property Appraiser).
Englewood East, Port Charlotte Subdivision section 65 (ZIP 34224): every qualified improved sale, September 10, 2025 to September 9, 2026, oldest first. Source: Charlotte County Property Appraiser roll dated November 5, 2026 and sales file (ccappraiser.com). Price per heated square foot is our arithmetic; owner names and street addresses are not shown.
| Sale date | Section | Type on the roll | Heated sq ft | Year built | Recorded price | $ per heated sq ft | New or resale |
|---|---|---|---|---|---|---|---|
| Sep 15, 2025 | 65 | Single-family | 974 | 1997 | $249,000 | $256 | Resale |
| Sep 16, 2025 | 65 | Single-family | 2,032 | 2017 | $431,000 | $212 | Resale |
| Sep 18, 2025 | 65 | Single-family | 1,640 | 2022 | $354,000 | $216 | Resale |
| Oct 10, 2025 | 65 | Single-family | 1,268 | 1985 | $200,000 | $158 | Resale |
| Oct 10, 2025 | 65 | Single-family | 1,477 | 1995 | $259,000 | $175 | Resale |
| Oct 16, 2025 | 65 | Single-family | 1,535 | 2025 | $292,000 | $190 | New-home first sale |
| Oct 30, 2025 | 65 | Single-family | 2,089 | 1994 | $360,000 | $172 | Resale |
| Oct 30, 2025 | 65 | Single-family | 1,716 | 2025 | $455,000 | $265 | New-home first sale |
| Nov 7, 2025 | 65 | Single-family | 1,598 | 2023 | $325,000 | $203 | Resale |
| Nov 14, 2025 | 65 | Single-family | 1,578 | 2011 | $377,000 | $239 | Resale |
| Dec 1, 2025 | 65 | Single-family | 1,844 | 1990 | $749,000 | $406 | Resale |
| Dec 2, 2025 | 65 | Single-family | 1,676 | 2023 | $450,000 | $268 | Resale |
| Dec 18, 2025 | 65 | Single-family | 1,862 | 1985 | $375,000 | $201 | Resale |
| Dec 23, 2025 | 65 | Single-family | 1,676 | 2024 | $455,000 | $271 | New-home first sale |
| Dec 30, 2025 | 65 | Single-family | 1,812 | 1999 | $335,000 | $185 | Resale |
| Jan 21, 2026 | 65 | Single-family | 1,676 | 2020 | $465,000 | $277 | Resale |
| Feb 27, 2026 | 65 | Single-family | 1,636 | 1993 | $270,000 | $165 | Resale |
| Mar 12, 2026 | 65 | Single-family | 1,635 | 2012 | $339,000 | $207 | Resale |
| Mar 12, 2026 | 65 | Single-family | 1,200 | 2021 | $400,000 | $333 | Resale |
| Mar 23, 2026 | 65 | Single-family | 1,066 | 1983 | $285,000 | $267 | Resale |
| Mar 31, 2026 | 65 | Small multifamily (2 to 9 units) | 2,601 | 1989 | $398,000 | $153 | Resale |
| Mar 31, 2026 | 65 | Single-family | 2,159 | 2025 | $445,000 | $206 | New-home first sale |
| Apr 6, 2026 | 65 | Single-family | 1,776 | 1991 | $250,000 | $141 | Resale |
| Apr 13, 2026 | 65 | Single-family | 1,640 | 2022 | $404,000 | $246 | Resale |
| Apr 16, 2026 | 65 | Single-family | 1,386 | 1997 | $290,000 | $209 | Resale |
| Apr 17, 2026 | 65 | Single-family | 990 | 1989 | $220,000 | $222 | Resale |
| Apr 21, 2026 | 65 | Roll still codes vacant land | Not on the roll | Not on the roll | $315,000 | Not computed | Resale |
| May 8, 2026 | 65 | Roll still codes vacant land | Not on the roll | Not on the roll | $365,000 | Not computed | Resale |
| Jun 5, 2026 | 65 | Single-family | 1,553 | 2021 | $370,000 | $238 | Resale |
| Jun 15, 2026 | 65 | Roll still codes vacant land | Not on the roll | Not on the roll | $327,000 | Not computed | Resale |
| Jun 29, 2026 | 65 | Single-family | 1,544 | 2025 | $330,000 | $214 | New-home first sale |
| Jul 10, 2026 | 65 | Single-family | 1,429 | 1988 | $364,700 | $255 | Resale |
| Jul 20, 2026 | 65 | Single-family | 1,329 | 1987 | $350,000 | $263 | Resale |
| Jul 28, 2026 | 65 | Single-family | 1,894 | 1988 | $315,000 | $166 | Resale |
| Aug 11, 2026 | 65 | Single-family | 1,094 | 1981 | $181,000 | $165 | Resale |
| Aug 21, 2026 | 65 | Single-family | 1,666 | 1991 | $420,000 | $252 | Resale |
Data updated: November 2026 (Charlotte County Property Appraiser roll dated November 5, 2026, sales recorded through September 9, 2026; 36 qualified improved sales in section 65: 31 resales, 5 new-home first sales under our rule)
Section 65's 572 single-family homes have a 1,564 square foot median and a 1996 median year built on the roll, newer than the core sections around it (Charlotte County Property Appraiser). Its 36 sales were 32 single-family homes, 1 small multifamily parcel and 3 parcels the roll still codes as vacant (our count). The 27 single-family resales recorded a $350,000 median (our arithmetic), the highest single-family resale median of the sections with more than two sales. The $749,000 sale of a 1,844 square foot home built in 1990 works out to $406 a square foot, the highest rate in the whole file and about double the section's $214 median; the county record does not say why, so we would read the deed and permit history before treating it as a comparable.
Englewood East's sections 69 and 73, the two newest and least built-out sections, recorded 17 and 2 sales. Section 69 ran from $100,000 to $550,000 with one new-home first sale at $349,900; section 73's two resales recorded $350,000 and $370,000, too few for a median (Charlotte County Property Appraiser).
Englewood East, Port Charlotte Subdivision section 69 (ZIP 34224): every qualified improved sale, September 10, 2025 to September 9, 2026, oldest first. Source: Charlotte County Property Appraiser roll dated November 5, 2026 and sales file (ccappraiser.com). Price per heated square foot is our arithmetic; owner names and street addresses are not shown.
| Sale date | Section | Type on the roll | Heated sq ft | Year built | Recorded price | $ per heated sq ft | New or resale |
|---|---|---|---|---|---|---|---|
| Sep 23, 2025 | 69 | Single-family | 2,334 | 2017 | $550,000 | $236 | Resale |
| Sep 24, 2025 | 69 | Single-family | 978 | 1992 | $100,000 | $102 | Resale |
| Oct 11, 2025 | 69 | Single-family | 1,651 | 2002 | $300,000 | $182 | Resale |
| Oct 23, 2025 | 69 | Single-family | 1,484 | 1991 | $372,200 | $251 | Resale |
| Dec 4, 2025 | 69 | Single-family | 1,516 | 2003 | $274,000 | $181 | Resale |
| Dec 18, 2025 | 69 | Single-family | 1,346 | 2015 | $273,000 | $203 | Resale |
| Dec 29, 2025 | 69 | Single-family | 1,653 | 2025 | $349,900 | $212 | New-home first sale |
| Feb 11, 2026 | 69 | Single-family | 1,282 | 2003 | $380,000 | $296 | Resale |
| Mar 9, 2026 | 69 | Single-family | 1,180 | 2009 | $295,000 | $250 | Resale |
| Apr 1, 2026 | 69 | Single-family | 1,640 | 2020 | $310,000 | $189 | Resale |
| Jun 15, 2026 | 69 | Single-family | 1,500 | 1985 | $180,000 | $120 | Resale |
| Jun 23, 2026 | 69 | Single-family | 1,517 | 2011 | $495,000 | $326 | Resale |
| Jul 2, 2026 | 69 | Roll still codes vacant land | Not on the roll | Not on the roll | $297,000 | Not computed | Resale |
| Jul 7, 2026 | 69 | Roll still codes vacant land | Not on the roll | Not on the roll | $304,000 | Not computed | Resale |
| Jul 16, 2026 | 69 | Single-family | 1,867 | 2018 | $465,000 | $249 | Resale |
| Jul 31, 2026 | 69 | Single-family | 1,436 | 2007 | $365,000 | $254 | Resale |
| Jul 31, 2026 | 69 | Single-family | 1,836 | 2024 | $459,000 | $250 | Resale |
Data updated: November 2026 (Charlotte County Property Appraiser roll dated November 5, 2026, sales recorded through September 9, 2026; 17 qualified improved sales in section 69: 16 resales, 1 new-home first sale under our rule)
Englewood East, Port Charlotte Subdivision section 73 (ZIP 34224): every qualified improved sale, September 10, 2025 to September 9, 2026, oldest first. Source: Charlotte County Property Appraiser roll dated November 5, 2026 and sales file (ccappraiser.com). Price per heated square foot is our arithmetic; owner names and street addresses are not shown.
| Sale date | Section | Type on the roll | Heated sq ft | Year built | Recorded price | $ per heated sq ft | New or resale |
|---|---|---|---|---|---|---|---|
| May 8, 2026 | 73 | Single-family | 1,339 | 2018 | $350,000 | $261 | Resale |
| May 28, 2026 | 73 | Single-family | 1,374 | 1992 | $370,000 | $269 | Resale |
Data updated: November 2026 (Charlotte County Property Appraiser roll dated November 5, 2026, sales recorded through September 9, 2026; 2 qualified improved sales in section 73: 2 resales, 0 new-home first sales under our rule)
Sections 69 and 73 are where Englewood East is still mostly lots: 342 of section 69's 609 parcels and 166 of section 73's 312 are vacant residential, and their homes have median years built of 2006 and 2005 (Charlotte County Property Appraiser). They are also where the federal flood map reads AE: 329 of 585 geocoded parcel points in section 69 and 198 of 270 in section 73 fell in Zone AE on the county's copy of the effective map (Charlotte County GIS flood zone layer 23, queried November 14, 2026). Section 69's 14 single-family resales recorded a $337,500 median (our arithmetic). Its $100,000 sale of a 978 square foot 1992 home, $102 a square foot, sits far below every other sale in the section, and its $550,000 sale was a 2,334 square foot home built in 2017. Section 73 recorded two resales, too few for a median: $350,000 for a 1,339 square foot home built in 2018 and $370,000 for a 1,374 square foot home built in 1992.
Englewood East's sections 74 and 84, the most built-out sections, recorded 42 and 21 sales. Section 74 ran from $190,000 to $450,000, the narrowest range of the larger sections, with six new-home first sales; section 84 ran from $250,000 to $575,000 at a $330,000 median (Charlotte County Property Appraiser).
Englewood East, Port Charlotte Subdivision section 74 (ZIP 34224): every qualified improved sale, September 10, 2025 to September 9, 2026, oldest first. Source: Charlotte County Property Appraiser roll dated November 5, 2026 and sales file (ccappraiser.com). Price per heated square foot is our arithmetic; owner names and street addresses are not shown.
| Sale date | Section | Type on the roll | Heated sq ft | Year built | Recorded price | $ per heated sq ft | New or resale |
|---|---|---|---|---|---|---|---|
| Sep 10, 2025 | 74 | Single-family | 1,387 | 1989 | $300,000 | $216 | Resale |
| Sep 11, 2025 | 74 | Single-family | 1,617 | 1987 | $320,000 | $198 | Resale |
| Oct 15, 2025 | 74 | Single-family | 978 | 1984 | $210,000 | $215 | Resale |
| Oct 17, 2025 | 74 | Single-family | 2,313 | 1990 | $403,400 | $174 | Resale |
| Oct 27, 2025 | 74 | Single-family | 2,234 | 2000 | $262,500 | $118 | Resale |
| Nov 11, 2025 | 74 | Single-family | 1,763 | 1984 | $359,900 | $204 | Resale |
| Dec 9, 2025 | 74 | Single-family | 1,091 | 1984 | $215,000 | $197 | Resale |
| Dec 16, 2025 | 74 | Single-family | 2,405 | 2025 | $360,000 | $150 | New-home first sale |
| Dec 19, 2025 | 74 | Single-family | 1,676 | 2020 | $375,000 | $224 | Resale |
| Dec 29, 2025 | 74 | Single-family | 1,621 | 1988 | $280,000 | $173 | Resale |
| Jan 23, 2026 | 74 | Small multifamily (2 to 9 units) | 2,016 | 1986 | $304,900 | $151 | Resale |
| Feb 4, 2026 | 74 | Single-family | 1,671 | 2025 | $395,000 | $236 | New-home first sale |
| Feb 13, 2026 | 74 | Single-family | 1,816 | 1990 | $291,000 | $160 | Resale |
| Mar 6, 2026 | 74 | Single-family | 1,530 | 1987 | $275,000 | $180 | Resale |
| Mar 13, 2026 | 74 | Single-family | 1,158 | 1986 | $220,000 | $190 | Resale |
| Mar 19, 2026 | 74 | Single-family | 1,531 | 2007 | $380,000 | $248 | Resale |
| Apr 6, 2026 | 74 | Single-family | 1,822 | 2008 | $360,000 | $198 | Resale |
| Apr 8, 2026 | 74 | Single-family | 1,490 | 1987 | $240,000 | $161 | Resale |
| Apr 8, 2026 | 74 | Single-family | 1,985 | 1999 | $320,000 | $161 | Resale |
| Apr 10, 2026 | 74 | Single-family | 1,020 | 1980 | $226,500 | $222 | Resale |
| Apr 16, 2026 | 74 | Single-family | 1,265 | 1990 | $275,000 | $217 | Resale |
| Apr 20, 2026 | 74 | Single-family | 1,538 | 2017 | $404,000 | $263 | Resale |
| Apr 23, 2026 | 74 | Single-family | 1,676 | 2024 | $435,000 | $260 | Resale |
| May 13, 2026 | 74 | Single-family | 1,376 | 1999 | $335,000 | $243 | Resale |
| May 18, 2026 | 74 | Single-family | 952 | 1998 | $217,000 | $228 | Resale |
| May 21, 2026 | 74 | Single-family | 1,277 | 1994 | $190,000 | $149 | Resale |
| Jun 10, 2026 | 74 | Single-family | 1,152 | 1984 | $225,500 | $196 | Resale |
| Jun 10, 2026 | 74 | Single-family | 1,725 | 2025 | $362,500 | $210 | New-home first sale |
| Jun 15, 2026 | 74 | Single-family | 1,204 | 1987 | $255,000 | $212 | Resale |
| Jun 16, 2026 | 74 | Single-family | 1,234 | 1987 | $250,000 | $203 | Resale |
| Jun 18, 2026 | 74 | Single-family | 1,186 | 1985 | $320,000 | $270 | Resale |
| Jun 18, 2026 | 74 | Single-family | 1,183 | 1989 | $320,000 | $270 | Resale |
| Jun 24, 2026 | 74 | Single-family | 1,770 | 2025 | $384,000 | $217 | New-home first sale |
| Jun 26, 2026 | 74 | Single-family | 1,676 | 2025 | $450,000 | $268 | New-home first sale |
| Jun 30, 2026 | 74 | Single-family | 2,470 | 2025 | $395,000 | $160 | New-home first sale |
| Jul 7, 2026 | 74 | Small multifamily (2 to 9 units) | 1,996 | 2003 | $395,000 | $198 | Resale |
| Jul 10, 2026 | 74 | Single-family | 1,430 | 1986 | $241,500 | $169 | Resale |
| Jul 13, 2026 | 74 | Single-family | 1,250 | 1985 | $268,000 | $214 | Resale |
| Aug 3, 2026 | 74 | Single-family | 1,234 | 1983 | $218,000 | $177 | Resale |
| Aug 3, 2026 | 74 | Single-family | 1,879 | 1990 | $300,000 | $160 | Resale |
| Aug 3, 2026 | 74 | Single-family | 1,826 | 1988 | $420,000 | $230 | Resale |
| Aug 13, 2026 | 74 | Single-family | 1,748 | 1984 | $365,000 | $209 | Resale |
Data updated: November 2026 (Charlotte County Property Appraiser roll dated November 5, 2026, sales recorded through September 9, 2026; 42 qualified improved sales in section 74: 36 resales, 6 new-home first sales under our rule)
Englewood East, Port Charlotte Subdivision section 84 (ZIP 34224): every qualified improved sale, September 10, 2025 to September 9, 2026, oldest first. Source: Charlotte County Property Appraiser roll dated November 5, 2026 and sales file (ccappraiser.com). Price per heated square foot is our arithmetic; owner names and street addresses are not shown.
| Sale date | Section | Type on the roll | Heated sq ft | Year built | Recorded price | $ per heated sq ft | New or resale |
|---|---|---|---|---|---|---|---|
| Sep 26, 2025 | 84 | Single-family | 1,317 | 1994 | $270,000 | $205 | Resale |
| Sep 29, 2025 | 84 | Small multifamily (2 to 9 units) | 2,626 | 2023 | $575,000 | $219 | Resale |
| Oct 3, 2025 | 84 | Single-family | 1,630 | 2011 | $375,000 | $230 | Resale |
| Nov 14, 2025 | 84 | Single-family | 1,244 | 1989 | $302,000 | $243 | Resale |
| Nov 14, 2025 | 84 | Single-family | 1,500 | 1986 | $310,000 | $207 | Resale |
| Nov 19, 2025 | 84 | Small multifamily (2 to 9 units) | 2,096 | 2024 | $395,000 | $188 | New-home first sale |
| Dec 16, 2025 | 84 | Single-family | 1,230 | 2025 | $265,000 | $215 | New-home first sale |
| Dec 22, 2025 | 84 | Single-family | 1,985 | 1987 | $475,000 | $239 | Resale |
| Jan 26, 2026 | 84 | Single-family | 1,412 | 2003 | $265,000 | $188 | Resale |
| Feb 19, 2026 | 84 | Single-family | 1,504 | 1990 | $302,500 | $201 | Resale |
| Apr 8, 2026 | 84 | Single-family | 2,172 | 2022 | $410,000 | $189 | Resale |
| Apr 9, 2026 | 84 | Roll still codes vacant land | Not on the roll | Not on the roll | $450,000 | Not computed | Resale |
| May 5, 2026 | 84 | Single-family | 1,487 | 1985 | $250,000 | $168 | Resale |
| May 19, 2026 | 84 | Single-family | 1,974 | 2006 | $380,000 | $193 | Resale |
| May 28, 2026 | 84 | Single-family | 1,714 | 1986 | $305,000 | $178 | Resale |
| Jun 12, 2026 | 84 | Single-family | 1,884 | 1989 | $349,900 | $186 | Resale |
| Jul 13, 2026 | 84 | Single-family | 1,359 | 1982 | $330,000 | $243 | Resale |
| Jul 17, 2026 | 84 | Single-family | 1,320 | 1990 | $330,000 | $250 | Resale |
| Jul 17, 2026 | 84 | Single-family | 2,704 | 2009 | $410,000 | $152 | Resale |
| Aug 5, 2026 | 84 | Single-family | 1,834 | 1995 | $340,000 | $185 | Resale |
| Aug 28, 2026 | 84 | Single-family | 1,413 | 1983 | $282,000 | $200 | Resale |
Data updated: November 2026 (Charlotte County Property Appraiser roll dated November 5, 2026, sales recorded through September 9, 2026; 21 qualified improved sales in section 84: 19 resales, 2 new-home first sales under our rule)
Sections 74 and 84 have the lowest vacant shares in Englewood East, 29.5 and 28.6 percent of parcels, and median years built of 1988 and 1989 (Charlotte County Property Appraiser). Section 74's 42 sales were 40 single-family homes and 2 small multifamily parcels, with no parcel the roll codes as vacant; its 34 single-family resales recorded a $285,500 median (our arithmetic), and its range from $190,000 to $450,000 is the tightest of any section with 20 or more sales (our comparison of the section ranges). Two section 74 resales recorded $320,000 each on June 18, 2026, homes of 1,186 and 1,183 square feet. Section 84's homes are the largest of the core sections, a 1,634 square foot median on the roll, and its 17 single-family resales recorded a $330,000 median (our arithmetic). Its top sale, $575,000, was a small multifamily building dated 2023.
Several Englewood East sales in the window need a second look before anyone uses them as a comparable: two non-residential sales, 14 sales on parcels the roll still codes as vacant, four same-day new-home sales at one price, and a few prices far outside their section's middle half (Charlotte County Property Appraiser).
Each one is a real recorded sale, and each one carries something a median hides (Charlotte County Property Appraiser):
Days on market, the sale-to-list ratio and the asking price for each Englewood East sale come from the multiple listing service, and the county record (Charlotte County Property Appraiser) cannot produce them. For the 227 sales above: Information not available at time of publishing (checked November 14, 2026).
The same applies to active listings, months of supply and rents for Englewood East: Information not available at time of publishing (checked November 14, 2026). What the county record does give is every qualified sale's date and recorded price, whether or not the home was ever listed, which is why we lead with it (Charlotte County Property Appraiser). When we prepare a pricing opinion for your Englewood East home, we pair the recorded sales nearest yours, in your section and size band, with each one's listing history at the time, so you see the asking price, the recorded price and how long each took. We do not claim any of the sales above as our own.
In Englewood East, heated size moves price most: 12-month sales under 1,200 square feet recorded a $223,500 median and those of 2,100 and up $438,500. Build era comes next, from $261,700 for 1980s resales to $395,000 for homes built 2020 or later. Section matters less, and the county extract carries no pool flag (Charlotte County Property Appraiser).
Data updated: November 2026 (Charlotte County Property Appraiser roll dated November 5, 2026 and sales recorded through September 9, 2026; window September 10, 2025 to September 9, 2026)
The tables below separate the levers so a seller can see which one is moving a price. All figures come from the Charlotte County roll and sales file (Charlotte County Property Appraiser). The size table covers all 213 window sales with heated area on the roll, new and resale together; the year-built table covers resales only, the 181 with a year built on the roll; the section table covers all 227. Where a group has one to three sales, we print it and say so, because three sales describe three homes, not a market.
Englewood East sales rose in price with heated size and fell in price per square foot. Homes under 1,200 square feet recorded a $223,500 median at $222 a square foot; homes of 2,100 square feet and up recorded $438,500 at $182 (Charlotte County Property Appraiser).
Englewood East qualified improved sales by heated area, September 10, 2025 to September 9, 2026 (213 sales with heated area on the roll). Source: Charlotte County Property Appraiser roll dated November 5, 2026 and sales file (ccappraiser.com). New-home counts by band are our count on the sales list.
| Heated area | Sales | New-home first sales in the band | Median price | Lowest to highest | Middle half | Median $ per heated sq ft | Middle half $ per sq ft |
|---|---|---|---|---|---|---|---|
| Under 1,200 sq ft | 30 | 0 | $223,500 | $100,000 to $320,000 | $209,500 to $263,000 | $222 | $197 to $258 |
| 1,200 to 1,499 sq ft | 54 | 3 | $270,000 | $190,000 to $400,000 | $250,000 to $322,500 | $205 | $177 to $243 |
| 1,500 to 1,799 sq ft | 76 | 20 | $330,000 | $180,000 to $535,000 | $299,925 to $395,000 | $205 | $184 to $242 |
| 1,800 to 2,099 sq ft | 35 | 3 | $395,000 | $182,300 to $749,000 | $335,000 to $431,000 | $193 | $172 to $229 |
| 2,100 sq ft and up | 18 | 6 | $438,500 | $262,500 to $1,175,000 | $397,250 to $550,000 | $182 | $153 to $206 |
| All with heated area | 213 | 32 | not computed | $100,000 to $1,175,000 | not computed | $203 | $182 to $240 |
Data updated: November 2026 (Charlotte County Property Appraiser roll dated November 5, 2026 and sales recorded through September 9, 2026; window September 10, 2025 to September 9, 2026)
The 1,500 to 1,799 band is the heart of the market: it recorded the most sales, 76, and it holds the roll's median single-family home of 1,545 square feet, with the middle half of all 4,333 homes between 1,264 and 1,750 square feet (Charlotte County Property Appraiser). It is also where builders compete hardest, with 20 of the 32 new-home first sales (our count). The useful finding for a seller is the flat middle: sales of 1,200 to 1,499 and 1,500 to 1,799 square feet recorded the same $205 median a square foot, so in the middle sizes extra heated area added price at about the same rate rather than at a discount. Above 1,800 square feet the rate falls, to $193 and then $182, the usual pattern as the lot and the fixed cost of a kitchen and baths spread over more floor.
Two cautions go with the table. The 2,100 and up band includes the 9,800 square foot non-residential building, which sets its $1,175,000 top; the single-family top in the band was the $868,000 sale of a 4,228 square foot home (Charlotte County Property Appraiser). And the 1,800 to 2,099 band shows how wide one size can run, from $182,300 to $749,000, which is the condition and era effect inside a size band. Heated area is the county's measure of air-conditioned space; it leaves out the garage, the lanai and a screened pool cage, so two homes of the same heated area can differ a great deal under roof (our Englewood East neighborhood guide).
Build era changes an Englewood East resale price in steps. Resales of 1980s homes recorded a $261,700 median, 1990s homes $298,900, 2000s homes $362,500, 2010s homes $375,000 and homes built 2020 or later $395,000, while price per square foot stayed between $194 and $232 (Charlotte County Property Appraiser).
Englewood East resales by year built, September 10, 2025 to September 9, 2026 (181 resales with a year built on the roll), with single-family homes on the roll from those years. Source: Charlotte County Property Appraiser roll dated November 5, 2026 and sales file (ccappraiser.com).
| Year built | Resales | Median price | Lowest to highest | Middle half | Median $ per heated sq ft | Middle half $ per sq ft | Single-family homes on the roll |
|---|---|---|---|---|---|---|---|
| Before 1980 | 3 | 3 sales, too few for a median | $210,000 to $269,000 | not computed | 3 sales | not computed | 33 (1960s 1, 1970s 32) |
| 1980s | 69 | $261,700 | $160,000 to $475,000 | $226,000 to $317,500 | $203 | $178 to $226 | 1,867 |
| 1990s | 40 | $298,900 | $100,000 to $868,000 | $257,525 to $355,000 | $198 | $172 to $237 | 892 |
| 2000s | 26 | $362,500 | $208,000 to $1,175,000 | $274,750 to $413,750 | $194 | $182 to $242 | 614 |
| 2010s | 20 | $375,000 | $273,000 to $600,000 | $311,250 to $448,750 | $232 | $200 to $262 | 445 |
| 2020 or later | 23 | $395,000 | $218,000 to $575,000 | $325,000 to $439,000 | $219 | $193 to $250 | 482 (2020 to 2025) |
Data updated: November 2026 (Charlotte County Property Appraiser roll dated November 5, 2026 and sales recorded through September 9, 2026; window September 10, 2025 to September 9, 2026; roll counts by decade built; "before 1980" roll count is our sum)
Read the price-per-square-foot column first (Charlotte County Property Appraiser). Homes from the 1980s, 1990s and 2000s recorded $203, $198 and $194 a square foot, almost the same rate, so most of the $100,800 gap between the 1980s and 2000s medians (our arithmetic) is size, not era: the newer homes are bigger. The rate steps up only for homes built in 2010 or later, $232 and $219. The 2000s range carries the $1,175,000 non-residential building, built in 2001, so its top is not a house; the 1990s range carries both the $868,000 sale and the $100,000 sale. The 1980s group matters most to most sellers: it recorded 69 of the 181 resales with a year built, and the 1980s built 1,867 of the 4,333 single-family homes on the roll, 43.1 percent (our Englewood East neighborhood guide).
Era also reaches the price through the insurance file. The statewide Florida Building Code replaced local codes in 2002 (Miami-Dade Board and Code Administration, building code history), and after Hurricane Charley, University of Florida researchers found that "Homes built under the Florida Building Code that became effective in 2002 sustained less damage on average" than homes built from 1994 to 2001 (University of Florida, June 28, 2005). Citizens requires a four-point inspection for homes "more than 20 years old" (Citizens, Inspections), which reaches the 2,759 Englewood East homes built in the 1980s and 1990s (our sum of the roll's decade counts). A Florida insurer "may not refuse to issue or refuse to renew" a homeowner's policy "with a roof that is less than 15 years old solely because of the age of the roof" (Florida Statutes 627.7011). A seller of a 1980s home who can show a roof permit under 15 years old, a current four-point report and a wind mitigation form removes most of the questions the year built raises.
Section changes an Englewood East price less than size or era. Twelve-month section medians ran from $300,000 in section 64 to $352,000 in section 65, and median price per square foot from $199 in section 62 to $236 in section 69, mostly tracking each section's home sizes and ages (Charlotte County Property Appraiser).
Englewood East qualified improved sales by Port Charlotte Subdivision section, September 10, 2025 to September 9, 2026, with each section's single-family homes on the roll. Source: Charlotte County Property Appraiser roll dated November 5, 2026 and sales file (ccappraiser.com).
| Section | Sales | Median, all | Resales and median | New-home first sales and median | Median $ per heated sq ft (sales with heated area) | Single-family homes on the roll | Median heated sq ft on the roll | Median year built on the roll |
|---|---|---|---|---|---|---|---|---|
| 62 | 32 | $301,000 | 26 at $266,500 | 6 at $422,000 | $199 (28) | 689 | 1,474 | 1993 |
| 63 | 24 | $305,450 | 20 at $295,500 | 4 at $342,450 | $200 (22) | 393 | 1,404 | 1996 |
| 64 | 53 | $300,000 | 45 at $299,000 | 8 at $375,000 | $201 (51) | 1,046 | 1,536 | 1989 |
| 65 | 36 | $352,000 | 31 at $350,000 | 5 at $445,000 | $214 (33) | 572 | 1,564 | 1996 |
| 69 | 17 | $310,000 | 16 at $307,000 | 1 sale | $236 (15) | 265 | 1,578 | 2006 |
| 73 | 2 | 2 sales, too few for a median | 2 sales | none | 2 sales | 111 | 1,671 | 2005 |
| 74 | 42 | $312,450 | 36 at $295,500 | 6 at $389,500 | $203 (42) | 889 | 1,553 | 1988 |
| 84 | 21 | $330,000 | 19 at $330,000 | 2 sales | $200 (20) | 368 | 1,634 | 1989 |
| All eight | 227 | $315,000 | 195 at $305,000 | 32 at $389,500 | $203 (213) | 4,333 | 1,545 | 1991 |
Data updated: November 2026 (Charlotte County Property Appraiser roll dated November 5, 2026 and sales recorded through September 9, 2026; window September 10, 2025 to September 9, 2026)
The section medians sit within $52,000 of each other (our arithmetic), so the eight sections share one broad price level (Charlotte County Property Appraiser). What separates them is the stock. Section 65's lead, a $350,000 resale median, comes with a 1996 median year built; sections 64 and 74, at $299,000 and $295,500, have the oldest homes, 1989 and 1988. Section 69 recorded the highest rate per square foot, $236, on the newest stock in the set, a 2006 median year built, even though most of its parcel points read Zone AE on the flood map. Six of the eight section rates fall between $199 and $214.
Small counts move these figures easily (Charlotte County Property Appraiser). Sections 69 and 84 recorded 17 and 21 sales, so two or three new homes closing in one quarter can shift a section median by tens of thousands of dollars, and section 73's two sales describe two houses. For pricing, we read the section figure as context and then pull the individual sales on the same and nearby streets.
A pool's effect on an Englewood East price cannot be measured from the county extract used for this page, because that file carries no pool field, so we print no pool premium. What a pool does change is the paperwork: a closed permit and a statutory barrier decide whether it helps or delays a sale.
The roll fields our parcel cuts use are the use code, heated area, year built and section, with no pool flag (Charlotte County Property Appraiser); a pool shows on the appraiser's individual parcel record, which we read home by home when we price. What we can state is the rule set a buyer's inspector and lender will check. To pass final inspection, a Florida residential pool must meet at least one of five options in the statute, including an enclosure that meets the barrier rules, an approved pool cover, exit alarms on doors and windows that open to the pool, self-closing and self-latching doors, or a pool alarm (Florida Statutes 515.27). A barrier "must be at least 4 feet high on the outside," with gates that "open outward away from the pool and be self-closing" (Florida Statutes 515.29).
Charlotte County permits pools separately, with a $200 building flat fee for an in-ground pool plus zoning and right-of-way review fees, and an owner-builder "Must not lease, rent, or sell the property for one (1) year from permit completion" (Charlotte County, Residential Pool or Spa permit). So before an Englewood East pool home is listed, we pull the pool and cage permits from the county's Citizen Access Portal and confirm the barrier option on site. A finaled pool is a feature a listing can lead with; an open pool permit is a closing issue.
Small multifamily buildings in Englewood East traded in the same range as single-family homes: 13 sales of 2 to 9 unit parcels recorded a $395,000 median, with the middle half from $281,400 to $398,500, against $313,000 for 198 single-family sales in the same 12 months (Charlotte County Property Appraiser).
The roll holds 261 small multifamily parcels in our set, and the 13 window sales ran from $250,000 to $575,000 (Charlotte County Property Appraiser). Five were in section 63, and 4 of the 13 were new-home first sales of buildings dated 2024 or 2025 (our count on the list), so builders compete in this product too. The older ones, built from 1979 to 1989, recorded $250,000 to $398,000. The zoning map service returned the multifamily district RMF10 at two of the 17 sample addresses checked for our neighborhood guide, against RSF3.5 at 14 (our Englewood East neighborhood guide), so a duplex lot's zoning is worth confirming before a buyer prices a rebuild.
A buyer of a small multifamily building prices the rent. Rents for Englewood East itself: Information not available at time of publishing (checked November 14, 2026). The federal benchmark for the county is HUD's Fair Market Rent for the Punta Gorda metro area, which is Charlotte County: $1,470 for two bedrooms and $2,041 for three in fiscal 2026 (HUD, FY2026 Fair Market Rents). Those are countywide program figures, not Englewood East rents. A seller of a rented building should have the leases, deposits and 12 months of income and expense records ready, because the buyer's lender will ask for them.
An Englewood East resale competes with builders on the next street: 32 new-home first sales recorded a $389,500 median in the 12 months to September 9, 2026, against $305,000 for 195 resales, and 119 vacant lots sold at a $23,000 median. A resale competes on price, timing and the one-time fees a new build carries (Charlotte County Property Appraiser).
Data updated: November 2026 (Charlotte County Property Appraiser roll dated November 5, 2026 and sales recorded through September 9, 2026; builders' own websites, Charlotte County, Englewood Water District and Englewood Area Fire Control District sources read November 14, 2026)
New construction in Englewood East is scattered-lot building: one house at a time on a platted lot, next to homes from the 1980s and 1990s, rather than a subdivision built out by one company (our Englewood East neighborhood guide). That shapes the competition. A buyer touring your 1988 home can see a new house going up two lots away, priced from a builder's sheet, and can buy a lot down the street for a fraction of a house price. This section sets out what new homes and lots record, what builders advertise and what a resale can offer that a build cannot. For buyers of new homes, our new construction guide for Englewood explains how we represent them.
Englewood East added 62 to 111 single-family homes a year from 2018 to 2025 by year built on the county roll, with 88 dated 2025, and 3,075 vacant residential lots remain. Every resale listing therefore shares its buyers with new homes going up lot by lot in the same sections (Charlotte County Property Appraiser).
Englewood East single-family homes by year built, with new-home first sales and medians by calendar year. Source: Charlotte County Property Appraiser roll dated November 5, 2026 and sales file (ccappraiser.com).
| Year | Homes on the roll with that year built | New-home first sales recorded that year | Median, new-home first sales | Median, all improved sales that year |
|---|---|---|---|---|
| 2018 | 95 | not computed | not computed | not computed |
| 2019 | 111 | 79 | $214,900 | $209,900 |
| 2020 | 94 | 56 | $233,050 | $222,000 |
| 2021 | 85 | 61 | $260,000 | $279,800 |
| 2022 | 62 | 42 | $352,350 | $354,850 |
| 2023 | 77 | 53 | $371,300 | $360,000 |
| 2024 | 76 | 35 | $410,000 | $340,000 |
| 2025 | 88 | 38 | $342,500 | $311,250 |
| 12 months to September 9, 2026 | not applicable | 32 | $389,500 | $315,000 |
Data updated: November 2026 (Charlotte County Property Appraiser roll dated November 5, 2026 and sales recorded through September 9, 2026; year built as recorded on the roll; homes completed in 2026 do not yet carry a 2026 year built)
The roll's count is homes standing with each build year, and the sales columns are first recorded sales under our rule, so the two differ: a home built for an owner who never resold it appears in the first column and not the second (Charlotte County Property Appraiser). In the 12-month window, 30 of the 32 new-home first sales were homes built in 2025 and 2 in 2024, 4 of the 32 were small multifamily buildings, and they fell in section 64 (8), sections 62 and 74 (6 each), section 65 (5), section 63 (4), section 84 (2) and section 69 (1), with none in section 73 (our count on the list). The county's own budget shows the same shift from lots to homes across the wider street and drainage unit: its FY2027 proposed budget re-estimated vacant units down by 307.200 against the FY2026 adopted budget (Englewood East FY27 Proposed budget; Englewood East FY26 Adopted, FY27 Approved budget).
New supply also arrives from outside the eight sections. Charlotte County issued 244 single-family permits in October 2026 alone, countywide, and its monthly reports do not break out Englewood (Charlotte County Community Development, October 2026 monthly report). East along SR 776, the Business Observer reported that West Port is adding "as many as 423 new houses," with D.R. Horton building its Driftwood Bay homes there (Business Observer, August 12, 2026). For the seller of a 1980s Englewood East home, whose resale group recorded a $261,700 median (Charlotte County Property Appraiser), those new houses are part of what a buyer will hold up against yours.
New-home first sales in Englewood East recorded a $389,500 median on a 1,676 square foot median home, $210 a heated square foot, while resales of homes built 2020 or later recorded $395,000 at $219. A nearly new resale is pricing against the builder, and an older resale against size and condition (Charlotte County Property Appraiser).
Englewood East new-home first sales against resale groups, September 10, 2025 to September 9, 2026. Source: Charlotte County Property Appraiser roll dated November 5, 2026 and sales file (ccappraiser.com).
| Group | Sales | Median price | Lowest to highest | Middle half | Median $ per heated sq ft | Middle half $ per sq ft |
|---|---|---|---|---|---|---|
| New-home first sales (our rule) | 32 | $389,500 | $265,000 to $505,000 | $313,225 to $433,750 | $210 | $189 to $240 |
| Resales of homes built 2020 or later | 23 | $395,000 | $218,000 to $575,000 | $325,000 to $439,000 | $219 | $193 to $250 |
| Resales of homes built 2015 or later | 39 | $375,000 | $218,000 to $600,000 | $315,000 to $445,000 | $219 | $194 to $260 |
| Resales of homes built in the 1980s | 69 | $261,700 | $160,000 to $475,000 | $226,000 to $317,500 | $203 | $178 to $226 |
| All resales | 195 | $305,000 | not printed (top is a non-residential building) | $257,900 to $375,000 | $203 (181 with heated area) | $180 to $240 |
Data updated: November 2026 (Charlotte County Property Appraiser roll dated November 5, 2026 and sales recorded through September 9, 2026; new-home first sales had a 1,676 square foot median heated area, middle half 1,633 to 2,096, range 1,230 to 2,470)
The $84,500 gap between the new-home and resale medians (our arithmetic) is mostly size: new homes ran $210 a square foot against $203 for resales, only $7 apart, on a median home of 1,676 square feet against a roll median of 1,545 (Charlotte County Property Appraiser). Two readings follow for a seller. If your home was built in the 2010s or 2020s, a buyer will price it against the builder's new house of the same size, and the recorded resales of homes built 2020 or later, at $219 a square foot, show that a finished, landscaped, recently built home can hold the builder's rate. If your home is from the 1980s, the competition is mostly on price and condition, because the buyer weighing a new build is comparing $226,000 to $317,500 for your era's middle half with $313,225 to $433,750 for a new house.
The recent record also shows the risk of the newest homes. Of 14 homes first sold new and resold by their first buyer in the window, 8 sold above the price recorded at the first sale, 5 below and 1 the same, at a median 13.6 percent above; the three bought new in 2022 resold at a median 11.3 percent below, and the three bought new in 2023 at 5.8 percent below (Charlotte County Property Appraiser). Those counts are small, and the recorded prices do not show upgrades, credits or carrying costs, so they describe the record, not anyone's result. A seller who bought new in 2022 or 2023 should price from today's recorded sales, which is the subject of the pricing section below.
Englewood East's builders advertise base prices well below what new homes actually recorded. Maronda Homes, Christopher Alan Homes and Holiday Builders each list Englewood homes on Port Charlotte Subdivision lots from base prices in the $249s to $308,990 on their own websites, read November 14, 2026 (Maronda Homes, Englewood 34224; Christopher Alan Homes; Holiday Builders, Englewood listing), while recorded new-home first sales ran a $389,500 median (Charlotte County Property Appraiser).
Builders' own advertised base prices for Englewood homes, read on each builder's website on November 14, 2026, with the Englewood East sections where each builder's listed homes sit on the county roll. Base prices are the builders' own figures, not recorded sales.
| Builder | Advertised base price (builder's own site) | What the site shows | Sections of the builder's listed Englewood homes (roll check) | Source |
|---|---|---|---|---|
| Maronda Homes | "from $249s" for "Englewood," "Scattered Homesites," "No HOA" | 13 plans from 1,273 sq ft (Poinsettia, $249s) to 2,286 sq ft (Huntington, $344s); quote "including lot premiums and upgrades" requires a model visit | 62 and 65 | Maronda Homes, Englewood 34224 |
| Christopher Alan Homes | "Englewood: from $304k" | 7 plans from 1,331 to 2,035 sq ft; one available home listed "ready January 2027" | 62 | Christopher Alan Homes; Englewood page |
| Holiday Builders | Englewood listing community "Priced From $308,990" to $371,990 | A 1,552 sq ft, 3-car garage concrete block plan; "a 1-year transferable builder warranty and a 10-year limited structural warranty" | 64, 65, 69 and 74 | Holiday Builders, Englewood listing |
Data updated: November 2026 (builders' websites read November 14, 2026; section checks against the Charlotte County Property Appraiser roll dated November 5, 2026; Englewood East recorded new-home first sales, 12 months to September 9, 2026: 32 at a $389,500 median)
A builder's "from" price is the floor of a price sheet, not a closing price. Maronda's page says a personalized quote includes "lot premiums and upgrades" (Maronda Homes), and the recorded new-home first sales in Englewood East ran from $265,000 to $505,000 at a $389,500 median (Charlotte County Property Appraiser). When a buyer quotes a base price at your showing, the useful answer is the recorded new-home price for a house of your size, and what that house still lacks on move-in day. We did not find a builder's own press release or filing naming these sections, so the table lists only what each builder's site shows, and the section column is our check of the listed addresses on the roll.
Englewood East vacant residential lots recorded 119 qualified sales at a $23,000 median in the 12 months to September 9, 2026, with the middle half from $18,000 to $27,000. A lot's scrub-jay fee status and any paid utility capacity charges stay with the parcel, which shapes what a builder will pay (Charlotte County Property Appraiser).
Englewood East qualified vacant residential lot sales by period. Source: Charlotte County Property Appraiser roll dated November 5, 2026 and sales file (ccappraiser.com). Highest lot sales are not printed because the vacant category includes tracts that do not describe one platted homesite.
| Period | Lot sales | Median | Middle half |
|---|---|---|---|
| 12 months, September 10, 2025 to September 9, 2026 | 119 | $23,000 | $18,000 to $27,000 |
| Calendar 2019 | 107 | $10,000 | $8,000 to $13,500 |
| Calendar 2020 | 156 | $9,500 | $8,000 to $12,000 |
| Calendar 2021 | 354 | $19,000 | $14,500 to $23,000 |
| Calendar 2022 | 325 | $25,000 | $22,500 to $32,000 |
| Calendar 2023 | 170 | $25,000 | $21,000 to $31,000 |
| Calendar 2024 | 192 | $25,000 | $22,000 to $32,875 |
| Calendar 2025 | 119 | $23,000 | $19,500 to $26,000 |
Data updated: November 2026 (Charlotte County Property Appraiser roll dated November 5, 2026 and sales recorded through September 9, 2026)
The lot market moved earlier and harder than the home market: the median rose from $9,500 in 2020 to $19,000 in 2021 on 354 sales, the busiest year, and has sat between $23,000 and $25,000 since 2022 (Charlotte County Property Appraiser). Lots are spread across all eight sections, from 165 in section 84 to 680 in section 64, and more than half of the parcels in sections 69 and 73 are still lots. A lot price and a house price are separate markets, and we never add one to the other to suggest what a house costs to build; no source we read publishes a construction cost per square foot for these sections.
What rides with a lot changes its value to a builder. Charlotte County's scrub-jay habitat plan fee "stays with the parcel, not with the owner," so a paid fee is worth showing and an unpaid one is the buyer's to pay (Charlotte County Scrub-Jay FAQ). Inside the plan area, the 2026 fee is $2,031 for 0.00 to 0.22 platted acres and $4,063 for 0.23 to 0.49 acres, effective January 1, 2026, and clearing is barred from March 1 to June 30 unless the lot was cleared before March 1 (Charlotte County, Scrub Jay HCP Fees 2026; Charlotte County, Scrub-Jay Conservation Plan). A 10,000 square foot lot is 0.2296 acres, right at the line between those two tiers, so the platted acreage decides the fee (our Englewood East neighborhood guide). Englewood Water District capacity charges, once paid, "become a part of the real property and shall remain with the real property when title is transferred" as long as base charges continue (EWD FY27 Customer Rules and Regulations). And a lot carries its own annual cost: the same $292 street and drainage assessment a home pays, plus a $63.95 Englewood Area Fire Control District vacant-lot assessment against $290.78 for a home (Englewood East FY26 Adopted, FY27 Approved budget; Englewood Area Fire Control District, assessments).
A seller with a home on one lot and a side lot next door should first find out whether the two are separate parcels or tied by a recorded unity of title. Charlotte County's declaration form says the joined lots may not "be sold, transferred, devised or assigned separately" until the county releases it (Charlotte County, Declaration of Unity of Title). Selling a vacant lot on its own is covered in its own section further down this page.
A new Englewood East house carries one-time charges that a resale has behind it: a county impact fee of $7,519 in the Englewood Fire District column, Englewood Water District capacity charges of $15,865.50 per connection, and a scrub-jay fee of $2,031 or $4,063 inside the plan area (Charlotte County impact fee schedule; EWD FY27 Customer Rules; Charlotte County, Scrub Jay HCP Fees 2026).
One-time charges on a new single-family home on an Englewood East lot, as published by each agency. A resale home already carries its connections and paid its fees when it was built.
| Charge | Amount we read | Date and source | When it applies |
|---|---|---|---|
| Charlotte County impact fees, single-family detached, "Englewood Fire D." column | $7,519 total | Schedule approved July 14, 2022, effective October 12, 2022; confirm the current figure with the county (master fee schedule) | Every new home; assessed at permit review, paid before final inspections (Charlotte County, Impact Fees) |
| Englewood Water District capital capacity charges and AGRF, water and wastewater | $15,865.50 per ERC (sum of six charges) | FY27 rules, Resolution CS-26-09-10-G, October 1, 2026 (EWD FY27 rules) | Lot connects to district water and sewer and the charges were not paid earlier |
| Englewood Water District meter service, 5/8 inch | $2,000 short tap or $3,250 long tap | FY27 rules (same) | District installs the meter |
| Scrub-jay habitat plan fee | $2,031 (up to 0.22 platted acres) or $4,063 (0.23 to 0.49) | 2026 fee notice, effective January 1, 2026 (county notice) | Lot is inside the plan area and the fee was not paid earlier |
Data updated: November 2026 (sources as linked, read November 14, 2026)
The impact fee schedule is the one figure that may move: the county page shows no 2026 update, and an impact fee study is under way (Charlotte County, Impact Fees). The schedule's own notes say "All fees include a 2.55% administrative fee" and that "Englewood Fire District Impact Fees are paid to Charlotte County and remitted to the Fire District" (master fee schedule). Where a lot is served by Charlotte County Utilities instead, the county lists gravity sewer connection fees "totaling $11,343 for the average home" (CCU gravity sewer FAQ).
These charges are paid by the builder or the lot buyer and sit inside a new home's price. They are one reason the recorded new-home median runs above the builders' base prices, and they are a fair point for a resale seller to make: a buyer of your home pays none of them again. They are also not a recipe for a build cost, which depends on the house, the lot and the contract.
An Englewood East resale competes with a new build on four things a buyer can check: a price tested against same-size recorded sales, a closing on a standard contract timeline rather than a build schedule, utilities and fees already in place, and a documented roof and wind file that narrows the insurance gap.
Each of the four rests on a record a buyer's agent can confirm:
If you are buying your next home as well, new or resale, in Englewood East or elsewhere in Englewood, Marc leads our buyer side: Call Marc at (239) 287-5873 or read our guide to buying a home in Englewood.
We price an Englewood East home from its own section's recorded sales first, then by heated size and build era, then by roof, utilities, flood zone and permits. The section median is context; the three to six closest sales by size, age and street decide the number, checked against the county's per-square-foot ranges (Charlotte County Property Appraiser).
Data updated: November 2026 (Charlotte County Property Appraiser roll dated November 5, 2026 and sales recorded through September 9, 2026; windows ending September 9, 2026)
An automated estimate or a portal median reads "Englewood East" on its own boundary. Our neighborhood guide found portal pages for both "Englewood East" and "East Englewood," an area tag attached to a Port Charlotte 33981 address, and portal medians that mix in other 34224 areas (our Englewood East neighborhood guide). A single number for that blend describes no actual home. The steps below are how we narrow the county record to yours. For our full Englewood listing process, from pricing to marketing to negotiation, read how we sell homes in Englewood.
We start an Englewood East price with the Port Charlotte Subdivision section because the section number on the legal description sets the comparable pool, the flood map reading and the typical home. Sections 69 and 73 carry most of the AE flood points and the newest homes; sections 64, 74 and 84 the oldest (Charlotte County Property Appraiser).
The roll writes an Englewood East lot as, for example, "PORT CHARLOTTE SEC74 BLK3464 LT 5," and that line, not the listing headline or the mailing address, says which section a home is in (our Englewood East neighborhood guide). It matters because the mailing city does not settle it: the county's Englewood East unit bills some Port Charlotte 33981 addresses, and some 34224 addresses sit outside the eight sections. We confirm the section on the Charlotte County Property Appraiser record, then read the section's flood and evacuation pattern: sections 62, 63, 64, 65 and 84 had no AE parcel points, while section 69 had 329 of 585 and section 73 had 198 of 270, and the 33 points the county layer records as "8AE" are all in section 74 (Charlotte County GIS flood zone layer 23, queried November 14, 2026). A section 69 home in Zone X and a section 69 home in Zone AE are different comparables even at the same size, because the buyer's insurance quote differs.
When a section has few recent sales, we widen the Englewood East window rather than borrow from another market. Resales held near the same median as the window lengthened: 195 at $305,000 over 12 months, 377 at $306,000 over 24 months, and 576 at $320,000 over 36 months (Charlotte County Property Appraiser).
Englewood East qualified improved sales over longer windows ending September 9, 2026. Source: Charlotte County Property Appraiser roll dated November 5, 2026 and sales file (ccappraiser.com).
| Window ending September 9, 2026 | All improved sales | Median, all (middle half) | Resales | Median, resales (middle half) | New-home first sales | Median, new-home first sales |
|---|---|---|---|---|---|---|
| 12 months (from September 10, 2025) | 227 | $315,000 ($265,000 to $395,000) | 195 | $305,000 ($257,900 to $375,000) | 32 | $389,500 |
| 24 months (from September 10, 2024) | 438 | $317,700 ($267,250 to $394,250) | 377 | $306,000 ($260,000 to $375,000) | 61 | $365,000 |
| 36 months (from September 10, 2023) | 676 | $326,650 ($282,250 to $400,000) | 576 | $320,000 ($272,925 to $389,625) | 100 | $389,000 |
| 60 months (from September 10, 2021) | 1,237 | $340,000 ($290,000 to $403,700) | 1,041 | $330,000 ($285,000 to $400,000) | 196 | $362,750 |
Data updated: November 2026 (Charlotte County Property Appraiser roll dated November 5, 2026 and sales recorded through September 9, 2026)
The 24-month resale median, $306,000, is within $1,000 of the 12-month figure (our arithmetic), so a two-year set is a fair widening for a home in a thin section such as 73, 69 or 84 (Charlotte County Property Appraiser). The 60-month figures read higher because they carry the 2022 and 2023 sales, the strongest calendar years in the file at $354,850 and $360,000, before the median eased to $311,250 in 2025. So we date every older sale we use and do not let a 2023 comparable set a 2026 price. We tell you which sales we used and why.
The Englewood East repeat-sale record says to price from today's sales, not from what was paid. Of 110 resales with an earlier recorded sale of the same house, those bought before 2020 almost all sold above the prior price, while 24 of 34 bought in 2022 or later sold below it (Charlotte County Property Appraiser).
Englewood East resales in the window with an earlier qualified improved sale over $50,000 of the same house, by the year of that earlier sale. Source: Charlotte County Property Appraiser roll dated November 5, 2026 and sales file (ccappraiser.com).
| Earlier recorded sale | Pairs | Median change against the earlier recorded price | Sold above / below / same | Median earlier price | Median window resale price |
|---|---|---|---|---|---|
| Before 2015 | 20 | 167.7 percent above | 20 / 0 / 0 | $104,450 | $270,000 |
| 2015 to 2019 | 34 | 56.2 percent above | 33 / 1 / 0 | $192,000 | $277,500 |
| 2020 to 2021 | 22 | 29.7 percent above | 19 / 3 / 0 | $285,950 | $368,600 |
| 2022 or later, all | 34 | 7.1 percent below | 7 / 24 / 3 | $349,900 | $318,000 |
| of which 2022 | 8 | 10.8 percent below | 1 / 7 / 0 | $349,950 | $304,950 |
| of which 2023 | 11 | 11.9 percent below | 0 / 10 / 1 | $410,000 | $326,000 |
| of which 2024 or later | 15 | 0.0 percent | 6 / 7 / 2 | $312,000 | $275,000 |
| All pairs | 110 | 38.1 percent above | 79 / 28 / 3 | not computed | not computed |
Data updated: November 2026 (Charlotte County Property Appraiser roll dated November 5, 2026 and sales recorded through September 9, 2026; median time between the two sales 76 months)
The pricing lesson is in the last two columns (Charlotte County Property Appraiser). A home bought in 2023 at the median earlier price, $410,000, sits above the top of today's resale middle half, $375,000, so its owner's purchase price is not a guide to today's price. A home bought before 2015 at a median $104,450 sold at a median $270,000, close to today's resale middle half. In both cases the buyer paid what current comparables supported. These figures are recorded prices only; they leave out improvements, roofs, storm repairs, financing and carrying costs, so they say whether a home sold above or below the price recorded at the prior sale, not what anyone made or lost. The earlier section on what that comparison leaves out covers the rest.
We use price per heated square foot to bracket an Englewood East price, never to set it. For 1980s resales the middle half ran from $178 to $226 a square foot, so a 1,545 square foot home of that era brackets at about $275,000 to $349,000 before condition, roof and utilities (Charlotte County Property Appraiser).
Illustration only: Englewood East resale middle half per heated square foot by year built, applied to the roll's 1,545 square foot median home. Source for the rates: Charlotte County Property Appraiser roll dated November 5, 2026 and sales file (ccappraiser.com); the bracket column is our arithmetic, not a price.
| Year built | Resales | Median $ per heated sq ft | Middle half $ per sq ft | Bracket for a 1,545 sq ft home (our arithmetic) |
|---|---|---|---|---|
| 1980s | 69 | $203 | $178 to $226 | $275,010 to $349,170 |
| 1990s | 40 | $198 | $172 to $237 | $265,740 to $366,165 |
| 2000s | 26 | $194 | $182 to $242 | $281,190 to $373,890 |
| 2010s | 20 | $232 | $200 to $262 | $309,000 to $404,790 |
| 2020 or later | 23 | $219 | $193 to $250 | $298,185 to $386,250 |
| All 213 sales with heated area | 213 | $203 | $182 to $240 | $281,190 to $370,800 |
Data updated: November 2026 (Charlotte County Property Appraiser roll dated November 5, 2026 and sales recorded through September 9, 2026; window September 10, 2025 to September 9, 2026)
A bracket is a range, not an answer (Charlotte County Property Appraiser). The full file ran from $99 to $406 a heated square foot, so a home priced off a rate without its comparables can miss by six figures. Size moves the rate too: under 1,200 square feet the median rate was $222, and at 2,100 and up it was $182, so a small home should not be priced at a large home's rate or the reverse. And heated area leaves out the garage, the lanai and the pool cage, which buyers pay for. Inside the bracket, the items that move a home up or down are the ones a buyer's inspector, insurer and lender will check: roof age and permit, central water and sewer or a septic answer, open permits, the flood map reading at the house, and condition.
No. The just value on an Englewood East tax notice is the Property Appraiser's value as of January 1 for the tax roll, fixed before most of the year's sales close. A recorded sale is what a buyer paid on a later date for the house as it stood then (Charlotte County Property Appraiser).
The Charlotte County Property Appraiser states that "All property in Florida is revalued each year as of January 1" (Charlotte County Property Appraiser, Important Dates). That date is why 14 of the window's sales sit on parcels the roll still codes as vacant land: the house was not on the roll on January 1 (Charlotte County Property Appraiser). It is also why a new roof, a remodel or storm damage after January 1 is invisible in the just value. On a homesteaded home the gap is wider still, because the assessed value on your notice is capped: Save Our Homes limits the yearly increase to 3 percent or the change in the consumer price index, whichever is lower (Florida Statutes 193.155), and after a sale the county says "Assessed value then returns to fair market (just) value in the year following the change" (Charlotte County Property Appraiser, Exemptions).
For one section 74 home sampled for this page, the 2026 certified just value was $239,304, with a 2025 Save Our Homes base year, so its assessed value equaled its just value in its first homestead year (Charlotte County Property Appraiser parcel record). We did not compute a ratio of window sale prices to just value for Englewood East, so we print none. Bring your own notice to the first meeting; we will show you where your recorded comparables sit against it and why your price may differ.
An appraiser will read the same Englewood East county record we do: closed sales near your home in size, age and section, dated and adjusted. A price above the recorded sales most like yours, without evidence an appraiser can see, invites a low appraisal on a financed sale and a renegotiation.
We send the appraiser, through the buyer's lender, the evidence the roll cannot show: the roof permit and its date, the wind mitigation form, the utility account or septic permit, closed permits for any addition or pool, and the elevation certificate where the home is in an AE area. The lender's property standard matters too. Fannie Mae will not buy a loan on a home rated C6, and deficiencies affecting soundness or structural integrity must be repaired to "a resulting minimum condition rating of C5" (Fannie Mae Selling Guide B4-1.3-06). And the financed buyer pool is conventional, FHA, VA and cash: the 12 addresses we tested on November 14, 2026 returned ineligible for USDA's guaranteed rural loans (USDA Property Eligibility).
Our valuation for an Englewood East home is built from the recorded sales in your section and size band, your build era and roof, your utilities, your flood map reading and your permit history, then checked against each comparable's listing history. Start with our free Englewood home valuation built from recorded sales, or use the form on this page.
What is your Englewood East home worth against its own section's recorded sales? We read your section, size, era, roof and utility file before we give you a number. Request your free Englewood East valuation. Call Jesse direct at (239) 898-6072.
Englewood East closings cluster from March through July: across 2019 to 2025, those five months held 910 of 1,935 improved sales, 47.0 percent, with May the busiest and January the slowest. A listing priced and documented by January to March meets that season, and storm season sets the contract terms (Charlotte County Property Appraiser).
Data updated: November 2026 (Charlotte County Property Appraiser roll dated November 5, 2026 and sales recorded through September 9, 2026; Florida Realtors monthly Punta Gorda MSA summaries through September 2026; other sources as dated)
A closing follows the contract by weeks, so closings from March to July reflect contracts signed from about January into early summer (Charlotte County Property Appraiser). The tables below show the last 12 months, seven pooled years and the countywide calendar, and the dated items that can move an Englewood East sale this winter.
Englewood East's 227 window sales peaked in April 2026 with 27 closings and bottomed in January 2026 with 7, and April through July 2026 held 101 of them. Monthly medians moved between $269,000 and $380,000 in months with seven or more closings, moving with the mix of homes sold (Charlotte County Property Appraiser).
Englewood East qualified improved sales by month, September 10, 2025 to September 9, 2026. Source: Charlotte County Property Appraiser roll dated November 5, 2026 and sales file (ccappraiser.com).
| Month | Improved sales | Median |
|---|---|---|
| September 2025 (from September 10) | 17 | $311,000 |
| October 2025 | 21 | $300,000 |
| November 2025 | 10 | $317,500 |
| December 2025 | 22 | $342,450 |
| January 2026 | 7 | $325,000 |
| February 2026 | 17 | $380,000 |
| March 2026 | 16 | $297,450 |
| April 2026 | 27 | $320,000 |
| May 2026 | 23 | $299,000 |
| June 2026 | 25 | $330,000 |
| July 2026 | 26 | $322,500 |
| August 2026 | 15 | $269,000 |
| September 2026 (to September 9) | 1 | $257,500 (one sale) |
| Total | 227 | $315,000 |
Data updated: November 2026 (Charlotte County Property Appraiser roll dated November 5, 2026 and sales recorded through September 9, 2026; the first and last months are partial)
The second quarter of 2026 recorded 75 of the 227 sales, 33.0 percent (our arithmetic), and January 2026 only 7 (Charlotte County Property Appraiser). The monthly medians do not show a seasonal price premium: February's $380,000 included four new-home first sales at $395,000 on one day, and August's $269,000 followed a run of older, smaller resales. Read the counts as demand and the medians as the mix.
Pooled across 2019 to 2025, Englewood East improved sales were busiest in May with 192, June with 188 and July with 183, and slowest in January with 126. The spread is real but modest: the busiest month carried 9.9 percent of seven years' sales and the slowest 6.5 percent (Charlotte County Property Appraiser).
Englewood East qualified improved sales by month of the year, calendar years 2019 to 2025 pooled. Source: Charlotte County Property Appraiser roll dated November 5, 2026 and sales file (ccappraiser.com). Shares are our arithmetic.
| Month | Sales, 2019 to 2025 | Share of 1,935 |
|---|---|---|
| January | 126 | 6.5% |
| February | 143 | 7.4% |
| March | 175 | 9.0% |
| April | 172 | 8.9% |
| May | 192 | 9.9% |
| June | 188 | 9.7% |
| July | 183 | 9.5% |
| August | 164 | 8.5% |
| September | 154 | 8.0% |
| October | 140 | 7.2% |
| November | 141 | 7.3% |
| December | 157 | 8.1% |
Data updated: November 2026 (Charlotte County Property Appraiser roll dated November 5, 2026 and sales recorded through September 9, 2026; calendar years 2019 to 2025)
Seven years make the pattern clearer than one (Charlotte County Property Appraiser). March through July held 910 of the 1,935 sales, and May through July alone 563; the four months from November through February held 567, 29.3 percent (our arithmetic). Englewood East sells in every month, so the right buyer can come at any time, but the most buyers are writing contracts from about February to June. A home that is priced, photographed, inspected and documented by late January is in front of that wave from its first week.
Charlotte County's countywide single-family figures give an Englewood East seller the market backdrop, not a local price. Florida Realtors reported 4,449 single-family closings in the Punta Gorda metro area, which is Charlotte County, through September 2026, up 8.6 percent, at a $350,000 median (Florida Realtors, September 2026).
Charlotte County (Punta Gorda MSA) single-family closed sales and median sale price by month, countywide, as reported by Florida Realtors from multiple listing service data. These are countywide figures, not Englewood East figures.
| Month | 2025 closed sales | 2025 median | 2026 closed sales | 2026 median |
|---|---|---|---|---|
| January | 330 | $350,000 | 392 | $346,250 |
| February | 359 | $349,000 | 434 | $350,000 |
| March | 478 | $358,972 | 587 | $355,000 |
| April | 548 | $349,970 | 531 | $357,000 |
| May | 536 | $325,000 | 562 | $351,000 |
| June | 491 | $335,000 | 537 | $360,000 |
| July | 463 | $345,000 | 528 | $353,545 |
| August | 459 | $345,000 | 448 | $350,000 |
| September | 432 | $330,000 | 430 | $344,000 |
| October | 461 | $342,000 | not yet reported | not yet reported |
| November | 399 | $342,900 | not yet reported | not yet reported |
| December | 466 | $350,000 | not yet reported | not yet reported |
| Year | 5,422 | $343,725 | 4,449 through September | $350,000 year to date |
Data updated: November 2026 (Florida Realtors monthly MSA summaries, January 2025 to September 2026; Florida Realtors, December 2025 summary, read November 14, 2026)
The county calendar matches Englewood East's: in 2025, March through July held 2,516 of the 5,422 countywide closings, 46.4 percent (our arithmetic), and 2026's busiest month so far was March, with 587 (Florida Realtors, December 2025 summary; Florida Realtors, March 2026 summary). The countywide median stayed in a narrow $344,000 to $360,000 band through 2026, so the season moved the number of buyers more than the price. Charlotte County active listings stood at 2,856 in October 2026, 19.5 percent below October 2025, by the FGCU dashboard's count of Realtor listings data (FGCU RERI, active listings). Englewood East's $315,000 median comes from county deed records in a different window, so it sits beside the county's $350,000 as context, not as a ratio. Days on market and months of supply for Englewood East: Information not available at time of publishing (checked November 14, 2026).
Hurricane season runs June 1 to November 30, and an Englewood East contract that closes inside it should plan for storm damage before closing, which the standard AS IS contract handles with a 1.5 percent repair threshold. Most Englewood East parcel points sit in evacuation Zone C, none in Zone A (Charlotte County GIS evacuation zone layer 35; Florida Realtors AS IS contract).
Under the contract's risk-of-loss standard, if casualty damage before closing costs no more than 1.5 percent of the purchase price, the seller restores; above that, the buyer may take the property as is with the 1.5 percent or cancel (Florida Realtors AS IS contract). On a $315,000 sale, 1.5 percent is $4,725 (our arithmetic). We write the insurance and repair timeline into every Englewood East contract that closes from June to November.
The location helps. Of 7,746 geocoded Englewood East parcel points, 6,759 (87.3 percent) fell in evacuation Zone C and 987 (12.7 percent) in Zone B, mostly in sections 69 and 73 (Charlotte County GIS evacuation zone layer 35, queried November 14, 2026), and the National Hurricane Center reports our neighborhood guide read place the surge damage from Charley, Ian, Helene and Milton on the coast and barrier islands, not these inland sections (our Englewood East neighborhood guide). The storms still left wind damage: in ZIP 34224, which covers Englewood East and other areas, FEMA recorded 5,329 valid owner registrations after Hurricane Ian and 1,690 after Milton (OpenFEMA, Ian, ZIP 34224; OpenFEMA, Milton, ZIP 34224). A buyer will ask what was repaired after each storm and see the permits, and a seller who received federal assistance for flood damage must say so on the state's flood disclosure, which the disclosure section of this page covers.
Three dated items can change an Englewood East sale around the turn of the year: the street and drainage advisory board's December 17, 2026 meeting, the Citizens flood requirement for all remaining wind policies on January 1, 2027, and property tax estimates on online listing platforms from February 1, 2027 (Charlotte County, Englewood East MSBU; Florida Statutes 627.351; Florida DOR, PTO 26-15).
| Date | What happens | Who in Englewood East it touches | Source |
|---|---|---|---|
| December 17, 2026 | Englewood East street and drainage advisory board meets at the Mac V. Horton West County Annex, 6868 San Casa Drive; later 2027 meetings listed March 11, May 13, September 16 and December 16 | Every parcel paying the $292 assessment; paving Phase 2 was on the September 17, 2026 agenda | Charlotte County, Englewood East MSBU; September 17, 2026 agenda |
| January 1, 2027 | Citizens requires flood coverage on "all other personal lines residential property insured by the corporation" | Any buyer using Citizens for wind, in Zone X or AE | Florida Statutes 627.351 |
| February 1, 2027 | Online listing platforms must display estimated ad valorem taxes under s. 689.261(3) | Every listing; the estimate is built from millage and may omit the non-ad valorem lines on an Englewood East bill | Florida DOR, PTO 26-15 |
| FY2027 (October 1, 2026 to September 30, 2027) | Approved budget carries $15,847,000 for paving Phase 3 construction | Streets in the later phases; confirm a street's phase with Public Works | Englewood East FY26 Adopted, FY27 Approved budget |
Data updated: November 2026 (sources as linked, read November 14, 2026)
We build the listing file around these dates. Because most Englewood East homes read Zone X, many owners have never carried flood; from January 1, 2027, a buyer who wants Citizens for wind will need it, so a listing that already shows a flood quote, or a seller's NFIP policy the buyer can take over, answers the question early (Florida Statutes 627.351). FEMA says NFIP "Policyholders are able to transfer their discount to a new owner" (FEMA, NFIP Risk Rating). A listing that goes live in February 2027 will also show a portal tax estimate, so we add a line explaining the $292 street and drainage and $290.78 fire assessments a millage estimate may leave out (Englewood Area Fire Control District, assessments).
Englewood East's yearly sales counts have held steady while the median eased from its peak: 239 improved sales at $360,000 in 2023, 229 at $340,000 in 2024, 230 at $311,250 in 2025, and 157 at $315,000 from January 1 to September 9, 2026. No county figure predicts next year's prices (Charlotte County Property Appraiser).
Read the counts before the medians (Charlotte County Property Appraiser). Steady volume, 229 to 266 improved sales a year since 2022, means buyers keep coming; the median's move from $360,000 in 2023 to $311,250 in 2025 means they are price-aware. Two things weigh against waiting in Englewood East specifically. New homes keep arriving, with 88 dated 2025 on the roll and 3,075 lots still open, so the competition does not shrink with time. And the countywide closing count through September 2026 was up 8.6 percent on 2025 (Florida Realtors, September 2026), so the buyers are there now. If you are deciding whether to list this winter or next, we will show you the current comparables in your section and what each choice nets.
Deciding when to list your Englewood East home? We map your section's recorded sales, the spring closing season and the January 2027 insurance date against your plans before you choose a launch date. Get your free Englewood East valuation and timing plan. Call Jesse direct at (239) 898-6072.
Englewood East's location adds a county-maintained platted street grid along SR 776, Ann and Chuck Dever Regional Park on San Casa Drive, HCA Florida Englewood Hospital about 11 minutes away by a routing estimate, Englewood Beach about 13 minutes, and a flood map reading Zone X at about 92.8 percent of parcel points (our Englewood East neighborhood guide).
Data updated: November 2026 (county, state, utility, school district and news sources as dated; OSRM free-flow routing estimates computed November 14, 2026 from one central Englewood East point, as published in our neighborhood guide)
Every place and rule below is one our neighborhood guide or a county, state or utility source confirms, and each is something a buyer asks about on a showing (our Englewood East neighborhood guide). The point for a seller is to describe the location accurately for your own address: a home on central sewer in one section and a home on septic in Zone AE in another share a ZIP code, but not a utility answer, a flood map reading or an elementary school.
The county is repaving Englewood East's platted streets in phases, paid for by the street and drainage unit's $292 annual assessment per unit, up from $190 and approved for paving only. Every parcel pays the same rate, vacant or built, whether or not its street has been repaved yet (Englewood East FY26 Adopted, FY27 Approved budget).
The money trail is public. The Board approved "a rate increase to $292 for paving only" (Englewood East SD FY25 Executive Summary), and the county financed the work with loans: "The Advisory Board approved a 15-year loan for Phase 1 (FY25), and the same loan terms were applied to Phase 2 (scheduled for FY26), and Phase 3 (scheduled for FY27)," with "5% interest rate" used in the calculations (Charlotte County BCC agenda item, August 19, 2025). The FY2026 budget carries $11.75 million for Phase 2 construction and the FY2027 approved budget $15.85 million for Phase 3 (Englewood East FY26 Adopted, FY27 Approved budget). Phase 1 ran under the county's 2025 paving contract with Ajax Paving, Inc., a $16,343,888.65 construction budget shared with the Road and Bridge and Placida districts, with a change order expected "between the end of November and the beginning of December" before close-out (Charlotte County, 2025 Annual Road and Bridge/MSBU Paving Program). "Paving Phase 2" was on the advisory board's September 17, 2026 agenda (Englewood East SD agenda).
Which streets fall in which phase is not something we print: the county map that shows the phases is a colored graphic, and the program's own documents describe the schedule by fiscal year, not by street. Ask Charlotte County Public Works, 941.575.3600, for your street before you describe it (Charlotte County, Englewood East Non-Urban Street and Drainage Unit). For a seller, the program works two ways. A street resurfaced in the current program is a visible listing point, worth a line with the date. And a buyer on any street inherits the same $292 line on the November bill, funded by 15-year loans, so we show it in the listing file rather than let a buyer discover it at closing.
An Englewood East listing should name the water and sewer provider for its own address, because the Englewood Water District, Charlotte County Utilities or a well and septic system can each apply. District charges run with the parcel, and a developed parcel must connect within 365 days after written notice that service is available (EWD FY27 Customer Rules).
The Englewood Water District is an independent special district serving about 44.5 square miles in southern Sarasota County and western Charlotte County (Englewood Water District). Its FY27 rules say "The District is not a party to the sale of real property within the District. All District fees and charges run with the parcel" (EWD FY27 Customer Rules), and at a sale the district provides "a special meter reading which will serve as a final read for the seller and an initial read for the buyer" (same rules). A home on district water and sewer pays a $29.37 water base charge and a $42.75 wastewater base charge a month, and at 5,000 gallons a month about $116.87 before taxes and fees (our Englewood East neighborhood guide). The connection clock is the item to disclose: a developed parcel must connect "Within 365 days after the date of written Notification of Water and/or Wastewater Service Availability" (same rules), so a seller holding such a notice should give its date.
We could not resolve from a primary map which provider serves which Englewood East street, so every listing gets an address check (our Englewood East neighborhood guide):
Septic is not a defect, and the record says so. A Florida International University study of Miami-Dade sales found buyers "generally don't discount septic-served homes," but homes that received a county Notice of Required Connection saw price declines of nearly 10 percent (FIU Business, January 28, 2026). That is Miami-Dade, not Charlotte County, but the lesson travels: a septic home with its permit, age and service history documented sells as a septic home; one with an unanswered connection notice sells at a discount. Aerobic treatment unit operating permits do not transfer, under Florida Administrative Code Rule 62-6.003(5)(b), so the buyer applies for a new one (DOH-Charlotte ATU packet).
An Englewood East listing can name Ann and Chuck Dever Regional Park, the county's 315.6-acre park with a pool and a 23,000 square foot recreation center on San Casa Drive, Tringali Park and the Englewood Charlotte Library on N Access Road, and the free beach shuttle from Tringali Park to Englewood Beach (Charlotte County, Ann and Chuck Dever Regional Park).
| Place | Operator and address | What a listing can say | Distance from central Englewood East (estimate) |
|---|---|---|---|
| Ann and Chuck Dever Regional Park | Charlotte County, 6961 San Casa Drive | 315.6 acres; heated competition and activity pools; 23,000 sq ft recreation center; courts, fields, dog park, trails | West County Annex on the same street: about 2.9 mi, 7 min |
| Tringali Park and the Englewood Charlotte Library | Charlotte County, 3460 N Access Road | 10.17-acre park with gymnasium, community center and tennis courts; library on the same campus; free shuttle to Englewood Beach, 10 a.m. to 4 p.m., Monday through Saturday | not computed |
| Englewood Beach at Chadwick Park | Charlotte County, 2100 N Beach Road, on Manasota Key | 12.67-acre Gulf beach park, 900-foot boardwalk; pay parking at 75 cents an hour | about 6.0 mi, 13 min |
| Cedar Point Environmental Park | Charlotte County, 2300 Placida Road | 115-acre nature preserve and trail on Lemon Bay | not computed |
| Ainger Creek Park boat ramp | Charlotte County, 2011 Placida Road | Paved public ramp; rebuild estimated January 1 to July 31, 2027, with "All park amenities" closed during construction | not computed |
| Rotonda Golf and Country Club | Private club, 100 Rotonda Circle, Rotonda West | Five courses | Rotonda West point: about 4.0 mi, 12 min |
Data updated: November 2026 (Charlotte County, Ann and Chuck Dever Regional Park; Charlotte County, Tringali Park; Charlotte County, Englewood Beach at Chadwick Park; Charlotte County, Cedar Point Environmental Park; Charlotte County, Ainger Creek Boat Ramp Replacement; Rotonda Golf and Country Club, read November 14, 2026; distances are OSRM free-flow routing estimates computed November 14, 2026, as published in our neighborhood guide)
The county keeps investing on the Dever campus: a wayfinding signage project "throughout the park" carries a $170,000 budget (Charlotte County, Ann and Chuck Dever Regional Park Wayfinding). On SR 776's commercial side, the Charlotte Sun reported the rebuilt Publix at Merchants Crossing, 1500 Placida Road, a 54,964 square foot store, has opened (Charlotte Sun). Two words to keep out of a listing: "waterfront" and "canal." No primary source our guide read documents a navigable canal inside the eight sections; the water here runs in roadside swales and culverts the unit maintains (our Englewood East neighborhood guide). Boating starts at a public ramp.
Englewood East sits on the SR 776 corridor, about 11 minutes from HCA Florida Englewood Hospital, 12 minutes from Dearborn Street and 46 minutes from Punta Gorda Airport on free-flow routing estimates. River Road's widening to six lanes and an FDOT project on SR 776 near Merchants Crossing are the road changes buyers ask about (OSRM routing service).
| Destination from central Englewood East | Distance, about | Drive time, about |
|---|---|---|
| Charlotte County West County Annex, 6868 San Casa Dr | 2.9 mi | 7 min |
| HCA Florida Englewood Hospital, 700 Medical Blvd | 5.0 mi | 11 min |
| Englewood Beach at Chadwick Park | 6.0 mi | 13 min |
| Dearborn Street, Englewood | 6.1 mi | 12 min |
| I-75 Exit 179, Toledo Blade Blvd (approximate point) | 13.3 mi | 25 min |
| Venice City Hall | 17.7 mi | 33 min |
| Punta Gorda Airport (approximate terminal point) | 24.8 mi | 46 min |
| Sarasota Bradenton International Airport | 44.9 mi | 69 min |
| Southwest Florida International Airport | 63.4 mi | 80 min |
Data updated: November 2026 (OSRM routing engine on OpenStreetMap data, free-flow routing estimates without traffic, computed November 14, 2026 from one central Englewood East point near Gulfstream Blvd and S Access Rd, as published in our neighborhood guide; real drive times vary with traffic, season and the exact address)
No agency publishes drive times from Englewood East, so a listing should quote these as estimates (our Englewood East neighborhood guide). River Road (SR 777) in Sarasota County now runs six lanes for five miles from US 41 to I-75, a $61 million widening that WGCU reported on October 2, 2026, quoting the sheriff describing River Road as a hurricane evacuation detour (our Englewood East neighborhood guide). On SR 776 itself, FDOT project 449652-1 adds traffic separators, a protected bike lane and raised medians on a 1.02 mile segment from Merchants Crossing to the Sarasota County line, with construction bids scheduled for March 29, 2027 and an estimated $2,457,605 construction cost; it does not add through lanes (FDOT SWFL Roads, project 449652-1).
The hospital is investing too. HCA Florida Englewood Hospital announced a "$1 million state-of-the-art helipad" on May 21, 2026, and its $10 million emergency department expansion was completed in 2022 (HCA Florida Healthcare newsroom). Its address is in ZIP 34223, a different Englewood ZIP from Englewood East's 34224, which is one more reason a listing should state the county: Charlotte.
For the 17 Englewood East addresses we checked on November 14, 2026, the Charlotte County Public Schools Boundary Locator returned L. A. Ainger Middle and Lemon Bay High for every one, and split the elementary between Vineland Elementary and Myakka River Elementary by section (CCPS Boundary Locator).
The addresses in sections 64, 74 and 84, and one of the two in section 65, returned Vineland Elementary; those in sections 62, 63, 69 and 73, and the other section 65 address, returned Myakka River Elementary (our Englewood East neighborhood guide). One to five addresses were tested per section, so the split lines inside a section are not mapped, and the locator, not this summary, is the answer for a specific house. Because Englewood East is in Charlotte County, a 34224 address is in Charlotte County Public Schools, not the Sarasota County system, whatever a portal shows (CCPS Boundary Locator page).
For the listing, we enter the address exactly as the property appraiser shows it, "without the city and state," with the ZIP code, and save the dated result in the file (CCPS Boundary Locator page). A listing states the assigned schools from that result and the date; it does not describe or rank them.
Most Englewood East parcel points read FEMA Zone X, about 92.8 percent of 7,746 tested, and none fell in evacuation Zone A. Zone AE concentrates in sections 69 and 73 and a strip of 74, so a listing there needs the parcel's own map reading and elevation certificate (Charlotte County GIS flood zone layer 23; evacuation zone layer 35).
Englewood East flood and evacuation zone readings by section, one geocoded point per parcel. Sources: Charlotte County GIS flood zone layer 23, effective December 15, 2022 and evacuation zone layer 35, queried November 14, 2026, as published in our neighborhood guide.
| Section | Geocoded points | Zone AE points | Evacuation Zone B points | Rest of the section |
|---|---|---|---|---|
| 62 | 1,281 | 0 | 0 | Zone X, evacuation Zone C |
| 63 | 950 | 0 | 0 | Zone X (772 minimal flood hazard), Zone C |
| 64 | 1,806 | 0 | 0 | Zone X, Zone C |
| 65 | 942 | 0 | 0 | Zone X, Zone C |
| 69 | 585 | 329 | 570 | Zone X, Zone C |
| 73 | 270 | 198 | 270 | Zone X |
| 74 | 1,342 | 33, recorded as "8AE" | 131 | Zone X, Zone C |
| 84 | 570 | 0 | 16 | Zone X, Zone C |
| All eight | 7,746 | 560 (about 7.2%) | 987 (12.7%) | 7,186 Zone X (about 92.8%); 6,759 Zone C (87.3%) |
Data updated: November 2026 (point-in-polygon test of 7,746 Census-geocoded parcel addresses from the Charlotte County Property Appraiser roll dated November 5, 2026, queried November 14, 2026; one point per parcel approximates the house location, and a lender's determination uses the official FIRM panel)
Zone X is a flood zone on the map, just not the Special Flood Hazard Area, so a listing should say "Zone X," not "no flood zone" (our Englewood East neighborhood guide). The zone also does not set a federal flood premium: FEMA states that "the NFIP's pricing approach does not use flood zones to determine flood risk" (FEMA, NFIP Risk Rating). Charlotte County is a Class 5 community in FEMA's Community Rating System on the list effective October 1, 2026, a 25 percent discount that applies to NFIP policies including those outside the Special Flood Hazard Area (FEMA CRS Eligible Communities, October 2026; FEMA, Community Rating System). For an AE home in sections 69, 73 or 74, the county layer's base flood elevation field reads "See FIS," so the elevation certificate is the document that prices the policy; the county's flood portal lets owners "View and download existing elevation certificates" (Englewood Review, August 7, 2025). We print the parcel's own reading and put it in the listing file.
Englewood East sells an inland, mostly Zone X grid of concrete-block homes and lots at a $315,000 median. Manasota Key sells barrier-island frontage in Zone A evacuation, and Boca Royale, a Sarasota County community built by Neal Communities, recorded a $576,500 median in that county's file; each has its own seller guide (our Englewood East neighborhood guide).
| Yardstick | Englewood East | Manasota Key, Charlotte side | Boca Royale |
|---|---|---|---|
| Where | Mainland, inland grid of Port Charlotte Subdivision sections along SR 776 | Barrier island, south part, around Englewood Beach | Mainland, east of SR 776 |
| County and ZIP | Charlotte County, Englewood 34224 | Charlotte County, 34223 | Sarasota County, 34223 |
| County file and window | Charlotte roll dated November 5, 2026; September 10, 2025 to September 9, 2026 | Same Charlotte roll and window | Sarasota file dated October 21, 2026; October 15, 2025 to October 14, 2026 |
| Qualified sales, 12 months | 227 improved | 67 improved | 86 |
| Median sale price | $315,000 | $587,000 | $576,500 |
| Median price per square foot | $203 (heated area) | $453 (heated area) | $266 (living area) |
| Flood map | About 92.8% of parcel points Zone X | Points checked: AE and VE | 10.8% of address points AE |
| Evacuation | 87.3% Zone C, 12.7% Zone B, none in Zone A | Zone A | 1,117 of 1,245 address points Level C |
Data updated: November 2026 (Englewood East and Manasota Key Charlotte side: Charlotte County Property Appraiser roll dated November 5, 2026; Boca Royale: Sarasota County Property Appraiser file dated October 21, 2026; each in its own window and measure, as published in our neighborhood guides; never averaged)
Buyers often tour the mainland and the key in the same week, so an Englewood East seller should know what the alternatives offer (our Englewood East neighborhood guide). On the one footing they share, the same Charlotte roll and window measured in heated area, Englewood East's $203 a square foot sits against $453 on the Charlotte side of the key, a different product: mostly condominium units on the barrier island against concrete-block homes on platted inland lots. Boca Royale's $266 is living area in a Sarasota County file whose window ends five weeks later, so read that gap as direction, not a ratio. Our guide to selling a home on Manasota Key works through that island market, and our guide to selling a home in Boca Royale covers that mainland community. Against both, an Englewood East home offers the lowest price point of the three on the county record, the lowest AE share on the maps read, no association dues found, and buildable lots next door, and a listing should lead with exactly that.
An Englewood East listing should leave out claims no record supports and confirm the rest: "waterfront" on a dry-lot grid, "no flood zone" for Zone X, an HOA, a paving date for a street, scrub-jay status for a lot, and a Sarasota County label for a 34224 address. Each invites a correction from a buyer's agent (Charlotte County Property Appraiser).
The record behind each point:
What a listing can say with confidence is still strong: a Charlotte County home on a platted lot in an inland section, a county-maintained street and drainage system, central water and sewer wherever the utility confirms it, Dever Park and Tringali Park nearby, the beach about 13 minutes away by a routing estimate, and in most sections a Zone X map reading with evacuation Zone C. Accurate copy sells an Englewood East home without giving a buyer's agent anything to correct (our Englewood East neighborhood guide).
Selling an Englewood East home or lot this season? We price it from the recorded sales in your section, those of your size and era first, and we describe the street, the utilities, the flood map and the schools accurately for your address. Start your free Englewood East valuation. Call Jesse direct at (239) 898-6072.
An Englewood East seller must disclose known facts that materially affect value and are not readily observable, under Johnson v. Davis; give the section 689.302 flood disclosure at or before signing, even in Zone X; put the statutory radon notice on a contract document; and deliver the property tax disclosure summary under section 689.261.
This is general information, not legal advice; your closing agent or a Florida real estate attorney decides which duties apply to your sale. Englewood East's disclosure list is shaped by its housing stock. The county roll counts 4,333 single-family homes in our eight sections, with a median year built of 1991 and 1,867 of them built in the 1980s (Charlotte County Property Appraiser, roll dated November 5, 2026). Homes of that age have had roofs, air handlers and windows replaced at least once, and each replacement either has a finaled permit or it does not. Add a swale-and-culvert drainage system, a mix of central sewer and septic, and three 2022 to 2024 hurricanes, and the questions a buyer asks in Englewood East are specific and predictable. We answer them in writing before the listing goes live.
Under Johnson v. Davis (Fla. 1985), an Englewood East seller who knows of facts materially affecting the home's value that are not readily observable and not known to the buyer must disclose them. Florida Senate staff note the duty "applies even if the buyer has agreed to purchase residential property 'as-is.'"
The court's holding, verbatim: "we hold that 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 to the buyer" (Johnson v. Davis, 480 So. 2d 625 (Fla. 1985)). The sellers in that case had "affirmatively repeated to the Davises that there were no problems with the roof," which leaked, and the court added that "One should not be able to stand behind the impervious shield of caveat emptor and take advantage of another's ignorance" (same opinion). The 2025 Senate staff analysis of the flood disclosure bill restates the rule and cites Rayner v. Wise Realty Co. of Tallahassee (Fla. 1st DCA 1987) for the as-is point (Florida Senate, SB 948 (2025) staff analysis).
The standard Florida Realtors and Florida Bar AS IS contract turns the same test into your own representation. Paragraph 10(j) reads: "Seller knows of no facts materially affecting the value of the Real Property which are not readily observable and which have not been disclosed to Buyer," and adds that, except as disclosed in writing, the seller has received no written or verbal notice from any government agency of a currently uncorrected building or environmental code violation (Florida Realtors/Florida Bar AS IS contract, ASIS-7x redline, 2026).
In Englewood East, facts that can meet the test include:
Sources for the list: AS IS contract, 2026 redline; DOH-Charlotte ATU packet; Englewood Water District FY27 Customer Rules. Whether the Johnson duty reaches a vacant residential lot sale is a legal question the sources we read do not settle, so we do not state it either way for Englewood East's 3,075 vacant residential lots (Charlotte County Property Appraiser). A buyer who hears a fact from you prices it into the offer. A buyer who learns it after closing treats it as a grievance.
Section 689.302 requires an Englewood East seller to complete and give the buyer a flood disclosure "at or before the time the sales contract is executed." Since October 1, 2025, the form asks about flooding that damaged the home during your ownership, any flood insurance claim, and flood assistance from any source, whatever the FEMA zone.
The statute's duty: "A seller must complete and provide a flood disclosure to a purchaser of residential real property at or before the time the sales contract is executed" (Florida Statutes 689.302). The form's three questions, verbatim (same statute):
The definition is broader than most Englewood East owners expect. "Flooding" means inundation caused by "The overflow of inland or tidal waters," "The unusual and rapid accumulation of runoff or surface waters from any established water source, such as a river, stream, or drainage ditch," or "Sustained periods of standing water resulting from rainfall" (same statute). The requirement dates from the 2024 law, chapter 2024-215, whose Senate bill page shows an effective date of October 1, 2024; chapter 2025-166, effective October 1, 2025, added the knowledge question and removed the word "federal" from the assistance question, which Senate staff said expands it to "state, local, or private flood-related assistance" (Florida Senate, HB 1049 (2024); Florida Senate, SB 948 (2025) enrolled text; SB 948 staff analysis).
| Flood disclosure point | What it means in Englewood East |
|---|---|
| Timing | At or before contract signing, never at closing |
| Zone | Applies in Zone X too; the questions are about your history, not the map |
| Drainage | "Drainage ditch" and "standing water" reach the swale-and-culvert system the county maintains |
| Assistance | Any source counts since October 1, 2025: FEMA, state, county or private |
| Detail required | Yes or no answers only; Senate staff: the form "does not require detailed answers" |
| Penalty in the statute | None stated in the text; remedies would come from contract law and Johnson v. Davis |
Data updated: November 2026 (Florida Statutes 689.302; SB 948 (2025) staff analysis; read November 14, 2026; our reading, not legal advice)
The drainage point is concrete in Englewood East. The street and drainage unit's adopted FY2026 work program includes swale grading of 190,000 square feet and vacuum cleaning of 650 culverts (Englewood East FY26 Adopted, FY27 Approved budget). If water has stood in your yard long enough to damage the home, question 1 is a "has." Assistance matters too: after Hurricane Ian, FEMA's owner assistance data for the Englewood ZIP code 34224 show 5,329 valid registrations and 2,756 approved, and after Milton, 1,690 registrations and 1,105 approved (OpenFEMA, Ian, ZIP 34224; OpenFEMA, Milton, ZIP 34224). Those are ZIP-level counts that include areas beyond Englewood East. An owner who received FEMA help for flood damage answers "has" on question 3 even if the repairs are long finished. A "has" is not a defect by itself; a "has" with the claim file and the repair permits attached is a documented history a buyer can price.
The AS IS contract does not replace this form. Its flood paragraph, 10(d), is about the zone and elevation and lets a buyer cancel within 20 days (if left blank) when a home in a Special Flood Hazard Area sits below minimum flood elevation (AS IS contract, 2026 redline). The statutory three-question form is separate, and we prepare it with you before the first showing.
Florida requires the radon notice, not a radon test. Section 404.056(5) says the statutory "RADON GAS" paragraph must appear on at least one document signed at or before the contract for any building, so every Englewood East sale carries it, usually preprinted in paragraph 10(a) of the AS IS contract.
The required language: "RADON GAS: Radon is a naturally occurring radioactive gas that, when it has accumulated in a building in sufficient quantities, may present health risks to persons who are exposed to it over time. Levels of radon that exceed federal and state guidelines have been found in buildings in Florida. Additional information regarding radon and radon testing may be obtained from your county health department" (Florida Statutes 404.056). The Florida Department of Health does not make testing mandatory for a sale; it advises that "Testing is the only way to know," with a test of "a minimum of 48 hours" under "closed-house conditions for at least 12 hours before the beginning of the test," and notes that "EPA recommends that you fix the home when the radon level is 4 pCi/L or higher" (Florida Department of Health, home buyer and seller guide to radon).
A buyer may order a radon test inside the inspection period. One lender change helps: VA's Change 46 to its lender handbook removed the radon gas property requirement "in its entirety" for VA appraisals ordered after May 1, 2026 (VA Pamphlet 26-7, Change 46, lender-hosted copy). If you have a past test result, put it in the file; if you do not, the notice alone meets the statute.
Almost never. The federal lead-based paint disclosure applies only to housing built before 1978, and the Charlotte County roll dates just 1 of Englewood East's 4,333 single-family homes earlier than that, a 1969 house in section 63. Another 32 date to 1978 or 1979 and fall outside the federal rule.
For the rare home it covers, the seller must, before the buyer is bound, give the EPA pamphlet, disclose any known lead-based paint or hazards and any report, and allow "a 10-day period to conduct a paint inspection or risk assessment," which can be waived in writing; sellers must "Keep a signed copy of the disclosures for three years after the sale is completed," and housing built after 1977 is exempt (EPA, Real estate disclosures about potential lead hazards; 42 U.S.C. 4852d). The AS IS contract states: "If Property includes pre-1978 residential housing, a lead-based paint disclosure is mandatory" (AS IS contract, 2026 redline).
In the 12 months to September 9, 2026, only 3 Englewood East resales were of homes built before 1980, too few for a median (Charlotte County Property Appraiser, qualified improved sales September 10, 2025 to September 9, 2026). The appraiser's year-built field can differ from original construction on a rebuilt house, so if your listing carries a 1970s date, we confirm the year from the permit file before deciding which form applies.
Section 689.261 requires that an Englewood East buyer receive a property tax disclosure summary at or before signing, warning that the seller's current taxes are not the buyer's. From February 1, 2027, online listings must show an estimate built from the price, and printed listing materials may not include the current owner's taxes.
The summary's core text: "BUYER SHOULD NOT RELY ON THE SELLER'S CURRENT PROPERTY TAXES AS THE AMOUNT OF PROPERTY TAXES THAT THE BUYER MAY BE OBLIGATED TO PAY IN THE YEAR SUBSEQUENT TO PURCHASE. A CHANGE OF OWNERSHIP OR PROPERTY IMPROVEMENTS TRIGGERS REASSESSMENTS OF THE PROPERTY THAT COULD RESULT IN HIGHER PROPERTY TAXES" (Florida Statutes 689.261). "Unless included in the contract, the disclosure summary must be provided by the seller" (same statute); the AS IS form prints it at paragraph 10(h) (AS IS contract, 2026 redline).
The 2026 Legislature added subsection (3) through chapter 2026-239:
| New listing rule, section 689.261(3) | Text or effect |
|---|---|
| Online listings | "Beginning February 1, 2027, any property visible on a listing platform must include the estimated ad valorem taxes for such property" |
| How the estimate is built | From the listing price at current millage under the Department of Revenue formula, or the countywide average millage; it may not use the current owner's assessment or taxes |
| Required disclaimer | Estimates "do not include all applicable non-ad valorem assessments or exemptions" |
| Printed materials | "Beginning February 1, 2027, the current owner's ad valorem taxes may not be included in any printed listing materials concerning a property" |
| State formula | Published by the Department of Revenue "Beginning December 15, 2026, and annually thereafter" |
| "Listing platform" | "any public-facing online real property listing service," excluding social media platforms |
Data updated: November 2026 (Florida Statutes 689.261; Florida DOR bulletin PTO 26-15; read November 14, 2026)
Two Englewood East facts make the summary more than boilerplate. First, many sellers hold capped assessments: of the 110 resales in the latest 12 months with an earlier recorded sale of the same house, the 20 bought before 2015 had a median prior price of $104,450 (Charlotte County Property Appraiser, window September 10, 2025 to September 9, 2026), so their bills reflect years of Save Our Homes growth limits. Second, the statutory estimate leaves out the flat lines every Englewood East bill carries: $292 per unit to the Englewood East Street and Drainage Unit and $290.78 per home to the Englewood Area Fire Control District for 2026 to 2027 (Englewood East FY26 Adopted, FY27 Approved budget; Englewood Area Fire Control District). From February 2027 our listing remarks will name those lines separately, because the platform estimate will not.
Several narrower statutes can reach an Englewood East sale: known defects in a sewer lateral (section 689.301), a pending code enforcement case (section 162.06(5)), an aerobic treatment unit (Department of Health guidance), and a sewer availability letter. The coastal construction control line and condominium rules generally do not apply.
Sources not linked above: AS IS contract, 2026 redline; Charlotte County, Englewood East paving map.
A complete Englewood East disclosure file holds the signed section 689.302 flood disclosure, the radon notice, the property tax summary, a written list of known defects and any unpermitted or open work, the septic or sewer record, any utility availability letter, any code case papers, and FIRPTA status. Three are due at or before signing.
The flood disclosure, the radon notice and the tax summary must reach the buyer at or before signing. We assemble the whole file before the listing goes live, so a buyer's first look at your Englewood East home is also a first look at a complete record. Request a free Englewood East home valuation and we will start the file with you. Call Jesse direct at (239) 898-6072.
An open permit will not cost an Englewood East buyer a fine, but the county keeps its remedies against you and the permit's contractor, and the standard (non-AS IS) contract forms set aside up to 1.5 percent of the price for permit close-out if left blank. Code liens surface in the lien search, and the $292 street and drainage and $290.78 fire assessments settle through the tax proration.
Englewood East adds three closing items most of Southwest Florida does not share in the same form. The street and drainage unit's paving program is funded by 15-year loans, so the $292 per unit charge is a long-run line on every bill, vacant or built (Charlotte County BCC agenda item, August 19, 2025). The Englewood Water District's charges "run with the parcel" rather than with the owner (EWD FY27 Customer Rules). And with 1,867 homes built in the 1980s and 892 in the 1990s, most Englewood East houses have a permit history long enough to hold an unclosed entry (Charlotte County Property Appraiser, roll dated November 5, 2026). This is general information, not legal advice.
Section 553.79 bars Charlotte County from fining or refusing permits to an arm's-length Englewood East buyer "solely because" a prior owner's permit was not closed, while keeping "all rights and remedies against the property owner and contractor listed on the permit." It also gives owners three ways to close an old permit.
The buyer protection, subsection (17)(a): a local agency "may not deny issuance of a building permit to; issue a notice of violation to; or fine, penalize, sanction, or assess fees against an arms-length purchaser of a property for value solely because a building permit applied for by a previous owner of the property was not closed. The local enforcement agency shall maintain all rights and remedies against the property owner and contractor listed on the permit" (Florida Statutes 553.79).
The three close-out paths, subsection (16):
| Path | Statute text | Englewood East use |
|---|---|---|
| Owner closes it | The owner "may retain the original contractor listed on the permit or hire a different contractor appropriately licensed in this state," or "may assume the role of an owner-builder" (16)(a) | A re-roof whose contractor has closed shop |
| Expired but finished work | If "its requirements have been substantially completed," the permit "may be closed without having to obtain a new building permit," under the code in effect when applied for (16)(b) | An older window or air handler permit that never got its final |
| Agency closes it | The agency "may close a building permit 6 years after the issuance of the permit, even in the absence of a final inspection," if it finds no apparent hazards (16)(c) | Permits issued 2020 or earlier, on request |
Data updated: November 2026 (Florida Statutes 553.79, read November 14, 2026)
So the buyer is protected and you are not. Lenders and title agents in Englewood East sales therefore ask the seller to close open permits before closing or to escrow for them, and that is the conversation we would rather have before listing than during the inspection period.
Search your Englewood East address in Charlotte County's Citizen Access Portal: Community Development, Online Services, Citizen Access Portal, Search Permits. No registration is needed to research, and an address search downloads a spreadsheet of every permit at the address. Then check each re-roof, window, air handler and pool-cage permit for a final.
The county's own guide says to type "Only ... the first 3 or 4 letters of the street name," and that an address search gives "a downloadable (Excel spreadsheet) list of all permits at that address" (Charlotte County, How to Research Permit and Inspection Information Online); "registration is not required to use the portal if only researching the database" (Charlotte County, Online Services). The portal is at Charlotte County Citizen Access.
Permit clocks changed in 2026, so read the dates carefully:
| Charlotte County permit rule | Detail |
|---|---|
| Older permits expire | When "an approved required inspection was not made within 180 calendar days from permit issuance" or from the last approved inspection; a reminder email goes out "45 calendar days before permit expiration" |
| Extensions | Written request before expiration; "A maximum of two (2) extensions are allowed. Each extension is limited to 90 calendar days"; fees $63 and $100 |
| Renewing an expired permit | 1st renewal "$200 or 25% of the initial building fee," whichever is greater; 2nd $200 or 50%; 3rd $200 or 75%; 4th $200 or 100%; a hardship letter from the 3rd renewal |
| Permits issued on or after July 1, 2026 | Expire "one year after issuance or on the effective date of the next edition of the Florida Building Code, whichever is later"; passing inspections extends them |
Data updated: November 2026 (Charlotte County, Permit Expiration, Extension and Renewal; Charlotte County, permitting changes under House Bill 803; read November 14, 2026)
How the 180-day rule and the July 2026 rule interact for a permit issued before July 1, 2026 was not stated in what we read (House Bill 803 notice), so we ask the building department about any permit that straddles the change. Hurricane Ian in 2022 and the 2024 storms drove many Englewood East re-roof permits; confirm yours shows a final, because the buyer's insurer will ask for the roof date and the permit is how you prove it.
The AS IS contract makes an Englewood East seller disclose known unpermitted or unclosed work and cooperate without spending money, while the standard FloridaRealtors/FloridaBar form and CRSP-17 carry a permit limit of 1.5 percent of the price if left blank. On a $315,000 sale, that is up to $4,725 the seller may owe toward closing out permits.
The AS IS form's paragraph 10(b): "Except as may have been disclosed by Seller to Buyer in a written disclosure, Seller does not know of any improvements made to the Property which were made without required permits or made pursuant to permits which have not been properly closed or otherwise disposed of pursuant to Section 553.79, F.S." Paragraph 12(c) then requires the seller to deliver documents and "cooperate in good faith," but "Seller shall not be required to expend, or become obligated to expend, any money" (AS IS contract, 2026 redline).
The standard (non-AS IS) form is different. It has the seller pay "up to ... (1.5% if left blank) for costs associated with closing out open or expired building permits and obtaining required building permits for any existing improvement for which a permit was not obtained," and work unfinished at closing is escrowed at "125% of estimated costs to complete" (Attorneys' Title Fund seminar materials reproducing FloridaRealtors/FloridaBar-7); the CRSP-17 form carries the same 1.5 percent default (Florida Realtors CRSP-17).
| Englewood East price | 1.5% permit limit (our arithmetic) |
|---|---|
| $305,000 (12-month resale median) | $4,575 |
| $315,000 (12-month median, all improved sales) | $4,725 |
Data updated: November 2026 (medians from the Charlotte County Property Appraiser, qualified improved sales September 10, 2025 to September 9, 2026; limit from the contract forms above)
Which form you sign on decides whether a forgotten permit is a cooperation duty or a dollar line. We search the portal before the listing goes live, so the form choice is made with the facts in hand.
Charlotte County routes lien searches to Orange Data. Because Englewood East is unincorporated, the county, not a city, holds any code enforcement lien, and a search for an Englewood East address should also cover open or expired permits, utility liens and the tax bill. A code lien cannot be foreclosed on a homestead, but it stays on title.
The county's research page: "Before listing a property or transacting a sale, please take some time to ensure there are no outstanding issues that may impact the sale"; lien searches are ordered at orangedata.com (Order A Report, then Lien Searches; 407.965.4245); code lien payoffs go to Community Development, 18400 Murdock Circle, Port Charlotte, FL 33948, and "Once payment has been received and processed, a lien release will be recorded with the Charlotte County Clerk of the Circuit Court" (Charlotte County, Code Compliance research requests). An older county guide described a $35 county search; the current page routes to Orange Data and shows no fee, so treat the current page as controlling.
State law sets the stakes. A recorded order imposing a fine "shall constitute a lien against the land," fines continue to accrue until compliance, and "No lien created pursuant to the provisions of this part may be foreclosed on real property which is a homestead"; fines "shall not exceed $250 per day for a first violation and shall not exceed $500 per day for a repeat violation" unless a county adopts higher limits (Florida Statutes 162.09).
| Charlotte County Lien Relief Program | Terms |
|---|---|
| Who | "all owners of residential real property" with code liens in unincorporated Charlotte County |
| Fee | "non-refundable $150 application processing fee" |
| Owner track (A1) | Lien reduced to "$1,000 plus any costs associated with abatement" if "there are no existing code violations" |
| Buyer track (B1) | A buyer under contract who brings the property "into compliance within 90 days of closing"; lien to "$1,000 or the County's actual abatement" |
| Review | Includes "a review of the County's permitting database to ensure there are no outstanding expired permits" |
| Payment | Reduced amount "must be paid within 30 days of notification" |
Data updated: November 2026 (Charlotte County, Lien Relief Program, read November 14, 2026)
One Englewood East detail helps lot owners: the county states tall grass on vacant lots is "not a violation" (Charlotte County Code Compliance), so most of the 3,075 vacant residential lots carry no mowing-lien exposure. Developed lots do.
Both Englewood East assessments ride on the November tax bill and are normally prorated with the taxes as of the day before closing: $292 per unit to the Englewood East Street and Drainage Unit for FY2026 and FY2027, and $290.78 per home ($63.95 per vacant lot) to the Englewood Area Fire Control District for 2026 to 2027.
| Englewood East assessment | Home | Vacant lot | Status |
|---|---|---|---|
| Englewood East Street and Drainage Unit | $292.00 per unit | $292.00 per unit | FY2026 adopted and FY2027 approved; $190 in FY2025 |
| Englewood Area Fire Control District | $290.78 | $63.95 | 2026 to 2027 |
| Both, improved home (our sum) | $582.78 | $355.95 | Before stormwater and solid waste lines |
Data updated: November 2026 (Englewood East FY26 Adopted, FY27 Approved budget; Englewood Area Fire Control District; read November 14, 2026)
Why the street and drainage rate rose: the Board "adopted the final assessment resolution on July 17, 2025, with a max rate of $292 to fund the paving program, removing the sidewalk capital improvement project (CIP)" (Charlotte County MSBU workshop, August 19, 2025). The August 2025 packet adds: "The Advisory Board approved a 15-year loan for Phase 1 (FY25), and the same loan terms were applied to Phase 2 (scheduled for FY26), and Phase 3 (scheduled for FY27)," with a "5% interest rate" used in the calculations (Charlotte County BCC agenda item, August 19, 2025). The county's 2025 paving contract with Ajax Paving carried a construction budget of $16,343,888.65 shared with two other districts (Charlotte County, 2025 Annual Road and Bridge/MSBU Paving Program). The county's map shows four color-coded phases while the 2025 packet speaks of three, and which streets fall in which year is not settled in what we read, so check your own street with Charlotte County Public Works at 941.575.3600 before you describe it in a listing.
How the contract treats them. Under the AS IS form, paragraph 9(f) has the seller pay public-body liens "certified, confirmed and ratified before Closing," but assessments imposed by special districts under Chapter 189 are prorated under Standard K "as of the day prior to Closing Date," with "due allowance ... for the maximum allowable discounts" (AS IS contract, 2026 redline). The $292 charge is an annual county assessment on the bill rather than a one-time lien for a finished improvement, so in practice it is prorated with the taxes; closing-agent practice varies, so we name it in the contract. Non-ad valorem assessments on the bill carry the same collection rules as taxes, including discounts, installments and tax certificates (Florida Statutes 197.3632).
A worked example: on a June 30 closing, the seller's 180 days of the $290.78 fire assessment come to $143.40, credited to the buyer within the tax proration (arithmetic on the fire district's rate; the district's year runs October to September, and the title agent decides the convention). Homestead does not reduce either assessment, and Amendment 3 "Does not apply to 'Non-Ad Valorem' assessments or fees" (Charlotte County Property Appraiser, Property Tax Amendment).
Englewood Water District charges, assessments and liens "run with the parcel," so an unpaid EWD balance on an Englewood East home is a title item the closing agent clears through EWD's payoff request. A Charlotte County Utilities sewer assessment "stays with the property once it is sold, and does not need to be paid at the time of sale."
EWD's rules: "All District provided services including, but not limited to, capital improvements, assessments, purchased capacity, liens, legal notices, billings, fees, and charges 'run with the parcel'" (Rule 2.1.5), and "The District is not a party to the sale of real property within the District. All District fees and charges run with the parcel. It is the responsibility of the Customer to notify the District of the change of ownership date" (Rule 17.0). Bills go delinquent 20 days after the bill date, service may be locked after 45 days, and "After one hundred twenty (120) days of non-payment from the billing date, a Notice of Lien will be filed on the property" (EWD FY27 Customer Rules). EWD posts an "Assessment / Loan Pay-Off Request" form that asks for the closing agent and closing date (Englewood Water District, pay-off request).
For county sewer, Charlotte County Utilities says "The assessment stays with the property once it is sold," and vacuum sewer owners may spread the cost over "a 20-year assessment on their annual tax bill" (Charlotte County Utilities, Sewer Service). Under AS IS paragraph 9(f), the default option (a) has the seller pay installments due before closing and the buyer pay those due after, unless option (b) is checked (AS IS contract, 2026 redline). We ask EWD or CCU for the parcel's balance the week we list, so there is no surprise on the closing statement.
Want the permit, lien and assessment picture for your Englewood East home before you list? Request a free Englewood East home valuation, or call Jesse direct at (239) 898-6072.
An Englewood East buyer will ask who supplies water and takes wastewater, because the answer varies by address: the Englewood Water District, Charlotte County Utilities, or a private well and septic system. EWD charges run with the parcel, the final meter read closes your account, sewer connection runs on a 365-day clock, and aerobic unit permits do not transfer.
We could not resolve from a primary map which provider serves which Englewood East street, so every listing starts with the address-level answer (Englewood Water District; Charlotte County Utilities, Potable Water). The Englewood Water District serves about 44.5 square miles of southern Sarasota and western Charlotte County, and it reported 87 percent of its water customers also on sewer as of January 2019 (Englewood Water District). For a seller, the utility answer is a document, not a phrase in the listing remarks: the most recent bill, the septic permit, or the availability letter.
Confirm an Englewood East address with the utility, not the listing remarks: ask the Englewood Water District through its Service Availability form or at 941-474-3217, check Charlotte County Utilities' Interactive Utilities Map or call 941.764.4300, and pull your own latest water and sewer bill or septic permit. A lot needs the answer in writing.
EWD's availability test is physical: for a home using under 1,000 gallons a day, service "is considered available if service exists in a public easement or right-of-way that abuts a property line of the parcel" (Rule 1.7.1, EWD FY27 Customer Rules). If a line runs past your lot, the buyer will ask whether you have received a notice, and that notice starts a clock.
When an Englewood East home on Englewood Water District service sells, EWD takes a special meter reading that is the seller's final read and the buyer's first, sends the seller a final bill, and adds a $50.00 new service application fee to the buyer's first bill. The owner notifies EWD of the change of ownership date.
EWD Rule 17.2: "When a property is sold, the District will provide a special meter reading which will serve as a final read for the seller and an initial read for the buyer, with a final bill being provided to the seller. A new service application fee, as provided herein, will be reflected in the new owner's first bill" (EWD FY27 Customer Rules). "Transfer of ownership may be initiated online or by contacting Customer Service"; the online form is EWD Transfer Service. Rule 2.3.1 adds that once capital capacity charges are paid, "they shall become a part of the real property and shall remain with the real property when title is transferred to a new owner, as long as the base facility charge(s) continue to be paid" (same rules). A connected Englewood East home hands its paid capacity to the buyer.
| EWD monthly charge (FY27) | Rate |
|---|---|
| Water base facility charge | $29.37 per ERC |
| Water usage, 0 to 6,000 gallons | $3.50 per 1,000 gallons |
| Water usage, 6,001 to 8,000 gallons | $4.67 per 1,000 gallons |
| Water usage, 8,001 to 12,000 gallons | $9.28 per 1,000 gallons |
| Wastewater base facility charge | $42.75 per ERC |
| Wastewater usage | $5.45 per 1,000 gallons |
| New service application (buyer's first bill) | $50.00 |
Data updated: November 2026 (EWD FY27 Customer Rules and Regulations, Resolution CS-26-09-10-G, effective October 1, 2026, read November 14, 2026)
At those rates a home using 5,000 gallons a month pays about $116.87 for water and sewer before taxes and fees (EWD FY27 Customer Rules; our arithmetic). Buyers ask for the monthly figure, so we put your last 12 months of bills in the file; a bill from before October 2025 understates today's rates, which rose on October 1, 2025 (Englewood Water District, Rates).
Once a public sewer line is available, a working septic system on an Englewood East lot must connect within 365 days of the utility's written notice under state law, the Englewood Water District's rules and Charlotte County Utilities' ordinance and 2026 FAQ. A failed system on EWD territory has 30 days. A seller holding a notice should disclose its date.
| Connection rule | State law | Englewood Water District | Charlotte County Utilities |
|---|---|---|---|
| Working septic, line available | "within 365 days after written notification" | "Within 365 days after the date of written Notification of Water and/or Wastewater Service Availability" | "within 365 days following notification to do so by the county" |
| Failed system | Repair-needed system: within 90 days of Department of Health notice | "Within 30 days upon the failure of the onsite ... system" | Not stated on the pages read |
| Notice and payment | At least 1 year's advance notice; connection charges may be prepaid over up to 2 years | Property "considered connected" at the end of the period, with fees incurred | Certified letter, then base charges begin "on the 21st day" after the follow-up notice |
| Waivers | Not applicable | Residential parcels of "five (5) acres or more" with a working system, and hardship | Not stated |
Data updated: November 2026 (Florida Statutes 381.00655; EWD FY27 Customer Rules; Charlotte County wastewater use ordinance; CCU gravity sewer FAQ, July 2026; read November 14, 2026)
The five-acre waiver does not fit platted Englewood East lots. Costs differ by utility. Charlotte County Utilities, under Rate Resolution 2026-006, lists gravity sewer connection fees "totaling $11,343 for the average home" plus the owner's plumber and septic abandonment permit, and low pressure sewer "totaling $17,596 for the average home," including abandonment and basic yard restoration; "The Utilities Department does not currently provide a payment option for mandatory connections" (CCU gravity sewer FAQ; CCU low pressure sewer FAQ). EWD's wastewater capacity and collection charges are $5,170 and $5,817 per ERC, and EWD lets capacity charges for existing homes be financed with the district (Rule 2.3.3(b)) (EWD FY27 Customer Rules).
For a seller, the date on the notice is the fact that matters. A buyer who inherits what is left of a 365-day clock (Florida Statutes 381.00655) is buying a near-term cost, and a known availability letter is a fact materially affecting value under Johnson v. Davis. We disclose the letter, its date and whether any fee is paid, and we price the home with that cost in view rather than let a buyer discover it.
No. Florida law bars any government from requiring a septic inspection at the point of sale, and a septic permit "shall transfer with the title." Englewood East buyers still commonly order a septic inspection inside the inspection period, so a seller with a recent pump-out and inspection record answers the question first.
Section 381.0065(4)(x), verbatim: "Any permit issued and approved by the department for the installation, modification, or repair of an onsite sewage treatment and disposal system shall transfer with the title to the property in a real estate transaction. A title may not be encumbered at the time of transfer by new permit requirements by a governmental entity ... which differ from the permitting requirements in effect at the time the system was permitted, modified, or repaired. An inspection of a system may not be mandated by a governmental entity at the point of sale in a real estate transaction" (Florida Statutes 381.0065). An open construction or repair permit may transfer if the new owner "files, within 60 days after the transfer of ownership, an amended application"; "A fee is not associated" (same statute).
The Department of Environmental Protection has been "responsible for implementing" septic law "Since 2021," and the Department of Health in Charlotte County "will continue to inspect and issue permits for septic systems until the transfer to DEP is complete" (DOH-Charlotte, Onsite Sewage). New systems in Charlotte County must be engineer-designed (DOH-Charlotte, New Septic System Installation). Whether a nutrient basin plan covers Englewood East, which would require enhanced systems for some replacements on lots of one acre or less, was not confirmed in what we read (Florida Statutes 403.067). If a buyer asks, we point to the Department of Environmental Protection rather than guess. Connecting to sewer also ends the tank's use: EWD makes a new low-pressure customer "responsible for disconnection and abandonment of existing septic tanks" (Rule 22.20, EWD FY27 Customer Rules), and Charlotte County Utilities asks a gravity sewer customer for a septic tank abandonment permit number (CCU, Sewer Service).
An aerobic treatment unit adds a step to an Englewood East sale: its operating permit "is not transferable," so the buyer must apply for a new one on form DEP 4081, pay a $200 fee and sign a maintenance contract. The Department of Health in Charlotte County also tells sellers to disclose the unit and its permit requirements.
The Department of Health in Charlotte County's packet: "Per Florida Administrative Code Rule 62-6.003(5)(b), 'Operating permits are not transferable,'" the new owner applies on DEP 4081 with "a $200 fee" and contracts a maintenance entity, a $50 late fee applies, and submissions go to [email protected] or 1100 Loveland Blvd., Port Charlotte (DOH-Charlotte ATU packet). Records are public: "If you are interested in information regarding your property and ATU please visit septicsearch.com. All ATU inspections can be viewed and printed from there" (same packet). The packet also says owners must keep the aerator on and that the maintenance entity must respond within 36 hours.
We name the unit in the listing remarks, put the inspection history from septicsearch.com in the file, and hand the buyer the DEP 4081 form at contract (DOH-Charlotte ATU packet), so the permit change happens on schedule instead of as a late surprise.
A financed Englewood East buyer on a well or septic home meets a lender step: Fannie Mae requires private well and septic where public facilities are unavailable and a well certification where contamination is possible, and FHA's June 2026 waiver accepts local well-distance rules with acceptable water tests. Homes on central water and sewer skip most of this.
| Loan type | Rule that touches a well or septic home | Source |
|---|---|---|
| Conventional (Fannie Mae) | "If public sewer and/or water facilities ... are not available, community or private well and septic facilities must be available and utilized by the subject property" | Fannie Mae Selling Guide B4-1.3-04 |
| Conventional (Fannie Mae) | Where well water "might be contaminated," the lender "obtains a 'well certification'" | Fannie Mae Selling Guide B4-1.4-08 |
| FHA | The June 25, 2026 general waiver accepts existing-home well distances that "meet the local jurisdiction requirement" when "acceptable water testing results are documented" | HUD general waiver, lender-hosted copy |
| USDA | Water and wastewater systems must be adequate; but the 12 Englewood East addresses we tested on November 14, 2026 returned ineligible | 7 CFR 3555.201; USDA eligibility service |
Data updated: November 2026 (Fannie Mae B4-1.3-04; Fannie Mae B4-1.4-08; HUD general waiver, June 25, 2026; 7 CFR 3555.201; read November 14, 2026)
Fannie Mae's private-street covenant rule does not arise in Englewood East, because the streets are county right-of-way maintained through the street and drainage unit (Fannie Mae B4-1.3-04). For a well-and-septic home, a recent water test and pump-out report shorten the lender's checklist; we order them early when your home needs them.
An Englewood East buyer will ask the roof's age and permit, whether a four-point and wind mitigation report exist, the flood zone, and which loans work. About 92.8 percent of Englewood East parcel points read FEMA Zone X, Citizens requires flood coverage on all wind policies from January 1, 2027, and Charlotte County holds a Class 5 flood discount.
Data updated: November 2026
These questions come together because the same documents answer them. The roof permit date sets the insurer's roof-age test; the four-point report answers the questions an insurer asks of a house more than 20 years old; the wind mitigation form sets the windstorm credits; the flood zone and any elevation certificate set the flood quote and the lender's requirement; and the address decides which loan programs a buyer can use. Most Englewood East homes were built in the 1980s and 1990s, so most buyers will ask all of them (Charlotte County Property Appraiser, roll dated November 5, 2026). A seller who hands over the file on day one turns a 15-day inspection period into a formality.
Under section 627.7011, an insurer may not refuse to issue or renew a policy on an Englewood East home solely because its roof is under 15 years old; for an older roof, the owner may have it inspected, and 5 or more years of remaining life blocks a refusal based on age alone.
The statute: "An insurer may not refuse to issue or refuse to renew a homeowner's policy insuring a residential structure with a roof that is less than 15 years old solely because of the age of the roof"; for a roof "at least 15 years old, an insurer must allow a homeowner to have a roof inspection performed by an authorized inspector at the homeowner's expense before requiring the replacement of the roof," and may not refuse "solely because of roof age if an inspection ... indicates that the roof has 5 years or more of useful life remaining." Age runs from "the last date on which 100 percent of the roof's surface area was built or replaced"; the subsection "applies to homeowners' insurance policies issued or renewed on or after July 1, 2022" (Florida Statutes 627.7011). It does not bar a refusal for roof condition, and it does not set price (same statute, subsection (6)).
| Roof gate | Threshold | Source |
|---|---|---|
| Florida statute | Under 15 years: no refusal "solely because of the age of the roof"; 15 or older: inspection showing 5 years of life | Florida Statutes 627.7011 |
| Citizens, shingle roofs | Older than 25 years: documentation of "at least five years of remaining useful life" | Citizens, Inspections |
| Citizens, tile or metal roofs | Older than 50 years: same documentation | Citizens, Inspections |
| Citizens, under five years of life | "proof of a full-roof replacement" before any policy is written | Citizens, Inspections |
| FHA (archived HUD guidance) | "a remaining physical life of at least two years" | HUD reference guide, archived |
Data updated: November 2026 (Florida Statutes 627.7011; Citizens, Inspections; HUD archived roof guidance; read November 14, 2026)
Sellers hear "15," "20," "25" and "2 years" and think the rules conflict; each is a different gate. The roll does not record re-roofs, so your roof permit is the document that proves the date. A shingle roof fully replaced after Hurricane Ian in late 2022 stays under 15 years until 2037 (our arithmetic on section 627.7011(5)(d)); an original 2005 roof passed 15 years in 2020, and the buyer's insurer must allow an inspection before demanding replacement. If your roof is 15 or older and you have no recent report, order one before a buyer's insurer asks.
Citizens requires a four-point inspection for homes more than 20 years old, covering the electrical system, plumbing, heating and cooling, and roof. In the latest 12 months, 109 of 195 Englewood East resales were homes built in the 1980s or 1990s and 26 more were built in the 2000s, all past that line.
Citizens: "Citizens requires a four-point inspection for all property owner, dwelling and mobile home applications for properties more than 20 years old. A Florida-licensed inspector will check the home's electrical system, plumbing, heating/cooling system (HVAC) and roof"; the inspector "must provide the age, type and condition of the wiring, heating and plumbing systems, and roof," and "Any serious hazards or deficiencies (such as exposed wiring, active leaks or evidence of leaks) should be repaired before an application for coverage is submitted" (Citizens, Inspections). The four-point is an insurer requirement; no Florida statute requiring it was found.
| Englewood East resales, 12 months, by year built | Sales | Median price | Median per heated sq ft | Past the 20-year line in 2026? |
|---|---|---|---|---|
| Before 1980 | 3 | Too few for a median | Too few | Yes |
| 1980s | 69 | $261,700 | $203 | Yes |
| 1990s | 40 | $298,900 | $198 | Yes |
| 2000s | 26 | $362,500 | $194 | Yes |
| 2010s | 20 | $375,000 | $232 | No |
| 2020 or later | 23 | $395,000 | $219 | No |
Data updated: November 2026 (Charlotte County Property Appraiser, roll dated November 5, 2026; qualified improved resales September 10, 2025 to September 9, 2026)
That is roughly 56 percent of resales in the 1980s and 1990s alone (our arithmetic on the Charlotte County Property Appraiser file). The four-point items an insurer looks at on those homes are the water heater's age, the electrical panel and wiring type, the supply plumbing material and the roof. Ordering the report before you list lets you fix a deficiency on your own schedule instead of inside a buyer's binder deadline.
A current wind mitigation report on form OIR-B1-1802 lets an Englewood East buyer's insurer apply the windstorm credits Florida law requires from day one. The form is valid up to five years if the structure is unchanged, and inspections since April 1, 2026 must use the revised 04/26 version.
Section 627.0629(1) requires rate filings to include "actuarially reasonable discounts, credits, or other rate differentials" for construction that resists wind, including "wind uplift prevention, roof strength, roof covering performance, roof-to-wall strength, wall-to-floor-to-foundation strength, opening protection, and window, door, and skylight strength" (Florida Statutes 627.0629). The 2026 form "is valid for up to five (5) years provided no material changes have been made to the structure or inaccuracies found on the form" (OIR-B1-1802, Rev. 04/26).
| OIR-B1-1802 (Rev. 04/26) item | What an Englewood East home can document |
|---|---|
| 1 Building Code | Answer A or B needs a Florida Building Code permit date (after 3/1/2002 for 2002 to 2003 homes; after 12/8/2006 for 2007 to 2008 homes) |
| 2 Region; 3 Roof Slope | New on the 2026 form |
| 4 Roof Covering; 5 Roof Deck Attachment | Nail size and spacing, from a re-roof permit or attic check |
| 6 Roof to Wall Attachment | Toenails rank lowest, then clips, single wraps and double wraps |
| 7 Roof Geometry | A hip roof qualifies if other shapes are no more than 10 percent of the perimeter |
| 8 Secondary Water Resistance | Often added at a post-storm re-roof |
| 9 Opening Protection | Rated on "the WEAKEST form of wind-borne debris protection installed" |
Data updated: November 2026 (OIR-B1-1802, Rev. 04/26, read November 14, 2026)
Citizens says the revised form "will be effective April 1, 2026," that it will "continue to accept the previous version of the form, OIR-B1-1802 (Rev. 01/12), if it was completed within five years prior to April 1, 2026" with no changes to the structure, and that the new features "will not result in any difference to the credits available and applied at this time" (Citizens, March 19, 2026). A 1980s or 1990s Englewood East home cannot answer A or B on item 1, but it can still earn credits for documented roof deck nailing, roof-to-wall clips or wraps, a hip roof and opening protection. The report belongs to the house, not the owner, so it travels to your buyer.
Most Englewood East homes read FEMA Zone X. Of 7,746 geocoded parcel points tested against Charlotte County's copy of the effective FEMA map, 7,186 (about 92.8 percent) fell in Zone X and 560 (about 7.2 percent) in Zone AE, concentrated in sections 69 and 73 with a strip of section 74.
The map is Charlotte County's copy of the effective FEMA map dated December 15, 2022, series 12015C (Charlotte County GIS, Current FEMA Flood Zones). Parcel addresses came from the Charlotte County Property Appraiser roll dated November 5, 2026 and were geocoded with the U.S. Census batch geocoder; 193 of 7,939 did not geocode.
| Section | Geocoded points | AE points | Rest of the section |
|---|---|---|---|
| 62 | 1,281 | 0 | Zone X |
| 63 | 950 | 0 | 772 minimal flood hazard; the rest Zone X 0.2 percent |
| 64 | 1,806 | 0 | Zone X |
| 65 | 942 | 0 | Zone X |
| 69 | 585 | 329 | Zone X |
| 73 | 270 | 198 | Zone X |
| 74 | 1,342 | 33 recorded as "8AE" | Zone X |
| 84 | 570 | 0 | Zone X |
| All eight | 7,746 | 560 (about 7.2%) | 7,186 Zone X (about 92.8%) |
Data updated: November 2026 (Charlotte County GIS, Current FEMA Flood Zones effective December 15, 2022, point-in-polygon test of Census-geocoded parcel addresses from the Charlotte County Property Appraiser roll dated November 5, 2026, queried November 14, 2026)
A geocoded point approximates where the house sits; a lender's flood determination uses the official FIRM panel and can differ at a zone edge. None of the 7,746 points fell in the county's Coastal High Hazard Area layer (Charlotte County GIS, layer 48). In 17 address spot checks, 16 read Zone X, including a home on Brewton Ave in section 69, and one read AE in section 73 (FEMA National Flood Hazard Layer), which is why we read the map at the house, not the section. For an AE home in sections 69, 73 or 74, the base flood elevation comes from the Flood Insurance Study or an elevation certificate. Charlotte County's flood portal lets an owner "View and download existing elevation certificates" (Englewood Review, August 7, 2025), and we pull yours before listing if one exists.
From January 1, 2027, every Citizens policy on an Englewood East single-family home that covers wind needs flood coverage, whatever the zone. NFIP pricing no longer uses zones, rates are capped at 18 percent a year for most policies, a policy can be assigned to the buyer, and Charlotte County's Class 5 rating gives a 25 percent NFIP discount.
| Englewood East insurance rule | What it says | Source |
|---|---|---|
| Citizens flood requirement | Required for policies effective on or after "January 1, 2026, for a structure that has a dwelling replacement cost of $400,000 or more" and "January 1, 2027, for all other personal lines residential property insured by the corporation" | Florida Statutes 627.351(6)(aa) |
| Inside the Special Flood Hazard Area | Required for new Citizens policies from April 1, 2023 and renewals from July 1, 2023 | Florida Statutes 627.351(6)(aa) |
| Amount | "Equal to or greater than your Citizens policy dwelling value," or the NFIP maximum of $250,000 if lower | Citizens, Flood |
| Citizens ceiling | Dwelling replacement cost "of $700,000 or more ... is not eligible" | Florida Statutes 627.351(6)(a)3. |
| Citizens 2026 rates | Homeowners multiperil down "an average of 8.8%" in 2026 | Citizens, March 4, 2026 |
| NFIP pricing | "does not use flood zones to determine flood risk"; most rates "not increase more than 18% per year" | FEMA, Risk Rating 2.0 |
| NFIP at sale | Policyholders "transfer their discount to a new owner" by assigning the policy | FEMA, Risk Rating 2.0 |
| Community Rating System | Charlotte County, Class 5, 25 percent discount, including policies outside the Special Flood Hazard Area | FEMA CRS list effective October 1, 2026 |
Data updated: November 2026 (Florida Statutes 627.351; Citizens, Flood; Citizens, March 4, 2026; FEMA, Risk Rating 2.0; FEMA CRS Eligible Communities, October 1, 2026; FEMA, Community Rating System; read November 14, 2026)
FEMA's October 2026 list reads "FL 120061 Charlotte County 10/1/1992 4/1/2023 5 25," and FEMA says the discount applies to policies "including policies outside of the Special Flood Hazard Area (SFHA)" (same sources). The Citizens ceiling rarely binds here: the 12-month Englewood East median sale was $315,000 and the largest size band's median $438,500 (Charlotte County Property Appraiser). For a primary residence, Citizens is available only if a private insurer's comparable premium is "more than 20 percent greater" (Florida Statutes 627.351(6)(c)). Statewide, the admitted-market average homeowner's premium including wind was $3,736 as of October 2026 (Florida OIR, Market Overview); premiums for specific Englewood East homes are not published, so get a written quote.
Because more Englewood East buyers will need flood from 2027, the seller's question becomes "do you carry flood, and can it be assigned?" An assigned NFIP policy still on its 18 percent glide path can price lower than a new policy on the same house (FEMA, Risk Rating 2.0). Bring your declarations pages, and we will tell a buyer exactly what transfers.
Expect conventional, FHA, VA and cash buyers for an Englewood East home, not USDA: the 12 Englewood East addresses we tested on November 14, 2026 returned ineligible for USDA guaranteed loans. Conventional loans reject a C6 condition rating, FHA guidance looks for two years of roof life, and VA dropped its radon property requirement in 2026.
| Loan | Property rule that touches an older Englewood East home | Source |
|---|---|---|
| Conventional (Fannie Mae) | "Loans secured by properties with a condition rating of C6 are not eligible"; deficiencies affecting soundness or structural integrity must be repaired to "a resulting minimum condition rating of C5" | Fannie Mae B4-1.3-06 |
| FHA | Archived HUD guidance: roof "remaining physical life of at least two years"; "a maximum of 3 layers of existing roofing" | HUD archived reference guide |
| VA | Change 46 removed five property requirements, including radon, for appraisals ordered after May 1, 2026 | VA Pamphlet 26-7, Change 46 |
| USDA | "Rural Development will only guarantee loans made in rural areas designated as rural"; 12 Englewood East addresses tested returned ineligible | 7 CFR 3555.201; USDA eligibility service |
Data updated: November 2026 (Fannie Mae B4-1.3-06; HUD archived roof guidance; VA Change 46, lender-hosted copy; 7 CFR 3555.201; USDA Property Eligibility; read November 14, 2026)
The USDA addresses spanned sections 62, 63, 64, 65, 73, 74 and 84, and a section 69 address could not be matched with confidence (USDA eligibility service, example query). The C6 and roof-life rules mean the same deferred items that fail a four-point can stop a financed closing. A seller who fixes an active leak, exposed wiring or a failing water heater before listing widens the financed buyer pool rather than narrowing it to cash.
Englewood East's recorded storm story is wind and rain, not surge: the National Hurricane Center reports place surge on the coast and barrier islands, and the Englewood East sections sit in county evacuation Zones C and B, none in Zone A. FEMA's owner-assistance data for ZIP 34224 show Ian drew about three times Milton's registrations.
| Storm, ZIP 34224 (FEMA owner assistance) | Valid registrations | Inspected damage | Approved | Approved assistance |
|---|---|---|---|---|
| Ian, September 2022 | 5,329 | $34,698,267.62 | 2,756 | $20,897,225.52 |
| Helene, September 2024 | 489 | $4,066,461.66 | 375 | $3,960,348.16 |
| Milton, October 2024 | 1,690 | $10,174,626.93 | 1,105 | $8,463,164.07 |
Data updated: November 2026 (OpenFEMA, DR-4673 Ian; OpenFEMA, DR-4828 Helene; OpenFEMA, DR-4834 Milton, queried November 14, 2026; ZIP-level, includes areas outside Englewood East)
Ian's average inspected damage in 34224 was $6,511.22, and 796 of the inspected homes fell between $1 and $10,000 (same Ian query), consistent with roof and wind damage for most inland homes. The NHC's Ian report says "The majority of the sensors placed in Port Charlotte and Englewood ... remained dry and did not measure storm surge due to offshore winds" (NHC Tropical Cyclone Report, Ian). On the county's evacuation layer, 6,759 Englewood East points (87.3 percent) fall in Zone C and 987 (12.7 percent) in Zone B, mostly sections 69 and 73 (Charlotte County GIS, Storm Surge Evacuation Zones). No neighborhood-level damage count for Englewood East exists in the public record we searched, so we say "no public report found," never "no damage," and let your claim file and permits speak. A roof replaced after Ian reset its age under section 627.7011 and often added the nailing and secondary water resistance the wind form credits.
Want the insurance, roof and flood file built before you list? Request a free Englewood East home valuation, or call Jesse direct at (239) 898-6072.
When you sell an Englewood East home, your homestead exemption and Save Our Homes cap end with your ownership, and the buyer's assessment resets to just value the next January 1. You can carry up to $500,000 of the capped difference to a new Florida homestead, and your closing credits the buyer for your share of the year's tax.
Data updated: November 2026
Englewood East tax bills have three parts: ad valorem millage, of which the homes we sampled pay 15.5683 mills for 2026; the flat Englewood East Street and Drainage Unit and fire district assessments; and other county service charges (Charlotte County Property Appraiser, 2026 Final Rate Chart; Englewood East FY26 Adopted, FY27 Approved budget). Your sale changes the first part for your buyer, prorates all of it at closing, and, after the November 3, 2026 vote on Amendment 3, lands on a buyer just as the homestead exemption is about to grow. This is general information, not tax advice; the Charlotte County Property Appraiser is the authority on your parcel.
Both end when you sell. Save Our Homes caps a homesteaded Englewood East home's yearly assessment increase at 3 percent or the CPI change, whichever is lower; after a sale, the home "shall be assessed at just value as of January 1 of the year following a change of ownership." Your TRIM notice shows both values.
The statute limits each year's change to the lower of "Three percent of the assessed value of the property for the prior year" or "The percentage change in the Consumer Price Index for All Urban Consumers," and resets the home after "any sale, foreclosure, or transfer of legal title or beneficial title in equity to any person," with listed exceptions (Florida Statutes 193.155). The Charlotte County Property Appraiser: "Assessed value then returns to fair market (just) value in the year following the change" (Charlotte County Property Appraiser, Exemptions). The exemption does not pass to the buyer, who applies on their own by March 1 of the year after purchase (same page).
A 2026 Englewood East parcel record shows how the exemption works today. A section 74 home with a 2025 Save Our Homes base year carries a 2026 just value and assessed value of $239,304, a $25,000 homestead exemption and a $26,411 additional homestead exemption, for taxable values of $187,893 for non-school levies and $214,304 for school levies (Charlotte County Property Appraiser, parcel 412003484005). The total homestead exemption in 2026 is therefore $51,411, with only $25,000 applying to school taxes. Storm repairs did not cost owners their cap if they stayed within the rebuild limits: replacement of homestead property "damaged or destroyed by misfortune or calamity" keeps the pre-damage assessment up to 130 percent of the prior square footage or 2,000 square feet (Florida Statutes 193.155).
Portability lets an Englewood East homesteader move the Save Our Homes difference, up to $500,000, to a new Florida homestead established within 3 years of the January 1 you last held the Englewood East exemption. File Form DR-501T with the new homestead application, Form DR-501, by March 1 in the new home's county.
The statute grants the benefit when the person "has received a homestead exemption as of January 1 of any of the 3 immediately preceding years." Moving up in value, the new assessed value is the new just value minus "the lesser of $500,000 or the difference between the just value and the assessed value of the prior homestead"; moving down, the benefit is scaled by "the just value of the new homestead divided by the just value of the prior homestead," still capped at $500,000 (Florida Statutes 193.155(8)). Joint owners split the difference by the number of owners who held the exemption (same subsection).
| Portability step | Rule | Source |
|---|---|---|
| Form | DR-501T, filed with the DR-501 homestead application | Florida DOR FAQ 1641 |
| Deadline | March 1 of the first year after the move | Florida DOR FAQ 1641; Property Appraiser important dates |
| Window | Re-establish a homestead "within three (3) years of January 1" of the year you left | Charlotte County Property Appraiser |
| 2026 change | Chapter 2026-239 removes the "immediate prior homestead" wording; first applies to the 2027 roll | Florida DOR bulletin PTO 26-07 |
| Amendment 3 | "Save Our Homes and portability remain unchanged" | Charlotte County Property Appraiser |
Data updated: November 2026 (Florida DOR FAQ 1641; Charlotte County Property Appraiser, Exemptions; Property Appraiser, Important Dates; Florida DOR PTO 26-07; Property Appraiser, Property Tax Amendment; read November 14, 2026)
DOR's plain warning: "You cannot transfer your homestead exemption when you move from a previous Florida homestead to a new Florida homestead"; what moves is the assessment difference (Florida DOR FAQ 1641). An Englewood East homesteader who sells in 2026 and buys another Florida home by December 31, 2026 files both forms by March 1, 2027 for the 2027 roll; a seller who rents for a while has until the third January 1 after leaving. Your TRIM notice shows the difference between just and assessed value, which is the number portability moves.
The Englewood East homes we sampled sit in Charlotte County tax district 005, which carries 15.5683 mills for 2026: 9.2963 non-school mills and 6.2720 school mills on the Property Appraiser's certified final rate list dated October 2, 2026. Seven sampled homes, one each in sections 63, 64, 65, 69, 73, 74 and 84, all read district 005.
| Levy, tax district 005 | Mills, 2026 |
|---|---|
| Charlotte County countywide (BCC 2.2142, Sheriff 2.6604, Capital Projects 1.2529) | 6.1275 |
| Charlotte County MSTU for Law Enforcement (unincorporated) | 2.3578 |
| Greater Charlotte Street Lighting District | 0.1907 |
| Stump Pass Dredging MSTU | 0.1978 |
| Environmentally Sensitive Lands (voted debt) | 0.2000 |
| West Coast Inland Navigation District | 0.0394 |
| Southwest Florida Water Management District | 0.1831 |
| Public Schools, required local effort | 3.0240 |
| Public Schools, local board | 3.2480 |
| District 005 total | 15.5683 |
| Non-school subtotal (our sum) | 9.2963 |
| School subtotal (our sum) | 6.2720 |
Data updated: November 2026 (Charlotte County Property Appraiser, 2026 Final Rate Chart; 2026 Final Rate Proof, certified, dated October 2, 2026; county split from the September 28, 2026 final hearing; read November 14, 2026)
District 005 is larger than Englewood East: the chart counts 23,907 parcels in it against the 7,939 in our eight sections, and a section 62 home was not individually checked, so we describe these as the rates for the homes we sampled (Charlotte County Property Appraiser, parcel 412003484005 and six sibling records). At the September 28, 2026 hearing, the law enforcement MSTU of 2.3578 mills was "a 9.50% percent rate of increase over the rollback of 2.1533 mills," and the Stump Pass levy of 0.1978 was 1.75 percent over its rollback (Charlotte County final millage and budget packet). The Englewood Water District and Englewood Area Fire Control District levy no millage; the fire district charges its flat assessment instead (2026 Final Rate Proof). Do not budget from the Tax Collector's online millage listing; it is still a 2023 run (Charlotte County Tax Collector millage listing).
An Englewood East buyer's bill starts from just value, not your capped assessment. At the $315,000 12-month median and the 2026 district 005 rate, ad valorem tax is $4,904.01 with no exemption and $4,269.28 with a 2026 homestead; under Amendment 3, a homesteading buyer would see about $3,352.77 in 2027 at the same rates.
| Illustration on a $315,000 Englewood East home, 2026 district 005 rates | Ad valorem tax |
|---|---|
| No exemption (investor or second home), assessed at just value | $4,904.01 |
| Same, paid in November at the 4 percent discount | $4,707.85 |
| 2026 homestead ($25,000 school; $51,411 non-school) | $4,269.28 |
| 2027 homestead under Amendment 3 ($150,000 non-school), Florida resident by December 31, 2026 | about $3,352.77 |
| 2028 homestead under Amendment 3 ($250,000 non-school) | about $2,423.14 |
| 2027 homestead, buyer arriving in Florida after December 31, 2026 ($50,000 non-school for the first four years) | about $4,282.40 |
| Plus the two Englewood East assessments, 2026 to 2027 ($292 street and drainage; $290.78 fire) | $582.78 |
Data updated: November 2026 ($315,000 median from the Charlotte County Property Appraiser, qualified improved sales September 10, 2025 to September 9, 2026; rates from the 2026 Final Rate Chart; Amendment 3 terms from HJR 1F enrolled text; assessments from the unit budget and fire district; arithmetic ours, future millage will change)
These treat the sale price as taxable value, which the county sets separately, so none is a quote. They do show the shape of the conversation: after 2027, school levies (6.2720 of the 15.5683 mills) keep only the $25,000 exemption, so they become the larger share of a homesteaded Englewood East bill. The parcel bill also carries West Charlotte stormwater and solid waste lines whose adopted 2026 to 2027 rates we could not confirm (West County stormwater planned budget; solid waste study, June 17, 2025), so ask the closing agent for the full parcel bill, not just millage.
Amendment 3 passed November 3, 2026 by about 62 percent statewide in unofficial results, with certification pending. For Englewood East buyers, from January 1, 2027, the non-school homestead exemption rises to $150,000, then $250,000 in 2028; the non-homestead cap falls from 10 to 5 percent. School taxes, Save Our Homes and portability are unchanged.
| Amendment 3 item | Rule | Source |
|---|---|---|
| Result | Passed with 62 percent Yes statewide (4,922,400 to 3,019,416 with 99 percent of precincts reporting); Charlotte County 74 percent yes; unofficial, certification not seen | News4Jax; WGCU |
| Non-school homestead exemption | "Beginning on January 1, 2027, up to the assessed valuation of one hundred and fifty thousand dollars"; "Beginning on January 1, 2028, ... two hundred and fifty thousand dollars"; indexed from January 1, 2029 | HJR 1F enrolled |
| School levies | Exemption stays $25,000 | HJR 1F enrolled; Property Appraiser |
| New Florida residents | Not resident as of December 31, 2026: $50,000 non-school until the fifth year of exemption | HJR 1F enrolled |
| Non-homestead cap | "a. Before January 1, 2027, ten percent (10%). b. Beginning January 1, 2027, five percent (5%)," non-school levies | HJR 1F enrolled |
| Unchanged | "Save Our Homes and portability remain unchanged"; "Does not apply to 'Non-Ad Valorem' assessments or fees" | Charlotte County Property Appraiser |
| Timing | "Changes would first be reflected on 2027 tax bills" | Charlotte County Property Appraiser |
Data updated: November 2026 (News4Jax, November 3 and 4, 2026; WGCU, November 4, 2026; HJR 1F enrolled text; Charlotte County Property Appraiser, Property Tax Amendment; read November 14, 2026)
Your own 2026 bill and your proration do not change. What changes is the buyer's math: a buyer who will make an Englewood East home a permanent residence in 2027 is reassessed to just value but gets a much larger non-school exemption (HJR 1F enrolled text), which softens the reset the property tax summary warns about. We show buyers that arithmetic in the listing file, labeled as an estimate.
A non-homestead Englewood East home has its assessment increase capped at 10 percent a year for non-school levies, falling to 5 percent from January 1, 2027 under Amendment 3. The cap is removed when the home sells, so an investor buyer starts at just value the January after purchase.
Section 193.1555: "Any change resulting from such reassessment may not exceed 10 percent of the assessed value of the property for the prior year," with reassessment at just value after "a qualifying improvement or change of ownership or control" (Florida Statutes 193.1555). The Property Appraiser: "The 10% cap applies to all taxing authority millage rates EXCEPT the School Board millage," it is applied automatically "in the year after purchase," and it "is removed when a property changes ownership or changes use" (Charlotte County Property Appraiser, Exemptions).
This matters for Englewood East's 261 small multifamily parcels and its non-homestead single-family homes (Charlotte County Property Appraiser, roll dated November 5, 2026). In the latest 12 months, 13 multifamily sales of 2 to 9 units recorded a $395,000 median (same source, window September 10, 2025 to September 9, 2026). The statute text we read still says 10 percent; implementing law for the 5 percent cap was not seen, so we quote the amendment text and let the Property Appraiser confirm.
Florida property taxes are paid in arrears, so at an Englewood East closing the seller credits the buyer for the days from January 1 through the day before closing. Charlotte County mails bills on or before November 1 with discounts of 4 percent in November down to 1 percent in February, and taxes go delinquent April 1.
The Tax Collector: taxes "are collected in arrears on an annual basis beginning on or before November 1st"; real estate taxes "become delinquent April 1st, at which time 3% interest plus advertising costs are added"; an installment plan is open for estimated taxes over $100 with an application before May 1 (Charlotte County Tax Collector, Property Tax). The discount schedule is statutory: "4 percent in the month of November ... 3 percent in the following month of December; 2 percent in the following month of January; 1 percent in the following month of February" (Florida Statutes 197.162). The CRSP-17 contract prorates "as of the day before Closing" and, if the current year's taxes cannot be determined, uses "taxes for the preceding year," readjusted on request (Florida Realtors CRSP-17).
| Proration illustration, Englewood East homestead bill | Figure |
|---|---|
| 2026 ad valorem tax, $300,000 assessed, homestead, district 005 | $4,035.76 |
| Closing June 30: seller's days, January 1 to June 29 | 180 |
| Credit to buyer at the 4 percent discount convention ($4,035.76 x 0.96 x 180/365) | $1,910.63 |
Data updated: November 2026 (rates from the 2026 Final Rate Chart; arithmetic ours; whether the discount is applied is closing-agent practice)
Three Englewood East points. First, timing: with the 2026 bills out about November 1, a closing between now and March 2027 usually settles the full 2026 bill and prorates 2027 on the 2026 figure (Charlotte County Tax Collector). Second, new construction: if improvements were completed by January 1 of the closing year that did not exist the prior January 1, taxes prorate "on the prior year's millage and at an equitable assessment to be agreed upon by the parties" (Florida Realtors CRSP-17); that clause matters for Englewood East's 32 new-home first sales in the latest 12 months, where the prior-year bill was for a vacant lot (Charlotte County Property Appraiser). Third, if a bill arrives after you sell, "forward it to the new owner or return to the Tax Collector's Office" (Charlotte County Tax Collector).
Usually not on a long-held main home: if you owned your Englewood East home and used it as your principal residence for at least 2 of the 5 years before the sale, you may exclude up to $250,000 of gain, or $500,000 on a qualifying joint return. Florida has no personal income tax. Rentals and foreign sellers face different rules.
This is general information, not tax advice; bring your closing statements and improvement receipts to a CPA before you list. Englewood East owners tend to hold for years. Of the 110 resales in the latest 12 months with an earlier recorded sale of the same house, the median holding period was 76 months, from 7 to 201 months (Charlotte County Property Appraiser, window September 10, 2025 to September 9, 2026). The 20 whose prior purchase was before 2015 had a median prior price of $104,450 and a median resale price of $270,000 (same source). A recorded price difference is not taxable gain, because basis includes improvements and costs, but it shows why the question comes up, and why most Englewood East gains fall well inside the exclusion.
To exclude gain on an Englewood East home, you must have owned it and used it as your principal residence for periods totaling 2 years within the 5 years before the sale, and generally not have used the exclusion on another home in the prior 2 years. The cap is $250,000, or $500,000 for a qualifying joint return.
The statute: "Gross income shall not include gain from the sale or exchange of property if, during the 5-year period ending on the date of the sale or exchange, such property has been owned and used by the taxpayer as the taxpayer's principal residence for periods aggregating 2 years or more"; the exclusion "shall not exceed $250,000," or "$500,000" for a joint return if either spouse meets ownership, both meet use, and neither is ineligible (26 U.S.C. 121). IRS Publication 523 spells out the 24-month (730-day) tests, not necessarily consecutive; basis includes the purchase price, qualifying settlement costs and improvements; selling expenses reduce the amount realized; and "A loss on the sale of your main home isn't deductible" (IRS Publication 523).
| Englewood East repeat sales, latest 12 months, by prior purchase era | Pairs | Median prior price | Median resale price |
|---|---|---|---|
| Bought before 2015 | 20 | $104,450 | $270,000 |
| Bought 2015 to 2019 | 34 | $192,000 | $277,500 |
| Bought 2020 to 2021 | 22 | $285,950 | $368,600 |
| Bought 2022 or later | 34 | $349,900 | $318,000 |
Data updated: November 2026 (Charlotte County Property Appraiser, roll dated November 5, 2026; qualified improved resales September 10, 2025 to September 9, 2026 paired with the same house's earlier qualified sale over $50,000; medians of each column, not of individual differences)
Even for the longest-held group, the gap between the median prior price and the median resale price sits well under the $250,000 cap before improvements are added to basis (26 U.S.C. 121; Charlotte County Property Appraiser). The exclusion mainly matters for an Englewood East home bought decades ago at a very low price, for a rental, and for a vacant lot, which is not a residence.
An Englewood East seller who misses the 2-year tests may still claim a partial exclusion if the main reason for the sale was a change in workplace, a health issue or an unforeseeable event. Rental years bring depreciation recapture and nonqualified use, and gain not excluded may also face the 3.8 percent net investment income tax.
IRS Publication 523 names the three reasons for a partial exclusion, "a change in workplace location, a health issue, or an unforeseeable event"; gain allocable to nonqualified use after 2008 is generally not excludable, and depreciation claimed after May 6, 1997 for rental or business use must be recognized (IRS Publication 523). The net investment income tax is 3.8 percent above $250,000 of income for married filing jointly, $125,000 married filing separately and $200,000 for single filers, but "to the extent the gain is excluded from gross income for regular income tax purposes, it is not subject to the Net Investment Income Tax" (IRS, Net Investment Income Tax).
Englewood East has 261 small multifamily parcels and many non-homestead single-family homes (Charlotte County Property Appraiser); their owners generally do not meet the residence test for the rental years. If you have rented short term, you have also been filing Charlotte County's 5 percent tourist development tax on stays of six months or less (Charlotte County Tax Collector, Tourist Development Tax); bring those returns too, because the buyer may ask and your adviser will.
No. Florida's constitution bars state tax on the income of natural persons who are residents or citizens beyond what federal law lets be credited, so an Englewood East seller owes no Florida tax on the gain; the Department of Revenue lists no individual income tax. A seller who is a resident of another state may owe that state's tax.
The Florida Constitution, Article VII, section 5(a): "No tax upon estates or inheritances or upon the income of natural persons who are residents or citizens of the state shall be levied by the state, or under its authority, in excess of the aggregate of amounts which may be allowed to be credited upon or deducted from any similar tax levied by the United States or any state" (Florida Constitution, Florida Senate). The Department of Revenue's tax list includes corporate income, documentary stamp and estate taxes, but no individual income tax (Florida DOR, Taxes and Fees).
The state tax that does reach every Englewood East sale is the documentary stamp tax on the deed, 70 cents per $100, which is a closing cost rather than an income tax; at the $315,000 12-month median it comes to $2,205 (Florida Statutes 201.02; Charlotte County Property Appraiser; our arithmetic). The cost section of this page breaks it down.
If an Englewood East seller is a foreign person for U.S. tax purposes, the buyer generally must withhold 15 percent of the price. No withholding applies when a buyer acquiring the home as a residence pays $300,000 or less, and 10 percent applies to such a buyer up to $1,000,000. Many Englewood East sales sit near the $300,000 line.
The statute: the transferee must "deduct and withhold a tax equal to 15 percent of the amount realized"; none if "the property is acquired by the transferee for use by him as a residence" and "the amount realized for the property does not exceed $300,000"; and 10 percent for a residence where the amount realized "does not exceed $1,000,000" (26 U.S.C. 1445). The IRS: "In most cases, the buyer (transferee) is the withholding agent"; the residence exceptions require "definite plans to reside at the property for at least 50% of the number of days" it is used in each of the first two 12-month periods; and "Generally, transferees must file Form 8288 by the 20th day after the date of the disposition" (IRS, FIRPTA Withholding; IRS, Exceptions; IRS, Reporting and Paying Tax).
| Englewood East example (our arithmetic) | Buyer acquires it as a residence | Buyer does not |
|---|---|---|
| $299,000 home | $0 | 15%: $44,850 |
| $305,000, 12-month resale median | 10%: $30,500 | 15%: $45,750 |
| $389,500, 12-month new-home first-sale median | 10%: $38,950 | 15%: $58,425 |
| $23,000, 12-month vacant lot median | Residence exception does not fit a lot as written | 15%: $3,450 |
Data updated: November 2026 (medians from the Charlotte County Property Appraiser, sales September 10, 2025 to September 9, 2026; rates from 26 U.S.C. 1445)
Withholding is held against tax, not a fee; a seller who expects to owe less can apply on Form 8288-B for a withholding certificate well before closing (IRS, FIRPTA Withholding). A U.S. seller simply signs a non-foreign certification; the AS IS contract says the seller "shall inform Buyer in writing if Seller is a 'foreign person'" (AS IS contract, 2026 redline). If you are a foreign seller, tell us the week you list, so the price and the buyer's plans can be weighed against the $300,000 line.
Expect one on most Englewood East sales. The settlement agent files Form 1099-S, and a principal residence sale is exempt from reporting only at $250,000 or less ($500,000 for a married seller) with a signed certification. The $305,000 resale median sits above the single-seller line.
The IRS instructions: the settlement agent files; a sale of a principal residence "for $250,000 or less" ($500,000 for married sellers) is not reportable with "an acceptable written assurance (certification) from the seller," which "must be signed by each seller under penalties of perjury" (IRS, Instructions for Form 1099-S). Gain is reported on Form 8949 and Schedule D unless fully excluded (IRS Publication 523).
In the latest 12 months, the middle half of Englewood East resales ran from $257,900 to $375,000 (Charlotte County Property Appraiser), so a single seller usually gets the form and a married couple at or below $500,000 can certify out. Receiving a 1099-S does not mean you owe tax; it means the sale is on record, and the exclusion is claimed on your return.
Prepare an Englewood East home by its age and utilities. Gather the roof permit and date, a wind mitigation report on the 04/26 form, a four-point report if the house is over 20 years old, proof every permit is closed, the flood disclosure, and the water and sewer record: an EWD or county bill, or the septic permit and pump-out.
Englewood East's housing stock explains the list. The county roll counts 4,333 single-family homes with a median of 1,545 heated square feet and a median year built of 1991; the middle half were built from 1986 to 2007, with 1,867 built in the 1980s, 892 in the 1990s, 614 in the 2000s, 445 in the 2010s and 482 since 2020 (Charlotte County Property Appraiser, roll dated November 5, 2026). An insurer, an appraiser and a lender each ask different questions of a 1987 house and a 2023 house on the same street, so the preparation list follows the house.
For most Englewood East homes built before 2006, yes. A pre-listing inspection finds the roof, plumbing, electrical and water heater items a buyer's inspector and insurer will find anyway, while you still control the timing, and it shrinks the room for a repair renegotiation under the contract's 1.5 percent default limits.
InterNACHI lists the seller's reasons: "It allows you to see your home through the eyes of a critical and neutral third party"; "Defects won't become negotiating stumbling blocks later"; "It helps you to price your home realistically"; and "It reduces your liability by adding professional supporting documentation to your disclosure statement" (InterNACHI, Seller's inspection). ASHI's standard report covers heating, central air, plumbing, electrical, roof and attic, walls, floors, windows, doors, foundation and structure (ASHI, What is a home inspection).
| Default repair exposure on a $315,000 Englewood East sale | Limit if left blank | Amount (our arithmetic) |
|---|---|---|
| General repairs | 1.5% | $4,725 |
| Wood-destroying organism repairs | 1.5% | $4,725 |
| Permit close-out | 1.5% | $4,725 |
| All three at their defaults | $14,175 |
Data updated: November 2026 ($315,000 median from the Charlotte County Property Appraiser, sales September 10, 2025 to September 9, 2026; limits from the FloridaRealtors/FloridaBar-7 form as reproduced by the Attorneys' Title Fund)
Those limits apply on the standard form; the AS IS form instead gives the buyer a sole-discretion walkaway within the inspection period, 15 days if left blank (AS IS contract, 2026 redline). Either way, a known item priced into your list price costs less than the same item found late in the inspection period. Inspection fees are not published by any primary source we read, so get two quotes.
Start a 1980s or 1990s Englewood East home with what its buyer's insurer will ask: roof permit and date, a four-point report, a wind mitigation report documenting roof-to-wall connections and opening protection, and the water heater's age. In the latest 12 months these homes resold at medians of $261,700 and $298,900.
Their price per square foot ran close to the 2000s homes: $203 for the 1980s, $198 for the 1990s and $194 for the 2000s, against $232 for the 2010s (Charlotte County Property Appraiser, resales September 10, 2025 to September 9, 2026). So most of the price gap between an older and a mid-age Englewood East house is size, not era, and the older house competes on condition and paperwork. Three preparations pay off most:
The Charley record supports the paperwork. A University of Florida survey after the 2004 storm found "Homes built under the Florida Building Code that became effective in 2002 sustained less damage on average," and in Charlotte County "every surveyed home built under the previous code experienced at least some shingle loss" (University of Florida, June 28, 2005). A buyer of an older home is reading the roof; give them the permit.
Prepare a 2010s or 2020s Englewood East home by documenting what makes it newer: the certificate of occupancy date, the builder's warranty and whether it transfers, the Florida Building Code permit date for the wind form, and the tax proration basis. In the latest 12 months, resales of homes built 2020 or later recorded a $395,000 median.
That sits beside the 32 new-home first sales in the same window at a $389,500 median, 1,676 median heated square feet and $210 per square foot (Charlotte County Property Appraiser, sales September 10, 2025 to September 9, 2026). Your buyer is comparing your house with a builder's, so give them what the builder gives:
A newer resale also carries no impact fee: Charlotte County's single-family impact fee in the Englewood Fire District column is $7,519 on the schedule effective October 12, 2022, paid through a new home's price, not by a resale buyer; confirm the current schedule with the county (Charlotte County, Impact Fee Master Fee Schedule).
Close every permit on your Englewood East address that shows open or expired: re-roofs, windows and doors, air handlers, water heaters, pool and screen cage work, and any storm repair since 2022. A finaled permit proves the roof date to an insurer and keeps the contract's permit limit out of the negotiation.
Pull the address list from the Charlotte County Citizen Access Portal, mark anything without a final, and use the section 553.79(16) paths described above to close it (Florida Statutes 553.79). The county lists roof and mechanical permits among its over-the-counter types, and Florida law requires a decision "Within 5 business days" on listed permits for an existing single-family home when the work is under $15,000 (Charlotte County, Permits; Florida Statutes 553.792).
Pools need their own check. To pass final inspection, a residential pool must have at least one of the features in section 515.27: a barrier meeting section 515.29, an approved pool cover, exit alarms on doors and windows with direct access, self-closing and self-latching doors, or a pool alarm (Florida Statutes 515.27). We found no public Englewood East figure for what a pool adds to price, so we make no pool premium claim; a pool and cage with closed permits is a feature, and one without is a closing item.
Gather whichever record proves your Englewood East home's water and wastewater: the latest Englewood Water District or Charlotte County Utilities bill with the account number, or the septic permit, a recent pump-out and inspection report and a drainfield sketch; any aerobic unit's operating permit and maintenance contract; and any sewer availability letter.
A listing that says "EWD water and sewer, account current" or "septic, pumped and inspected, permit attached" answers the first question a buyer and a lender ask about an Englewood East home.
Gather the Englewood East documents a buyer's insurer, lender and title agent ask for first: deed and any survey, the November 2026 tax bill, the roof permit, wind mitigation and four-point reports, the flood disclosure and any elevation certificate, utility or septic records, insurance declarations, warranty papers, and your mortgage statement.
Have the file ready by January to March. Englewood East closings, pooled from 2019 through 2025, peaked in May (192), June (188) and July (183) and bottomed in January (126); since contracts are signed weeks before closing, a winter listing meets the busiest contract window.
| Month of year | Englewood East improved sales, 2019 to 2025 pooled |
|---|---|
| January | 126 |
| February | 143 |
| March | 175 |
| April | 172 |
| May | 192 |
| June | 188 |
| July | 183 |
| August | 164 |
| September | 154 |
| October | 140 |
| November | 141 |
| December | 157 |
Data updated: November 2026 (Charlotte County Property Appraiser, roll dated November 5, 2026; qualified improved sales by month of recording, calendar years 2019 to 2025)
March through July held 910 of the 1,935 pooled closings, 47.0 percent (our arithmetic on the same file). In the latest 12 months, April 2026 had the most closings (27) and January 2026 the fewest (7) (Charlotte County Property Appraiser). Storm season, June 1 to November 30, is the other clock: the AS IS contract's Standard M has the seller restore casualty damage costing up to 1.5 percent of the price before closing, and above that the buyer may take the home as is with that sum or cancel (AS IS contract, 2026 redline). Want help building the file? Start with a free Englewood East home valuation. Call Jesse direct at (239) 898-6072.
We market an Englewood East home by what its buyer compares: section, size, year built and the documents behind the house. Every listing states the utility provider, the flood zone at the house, the roof date and the two Englewood East assessments, and the full file goes online before the first showing, because buyers shop these facts first.
Englewood East is a large, active market by recorded sales: 227 qualified improved sales in the 12 months to September 9, 2026 at a $315,000 median, with the middle half from $265,000 to $395,000 (Charlotte County Property Appraiser, roll dated November 5, 2026). Days on market, sale-to-list ratio, active listings and months of supply for Englewood East are MLS fields: Information not available at time of publishing (checked November 14, 2026). For context only, Florida Realtors reports 4,449 single-family closed sales in the Punta Gorda metro area, which is all of Charlotte County, from January to September 2026, up 8.6 percent, at a $350,000 median (Florida Realtors, September 2026 MSA summary). For the wider picture, see our guide to selling a home in Englewood.
We market an Englewood East home by its Port Charlotte section, because each section's buyers weigh different facts: flood zone, evacuation zone and the assigned elementary school differ by section, and 12-month medians ran from $300,000 in section 64 to $352,000 in section 65 among sections with enough sales.
| Section | 12-month improved sales | Median price | AE flood points | Evacuation zone | Elementary per Boundary Locator |
|---|---|---|---|---|---|
| 62 | 32 | $301,000 | 0 | C | Myakka River |
| 63 | 24 | $305,450 | 0 | C | Myakka River |
| 64 | 53 | $300,000 | 0 | C | Vineland |
| 65 | 36 | $352,000 | 0 | C | Vineland or Myakka River, by street |
| 69 | 17 | $310,000 | 329 of 585 | Mostly B | Myakka River |
| 73 | 2 | Too few for a median | 198 of 270 | B | Myakka River |
| 74 | 42 | $312,450 | 33 recorded as "8AE" | Mostly C | Vineland |
| 84 | 21 | $330,000 | 0 | Mostly C | Vineland |
Data updated: November 2026 (sales from the Charlotte County Property Appraiser, qualified improved sales September 10, 2025 to September 9, 2026; flood points from Charlotte County GIS, Current FEMA Flood Zones and evacuation zones from Charlotte County GIS, layer 35, queried November 14, 2026; schools from the Charlotte County Public Schools Boundary Locator, queried November 14, 2026)
Every 34224 Englewood East address tested in the district's locator returned L. A. Ainger Middle and Lemon Bay High (Boundary Locator). We print the assignment for your exact address with the date we checked it, and nothing more; we make no school rating claims. A section 69 or 73 listing leads with the house's own flood reading and any elevation certificate; a section 63 listing can lead with the county's "minimal flood hazard" reading at most of its points.
We market an Englewood East home against the sales closest to it in heated size and year built, because those are what a buyer's appraiser will use. In the latest 12 months, medians ran from $223,500 under 1,200 square feet to $438,500 at 2,100 and up, while price per square foot fell as size rose.
| Heated size, all 12-month improved sales | Sales | Median price | Median per heated sq ft |
|---|---|---|---|
| Under 1,200 sq ft | 30 | $223,500 | $222 |
| 1,200 to 1,499 sq ft | 54 | $270,000 | $205 |
| 1,500 to 1,799 sq ft | 76 | $330,000 | $205 |
| 1,800 to 2,099 sq ft | 35 | $395,000 | $193 |
| 2,100 sq ft and up | 18 | $438,500 | $182 |
Data updated: November 2026 (Charlotte County Property Appraiser, roll dated November 5, 2026; qualified improved sales September 10, 2025 to September 9, 2026; includes new-home first sales)
The 1,500 to 1,799 band, where the median Englewood East home sits, was the busiest with 76 sales (Charlotte County Property Appraiser; the roll's median heated area is 1,545 square feet). A listing priced by the Englewood East-wide $203 median per square foot would overprice a large house and underprice a small one, so we price and describe your home within its band and its build decade, and we show buyers those comparisons with dates.
We present an Englewood East resale against the builders a buyer is also touring: their advertised "from" prices start between the $249s and $308,990, but recorded new-home first sales ran a $389,500 median. A resale offers a closing on a contract timeline, mature landscaping, no impact fees and, often, a lower price for the same size.
| Builder (own website, November 14, 2026) | Advertised price in or near Englewood East |
|---|---|
| Maronda Homes, Englewood scattered homesites | "from $249s"; "No HOA" |
| Christopher Alan Homes, Englewood | "Englewood: from $304k"; one home at $304,990 "ready January 2027" |
| Holiday Builders, Englewood listing community | Priced from $308,990 to $371,990 |
| Recorded new-home first sales, Englewood East, 12 months | 32 sales, $389,500 median, $210 per sq ft |
Data updated: November 2026 (Maronda Homes, Englewood 34224; Christopher Alan Homes; Christopher Alan Homes, Englewood; Holiday Builders, Englewood listing; recorded sales from the Charlotte County Property Appraiser, September 10, 2025 to September 9, 2026)
A builder's "from" price excludes options and lot premiums; Maronda says a quote "including lot premiums and upgrades" needs a model visit (same page). The recorded sales show where finished new homes actually closed. Against that, an Englewood East resale built 2020 or later recorded a $395,000 median at $219 per square foot, and a 1990s resale $298,900 (Charlotte County Property Appraiser). Our listing copy names the comparison plainly: the new home's warranty and code-era features against your home's price, lot, finished landscaping and a closing date that does not wait for a certificate of occupancy.
We describe every Englewood East cost line a buyer will meet, because from February 1, 2027 online listings will show a statutory tax estimate that leaves out non-ad valorem charges. Our remarks name the $292 street and drainage and $290.78 fire assessments, the water and sewer provider, and the flood zone at the house.
The statutory estimate must carry a disclaimer that it does "not include all applicable non-ad valorem assessments or exemptions" (Florida Statutes 689.261), and printed materials may not show your own taxes, so the listing has to carry the flat lines itself. We also say what we found and did not find: no mandatory homeowners' association turned up in county sources (Charlotte County, Englewood East Non-Urban MSBU), and old listing remarks about scrub-jay status, flood zones and associations conflict, so we verify each claim against the county layer rather than copy it.
For the street, we show what the county record shows: the unit budgets $292 per unit for FY2026 and FY2027 to repay 15-year paving loans, and the next advisory board meeting is listed for December 17, 2026 at the West County Annex (Englewood East FY26 Adopted, FY27 Approved budget; Charlotte County, Englewood East Non-Urban MSBU). If your street was resurfaced, the listing says so with the county's confirmation; if its phase is not confirmed, we do not guess.
We describe rental use of an Englewood East home as the rules let the next owner repeat it: Charlotte County's 5 percent tourist development tax and registrations for stays of six months or less, the fire district's commercial rate for transient lodging, and HUD's countywide fair market rents for longer leases.
| Rental item, Englewood East | Detail | Source |
|---|---|---|
| Tourist development tax | "a 5% charge on the revenue collected" on rentals of six months or less, plus state sales tax | Charlotte County Tax Collector |
| Registrations | Florida sales tax registration, DBPR vacation rental license, county Business Tax Receipt ($35.00 a year), county tourist tax account | Charlotte County Tax Collector |
| State preemption | A local law "may not prohibit vacation rentals or regulate the duration or frequency of rental," except laws adopted on or before June 1, 2011 | Florida Statutes 509.032 |
| Fire assessment | The district applies its commercial rate, $0.41 per sq ft for 2026 to 2027, to residential property used as transient lodging | Englewood Area Fire Control District |
| Long-term rent context | HUD FY2026 fair market rent, Punta Gorda metro (all of Charlotte County): 3 bedrooms $2,041 a month | HUD |
Data updated: November 2026 (Charlotte County Tax Collector, Tourist Development Tax; Florida Statutes 509.032; EAFCD FY2025 rate resolution; EAFCD assessments; HUD FY2026 Fair Market Rents; read November 14, 2026)
Rents for Englewood East homes from listings are MLS fields: Information not available at time of publishing (checked November 14, 2026). The HUD figure is a countywide program benchmark, not a quote for your house. If you have rented, we present your license, tax account and booking or lease history, and we never project income the rules or the record do not support. A home sold with future bookings must transfer or cancel them, and the buyer opens their own tax account.
We reach Englewood East buyers through the MLS, our own websites and database, and agents across Southwest Florida, with every document online, because many buyers shop from out of state before they fly in. Punta Gorda Airport is about 24.8 road miles from central Englewood East, the nearest of three commercial airports.
The nearest airports on a free-flow routing estimate are Punta Gorda (about 24.8 miles, 46 minutes), Sarasota Bradenton International (about 44.9 miles) and Southwest Florida International (about 63.4 miles) (OSRM routing service, computed November 14, 2026). A buyer who will not see the house until a short trip needs the flood reading, the roof date, the utility record and the assessments in the listing itself, so the visit confirms a decision rather than starts one.
Since August 17, 2024, offers of compensation to buyer brokers cannot appear on the MLS, and written buyer agreements must "Disclose in conspicuous language that broker commissions are not set by law and are fully negotiable" (NAR, Written buyer agreements). Florida Realtors notes sellers may still offer buyer-broker compensation "in an amount of their choosing" off the MLS (Florida Realtors, NAR settlement FAQs); if you choose to, we decide it with you before launch. A seller who is also buying can work with Marc on the purchase side: Call Marc at (239) 287-5873, or read our Englewood buyer guide.
We negotiate an Englewood East sale with the county record in hand: resales in your section, size band and build decade, the price your home last recorded, and the documents that answer insurance, lending and permit questions. Of 195 Englewood East resales in the latest 12 months, 110 had an earlier recorded sale, at a median 38.1 percent above it.
Data updated: November 2026
Jesse McGreevy and Marc Comisar negotiate every listing personally. The partner who priced your Englewood East home reads the inspection report, takes the call about the buyer's insurance quote and answers the appraiser. The figures below come from the Charlotte County Property Appraiser roll dated November 5, 2026 and its qualified sales recorded through September 9, 2026; they describe recorded prices, not anyone's profit.
The Englewood East resale record splits by when the owner bought. Of 110 resales with an earlier recorded sale of the same house, all 20 bought before 2015 sold above the prior recorded price, and 33 of 34 bought from 2015 to 2019 did; of 34 bought in 2022 or later, 24 sold below it.
| Englewood East repeat sales, latest 12 months | Pairs | Median change from prior recorded price | Above / below / same |
|---|---|---|---|
| All repeat sales | 110 of 195 resales | +38.1% | 79 / 28 / 3 |
| Prior purchase before 2015 | 20 | +167.7% | 20 / 0 / 0 |
| Prior purchase 2015 to 2019 | 34 | +56.2% | 33 / 1 / 0 |
| Prior purchase 2020 to 2021 | 22 | +29.7% | 19 / 3 / 0 |
| Prior purchase 2022 or later | 34 | -7.1% | 7 / 24 / 3 |
| Median months held, all pairs | 76 |
Data updated: November 2026 (Charlotte County Property Appraiser, roll dated November 5, 2026; qualified improved resales September 10, 2025 to September 9, 2026 paired with the same house's earlier qualified improved sale over $50,000)
| Resale year, all-time repeat pairs | Pairs | Median change |
|---|---|---|
| 2021 | 167 | +66.0% |
| 2022 | 133 | +109.9% |
| 2023 | 107 | +80.7% |
| 2024 | 109 | +65.0% |
| 2025 | 107 | +55.1% |
| 2026, to September 9 | 82 | +38.1% |
Data updated: November 2026 (same county file; all qualified repeat-sale pairs of the same house by year of resale)
Read both tables with care. They say nothing about any owner's improvements, roofs, storm repairs, assessments, carrying costs or financing, so they are not a measure of anyone's profit; they show where the open market priced Englewood East resales against the earlier recorded price. The negotiating fact is the trend: the median change at resale has narrowed every year since 2022 (Charlotte County Property Appraiser), so a buyer's agent will argue from the most recent sales, and so will we.
If you bought your Englewood East home in 2022 or 2023, the record says most recent resales from those years sold below the prior recorded price: 7 of 8 bought in 2022 (median -10.8 percent) and 10 of 11 bought in 2023 (median -11.9 percent). Owners who bought in 2024 or later split 6 above, 7 below.
The calendar-year medians explain it. All Englewood East improved sales recorded a $354,850 median in 2022 and $360,000 in 2023, then $340,000 in 2024, $311,250 in 2025 and $315,000 in 2026 through September 9 (Charlotte County Property Appraiser). The 2023 buyers who resold had paid a median $410,000 and resold at a median $326,000 (same file, latest 12 months), a difference that also reflects which houses sold. First buyers of new homes show a different pattern as a group: 14 who bought new and resold sold at a median 13.6 percent above their purchase, 8 above and 5 below, though 2022 and 2023 new-home buyers ran negative in small counts (same file).
If you bought near the 2022 to 2023 peak (calendar medians of $354,850 and $360,000, per the Charlotte County Property Appraiser), we price your home to today's recorded sales in your section and size band, not to your purchase price, and we answer a buyer's agent who cites your purchase with the dated sales that matter. We also run your net against the payoff early, so the decision to list is made with the number in view.
Because Englewood East's homes trade across a wide band: the middle half of 12-month sales ran from $182 to $240 per heated square foot, and from $265,000 to $395,000 in price. A single Englewood East-wide figure fits a median house and misprices everything else, so we negotiate from the closest comparable sales.
Price per square foot falls as size rises, from $222 under 1,200 square feet to $182 at 2,100 and up, and it rises with recent construction, from $194 to $203 for 1980s to 2000s resales to $219 to $232 for 2010s and later (Charlotte County Property Appraiser, sales September 10, 2025 to September 9, 2026). Section medians differ too, from $300,000 in section 64 to $352,000 in section 65 (same file). In a negotiation that means two things. We resist an offer built on an average that does not describe your house, and we bring the three to six sales that do, with dates, sizes, years built and sections, so the buyer's agent argues from the same record we do.
If an Englewood East appraisal comes in low, the first question is which sales the appraiser used. The usual problems are a sale from a different size band, an older-era house read against a newer one, a section with different flood or evacuation status, or a sale from the 2022 to 2023 peak read as current.
We give the appraiser a package before the visit: the recorded sales in your size band and build decade, with dates and sections; your roof permit and date, wind mitigation form and four-point report; and your improvements with receipts. A new roof, impact windows and a documented septic-to-sewer connection are not adjustments an appraiser can read from the roll; they have to be shown. The county's just value is not market value either: it is set as of January 1 for taxes, and a capped assessed value is lower still (Charlotte County Property Appraiser, Exemptions), so neither is a measure of price.
If a gap remains, the buyer covers it, the price moves, or the parties meet, and we model each option against your net before answering. A conventional loan rejects a C6 condition rating and requires repairs to at least C5 (Fannie Mae B4-1.3-06), so an appraisal condition note can matter as much as the value; a pre-listing inspection is how we keep that note from appearing.
On an Englewood East contract, the inspection period is when the buyer quotes insurance and the lender reviews condition, so we shorten it with documents. Two terms deserve attention: who pays the owner's title policy, a custom that is mixed in Charlotte County, and the storm-season risk-of-loss clause.
Title is the cost line sources disagree on. Chicago Title's 2026 Florida customs sheet lists the owner's policy as "Seller pays but Buyer pays in some counties," naming Broward, Collier, Miami-Dade, Monroe and Sarasota but not Charlotte; Barnes Walker and Esquire Land Title say Charlotte County is seller-pays; Atlantic Title Firm's Port Charlotte page says "In Charlotte County the long-standing custom puts the owner's title policy on the buyer" (Chicago Title, Florida customs; Barnes Walker; Esquire Land Title; Atlantic Title Firm). The custom is mixed; the contract decides, through a checked box, and the closing agent confirms.
| Owner's title premium, original rate (our arithmetic on Rule 69O-186.003) | Premium |
|---|---|
| $305,000, 12-month resale median | $1,600.00 |
| $315,000, 12-month median, all improved sales | $1,650.00 |
| $389,500, 12-month new-home first-sale median | $2,022.50 |
Data updated: November 2026 (medians from the Charlotte County Property Appraiser, sales September 10, 2025 to September 9, 2026; rates from Florida Administrative Code Rule 69O-186.003)
The premium is promulgated, so the negotiation is about who pays, not how much. Ask about the reissue rate if you bought recently: where a prior owner's policy insured you, the rule sets reissue rates of $3.30 per $1,000 up to $100,000 and $3.00 per $1,000 above, for policies issued within 3 years of yours (same rule), and 15 of the 110 Englewood East repeat sales in the latest 12 months had a prior sale in 2024 or later (Charlotte County Property Appraiser). On storms, the AS IS contract's Standard M has the seller restore damage up to 1.5 percent of the price; above that, the buyer chooses to take the home with that sum or cancel (AS IS contract, 2026 redline). A closing set between June 1 and November 30 should be written with that clause in mind.
We compare Englewood East offers by net and by certainty, not headline price. Cash or financing, the loan type, insurance readiness, the inspection period, who pays the title policy, any permit or repair limit, FIRPTA status and the closing date all change what you keep and how likely the sale is to close.
A financed offer at a higher price can net less than a cash offer once a title-policy concession, a repair credit and a longer timeline are counted, and a buyer who has already quoted wind and flood coverage on your roof date and zone carries less risk than one who has not. Price cuts save little in deed tax: Florida's documentary stamp tax is 70 cents per $100, so a $5,000 reduction saves the seller $35, and the stamps are $2,135 at $305,000 and $2,205 at $315,000 (Florida Statutes 201.02; our arithmetic). A targeted credit for a defined cost, a roof inspection item, an open permit or the owner's policy, usually costs you less than a cut that becomes the next comparable sale in your section. When two offers are close, we go back to both with a clear deadline rather than a bidding loop.
What is your Englewood East home worth against the latest recorded sales in your section? Request your free Englewood East home valuation, or see our Englewood East home value guide and our Englewood home valuation page. Call Jesse direct at (239) 898-6072. We will bring the county record, the documents your buyer will ask for and a net sheet to the first conversation.
Selling an Englewood East home costs Florida deed stamps at $0.70 per $100 of price, a negotiated commission, prorated taxes and assessments, small title and recording charges and, when the contract puts it on you, the owner's title policy. At the $315,000 median, the two state-set lines total $3,855 (Florida DOR).
Data updated: November 2026 (state rates and rules read November 14, 2026; medians from the Charlotte County Property Appraiser roll dated November 5, 2026, sales recorded September 10, 2025 to September 9, 2026)
Florida has no single closing-cost percentage, so this section builds an Englewood East seller's costs line by line from the statute, rule or schedule that sets each one. Every Englewood East parcel on this page sits in unincorporated Charlotte County, so one county's practices, one clerk, one tax collector and one set of special-district charges apply, even though the mailing city is Englewood. The worked examples use three recorded medians from the Charlotte County Property Appraiser's sales file for the 12 months to September 9, 2026: $315,000 for all 227 qualified improved sales, $305,000 for the 195 resales, and $389,500 for the 32 new-home first sales (Charlotte County Property Appraiser). Englewood East has no master homeowners' association in county sources, so most sales carry no association estoppel at all; the local lines are instead the Englewood East Street and Drainage Unit assessment, the Englewood Area Fire Control District assessment and the water district's final bill (Charlotte County, Englewood East FY26 Adopted, FY27 Approved budget; Englewood Area Fire Control District).
At Englewood East's recorded medians, the two state-set costs are the deed stamps and the promulgated owner's title premium: $2,205 and $1,650 at the $315,000 median, $2,135 and $1,600 at the $305,000 resale median, and $2,726.50 and $2,022.50 at the $389,500 new-home median. Everything else on an Englewood East settlement statement is capped, estimated or negotiated.
| Cost line | $315,000 (all-sales median) | $305,000 (resale median) | $389,500 (new-home first-sale median) | $23,000 (vacant lot median) | Source |
|---|---|---|---|---|---|
| Documentary stamp tax on the deed, $0.70 per $100 | $2,205.00 | $2,135.00 | $2,726.50 | $161.00 | Section 201.02; Florida DOR |
| Owner's title insurance, promulgated original rate, only where the contract puts it on the seller | $1,650.00 | $1,600.00 | $2,022.50 | $132.25 | Rule 69O-186.003 |
| Association estoppel certificate | none in most sales (no master HOA found) | none in most sales | none in most sales | none | County sources |
| Recording a satisfaction or curative document | $10.00 first page, $8.50 each additional | same | same | same | Section 28.24; Charlotte County Clerk |
| Englewood East Street and Drainage Unit, prorated | $292 per unit a year | $292 | $292 | $292 | Charlotte County budget |
| Englewood Area Fire Control District, prorated | $290.78 a year | $290.78 | $290.78 | $63.95 | Fire district schedule |
| Commission, settlement fee, lien search, repairs, credits | negotiated or quoted | negotiated or quoted | negotiated or quoted | negotiated or quoted | Your contract and title agent |
Data updated: November 2026 (medians: Charlotte County Property Appraiser roll dated November 5, 2026, window September 10, 2025 to September 9, 2026; rates read November 14, 2026)
Dollar figures are our arithmetic from the published rates, not a quote (Florida Statutes 201.02; Rule 69O-186.003, Cornell LII; Florida Statutes 28.24; Charlotte County Clerk, recording fees). The two annual assessments are 2026 to 2027 rates read from the county budget and the fire district's own schedule, and they are prorated with the tax bill rather than paid in full (Charlotte County, Englewood East FY26 Adopted, FY27 Approved budget; Englewood Area Fire Control District). At the $315,000 median, the deed stamps and the owner's premium together come to $3,855, about 1.2 percent of price, before any negotiated line.
The documentary stamp tax on an Englewood East 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. Charlotte County uses the statewide rate with no surtax, and the seller customarily pays it on an Englewood East sale.
The arithmetic, shown so you can check it:
| Sale price | Taxable $100 units | Deed stamps |
|---|---|---|
| $315,000 (all-sales median) | 3,150 | 3,150 x $0.70 = $2,205.00 |
| $305,000 (resale median) | 3,050 | 3,050 x $0.70 = $2,135.00 |
| $389,500 (new-home first-sale median) | 3,895 | 3,895 x $0.70 = $2,726.50 |
| $23,000 (vacant lot median) | 230 | 230 x $0.70 = $161.00 |
| $315,050 (rounding illustration) | 3,151 | 3,151 x $0.70 = $2,205.70 |
Data updated: November 2026 (rate from section 201.02; prices from the Charlotte County Property Appraiser file named above)
Section 201.02 sets the rate in plain words: "on each $100 of the consideration therefor the tax shall be 70 cents," and consideration includes "the amount of any mortgage, purchase money mortgage lien, or other encumbrance, whether or not the underlying indebtedness is assumed," so a buyer taking over your loan does not shrink the tax (Florida Statutes 201.02). The Florida Department of Revenue rounds any fraction of $100 up, and it states that "All parties to the document are liable for the tax regardless of which party agrees to pay the tax" (Florida Department of Revenue, documentary stamp tax). The 45-cent surtax applies only in Miami-Dade, so it never appears on an Englewood East deed (same source).
Custom and the standard contracts both put the deed stamps on the seller. Chicago Title's 2026 Florida customs sheet lists "Deed Transfer Tax: Seller pays" (Chicago Title, Real Estate Laws and Customs), and the Florida Realtors/Florida Bar contract places "Documentary stamp taxes and surtax on deed, if any" under the costs paid by the seller (FloridaRealtors/FloridaBar-7, reproduced by The Fund). The new-mortgage stamps of $0.35 per $100 and the 2-mill intangible tax are buyer costs when the buyer finances (Florida Department of Revenue). The stamps are paid to the Charlotte County Clerk when the deed is recorded.
On an Englewood East sale the purchase contract decides who pays the owner's title policy, and the Charlotte County custom is mixed: several title sources say the seller customarily pays, while one title firm's Port Charlotte and Englewood pages say the buyer does. Your closing agent confirms the payer before you sign, and the premium itself never changes.
Florida law does not assign the owner's premium to either party; custom fills in only when the contract is silent. On the seller-pays side, Chicago Title's 2026 customs sheet lists the residential owner's policy as "Seller pays but Buyer pays in some counties (Broward, Collier, Miami-Dade, Monroe, Sarasota)," a list that does not include Charlotte (Chicago Title); Barnes Walker lists Charlotte County as "Seller pays" (Barnes Walker, who pays for title insurance); Esquire Land Title says "In Charlotte County the seller customarily pays for the owner's title policy" (Esquire Land Title); and a 2016 Farr Law Firm article says "Even in Charlotte County, where the custom is seller pays" (Farr Law Firm). On the other side, Atlantic Title Firm's Port Charlotte page says "In Charlotte County the long-standing custom puts the owner's title policy on the buyer," and its Englewood page says "the buyer ordinarily pays the owner's title insurance premium" (Atlantic Title Firm, Port Charlotte; Atlantic Title Firm, Englewood). None of these sources names Englewood East or ZIP 34224.
The contract settles it with a checkbox. Paragraph 9(c) of the FloridaRealtors/FloridaBar-7 form reads "(i) Seller shall designate Closing Agent and pay for Owner's Policy and Charges" or "(ii) Buyer shall designate Closing Agent and pay for Owner's Policy and Charges," and the municipal lien search follows the same box (FloridaRealtors/FloridaBar-7). Englewood East sits a few miles from the Sarasota County line, where every source reads buyer-pays, so an offer drafted by an agent who mostly works in Sarasota County may arrive with box (ii) already checked. At the $315,000 median, that box is worth $1,650 to you.
The premium 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, counting "any fraction of $100.00 as a full $100.00," with a $100 minimum (Rule 69O-186.003, Cornell LII). Florida's Department of Financial Services puts it plainly: "The title insurance premium is not negotiable," while "the agent's portion of the premium, as well as title agency fees, may be negotiated" (Florida DFS, title insurance guide).
| Sale price | First $100,000 at $5.75 per $1,000 | Balance at $5.00 per $1,000 | Owner's premium |
|---|---|---|---|
| $305,000 | $575.00 | $205,000 = $1,025.00 | $1,600.00 |
| $315,000 | $575.00 | $215,000 = $1,075.00 | $1,650.00 |
| $389,500 | $575.00 | $289,500 = $1,447.50 | $2,022.50 |
| $23,000 vacant lot | $132.25 | none | $132.25 |
The reissue rate. If a prior owner's policy insured you, the rule's reissue rate applies to a new policy with an effective date "less than 3 years after" yours: $3.30 per $1,000 up to $100,000 and $3.00 per $1,000 from $100,000 to $1,000,000, with coverage above your old policy amount charged at original rates (Rule 69O-186.003, Cornell LII). That matters in Englewood East: 15 of the 110 repeat-sale resales in the window had a prior sale in 2024 or later (Charlotte County Property Appraiser). On $312,000 of prior coverage, the reissue arithmetic is $330 plus $636, or $966, plus about $15 for the extra $3,000 of coverage at original rates, about $981 against $1,650 at original rates on a $315,000 sale; the underwriter applies the exact method. Vacant lots get a broader break: the reissue rate covers unimproved land whose current owner's title was insured, with no 3-year limit, down to the $100 minimum (same rule). Bring your old owner's policy to the closing agent at listing; the Florida Realtors contract asks you to deliver it within 5 days anyway (Florida Realtors CRSP-17).
An Englewood East seller should expect a settlement fee, a county lien and permit search ordered through Charlotte County's vendor, small recording charges for any mortgage satisfaction, and a final Englewood Water District bill. Only the recording fees are fixed by statute; the open-permit clause in the standard contract can cost more than all of them together.
Lien and permit search. Charlotte County says "Before listing a property or transacting a sale, please take some time to ensure there are no outstanding issues that may impact the sale," and it now routes lien searches to Orange Data (order at orangedata.com, 407.965.4245); code lien payoffs are paid to the Board of County Commissioners at 18400 Murdock Circle, Port Charlotte (Charlotte County, code compliance research requests). The county page lists no fee, so your title agent quotes it. Under the standard contract the seller pays the municipal lien search when box 9(c)(i) or (iii) is checked and the buyer pays when box (ii) is checked (FloridaRealtors/FloridaBar-7). Search your own permits first, free: Charlotte County's Citizen Access portal needs no registration "if only researching the database" (Charlotte County, online services).
The permit limit. Both standard Florida contracts now carry a "Permit Limit": the seller pays up to a stated amount, 1.5 percent of price if left blank, "for costs associated with closing out open or expired building permits and obtaining required building permits for any existing improvement for which a permit was not obtained" (FloridaRealtors/FloridaBar-7; Florida Realtors CRSP-17). On the $315,000 Englewood East median, 1.5 percent is $4,725 of possible exposure, and unfinished work is escrowed at "125% of estimated costs to complete" (same FR/BAR-7 source). Roof, window and screen-cage work after Hurricane Ian in 2022 and the 2024 storms is the usual source of open permits on Englewood East homes.
Recording and payoff. Recording costs $10.00 for the first page and $8.50 for each additional page under section 28.24, and the Charlotte County Clerk states "Fees for these services are set by statute" (Florida Statutes 28.24; Charlotte County Clerk). The standard form puts deed recording on the buyer and "Recording and other fees needed to cure title" on the seller, while Chicago Title's custom sheet says "Seller pays to record Deed," so read your contract; the difference is $18.50 on a 2-page deed (FloridaRealtors/FloridaBar-7; Chicago Title). Your lender must send a payoff letter within 10 days of a written request and the satisfaction for recording within 60 days of payoff (Florida Statutes 701.04).
Water and sewer. Englewood Water District rules state "The District is not a party to the sale of real property within the District. All District fees and charges run with the parcel," and at a sale the district takes "a special meter reading which will serve as a final read for the seller and an initial read for the buyer"; its $50.00 new service application fee lands on the buyer's first bill (Englewood Water District FY27 Customer Rules). An unpaid balance becomes a Notice of Lien after 120 days, and an assessment balance can be requested by your closing agent on the district's assessment and loan payoff request page. Englewood East parcels on Charlotte County Utilities settle their final bill through CCU at 941.764.4300 (Charlotte County Utilities, billing).
Typical service fees. Settlement fees commonly run about $500 to $1,500, title search and examination about $150 to $500, and a municipal lien search about $100 to $250. These are estimates, not published rates, and your title company quotes the real figures; agency fees, unlike the premium, "may be negotiated" (Florida DFS, title insurance guide). Under the 12/24 FR/BAR-7 form, "each party shall bear their own Closing Services fees" whichever box is checked (FloridaRealtors/FloridaBar-7).
Englewood East property taxes are prorated at closing because Charlotte County taxes run on the calendar year and are paid in arrears, so the seller credits the buyer for the days owned. The homes we sampled sit in tax district 005 at 15.5683 mills for 2026, and the same bill carries the street and drainage and fire assessments.
Charlotte County bills are "mailed out on or before November 1st," with discounts of 4 percent in November, 3 percent in December, 2 percent in January and 1 percent in February, and they become delinquent April 1 (Charlotte County Tax Collector). The standard contract prorates "as of the day prior to Closing Date," uses the current year's tax when known and otherwise the prior year's, and makes "due allowance ... for the maximum allowable discounts and applicable homestead and other exemptions" (FloridaRealtors/FloridaBar-7, Standard K). Because the 2026 bills went out about November 1, 2026, an Englewood East closing between mid-November 2026 and March 2027 usually settles the full 2026 bill at or before closing and prorates 2027 on the 2026 figure; confirm with your closing agent.
| Line on an Englewood East 2026 bill | 2026 rate | How it behaves at a sale | Source |
|---|---|---|---|
| Ad valorem, non-school levies (district 005, homes we sampled) | 9.2963 mills | Prorated; seller's exemptions apply to the seller's bill only | CCPA 2026 Final Rate Chart |
| Ad valorem, school levies | 6.2720 mills | Prorated | CCPA 2026 Final Rate Chart |
| District 005 total | 15.5683 mills | Prorated | CCPA 2026 Final Rate Chart |
| Englewood East Street and Drainage Unit | $292 per unit, vacant or occupied | Non-ad valorem, stays with the parcel, prorated with the bill | Charlotte County budget |
| Englewood Area Fire Control District | $290.78 per home; $63.95 per vacant lot | Non-ad valorem, no exemptions, prorated with the bill | Fire district schedule |
Data updated: November 2026 (Charlotte County Property Appraiser final rate list dated October 2, 2026; Englewood East FY2027 budget; fire district 2026 to 2027 schedule)
Sources for the table: Charlotte County Property Appraiser, 2026 Final Rate Chart, Charlotte County, Englewood East FY26 Adopted, FY27 Approved budget and Englewood Area Fire Control District. The seven sample parcels, one in each of sections 63, 64, 65, 69, 73, 74 and 84, all showed tax district 005; check your own parcel's district on the Property Appraiser's record. The fire district resolution says "there are no exemptions to non-ad valorem assessments," and section 197.3632 makes assessments on the tax bill subject to the same early-payment discounts (Englewood Area Fire Control District FY25 rate resolution; Florida Statutes 197.3632).
For scale: an Englewood East homestead with a $300,000 assessed value owes about $4,035.76 of 2026 ad valorem tax at district 005 rates after the $25,000 and $26,411 homestead exemptions, and on a June 30 closing the seller's 180 days at the 4 percent discount convention come to about $1,910.63 credited to the buyer (Charlotte County Property Appraiser, 2026 Final Rate Chart). The $292 and $290.78 assessments add $582.78 a year, about $275.90 for the same 180 days at the same discount (our arithmetic). The fire district's year runs October to September, and title agents commonly prorate the whole bill on the calendar year, so name the method in the contract.
New homes are prorated differently. If improvements were completed by January 1 of the closing year that did not exist the prior January 1, the standard contract prorates "based upon prior year's millage and at an equitable assessment to be agreed upon between the parties," failing which the parties ask the Property Appraiser for an informal assessment (FloridaRealtors/FloridaBar-7). With 32 new-home first sales in the window, many recent Englewood East bills still reflect a vacant lot, and a lot-only bill would badly understate a newer home's proration (Charlotte County Property Appraiser).
Amendment 3 does not change your proration. Amendment 3 passed on November 3, 2026 with about 62 percent statewide and 74 percent in Charlotte County, per unofficial results; state certification was still pending when we checked (WGCU, November 4, 2026). The Property Appraiser says changes first show on 2027 bills, that school taxes keep the $25,000 exemption, and that "Save Our Homes and portability remain unchanged" (Charlotte County Property Appraiser, Property Tax Amendment). Your 2026 bill, and the proration built on it, are the same either way.
Englewood East commissions are negotiable, as they are everywhere in Florida: no law sets a rate, and the listing fee is agreed in writing between you and the brokerage you hire. Since August 17, 2024, anything an Englewood East seller offers a buyer's agent is a separate, optional decision that cannot appear in the MLS.
NAR requires a buyer's agent working through an MLS to sign a written agreement with the buyer "prior to touring a home," with compensation that is "objectively ascertainable and may not be open-ended," and the agreement must say that commissions "are not set by law and are fully negotiable" (NAR, Written Buyer Agreements 101). Florida Realtors' FAQs add that sellers may still offer buyer-broker compensation "in an amount of their choosing," that "Compensation will not be allowed anywhere in the MLS," and that the settlement "does not change Florida brokerage relationship law" (Florida Realtors, NAR settlement FAQs). Florida presumes licensees are transaction brokers unless another relationship is set in writing (Florida Statutes 475.278). Florida Realtors publishes the forms that carry these choices, including the CR-6 FF rider for a credit related to buyer's broker compensation (Florida Realtors, NAR settlement forms).
To size the decision on your own sale: each 1 percent of price is $3,150 at the $315,000 Englewood East median, $3,050 at the $305,000 resale median and $3,895 at the $389,500 new-home median (our arithmetic from Charlotte County Property Appraiser medians). No primary source publishes an Englewood East commission statistic, so the net sheets below carry commission as a labelled assumption you can change, never as a rate. We set out the choices, and what each costs at your likely price, in writing before you list.
At the $315,000 Englewood East median, our example net sheet shows about $23,167 in seller costs and an estimated net of about $291,833 before any mortgage payoff, with optional buyer's agent compensation and the owner's title premium included. Without the optional line, costs fall to about $15,292 and the estimated net rises to about $299,708.
Assumptions, stated plainly so you can change them:
| Line item | Amount at $315,000 | Basis |
|---|---|---|
| Sale price | $315,000 | Englewood East all-sales median, window above |
| Listing commission, assumption only (example 2.5 percent) | $7,875 | Negotiated; not our fee; not a set rate |
| Buyer's agent compensation, optional, assumption only (example 2.5 percent), offered off the MLS | $7,875 | Optional; negotiated |
| Documentary stamp tax on the deed | $2,205 | 3,150 units at $0.70 |
| Owner's title premium (box (i)) | $1,650 | Rule 69O-186.003 |
| Settlement and title services, estimate | $1,200 | Varies by title company |
| Municipal lien search, estimate | $175 | Follows box (i); varies |
| Association estoppel | $0 | No master HOA found |
| Ad valorem tax proration, 180 days, credit to buyer | $1,910.63 | 180/365 of $4,035.76 less 4 percent |
| Street, drainage and fire assessment proration, 180 days | $275.90 | 180/365 of $582.78 less 4 percent |
| Estimated total seller costs | $23,167 | About 7.4 percent of price |
| Estimated net before any mortgage payoff | $291,833 | Price minus the lines above |
| Without the optional buyer's agent line: estimated costs | $15,292 | About 4.9 percent of price |
| Without the optional buyer's agent line: estimated net | $299,708 | Price minus those lines |
| FIRPTA withholding, only for a foreign seller (held, not a fee) | $31,500 if the buyer acquires it as a residence, else $47,250 | 26 U.S.C. 1445 |
Data updated: November 2026 (Charlotte County Property Appraiser roll dated November 5, 2026; 2026 Final Rate Chart dated October 2, 2026)
Figures are rounded to the dollar where shown. Every percentage in the commission rows is an assumption for illustration, and the FIRPTA row applies only to a foreign seller: 10 percent of the amount realized when the buyer acquires the home as a residence for no more than $1,000,000, 15 percent otherwise (26 U.S.C. 1445, Cornell LII). These are estimates built from published rates and stated assumptions, not a quote, and the closing agent's settlement statement is the final word.
At the $305,000 Englewood East resale median with the buyer paying the owner's policy, our example costs are about $20,772 and the net about $284,228. At the $389,500 new-home median with the seller paying it, costs are about $27,786 and the net about $361,714. Both include optional buyer's agent compensation.
The $305,000 sheet shows what box (ii) does: the $1,600 owner's premium and the lien search move to the buyer, and the deed stamps stay with you (FloridaRealtors/FloridaBar-7). The $389,500 sheet is priced at the median of the 32 new-home first sales, the figure an owner of a newer Englewood East home is most often measured against (Charlotte County Property Appraiser). Both use the same commission assumptions and the same illustrative tax bill as the $315,000 sheet, so the differences come only from price and the title box.
| Line item | $305,000 resale median, box (ii) | $389,500 new-home median, box (i) | Basis |
|---|---|---|---|
| Listing commission, assumption only (example 2.5 percent) | $7,625 | $9,737.50 | Negotiated; not our fee; not a set rate |
| Buyer's agent compensation, optional, assumption only (example 2.5 percent) | $7,625 | $9,737.50 | Optional; off the MLS |
| Documentary stamp tax on the deed | $2,135 | $2,726.50 | $0.70 per $100 |
| Owner's title premium | $0 (would be $1,600 under box (i)) | $2,022.50 | Rule 69O-186.003 |
| Settlement and title services, estimate | $1,200 | $1,200 | Varies |
| Municipal lien search, estimate | $0 (buyer under box (ii)) | $175 | Follows the title box |
| Tax and assessment proration, 180 days, same illustrative bill | $2,186.53 | $2,186.53 | $1,910.63 plus $275.90 |
| Estimated total seller costs | $20,772 (about 6.8 percent) | $27,786 (about 7.1 percent) | Sum of lines |
| Estimated net before any mortgage payoff | $284,228 | $361,714 | Price minus costs |
| Without the optional buyer's agent line: costs | $13,147 (about 4.3 percent) | $18,048 (about 4.6 percent) | Sum of lines |
| Without the optional buyer's agent line: net | $291,853 | $371,452 | Price minus costs |
| FIRPTA, foreign seller only (held, not a fee) | $30,500 (residence buyer) or $45,750 | $38,950 (residence buyer) or $58,425 | 26 U.S.C. 1445 |
Data updated: November 2026 (Charlotte County Property Appraiser roll dated November 5, 2026; window September 10, 2025 to September 9, 2026)
Two notes keep these honest. First, a builder selling a brand-new Englewood East home uses its own contract, and the rule's new home purchase discount can cut the owner's premium on a first sale to a $200 floor, which a resale seller does not get (Rule 69O-186.003, Cornell LII). Second, a newer home's real proration follows the equitable assessment clause above, not this illustrative bill. Flat and capped lines weigh more on a smaller sale, which is why the cost share runs higher at $315,000 than the dollar gap alone suggests. For a net sheet on your own Englewood East address, request a free Englewood East home valuation or Call Jesse direct at (239) 898-6072.
Most Englewood East owners are best served by listing, because value here depends on facts a buyer must be shown: the section, year built, roof permit, water and sewer status and flood zone. A cash sale trades price for speed, and selling by owner saves a listing commission but leaves every Englewood East disclosure to you.
Data updated: November 2026 (Charlotte County Property Appraiser roll dated November 5, 2026, window September 10, 2025 to September 9, 2026)
Florida lets an owner sell without an agent, and some cash buyers are legitimate. None of the three routes changes the law on an Englewood East sale: the deed stamps are owed at $0.70 per $100, the flood disclosure is owed at or before contract even in Zone X, the radon notice and the property tax disclosure summary still apply, and the Englewood Water District's charges still "run with the parcel" (Florida Department of Revenue, documentary stamp tax; Englewood Water District FY27 Customer Rules). 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 Englewood East sales by section, heated size and year built: 1980s resales $261,700, 2010s $375,000, 2020 or later $395,000 |
| Title custom | You negotiate the owner's policy box alone, under a mixed Charlotte County custom | Set by the buyer's contract | Named in the offer and confirmed with the closing agent before you sign |
| Listing commission | None to a listing brokerage | Depends on the offer's terms | Negotiated in writing in the listing agreement |
| Buyer's agent compensation | 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, sections 404.056, 689.261 and 689.302) | Owed by you, unaided | Still owed by you | Gathered and delivered before the buyer signs |
| Open permits and the 1.5 percent permit limit | You find and close them, or negotiate them | Often the buyer's main discount argument | Searched on the county portal before launch |
| Older roof, four-point findings, 2027 Citizens flood rule | You explain each to each buyer | Priced as risk by the buyer | Roof permit, wind mitigation and four-point reports in the file |
Sources for the table: Charlotte County Property Appraiser, Florida Department of Revenue, documentary stamp tax, NAR, Written Buyer Agreements 101, Johnson v. Davis, Florida Statutes 404.056, Florida Statutes 689.261, Florida Statutes 689.302, FloridaRealtors/FloridaBar-7, Charlotte County, online services and Citizens, flood insurance requirement.
A cash offer on an Englewood East home saves showings, the lender's appraisal and the insurer's inspection gate, and 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, so we compare any offer with Englewood East's recorded sales.
The open-market side is public. Over the 12 months to September 9, 2026, 195 Englewood East resales recorded a $305,000 median, with the middle half from $257,900 to $375,000, and the 213 improved sales with a recorded heated area a median $203 per heated square foot (Charlotte County Property Appraiser). By size, homes under 1,200 square feet recorded $223,500, 1,200 to 1,499 square feet $270,000, and 1,500 to 1,799 square feet $330,000 (same source). Ask any cash buyer to show the recorded sales behind the offer, by section, size and year built; a fair one can, and we will check them against yours.
A cash sale makes sense in Englewood East when the financed buyer pool is thin anyway: a house a lender would rate C6, a roof an insurer will not write, an open storm-repair permit you cannot close in time, or a failing well or septic system. Even then, listing can draw several cash buyers.
Fannie Mae states that "Loans secured by properties with a condition rating of C6 are not eligible for sale to Fannie Mae" and that deficiencies affecting soundness or structural integrity must be repaired to at least C5 (Fannie Mae Selling Guide B4-1.3-06). Citizens requires a four-point inspection for homes "more than 20 years old," and shingle roofs older than 25 years need documentation of "at least five years of remaining useful life" (Citizens, inspections). About 56 percent of Englewood East resales in the window were homes built in the 1980s or 1990s, so those gates touch most listings (Charlotte County Property Appraiser). On the other side, USDA's zero-down loans are not in play: the 12 Englewood East addresses tested on November 14, 2026 returned ineligible (USDA property eligibility). Put any as-is offer next to the recorded sales for homes of the same age before you sign.
Englewood East sellers should list when value depends on facts a buyer must be shown: a newer home competing with builders, a replaced roof with a wind mitigation report, central sewer or a Zone X parcel. A cash sale fits an owner who values speed over price. Selling by owner fits a seller who already has a buyer.
That list matters because the seller story in Englewood East depends on when you bought. Of the 195 resales in the window, 110 had an earlier qualified improved sale over $50,000 of the same house, and sold at a median 38.1 percent above the price recorded at that prior sale, 79 above, 28 below and 3 the same, after a median 76 months (Charlotte County Property Appraiser). All 20 owners whose prior purchase was before 2015 sold above it, at a median plus 167.7 percent, while 24 of the 34 whose prior purchase was in 2022 or later sold below it, at a median minus 7.1 percent (same source). Costs, improvements, repairs and financing are not in the record, so this compares recorded prices, not profit. If you are unsure which route fits, a free valuation shows what each would likely net. Request one through the free Englewood East home valuation, or Call Jesse direct at (239) 898-6072.
To sell a vacant lot in Englewood East, price it from the recorded lot sales, then document what a builder checks first: scrub-jay plan status and any fee already paid, water and sewer availability, the paving assessment, the flood zone and the lot's platted size. Those facts move an Englewood East lot's value as much as its location does.
Data updated: November 2026 (Charlotte County Property Appraiser roll dated November 5, 2026, lot sales recorded September 10, 2025 to September 9, 2026)
Englewood East holds 3,075 vacant residential lots among its 7,939 parcels, so a lot seller competes with hundreds of similar lots and with the builders buying them (Charlotte County Property Appraiser). By section, the lot counts are 536 in section 62, 410 in 63, 680 in 64, 376 in 65, 342 in 69, 166 in 73, 400 in 74 and 165 in 84 (same source). The lots are platted General Development Corporation homesites, typically about 10,000 square feet, and the county's RSF-3.5 standard sets a 10,000 square foot, 80-foot-wide minimum (Charlotte County RSF zoning, Sec. 3-9-33, law-firm-hosted copy); confirm your own lot's zoning with the county before you list.
Englewood East vacant residential lots recorded 119 sales at a $23,000 median over the 12 months to September 9, 2026, with the middle half from $18,000 to $27,000. That narrow band means an Englewood East lot sells on its documents and its street as much as on its size: a paid fee or a sewer line can separate two lots.
The Charlotte County Property Appraiser's sales file is the source for those figures (Charlotte County Property Appraiser). We do not print the highest lot sales, because a few large or combined parcels stretch the range and say nothing about a standard homesite. Lot prices and home prices are separate markets: the recorded lot median and the $389,500 new-home first-sale median cannot be added or subtracted to arrive at a construction cost, because a builder's price also carries fees, financing, design and margin that no county record shows. For a lot seller, the useful comparison is lot to lot, by section, size, street and utilities.
The lot record also tells you who is buying. Builders' own pages show Maronda Homes advertising "from $249s" for Englewood scattered homesites with "No HOA," Christopher Alan Homes "Englewood: from $304k," and Holiday Builders an Englewood 34224 community priced from $308,990 to $371,990, each on lots inside these sections (Maronda Homes, Englewood; Christopher Alan Homes; Holiday Builders, 7038 Baylor St listing). Those are builders' own advertised base prices, not recorded sales.
An Englewood East lot may or may not sit inside Charlotte County's scrub-jay plan area, and the county's GIS "Scrubjay Permit Boundary" layer answers it parcel by parcel. If the lot is inside and the fee is unpaid, a builder adds $2,031 or $4,063 for a typical Englewood East lot; if it was paid, the payment stays with the lot.
Charlotte County's 2026 fee table, effective January 1, 2026, charges $2,031 for Tier 1 (0.00 to 0.22 acres) and $4,063 for Tier 2 (0.23 to 0.49 acres), adjusted yearly by a home price index and a building repair cost index (Charlotte County, scrub-jay HCP fees 2026). A 10,000 square foot lot is about 0.2296 acres, right at the line between the two tiers, and the recorded plat acreage decides which applies (our arithmetic). The county's FAQ is the seller's best line: "Once paid, does the fee stay with the lot even if sold? Yes, the fee stays with the parcel, not with the owner. The fee is in the county permitting database under the address of record" (Charlotte County, scrub-jay FAQ).
The same FAQ says "we do not accept surveys," that combining "four 10,000 SF lots" "will not reduce your fee," and that clearing before approval brings violation fees and possible referral "where daily liens can be assessed" (same source). The county bars vegetation clearing on plan lots from March 1 to June 30, nesting season, and has not accepted prepayment since January 1, 2023 (Charlotte County, Scrub-Jay Conservation Plan). A federal case challenging the county plan, Colosi v. Charlotte County, survived motions to dismiss on September 22, 2025 and is listed as active (Pacific Legal Foundation, Colosi case page). Print the GIS result for your parcel and any fee receipt before you list.
An Englewood East vacant lot pays the same $292 street and drainage assessment per unit as a home, plus a $63.95 Englewood Area Fire Control District assessment for 2026 to 2027, both on the November tax bill. Those charges stay with the lot when it sells and are prorated at closing with the bill.
The Englewood East Street and Drainage Unit lists "Cost per ERU 292.00" for vacant and occupied units in FY2026 and FY2027, up from $190 in FY2025 (Charlotte County, Englewood East FY26 Adopted, FY27 Approved budget). The Board "adopted the final assessment resolution on July 17, 2025, with a max rate of $292 to fund the paving program" (Charlotte County, August 19, 2025 MSBU workshop), and the advisory board approved "a 15-year loan for Phase 1 (FY25)" with the same terms for Phase 2 and Phase 3 (Charlotte County agenda, August 19, 2025). Phase 1 ran under the county's 2025 paving contract with Ajax Paving (Charlotte County, 2025 paving program). Which phase covers a given street is not confirmed in the documents we read, so check your street with Charlotte County Public Works at 941.575.3600 before you describe it to a buyer.
Together the $292 and $63.95 come to $355.95 a year, about $175.54 for a seller's 180 days to a June 30 closing before any discount (Englewood Area Fire Control District; our arithmetic). Tall grass on a vacant lot is "not a violation" in county code compliance practice, and the county's older lien guide says "There is no need to search vacant property with our department" (Charlotte County, code compliance; Charlotte County, Guide to Lien Research Requests).
The buyer of an Englewood East lot faces one-time charges a resale home buyer never sees: Charlotte County impact fees, water and sewer capacity charges if they were never paid on the lot, a scrub-jay fee where the plan applies, and permit costs. Documenting which of these are already paid is how an Englewood East lot seller protects price.
Charlotte County's impact fee master schedule, approved July 14, 2022 and effective October 12, 2022, lists $7,519 for a single-family detached home in the "Englewood Fire D." column (Charlotte County, impact fee master schedule). No newer schedule was posted on the county's impact fee page when we checked, and the county has an impact fee study under way, so confirm the current schedule before you quote it (Charlotte County, impact fees).
On an Englewood Water District lot, the FY27 capital capacity charges and accrued guaranteed revenue fees total $15,865.50 per ERC before the meter, and once paid they "shall become a part of the real property and shall remain with the real property when title is transferred to a new owner, as long as the base facility charge(s) continue to be paid" (Englewood Water District FY27 Customer Rules). Ask the district at 941.474.3217 for your parcel's paid-capacity status before pricing. On a Charlotte County Utilities lot, "you do not need to pay the mandatory utility connection fees or monthly base charges until a residence or commercial structure is built on the property" (Charlotte County Utilities, gravity sewer FAQs).
Closing an Englewood East lot sale at the $23,000 median costs $161 in deed stamps and, if the seller pays it, a $132.25 owner's premium, or the $100 minimum at the reissue rate when your own title was insured. A foreign seller of a lot faces 15 percent FIRPTA withholding, because the residence exception does not apply.
The deed stamps are 230 units at $0.70 (Florida Statutes 201.02). The rule's reissue rate applies to land "unimproved except for roads, bridges, drainage facilities, and utilities if the current owner's title has been insured," with no 3-year limit, and the minimum premium is $100 (Rule 69O-186.003, Cornell LII). A 2-page deed records for $18.50, a buyer cost under the standard form (Charlotte County Clerk). FIRPTA withholding is "generally 15%," and the residence exception requires the buyer to acquire the property as a residence for $300,000 or less, so on a $23,000 lot the withholding is $3,450 (IRS, FIRPTA withholding). Each 1 percent of commission on a $23,000 lot is $230 (our arithmetic). A standalone vacant lot is not a residence, so the Section 121 home-sale exclusion does not cover its gain (IRS Publication 523).
Your Englewood East home is worth what comparable homes in its section recorded: homes matched by heated size, year built, street and utilities, then adjusted for roof age, condition and flood zone. Get a free valuation through the free Englewood East home valuation form, by phone or with a walk-through, with the recorded sales we used.
We do not send an automated number. We send the recorded Englewood East sales we used, from the Charlotte County Property Appraiser roll dated November 5, 2026 for the window September 10, 2025 to September 9, 2026 (Charlotte County Property Appraiser), your parcel's tax district and assessment lines, its flood zone on the county's FEMA layer, its water and sewer provider, and a net sheet at the likely price. There is no obligation. For the wider area, our Englewood home valuation page explains the same method.
For an Englewood East valuation we need your address and section, the price and date you bought, any addition, pool, roof, window or storm repair since, the roof permit and wind mitigation report, your water and sewer provider, and any septic or aerobic unit records. That is enough to start, and the walk-through fills in the rest.
The walk-through lets us see condition and finish, which no county record holds. The roof permit date matters because Florida counts a roof's age from "the last date on which 100 percent of the roof's surface area was built or replaced" (Florida Statutes 627.7011). A wind mitigation report is "valid for five years provided no material changes are made to the structure" (Florida DFS, hurricane mitigation discounts guide). If your home has an aerobic treatment unit, bring the operating permit and maintenance contract: the county health department says "Operating permits are not transferable" (Florida DOH Charlotte, ATU packet).
An Englewood East valuation moves most with heated size and year built, then with section. Over the 12 months to September 9, 2026, 1980s resales recorded $261,700 against $395,000 for homes built in 2020 or later, and section resale medians ran from $266,500 in section 62 to $350,000 in section 65.
By size, all 12-month sales ran from $223,500 under 1,200 square feet to $438,500 at 2,100 square feet and up, while the price per square foot fell from $222 to $182 as homes got larger (Charlotte County Property Appraiser). By age, resales recorded $203 per square foot for the 1980s, $198 for the 1990s, $194 for the 2000s, $232 for the 2010s and $219 for 2020 or later (same source). Small groups mean the closest matches by size, age and street carry more weight than any one median. The appraiser's just value is a January 1 tax figure, not a list price, so we price from recorded sales and use just value only as a cross-check.
An Englewood East valuation from county records leaves out the MLS fields: days on market, sale-to-list ratio, active listings and months of supply. For those, Information not available at time of publishing (checked November 14, 2026). We read the live market at your walk-through instead of printing an estimate here.
What the record does show is enough to anchor a price, as long as the window is stated: every Englewood East figure on this page comes from qualified recorded sales from September 10, 2025 to September 9, 2026 in the Charlotte County Property Appraiser's files, not from listing sites (Charlotte County Property Appraiser). Countywide, Florida Realtors reported a $350,000 single-family median for the Punta Gorda metro area, which is all of Charlotte County, for January to September 2026, a countywide MLS figure and not an Englewood East one (Florida Realtors, September 2026 MSA summary).
Or call Jesse direct at (239) 898-6072
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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 East sale, whether the home is a 1980s block home, a newer build on a once-vacant lot or the lot itself. 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 East 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 East owners ask about selling, and the questions people type into search, answered directly. Every sales figure comes from the Charlotte County Property Appraiser roll dated November 5, 2026, for qualified sales recorded September 10, 2025 to September 9, 2026 (Charlotte County Property Appraiser). For anything specific to your parcel, call us.
Your Englewood East home is worth what comparable homes in its section, size and age recorded. Over the 12 months to September 9, 2026, 227 improved sales recorded a $315,000 median, with the middle half from $265,000 to $395,000, and the 213 with a recorded heated area a median $203 per heated square foot (Charlotte County Property Appraiser). Resales alone recorded $305,000. Request a free Englewood East home valuation or Call Jesse direct at (239) 898-6072.
From September 10, 2025 to September 9, 2026, the Charlotte County Property Appraiser recorded 227 qualified improved Englewood East sales: 195 resales at a $305,000 median and 32 new-home first sales at $389,500 (Charlotte County Property Appraiser). A separate cut of 13 small multifamily sales recorded $395,000, and 119 vacant lot sales recorded $23,000. April 2026 had the most closings, 27.
Down from the 2023 peak, then level. Englewood East's calendar-year medians for all improved sales were $209,900 in 2019, $279,800 in 2021, $354,850 in 2022, $360,000 in 2023, $340,000 in 2024, $311,250 in 2025 and $315,000 on 157 sales in 2026 through September 9 (Charlotte County Property Appraiser). Those medians mix sizes and ages, so same-house comparisons are the cleaner signal.
Most recent ones sold above the price recorded at their prior sale. Of 195 Englewood East resales in the window, 110 had an earlier qualified sale of the same house, and the median change was plus 38.1 percent, with 79 above, 28 below and 3 the same, after a median 76 months (Charlotte County Property Appraiser). Costs, improvements and financing are not in the record, so that compares prices, not profit.
Purchase timing explains most of it. Of 34 Englewood East owners whose prior purchase was in 2022 or later, 24 sold below that recorded price, at a median minus 7.1 percent; 2023 buyers were at minus 11.9 percent (Charlotte County Property Appraiser). All 20 owners who bought before 2015 sold above, at plus 167.7 percent. Pricing from today's recorded sales, not your purchase price, is what sells the home.
As a group, yes, modestly. Fourteen Englewood East homes resold by the buyer who bought them new recorded a median plus 13.6 percent against their first sale, with 8 above, 5 below and 1 the same (Charlotte County Property Appraiser). The small 2022 and 2023 groups, 3 homes each, recorded medians of minus 11.3 and minus 5.8 percent against their new prices. Buyers compare a resale with builders' current prices, so condition and upgrades matter.
Usually, but not in a straight line. Englewood East resales built in the 2010s recorded a median $232 per heated square foot and those from 2020 or later $219, against $203 for the 1980s, $198 for the 1990s and $194 for the 2000s, over the 12 months to September 9, 2026 (Charlotte County Property Appraiser). Roof age, wind features and insurance cost help explain the gap between eras.
Bigger homes sell for more in total and less per foot. Englewood East sales under 1,200 square feet recorded a $223,500 median at $222 per foot; 1,500 to 1,799 square feet, $330,000 at $205; and 2,100 square feet and up, $438,500 at $182, over the 12 months to September 9, 2026 (Charlotte County Property Appraiser). That is why we price per foot only within a size band.
On Englewood East resale medians, section 65 led at $350,000 on 31 sales, followed by 84 at $330,000 and 69 at $307,000, while section 62 recorded $266,500 on 26 sales, over the 12 months to September 9, 2026 (Charlotte County Property Appraiser). Section 73 had only 2 sales, too few for a median. Section medians mix home ages, so we compare within a section by size and year built.
Charlotte County. The eight Port Charlotte Subdivision sections this page calls Englewood East, 62, 63, 64, 65, 69, 73, 74 and 84, are unincorporated Charlotte County parcels with Englewood 34224 mailing addresses (Charlotte County Property Appraiser). That sets your title custom, tax bill, permit portal and clerk. The county's Englewood East Street and Drainage Unit meets at the West County Annex, 6868 San Casa Drive (Charlotte County, Englewood East agenda).
Yes, directly if your home is newer. Thirty-two Englewood East new-home first sales recorded a $389,500 median at $210 per square foot, against $395,000 for resales built in 2020 or later (Charlotte County Property Appraiser). Builders advertise "from" prices such as Maronda's "$249s" for Englewood homesites, before lot premiums and upgrades (Maronda Homes, Englewood). A resale wins on finished landscaping, a closed timeline and no impact fees.
Englewood East vacant residential lots recorded 119 sales at a $23,000 median over the 12 months to September 9, 2026, with the middle half from $18,000 to $27,000 (Charlotte County Property Appraiser). Englewood East still holds 3,075 vacant lots, most in sections 64 and 62. Scrub-jay status, paid water capacity charges and the street's utilities separate one lot's value from the next.
Information not available at time of publishing (checked November 14, 2026). Days on market is an MLS field, and every Englewood East figure on this page is a county recorded sale instead (Charlotte County Property Appraiser). What we can say is that price against recorded sales, a closed permit history, a current roof and a complete document file drive speed in Englewood East more than anything else.
The record shows when sales close, not when homes list. Pooling 2019 to 2025, Englewood East improved sales closed most often in May (192), June (188) and July (183), and least often in January (126) (Charlotte County Property Appraiser). Contracts are written weeks before closing, so a listing ready by January to March meets the busiest stretch. In the latest 12 months, April 2026 led with 27 closings and January 2026 had 7.
The fixed state lines on an Englewood East sale are the deed stamps at $0.70 per $100, $2,205 at the $315,000 median, and the owner's title premium, $1,650, where the contract puts it on you (Florida DOR; Rule 69O-186.003). Add prorated taxes and assessments, closing service fees, any permit costs and the commission you negotiate. There is usually no association estoppel.
By custom the seller pays the deed stamps on an Englewood East sale, and the standard Florida Realtors and Florida Bar contract lists them as a seller cost, but the contract controls. The Florida Department of Revenue states that "All parties to the document are liable for the tax regardless of which party agrees to pay the tax" (Florida Department of Revenue). The rate is $0.70 per $100 under section 201.02.
$2,205. Round the price up to the next $100, divide by 100 and multiply by $0.70: 3,150 units x $0.70 = $2,205 (Florida Statutes 201.02). At the $305,000 Englewood East resale median it is $2,135, and at the $389,500 new-home median $2,726.50. Charlotte County charges no surtax on a single-family deed.
Your contract decides, because the Charlotte County custom is mixed. Chicago Title, Barnes Walker and Esquire Land Title say the seller customarily pays the owner's policy in Charlotte County, while Atlantic Title Firm says the buyer does (Esquire Land Title; Atlantic Title Firm). Box 9(c) of the standard contract assigns it. At the $315,000 Englewood East median, the premium is $1,650; your closing agent confirms the payer.
It applies if your own owner's policy took effect less than 3 years before the new one: $3.30 per $1,000 up to $100,000, then $3.00, instead of $5.75 and $5.00 (Rule 69O-186.003). Fifteen recent Englewood East resales had a prior sale in 2024 or later (Charlotte County Property Appraiser). Give your old policy to the closing agent at listing.
The contract does, and the party who pays the owner's policy usually designates the closing agent: box (i) of the standard form has the seller designate and pay, box (ii) the buyer (FloridaRealtors/FloridaBar-7). Florida's DFS adds, "You have the right to choose your title agent or attorney" (Florida DFS). Name both in your Englewood East offer.
Recording in Charlotte County costs $10.00 for the first page and $8.50 for each additional page, set by section 28.24, so a 2-page deed is $18.50 (Charlotte County Clerk; Florida Statutes 28.24). The standard form puts deed recording on the buyer and curative recording on the seller. An Englewood East seller usually pays only to record a satisfaction or a release.
Charlotte County taxes run January 1 to December 31 and are paid in arrears, so the Englewood East seller credits the buyer for the days owned, through the day before closing (Charlotte County Tax Collector). On an illustrative $4,035.76 homestead bill, a June 30 closing credits about $1,910.63 at the 4 percent discount convention. For a closing from mid-November 2026, the 2026 bill is out and is settled directly.
The Englewood East homes we sampled, one in each of seven sections, sit in Charlotte County tax district 005, certified at 15.5683 mills for 2026: 9.2963 non-school and 6.2720 school (Charlotte County Property Appraiser, 2026 Final Rate Chart). The list is dated October 2, 2026. Non-ad valorem lines, including the $292 street and drainage and $290.78 fire assessments, are added on top of the millage.
Yes. The Englewood East Street and Drainage Unit charges $292 per unit a year, vacant or occupied, for FY2026 and FY2027, on the November tax bill, so it stays with the parcel and is usually prorated with the bill (Charlotte County, Englewood East FY26 Adopted, FY27 Approved budget). It funds the paving program; the homestead exemption does not reduce it. Show buyers your bill.
Usually, as part of the tax bill. The Englewood Area Fire Control District charges $290.78 per home and $63.95 per vacant lot for 2026 to 2027, collected on the Charlotte County bill with "no exemptions" (Englewood Area Fire Control District). On a June 30 Englewood East closing, the calendar-year method gives about $143.40 credited to the buyer. The district's year runs October to September, so the contract should name the method.
County sources show no master homeowners' association for Englewood East; the official body is the county's Englewood East Street and Drainage Unit advisory board (Charlotte County, Englewood East Non-Urban Street and Drainage Unit). So most Englewood East sales need no estoppel certificate and no section 720.401 disclosure. If your street sits in a smaller association, read its documents and order the estoppel at listing.
The county is paving Englewood East in phases funded by the $292 assessment: Phase 1 ran under the 2025 contract with Ajax Paving, and the advisory board approved 15-year loans for Phase 1 (FY25) and the same terms for Phase 2 (FY26) and Phase 3 (FY27) (Charlotte County agenda, August 19, 2025). Which phase covers your street is not confirmed here, so ask Public Works at 941.575.3600.
Only if you choose to. Offers of buyer-broker compensation can no longer appear in the MLS, buyers sign written agreements with their own agents before touring, and those agreements say commissions "are not set by law and are fully negotiable" (NAR, Written Buyer Agreements 101; Florida Realtors, NAR settlement FAQs). An Englewood East seller may still offer compensation off the MLS or a closing-cost credit. We decide that line with you, in writing, before launch.
Notify the district of the closing date. Englewood Water District rules say "Transfer of ownership may be initiated online or by contacting Customer Service," and at a sale the district takes a special meter reading that is the seller's final read and the buyer's initial read (Englewood Water District FY27 Customer Rules). The $50 new service application fee lands on the Englewood East buyer's first bill.
Yes. Englewood Water District charges "run with the parcel," including "capital improvements, assessments, purchased capacity, liens," and after 120 days of non-payment "a Notice of Lien will be filed on the property" (Englewood Water District FY27 Customer Rules). Your Englewood East closing agent can request a balance through the district's payoff request form, which asks for the closing agent and closing date.
Yes, within the deadline. Englewood Water District requires developed parcels to connect "Within 365 days after the date of written Notification of Water and/or Wastewater Service Availability," and treats the parcel as connected for fees once the period ends (Englewood Water District FY27 Customer Rules). Charlotte County Utilities' July 2026 FAQs also give 365 days (Charlotte County Utilities, gravity sewer FAQs). Disclose the notice date to your Englewood East buyer.
No. The county health department's packet quotes Rule 62-6.003(5)(b): "Operating permits are not transferable." The new owner files form DEP 4081, pays "a $200 fee" and signs a maintenance contract, and the seller should "disclose that the property is serviced by an ATU" (Florida DOH Charlotte, ATU packet). Hand your Englewood East buyer the form at contract.
No. Section 381.0065 says "An inspection of a system may not be mandated by a governmental entity at the point of sale in a real estate transaction," and a permitted system's permit "shall transfer with the title" (Florida Statutes 381.0065). Englewood East buyers and lenders often order one anyway during the inspection period, so a recent pump-out record and the permit help.
At or before contract, an Englewood East seller owes the flood disclosure under section 689.302, the property tax disclosure summary under section 689.261, the radon notice under section 404.056, known sewer lateral defects under section 689.301, the lead-paint pamphlet only for a pre-1978 home, and any known latent defect under Johnson v. Davis (Florida Statutes 689.302; Johnson v. Davis). This is information, not legal advice.
Yes. The flood disclosure applies to every residential sale regardless of zone, and asks whether you know of flooding that damaged the home during your ownership, filed a flood claim, or received flood-damage assistance from any source (Florida Statutes 689.302). "Flooding" includes "Sustained periods of standing water resulting from rainfall." An Englewood East seller who took FEMA flood help after Ian or Milton answers "has."
No. Johnson v. Davis holds that "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" (Johnson v. Davis). An as-is contract on an Englewood East home limits repair obligations, not that duty. A known roof leak, an unpermitted addition or a septic problem is the kind of fact it reaches.
Almost certainly not. The federal rule covers housing built before 1978, and the Property Appraiser roll shows only 1 of 4,333 Englewood East single-family homes built before 1978 (Charlotte County Property Appraiser; EPA, real estate disclosures). If yours is that one, give the EPA pamphlet, disclose known lead information, allow a 10-day inspection opportunity, and keep the signed forms three years.
Yes, but expect the buyer to ask you to close it. Section 553.79(17)(a) bars the county from penalizing "an arms-length purchaser" for a prior owner's open permit, while it "shall maintain all rights and remedies against the property owner and contractor listed on the permit" (Florida Statutes 553.79). The standard contract's permit limit defaults to 1.5 percent of price, $4,725 at the Englewood East median.
Search permits free on Charlotte County's Citizen Access portal, which needs no registration "if only researching the database" (Charlotte County, online services). For code liens and expired permits, the county routes lien searches to Orange Data, 407.965.4245, and asks owners to check "Before listing a property or transacting a sale" (Charlotte County, research requests). Do both before your Englewood East listing goes live.
Mostly not in the high-risk zone. Testing 7,746 geocoded Englewood East parcel points against the county's FEMA flood layer put about 92.8 percent in Zone X and 7.2 percent in Zone AE, with the AE share mostly in sections 69 and 73 (Charlotte County GIS flood zone layer). A lender's determination uses the official map panel and can differ at a zone edge, so check your own parcel.
Usually, though the paperwork has grown. Citizens requires a four-point inspection on homes more than 20 years old, and by January 1, 2027 most new and renewing Citizens personal residential policies with wind coverage need flood coverage, regardless of zone or value (Citizens, inspections; Citizens, flood requirement). A dwelling with replacement cost of $700,000 or more is ineligible for Citizens, which leaves most Englewood East homes inside its limits (Florida Statutes 627.351).
An insurer "may not refuse to issue or refuse to renew" a policy on a roof under 15 years old "solely because of the age of the roof," and on an older roof it must allow an inspection; 5 years of remaining life passes (Florida Statutes 627.7011). Citizens asks shingle roofs over 25 years for proof of five years' life (Citizens, inspections). Keep your Englewood East roof permit handy.
Usually yes for an older Englewood East home. About 56 percent of resales in the window were 1980s or 1990s homes, past Citizens' 20-year four-point trigger (Charlotte County Property Appraiser; Citizens, inspections). The revised wind mitigation form took effect April 1, 2026, and Citizens still accepts the older form if done within five years before that date with no changes (Citizens bulletin, March 19, 2026).
Not on the addresses we tested. The 12 Englewood East addresses we tested on November 14, 2026, spread across sections 62, 63, 64, 65, 74 and 84 and a Section 73 test address, returned ineligible for USDA single-family guaranteed loans (USDA property eligibility). Expect conventional, FHA, VA and cash buyers instead. A conventional loan cannot close on a home rated C6 (Fannie Mae B4-1.3-06).
Often, yes, if it is an NFIP policy. FEMA says policyholders can "transfer their discount to a new owner by assigning their flood insurance policy," and most rates cannot rise more than 18 percent a year (FEMA, Risk Rating 2.0). Unincorporated Charlotte County, which covers every Englewood East parcel, is Class 5 on FEMA's October 1, 2026 list, a 25 percent NFIP discount that applies in Zone X too (FEMA CRS eligible communities, October 2026; FEMA, Community Rating System).
Often, yes, because the home "shall be assessed at just value as of January 1 of the year following a change of ownership" (Florida Statutes 193.155). The 20 Englewood East resales in the window whose prior recorded purchase was before 2015 had a median prior price of $104,450, so long-held homes' capped assessments can sit far below today's prices (Charlotte County Property Appraiser). The section 689.261 summary warns the buyer not to rely on your bill.
For Englewood East owners, the headline is timing. Per unofficial results, Amendment 3 passed November 3, 2026 with about 62 percent statewide; certification was pending when we checked (WGCU). From January 1, 2027 the non-school homestead exemption rises to $150,000 and the non-homestead cap falls from 10 to 5 percent; school taxes, Save Our Homes and portability are unchanged (Charlotte County Property Appraiser). Your 2026 proration does not change.
Usually, if you set up a new Florida homestead in time after your Englewood East sale. Portability moves the difference between just and assessed value, up to $500,000, when you held a homestead exemption as of January 1 of any of the 3 preceding years (Florida Statutes 193.155). File Form DR-501T with the new homestead application by March 1 (Florida DOR FAQ). Moving out of state forfeits it.
Possibly; ask your CPA. You may exclude up to $250,000 of gain, or $500,000 on a joint return, if you owned and used the Englewood East home as your main home for 24 months of the 5 years before the sale, and generally once in a 2-year period (IRS Publication 523). A partial exclusion may apply for a work move, health or an unforeseeable event. This is general information, not tax advice.
No. The Florida Constitution bars a state tax "upon the income of natural persons who are residents or citizens of the state" beyond federal credit amounts, and the Department of Revenue lists no individual income tax (Florida Constitution, Article VII, Section 5; Florida DOR, taxes and fees). A Florida-resident Englewood East seller owes only federal tax on any taxable gain. A seller resident in another state should ask that state's rules.
Probably, if you sell alone. The settlement agent need not file it for a principal residence sold "for $250,000 or less," or $500,000 for married sellers, when each seller signs a written certification (IRS, Form 1099-S instructions). The $305,000 Englewood East resale median is above the single-seller line, so most single sellers receive one; a married couple selling at or below $500,000 can certify out.
The buyer generally withholds 15 percent of the amount realized, or 10 percent when the buyer acquires the home as a residence for $1,000,000 or less, and nothing when that residence price is $300,000 or less (26 U.S.C. 1445, Cornell LII). At the $305,000 Englewood East resale median that is $30,500 or $45,750. Form 8288-B requests a reduced withholding certificate (IRS, FIRPTA).
Beginning February 1, 2027, "any property visible on a listing platform must include the estimated ad valorem taxes," built from the listing price and current millage, not the owner's bill, and the current owner's taxes "may not be included in any printed listing materials" (Florida Statutes 689.261). Estimates exclude non-ad valorem lines, so tell Englewood East buyers about the $292 and $290.78 assessments separately.
The fee is paid to develop, not to sell, but it shapes a lot's price. Charlotte County's 2026 tiers are $2,031 for 0.00 to 0.22 acres and $4,063 for 0.23 to 0.49 acres (Charlotte County, scrub-jay HCP fees 2026). A 10,000 square foot Englewood East lot sits near the tier line, so recorded plat acreage decides. Check the county GIS boundary layer first.
Yes. Charlotte County's FAQ answers "Once paid, does the fee stay with the lot even if sold?" with "Yes, the fee stays with the parcel, not with the owner. The fee is in the county permitting database under the address of record" (Charlotte County, scrub-jay FAQ). A paid Englewood East lot spares the builder $2,031 or $4,063, so put the receipt in your listing file.
Charlotte County's master schedule, effective October 12, 2022, lists $7,519 for a single-family home in the "Englewood Fire D." column (Charlotte County, impact fee schedule). Confirm the current schedule, because a county fee study is under way. Unpaid Englewood Water District capacity charges add $15,865.50 per ERC before the meter (Englewood Water District FY27 Customer Rules). A resale Englewood East home carries none of these.
Yes. Florida does not require a listing agent, and an Englewood East owner selling alone still owes the flood disclosure, the radon notice, the property tax disclosure summary and the Johnson v. Davis duty, plus deed stamps at $0.70 per $100 (Florida Statutes 689.302; Florida DOR). Buyers' agents now need signed buyer agreements, so you may still be asked about their compensation.
Compare any cash offer with recorded sales first. Englewood East resales recorded a $305,000 median, with the middle half from $257,900 to $375,000, and 1980s homes $261,700, over the 12 months to September 9, 2026 (Charlotte County Property Appraiser). No public record reports what cash-offer companies pay. You owe the same disclosures either way, so the real question is how much price you trade for speed.
The best listing agent for your Englewood East home prices from the county record by section, size and year built, knows the mixed Charlotte County title custom, gathers the roof, wind, flood, permit and utility documents before an offer arrives, 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. Start with a free Englewood East home valuation.
We price from Englewood East's recorded sales by section, size and age (Charlotte County Property Appraiser), search permits and liens before launch, gather the roof, wind mitigation, flood and utility documents, settle the title box in the contract, negotiate as the partners who priced the home, and manage the closing. Start with a free Englewood East home valuation, or Call Jesse direct at (239) 898-6072. Buying too? Call Marc at (239) 287-5873.
Englewood East sellers call a local team because value here is written in details a distant agent rarely checks: which of the eight sections holds the parcel, whether the street is paved yet, whether water and sewer come from the district or the county, whether a lot sits in the scrub-jay area, and which storm-repair permits are still open.
If you are thinking, "I need someone to sell my house in Englewood East, Florida," McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Englewood, Sarasota County, Charlotte County, Venice and North Port. Whether you are selling in Englewood East, on Manasota Key, in Boca Royale, Beachwalk by Manasota Key, Stillwater, Oyster Creek, Englewood Isles or Grove City, 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 neighborhood itself, from the eight sections and the paving program to flood zones, utilities, schools and parks, read our Englewood East neighborhood guide. For the wider town, read our guide to selling a home in Englewood.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Englewood East public records live with Charlotte County: the Property Appraiser holds the parcel, tax district and recorded sales, the Tax Collector holds the combined bill, Community Development holds permits and code liens, and the Clerk records deeds. Knowing where each lives lets us answer an Englewood East buyer's question in a day instead of a week.
That means the Charlotte County Property Appraiser and its 2026 Final Rate Chart, the Charlotte County Tax Collector, Charlotte County's Citizen Access permit portal page and code compliance research requests, and the Charlotte County Clerk's recording fees. The county GIS holds the FEMA flood zone layer we used to read Englewood East's zones.
Englewood East water, fire and street questions go to three separate bodies: the Englewood Water District or Charlotte County Utilities for water and sewer, the Englewood Area Fire Control District for the fire assessment, and Charlotte County Public Works for the street and drainage unit. Each one's charge runs with the parcel, not the owner.
The Englewood Water District (941.474.3217) publishes its FY27 Customer Rules and a payoff request form for closing agents; Charlotte County Utilities answers at 941.764.4300. The Englewood Area Fire Control District sets the $290.78 residential assessment for 2026 to 2027. The Englewood East Non-Urban Street and Drainage Unit page lists the advisory board's meetings, with the next on December 17, 2026, and Public Works at 941.575.3600.
If you are selling in Englewood East and buying your next home nearby, we handle both sides of the move with the same county-record method. Timing two closings, porting homestead savings and checking the next home's roof, flood zone and utilities first are where a local team saves Englewood East owners the most.
Portability moves up to $500,000 of Save Our Homes difference to a new Florida homestead when you file form DR-501T with the new homestead application by March 1 (Florida Statutes 193.155; Florida DOR FAQ). Read our Englewood home buyer guide, then Call Marc at (239) 287-5873. Before any of that, our Englewood East home value guide, our Englewood home valuation page or a free Englewood East 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 East seller actually uses, from the deed stamp statute to the water district's rules and the county's scrub-jay fee table, each linked to the agency or legislature that publishes it, not to a copy.
| Document | Publisher | What an Englewood East seller uses it for | Link |
|---|---|---|---|
| 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 premium, the reissue rate and the new home discount | Rule 69O-186.003 |
| Title Insurance consumer guide | Florida Department of Financial Services | Which title charges are fixed and which may be negotiated | Florida DFS title insurance guide |
| Section 28.24, Florida Statutes | Florida Legislature | The $10.00 and $8.50 recording fees | Section 28.24 |
| Recording fees | Charlotte County Clerk of the Circuit Court | Where and how Charlotte County records your deed and satisfaction | Charlotte County Clerk recording fees |
| Section 701.04, Florida Statutes | Florida Legislature | The 10-day payoff letter and 60-day satisfaction deadlines | Section 701.04 |
| Section 689.302, Florida Statutes | Florida Legislature | The seller's flood disclosure, revised October 1, 2025 | Section 689.302 |
| Section 689.261, Florida Statutes | Florida Legislature | The property tax disclosure summary and the February 1, 2027 listing rule | Section 689.261 |
| Section 404.056, Florida Statutes | Florida Legislature | The radon notice language | Section 404.056 |
| Real estate disclosures about lead hazards | U.S. EPA | The pre-1978 lead pamphlet and disclosure, for the rare home it covers | EPA lead disclosure page |
| Section 553.79, Florida Statutes | Florida Legislature | Closing open or expired permits and the buyer-protection rule | Section 553.79 |
| Research requests (lien searches) | Charlotte County Community Development | Ordering a lien search and paying off a code lien | Charlotte County research requests |
| 2026 Final Rate Chart | Charlotte County Property Appraiser | The 15.5683-mill district 005 rate for proration | CCPA 2026 Final Rate Chart |
| Property tax calendar and discounts | Charlotte County Tax Collector | Bill dates, discounts and delinquency | Charlotte County Tax Collector |
| Englewood East FY26 Adopted, FY27 Approved budget | Charlotte County | The $292 street and drainage assessment | Englewood East budget |
| Assessments, Fees and Charges | Englewood Area Fire Control District | The $290.78 home and $63.95 lot assessments for 2026 to 2027 | Englewood Area Fire Control District |
| FY27 Customer Rules and Regulations | Englewood Water District | Final meter read, charges that run with the parcel, the 365-day connection rule | EWD FY27 Customer Rules |
| ATU packet | Florida Department of Health in Charlotte County | Aerobic septic operating permits, which do not transfer | DOH Charlotte ATU packet |
| Scrub-Jay HCP fees, 2026 | Charlotte County | The $2,031 and $4,063 lot fee tiers | Charlotte County scrub-jay fees 2026 |
| Scrub-Jay FAQ | Charlotte County | That a paid fee stays with the parcel | Charlotte County scrub-jay FAQ |
| Impact Fee Master Fee Schedule | Charlotte County | The single-family impact fee a lot buyer will pay | Charlotte County impact fee schedule |
| Section 193.155, Florida Statutes | Florida Legislature | Save Our Homes, the buyer's reassessment and portability | Section 193.155 |
| Property Tax Amendment | Charlotte County Property Appraiser | What Amendment 3 changes from 2027 | CCPA property tax amendment page |
| Section 627.7011, Florida Statutes | Florida Legislature | The 15-year roof rule | Section 627.7011 |
| Flood insurance requirement | Citizens Property Insurance | The January 1, 2027 flood requirement for Citizens wind policies of every value | Citizens flood requirement |
| Publication 523, Selling Your Home | IRS | The 2-of-5-year test and partial exclusions | IRS Publication 523 |
| Instructions for Form 1099-S | IRS | When the closing agent reports your sale | IRS Form 1099-S instructions |
| FIRPTA Withholding | IRS | Withholding rules for a foreign seller and Form 8288-B | IRS FIRPTA withholding |
| Property records and sales | Charlotte County Property Appraiser | The recorded sales behind every Englewood East figure on this page | Charlotte County Property Appraiser |
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 come first: Florida Statutes and rules, state and federal agencies, Charlotte County and its Property Appraiser, Clerk and Tax Collector, the Englewood Water District and the Englewood Area Fire Control District. Englewood East sales figures come from the Charlotte County Property Appraiser roll dated November 5, 2026 with sales recorded through September 9, 2026 (12-month window September 10, 2025 to September 9, 2026), for Port Charlotte Subdivision sections 62, 63, 64, 65, 69, 73, 74 and 84 with Englewood 34224 addresses. Builder websites were used only for their own advertised prices and specifications. 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 East 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 227 qualified recorded Englewood East improved sales and 119 vacant lot sales for the 12 months to September 9, 2026, and every county, district and utility 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 East 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 East, 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.