Sell Your Home in West Port, FL

Home › Port Charlotte › West Port › Sell Your Home in West Port

By Jesse McGreevy and Marc Comisar, McGreevy and Comisar of Domain Realty.

Updated October 2026

Selling a home in West Port starts with a fact most listing pages blur: this is a master-planned community of new homes still being built, so your house competes with a builder's new homes a few streets away, and the county, the builder and two taxing districts each count the community differently. Charlotte County recorded 180 sales in West Port in the 12 months to September 9, 2026, at a median of $290,000. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, wrote this seller guide for owners of homes, townhomes and lots in West Port, in unincorporated Charlotte County with a Port Charlotte 33953 address. For the full community picture, from the master plan and the districts to the flood map and the schools, start with our West Port community guide; for the city around it, see our Port Charlotte area guide.

Call Jesse direct at (239) 898-6072, or request a free West Port home valuation. We send you the recorded sales we used, labelled by date and source. Thinking about your next purchase as well? See our guide to buying a home in West Port.

How Do I Sell My Home in West Port in 2026?

To sell a West Port home in 2026, price it on Charlotte County's recorded sales in your own village and product rather than a portal estimate, set it honestly beside the builder's new homes, and give buyers the district assessment, association and flood answers before they ask. The county recorded 180 West Port sales in 12 months.

Data updated: October 2026 (county records through September 9, 2026; district budgets FY2027; FEMA queried October 10, 2026)

In the last 12 months we tracked 180 West Port closings in the Charlotte County record, and every price opinion our team writes here starts from that record. For counts and prices we lead with the county because the county file is the public record of deeds. The SWFL MLS carries three measures the county file does not, days on market, sale-to-list ratio and months of supply, and none of them was available to us when we published: Information not available at time of publishing (checked 2026-10-07). We would rather print that line than borrow a figure from another community.

West Port is the name on the community's signs, its districts and its master association. The county record sometimes writes it as one word, Westport, and a seller who uses only one spelling in a listing loses buyers who search the other. The county roll lists 1,761 parcels across seven plat families. Of those, 1,299 are homes with a year built, every one of them built from 2021 to 2025, and 314 are vacant residential lots. The roll is a January 1 snapshot and lags new construction, so a home finished this year can still be coded as a vacant lot, and every sales count in this guide has to be read with that in mind.

The five facts that price a West Port home

Five things move a West Port sale more than finishes do. The first is the village and the product, because The Cove, The Hammocks, The Palms, The Isles, Driftwood Bay and The Landings sit in different assessment areas, and a single-family home, a paired villa and a townhome are different markets. The second is the district assessment on the tax bill: for fiscal year 2027 the West Port Community Development District charges $1,605.80 to $2,692.35 a year depending on the area and the product, and the newer West Port East district charges $2,649.82 or $2,947.69. The third is the flood answer for your exact lot, because five of the seven points we sampled sit in FEMA Zone AE and two in shaded Zone X, and FEMA has issued 29 determinations on West Port plats since 2022. The fourth is the paperwork: the recorded declaration, the association's estoppel certificate, the district's assessment notice and the lender's flood determination. The fifth is what stands next door, because D.R. Horton is still selling new homes in The Cove and Driftwood Bay. Every one of those is a matter of record, and none of them is visible to an automated estimate.

What a West Port seller competes with

A West Port resale does not compete only with other resales. It competes with the new homes a builder is marketing in the same community, with the vacant lots the county roll still lists (105 in The Cove, 177 in West Port East, 24 in The Palms and 8 in The Hammocks), with the expansion that press reports describe, and with the other new-construction communities within a short drive. In the 12 months to September 9, 2026, 142 of the 180 recorded sales were builder-direct and 38 were resales. A resale is therefore a minority of the market here, and the listing that wins explains exactly what a finished home with a known lot, a recorded sale history and no wait offers against each alternative.

What this seller guide covers

We cover the recorded market by price band, product and street, what the MLS alone misses, how West Port benchmarks against South Gulf Cove, Riverwood and Willow, whether now is a good time to sell, how we price and market a home here, how a resale competes with new construction, what each village's owners should know, what lot owners should know, the flood, drainage and insurance questions a buyer will ask, the district and association charges that surface in a sale, the disclosures a seller owes, the schools and drive times buyers ask about, the cost of selling, the comparison with Willow, and 39 seller questions answered directly.

Table of Contents

• How Do I Sell My Home in West Port in 2026?
• Why List Your West Port Home With McGreevy and Comisar?
• What Is the West Port Market Doing for Sellers Right Now?
• What Does the MLS Alone Miss About West Port Sales?
• How Does West Port Benchmark Against Its Neighbors?
• Is Now a Good Time to Sell a House in West Port?
• How Do We Price a West Port Home?
• How Does a West Port Resale Compete With New Construction?
• What Should Sellers in Each West Port Village Know?
• What Should West Port Lot Owners Know Before Selling?
• What Will a Buyer Ask About Flood Zones, Drainage and Insurance in West Port?
• Which District and Association Charges Surface When You Sell in West Port?
• What Disclosures Does a West Port Seller Owe?
• What Will a Buyer Ask About Schools, Drive Times and Growth Near West Port?
• How Do We Market a West Port Home?
• How Do We Negotiate a West Port Sale on Your Behalf?
• What Does It Cost to Sell a Home in West Port?
• West Port vs Willow: What Should Sellers Tell Buyers?
• How Do I Get a Free West Port Home Valuation?
• Should I List, Sell for Cash or Sell by Owner in West Port?
• What Southwest Florida Sellers Say About Working With Us
• Frequently Asked Questions, Seller Edition
• Why Does a West Port Specialist Matter When You Sell?
• Downloadable Documents
• Sources and Authoritative References
• Your Local Real Estate Experts

Why List Your West Port Home With McGreevy and Comisar?

McGreevy and Comisar price West Port homes on the records that move them: Charlotte County's recorded sales in your village, the district assessment for your lot, the association's paperwork, the FEMA file for your plat and the new homes still being marketed nearby. We lead the #1 team in Southwest Florida since 2012, and both partners work every listing.

Data updated: October 2026 (county records through September 9, 2026; district budgets FY2027; FEMA queried October 10, 2026)

We are the partners who price your home, sit at the negotiating table and answer your phone. Nobody hands your offer to an assistant. Here is the record behind that promise:

• 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

Our Domain Realty Group team is the #5 real estate team in Florida (RealTrends 2026). Jesse McGreevy and Marc Comisar bring over 45 years of combined direct experience to every West Port listing. If you are still choosing who should list your home, our guide to the best real estate agents in Port Charlotte sets out the criteria we think a seller should use, and we are comfortable being measured against them.

A West Port specialist, not a generalist with a Port Charlotte sign

A West Port listing agent has to know that the community is in unincorporated Charlotte County and not inside a city, that it sits inside the Murdock Village Community Redevelopment Area, that two community development districts bill owners on the county tax bill, that the master association is West Port Community Association, Inc. and The Cove has its own association, and that the recorded declaration, not a brochure, controls the rules a buyer inherits. Those are the facts buyers, lenders and title companies raise, and we put them in front of buyers first. We also know the name traps: the community appears in county records as West Port and as Westport, Driftwood Bay is the village on the West Port East plat, and West Port Village is a separate planned development north of SR 776 with no parcels on the roll yet.

Why the county record matters more here than almost anywhere

West Port parcels change hands in several ways at once: builder closings, resales and sales of lots. The county's deed record counts every state-qualified improved sale, listed or not. We pull the recorded sales around your address, separate homes by village and product, and set them beside the builder's dated marketing prices, which we label as marketing and never as recorded prices. The roll lags new construction, so 55 of the 180 recorded sales sit on parcels the roll still codes as vacant, and we do not guess what they were. That is a pricing discipline a portal estimate cannot supply.

Why a team of partners sells differently

Jesse and Marc both work every listing personally. The person who priced your West Port home is the person who hears the buyer's question about the district assessment, reads the lender's flood determination and negotiates the repair credit. In a community where a buyer can walk into a builder's model the same afternoon, continuity is how a price holds.

What we will not do

We will not quote a home value from a portal estimate, print an association fee we cannot source, or tell a buyer an amenity is open because a brochure says so. Where a record is not public or was not available to us, we say so and name the document that holds it. The recorded declarations for West Port's villages were not available to us; they control. Candor early is what keeps a contract from being renegotiated at the inspection.

What Is the West Port Market Doing for Sellers Right Now?

In the 12 months to September 9, 2026, Charlotte County recorded 180 improved sales in West Port at a median of $290,000, from $225,000 to $500,000. Builders sold 142 of them directly and owners resold 38. Product mix, not a single price trend, explains most of the movement a seller will see in the medians below.

Data updated: October 2026 (county records through September 9, 2026; district budgets FY2027; FEMA queried October 10, 2026)

Every figure in this section comes from the Charlotte County Property Appraiser's public roll and sales files dated October 4, 2026, which we analyze ourselves. The newest qualified recorded sale in those files is dated September 9, 2026. A sale counts when the county marks it qualified, the parcel is improved and the price is above $1,000. We lead with the county because the county counts every deed, and we name the window beside every number so a reader can see exactly what was measured.

The county record, by window

The 12-month window holds well over ten sales, so we do not widen it. The longer windows are shown for context.

Source: Charlotte County Property Appraiser public roll and sales files dated October 4, 2026, our analysis. Price per square foot is per square foot of county heated area and is never compared with an MLS living-area figure.

Where the sales landed by price

In the 12 months to September 9, 2026, 98 of the 180 sales closed from $200,000 to $300,000 and 69 from $300,000 to $400,000. Twelve closed from $400,000 to $500,000, one from $500,000 to $750,000, and none below $200,000. A seller above $400,000 is therefore pricing in a thin part of the West Port record, where a comparable sale is rare and the product, the lot and the finish decide the number.

What sold, by product

The county codes each parcel by use. Single-family homes (code 0100) had 93 sales at a $330,000 median. Paired villas and townhomes (code 0102) had 31 sales at $250,000. Another 55 sales, at a $285,000 median, sit on parcels the roll still codes as vacant (code 0000) because the home was not yet on the January 1 roll, and one sale at $377,800 carries code 0002. The gap between the $330,000 single-family median and the $250,000 villa median is the single largest reason a village median misleads. A seller of a villa who reads the overall $290,000 median is reading a number built partly from houses.

The calendar years, and why the median fell

Calendar-year medians have fallen every year since 2022, and a seller should not read that as a decline in what one home is worth. The mix of homes sold changed every year, toward smaller product and toward lots that are now builder inventory.

Source: Charlotte County recorded sales, our analysis. The 2026 row is a partial year. The first West Port sales were builder closings in 2021, and builder-direct sales are still the large majority of every year.

Village by village

The villages differ more than the community total does. This table shows the county record for each village in the 12 months to September 9, 2026.

The 12-month sales add up: 95 plus 38 plus 37 plus 4 plus 6 plus 0 is 180. In The Isles the four resales were on West Isles Road at $335,000 on February 26, 2026 and $289,000 on June 11, 2026, and on East Isles Road at $390,000 on July 30, 2026 and $500,000 on August 31, 2026. Four sales do not make a median. The first window with ten or more Isles sales is 60 months: 99 sales at a $420,800 median, 88 of them builder-direct. In West Port East the six builder closings, all on Harmon Drive, were $290,000 on June 18, 2026, $285,000 on June 26, $286,600 on June 29, and $275,000, $250,000 and $272,200 on June 30. The Palms had seven resales in the 12 months, too few for a median. The Landings has had 11 qualified sales ever, the last on July 2, 2024.

Street by street

Where a street has ten or more sales we show a median. Where it has fewer we show the count, or list the sales when there are one or two.

Cove streets add to 95 sales, Hammocks streets to 38 and Palms streets to 37. We use street data to choose comparables, not to name a price: the product on a street, and whether a sale was a builder closing or a resale, matters more than the street's median.

The sales the county codes as vacant land

The county file also holds about 30 further closings above $150,000 that are coded as vacant land because the home was not yet on the roll: 18 in The Cove, 6 in The Palms and 6 in West Port East, from $250,000 to $375,000, recorded between April 28 and September 1, 2026. They are not in the improved-sale count of 180 and not in any median above. We report them separately so a seller knows the 180 and the 142 builder-direct sales are floors, and so a buyer's agent cannot argue that a recent builder closing was ignored.

What the builder reports, and why it is kept separate

D.R. Horton is the builder marketing new homes on the developer's villages page, in The Cove (gated) and Driftwood Bay, as seen October 10, 2026. Taylor Morrison's Cove at West Port page reads "The Cove at West Port is sold out!" Builder prices are advertising, not deeds, so we keep them in their own table and never mix them into a county median.

These are builder marketing prices, not recorded prices. A buyer touring a model the same weekend is comparing your price with these numbers, so we put the recorded sales and the advertised prices side by side in the listing plan and explain the difference.

Days on market, sale-to-list and months of supply

Days on market is an SWFL MLS measure: Information not available at time of publishing (checked 2026-10-07).

The sale-to-list ratio is also an MLS measure: Information not available at time of publishing (checked 2026-10-07).

Months of supply needs the MLS count of active and pending listings: Information not available at time of publishing (checked 2026-10-07).

The county record has no days-on-market field, so we do not invent a seasonal pattern for West Port. We bring the MLS pace for comparable homes to the pricing meeting.

How a seller should read these numbers

Start with your village and product, not the community median. A paired villa in The Cove is in the $247,500 record (26 sales), a Cove single-family home in the $345,000 record (45 sales) and a Hammocks home in the $287,500 record (38 sales). Then ask whether a comparable sale was a builder closing or a resale, because the buyer of a builder home is dealing with the builder's contract and warranty terms, and the buyer of a resale is not. Finally, read every median as the middle of a spread and not as a price for your house. A $290,000 median in a community with sales from $225,000 to $500,000 tells you where the middle is and nothing about your lot.

What Does the MLS Alone Miss About West Port Sales?

The SWFL MLS can miss part of West Port because builder-direct sales may never appear as listings, and because the county records every deed whether or not a home was listed. County deeds give the full count of sales, and the MLS adds days on market and sale-to-list. A seller needs both.

Data updated: October 2026 (county records through September 9, 2026; district budgets FY2027; FEMA queried October 10, 2026)

We use the county first and the MLS second, and we say which source a number comes from. That is not a criticism of the MLS. It measures things the county cannot. It is a statement about which record is complete for a community where builders sell directly.

What the MLS measures well

The MLS records how long a listed home took to sell, how the final price compared with the list price, how many homes were for sale and how fast they were selling, and the features a listing agent entered. Those are the numbers that tell a seller how long to expect and how much room to leave in the price. We did not have them for West Port when we published: Information not available at time of publishing (checked 2026-10-07).

What the county record shows that the MLS cannot

The county shows every qualified deed, including builder closings that may never have appeared as an MLS listing, the price actually recorded, the date it was recorded, the year the home was built, the heated area on the roll and the plat the parcel belongs to. It shows that 142 of the 180 sales in the 12 months to September 9, 2026 were builder-direct. It also shows what the MLS cannot: that 55 of those sales were on parcels still coded vacant, and that about 30 further closings are coded as land.

Why this matters to a resale seller

A resale seller who judges the market only by listings sees the resale market, which is a minority here. The 38 resales sold at a $284,000 median, while 142 builder-direct sales sold at $292,650. The buyer who walks into a resale showing has usually also seen a builder's model. Knowing the builder's recorded closing prices, and not only its advertised ones, is how we hold a price in that conversation.

How we use the county record on your listing

We pull the recorded sales in your village for the product you own, remove builder closings when we are pricing a resale against other resales, then add them back as the competing alternative. We attach the recorded sale dates and prices to the listing file so a buyer's agent and an appraiser can see them. When the MLS figures are available to us, we add days on market and sale-to-list beside them, and we label which source each figure came from.

How Does West Port Benchmark Against Its Neighbors?

West Port had 180 recorded sales at a $290,000 median in the 12 months to September 9, 2026, below South Gulf Cove's $480,000, Riverwood's $345,000 and Willow's $319,500 on the same window and tool. The gap reflects different products, and a seller should compare homes, not communities.

Data updated: October 2026 (county records through September 9, 2026; district budgets FY2027; FEMA queried October 10, 2026)

Buyers who are considering West Port are usually considering one or two other places as well. They compare what we publish for each, so we publish all four rows with the same tool, the same qualification rules and the same window.

The recorded-sale benchmark

Source: Charlotte County Property Appraiser public roll and sales files dated October 4, 2026, our analysis. The same tool, rules and window apply to every row.

Reading the benchmark as a seller

Three things stand out. West Port has the most builder-direct sales of the four, 142, and is the only one of the four with a meaningful resale market growing out of a new-construction base. South Gulf Cove is mostly resales (218 of 327), which is part of why its median is much higher. Riverwood is all resales. A West Port seller therefore competes with a different set of alternatives than a Riverwood seller does, and the buyer reading the table sees West Port as the lowest-priced option in the set.

What the benchmark cannot tell you

A median is not a value. The benchmark does not control for size, lot, age or condition, and price per square foot uses county heated area, which is not the same measure as an MLS living-area figure. We use the table to explain where West Port sits, never to price your home. Pricing uses the comparable sales in your village and product, described below. For the buyers' side of the same comparison, see our guide to buying a home in West Port.

Three yardsticks, and why we do not blend them

We keep three yardsticks apart: county recorded sales, which are deeds; builder marketing, which is advertising; and MLS figures, which are listings. A recorded price is what happened. An advertised price is what a builder hopes to get, and it may come with incentives that the recorded price already reflects. Blending them produces a number that nobody can check. Keeping them apart lets a buyer's agent, an appraiser and you see the same evidence.

Is Now a Good Time to Sell a House in West Port?

Whether now is a good time to sell a West Port home depends on your date, not on a forecast. The record shows steady supply, with lots still on the roll and an expansion in the press, and a retail center and road link planned but not built. We time your listing from the date you need to close.

Data updated: October 2026 (county records through September 9, 2026; district budgets FY2027; FEMA queried October 10, 2026)

We do not predict a best month to list in West Port, because the county record carries no days-on-market field and the MLS pace was not available to us. What we can do is show a seller what is being built, what is planned and what is only proposed, so you know what a buyer will see when they drive in.

The construction pipeline is steady

On the county roll, West Port still lists 314 vacant residential lots: 105 in The Cove (101 of them in the last section), 177 in West Port East, 24 in The Palms and 8 in The Hammocks. About 30 further closings above $150,000 in the 12 months to September 9, 2026 are coded as vacant land because the home was not yet on the roll. Gulfshore Business reported on August 3, 2026 that the expansion will add 423 new homes on 180 acres, and that Lennar is expected to begin building in 2027. A buyer in 2026 therefore sees active construction in The Cove and Driftwood Bay and a published plan for more.

What is going up around the community

Charlotte County's site plan for West Port Marketplace shows a 47,240 square foot Publix with a 2,100 square foot liquor store and 9,800 square feet of retail on about 14 acres on El Jobean Road at Flamingo Boulevard, and the press reports a Publix-anchored center on SR 776 scheduled to open in late 2027. The county record shows no building on that site yet. Flamingo Boulevard is planned to connect US 41 and SR 776, two lanes first and then four with a median. The Charlotte County-Punta Gorda MPO lists SR 776 at Flamingo Boulevard intersection improvements ($3.02 million construction) among its 2025 priorities, and a priority is not a schedule. We make no claim that any of this raises or lowers the value of your home.

What the entitlements say

Under Ordinance 2023-015, county staff reported on December 10, 2025 that the planned development allows up to 2,702 residential units and about 670,522 square feet of commercial space. Site plans approved at that date covered 1,438 single-family and 705 multi-family units, and 206 more townhomes were under review. The county roll lists 1,614 residential lots and homes today. A request to convert commercial rights into 206 more multi-family units, for 2,923 units in all, went to the Board on January 27, 2026, and we could not confirm the outcome. West Port Village, a separate planned development north of SR 776, allows up to 670 homes and has no parcels on the roll yet.

Timing counts back from the date you need to close

A West Port sale needs room for the buyer's inspection, the association's estoppel certificate, the buyer's lender and the flood determination. If you need to close by a date, we count back from it and list early enough that a financing delay does not become your problem. If you do not have a date, we price for the buyers who are looking now, because a defensible price and a complete file are what keep a contract together.

The November 3, 2026 sales-tax vote

Charlotte County voters decide a sales-tax referendum on November 3, 2026. The county's project sheets describe proposed Centennial Park improvements: a second phase of 14 lighted courts ($6.8 million), a third phase with a lazy river and lap lanes ($11.6 million) and a recreation center renovation ($7.3 million). These are proposals, not approved projects, and the vote has not happened. We mention them because buyers ask about the county park next door, and we describe what is open today, not what is proposed.

A seller who waits should expect the same questions

Waiting does not remove the buyer's questions. The district assessment, the flood zone for the lot, the association documents and the builder's inventory will still be there. A seller who waits should use the time to gather the documents, not to hope that the questions go away. Our free valuation shows what your home's comparable sales look like today, and you can decide your timing from that. Call Jesse direct at (239) 898-6072, or request a free West Port home valuation.

How Do We Price a West Port Home?

We price a West Port home from recorded comparable sales in your own village and product, adjusted for size, year built, lot position and condition, then test the result against the builder's advertised prices. The answer is a range with the evidence attached, not a single number from an automated estimate. Here are the five steps.

Data updated: October 2026 (county records through September 9, 2026; district budgets FY2027; FEMA queried October 10, 2026)

Step one: the right comparables

The right comparables are recorded sales of the same product in the same village in the last 12 months, separated into builder-direct sales and resales. In The Cove that means choosing between single-family homes (45 sales at $345,000), paired villas (26 sales at $247,500) and new homes not yet on the roll (24 sales at $280,000). The Hammocks is all single family and the comparable set is 38 sales. The Palms mixes single-family homes and paired villas. We never compare a villa with a single-family home, and we never compare a resale with a builder closing without saying so.

Step two: the attributes an automated estimate cannot see

The county roll gives heated area and year built. It does not give the condition of the roof and air conditioning, the upgrades inside, the lot and the view, the landscaping, the pool if there is one, or whether the home has a FEMA letter or an elevation certificate. A walk-through lets us see those. Those are the variables no record holds, and they are why two homes on the same street can sell for different prices.

Step three: the village, the phase and the assessment area

The village and the plat phase change the buyer's carrying cost and sometimes the price. In The Cove, Phase 4 had 46 sales at a $282,000 median, Phase 3 had 25 at $300,000 and Phase 2 had 21 at $375,900. The CDD assessment depends on the assessment area and the product: Cove Areas Two and Four are the district's twin villa, 50 foot and 60 foot classes, and every non-Cove single-family and twin-villa class totals $2,691.28 to $2,692.35 for FY2027. A buyer compares your total monthly carrying cost with the builder's, so we put those numbers beside your price.

Step four: your lot and its surroundings

Lots differ even on one street. A lot can sit on a retention pond, on a corner, near the Cove's amenity center on Remington Trace Drive or closer to the construction still going on in The Cove's last section, and a buyer notices each of those. The elevation certificate and the FEMA letter vary by lot. We walk the street, note what the buyer will see and price for it. Our scale illustration is not a valuation: at the community's $160.53 median per square foot of county heated area, a 1,925 square foot home, the Hammocks average, comes to about $309,020 (our calculation, an illustration of scale only).

Step five: price for the buyers who are looking now

We would rather set a defensible price, show the evidence to every buyer's agent and hold it. A buyer touring a builder's model the same weekend compares your price with a number the builder advertises, so we put the recorded sales and the builder's dated marketing price side by side in the listing plan. Because days on market is not available for West Port (Information not available at time of publishing (checked 2026-10-07).), we do not quote a timeline promise. We build one backward from the date you need to close.

Thinking of Selling in West Port This Year?

West Port recorded 180 sales in the 12 months to September 9, 2026, and 98 of them closed from $200,000 to $300,000, so the first thing we do for a seller here is price your home against the full county record and the builder's dated marketing prices, not against a portal estimate. Request a free West Port home valuation or Call Jesse direct at (239) 898-6072, and we will send the recorded comparables with the date and source beside each. You are working with Top 1% Real Estate Agents Nationally Since 2008. Buying your next home as well? See our guide to buying a home in West Port and how we represent buyers across Southwest Florida, or call Marc Comisar at (239) 287-5873.

The mix effect: a worked comparison

In The Cove in the 12 months to September 9, 2026, 45 single-family sales had a median of $345,000 while 26 paired-villa sales had a median of $247,500, a difference of $97,500 inside one village (our calculation). A seller who reads the Cove median of $289,000 alone would misprice either product. This is the most common error we correct, and it is why the first thing we ask is which product you own.

The first-hand note: four documents before the kitchen

We walk a West Port seller through four documents before we talk about paint. First, the CDD line on your own county tax bill, because the assessment area and product set the figure. Second, the recorded declaration and the association's budget and rules, which were not available to us for any village and which control what a buyer inherits. Third, the flood file: the FEMA zone for the lot under the 2022 map, any FEMA letter and any elevation certificate. Fourth, the contract from your own purchase and the plan for the sale. Those four answers move price more than the finishes do.

How Does a West Port Resale Compete With New Construction?

A West Port resale competes with a builder that is still selling new homes in The Cove and Driftwood Bay, so the resale wins by being specific: a finished home on a known lot with a recorded sale history, available now. The builder wins on a new-home contract and a choice of plans. We show buyers both honestly.

Data updated: October 2026 (county records through September 9, 2026; builder marketing seen October 10, 2026, which is not a recorded price)

Because 142 of the 180 recorded sales were builder-direct, most buyers in West Port have seen a model home. A seller who ignores that loses the comparison before the first showing.

Who builds here, and why we publish no product map

D.R. Horton is the builder selling on the developer's villages page, in The Cove (the gated village) and Driftwood Bay, as seen October 10, 2026. Taylor Morrison's Cove at West Port page says the community is sold out. The developer's site names Christopher Alan, Taylor Morrison, M/I Homes, Lennar and Maronda Homes across the community, and the press expects Lennar to begin building in the expansion in 2027. We do not publish a map of which builder built which street, because we have not verified it from a recorded source, and we would rather leave the gap than guess. We confirm the builder for your house from the recorded deed and the permit.

What every buyer sees on the builders' pages

A buyer sees D.R. Horton's advertised starting prices, labelled here as builder marketing and seen October 10, 2026: Driftwood Bay Express Series from $259,990 across 12 plans from 1,302 to 2,447 square feet, Cove Express from the $278s starting at 1,328 square feet and Cove Tradition from the $343s starting at 1,828 square feet. They see a floor plan and a monthly payment. They do not see your recorded sale history or your lot, so we show them.

What a resale offers that a builder's contract does not

A resale is finished. The lot, landscaping, window treatments and any additions are in place, the CDD line is known from a real tax bill, and the buyer can see the neighbors and the street. The buyer is not waiting for a construction schedule. Whether a builder's warranty transfers is a question for the warranty document, which we have not read for any West Port builder, so we ask you for yours and tell the buyer what it says.

Competing against a quick move-in home

A builder's quick move-in home gives the buyer a finished house with a builder's closing terms. Our answer is a recorded comparison: what homes like yours sold for in your village in the last 12 months, what the builder's advertised price is for the closest plan, and what the difference in carrying cost is. In The Cove, builder-direct sales had a $300,000 median in the period (82 sales) and resales $245,000 (13 sales), but product mix drives that gap, and in The Hammocks the gap runs the other way, with resales at $327,500 (14 sales) against $273,500 for builder-direct (24 sales).

Living with construction nearby

If you own in The Cove, 101 of its 105 vacant lots are in the last section, so construction continues in the village. A buyer asks about noise, trucks and hours. We tell them what the county record shows (lots, not schedules) and let them judge on a visit. We do not promise a completion date for any builder's work, because none of the records we read states one.

When names get crossed

The names around West Port are easy to cross. West Port and Westport are the same place in county records. Driftwood Bay is the village on the West Port East plat, and the county roll shows 177 lots there with no home yet carrying a year built. West Port Village is a separate planned development north of SR 776. The Cove at West Port is a village inside the master plan and should not be confused with other communities that use the word. A listing that names the plat correctly is found by more buyers and creates fewer title questions.

What Should Sellers in Each West Port Village Know?

West Port has five villages where a seller can list a home or lot today, plus one rental townhome community, and each differs on the record. The Cove, The Hammocks, The Palms, The Isles and Driftwood Bay hold homes or lots, and The Landings is held as rentals. Here is what a seller in each should know.

Data updated: October 2026 (county records through September 9, 2026; district budgets FY2027; FEMA queried October 10, 2026)

West Port is one master plan, but the villages are not interchangeable. They were platted in different years, they sit in different assessment areas, and only one has a gate and an amenity center of its own. All county figures below are Charlotte County recorded sales for the 12 months to September 9, 2026 unless another window is named. For the buyer-side picture of each village, see our West Port community guide.

Selling in The Cove at West Port

The Cove is the largest village on the roll and the only gated one: 554 parcels, with 394 homes (258 single-family homes and 136 paired villas), 105 vacant lots and one 6,458 square foot common building. It had 95 sales at a $289,000 median, 82 builder-direct at $300,000 and 13 resales at $245,000, at $160.34 per square foot of county heated area (n = 71). The product split is what a seller must read: 45 single-family sales at $345,000, 26 paired-villa sales at $247,500 and 24 sales of new homes not yet on the roll at $280,000.

The Cove at West Port Community Association, Inc. owns the amenity parcel, 17 common parcels and 24 street parcels. The amenity center, a 6,458 square foot building completed in 2023 on Remington Trace Drive, is private: the district's offering document says it is not part of the district's capital plan, and the builder's marketing lists a clubhouse, fitness room, resort-style pool with lap lanes, four pickleball courts, bocce, an event lawn and a fenced dog park for residents (builder marketing, seen October 10, 2026). A Cove buyer pays the district assessment for Area Two or Area Four plus association dues, and the only published dues are the May 2024 offering document's $2,220 for a villa lot, $2,900 for a 50 foot lot and $3,200 for a 60 foot lot a year. That document does not say whether those dues include the master association. For a Cove 50 foot home the FY2027 district assessment of $1,955.60 plus $2,900 is $4,855.60 a year, about $404.63 a month (our calculation).

For flood, the Remington Trace Drive point is in Zone AE with a 9 ft base flood elevation, and FEMA removed that point's lot by letter 23-04-3181A. The Bridle Ridge Street point in Phase 4 is shaded Zone X. Nine elevation certificates on file in The Cove show floors from 11.21 to 11.96 feet, a median of 11.6 feet.

Selling in The Hammocks at West Port

The Hammocks is the earliest village and an ungated single-family village: 410 parcels, 382 single-family homes (1,482 to 3,368 square feet, 1,925 on average) and 8 vacant lots. Its first qualified sale on June 24, 2021 is the earliest in West Port. In the 12 months it had 38 sales at a $287,500 median, 24 builder-direct at $273,500 and 14 resales at $327,500, at $160.47 per square foot (n = 30). The resales sit above the builder-direct median here, the reverse of The Cove, which is why we never read a resale-versus-builder gap without a same-product comparison.

No Sunbiz entity is named for The Hammocks, so no separate village association appears on the public record, and the West Port CDD owns the 20 street parcels there. The recorded declarations, which we have not read, control what binds an owner. One real 2025 Hammocks tax bill showed a West Port CDD line of $2,687.05 inside a total of $6,249.31, so the district line is 43 percent of that bill (our calculation). Twenty-seven elevation certificates show a median floor of 12.9 feet, 3.9 feet above the 9 ft base flood elevation (our calculation), and the Sunset Preserve Way point is in Zone AE, with the Hammocks Phases III and IV point removed by letter 23-04-3402A.

Selling in The Palms at West Port

The Palms has 286 parcels: 123 single-family homes (1,488 to 2,988 square feet, 1,989 on average), 124 paired villas (1,470 to 1,522 square feet, 1,491 on average) and 24 vacant lots. Its first qualified sale was on November 30, 2022. It had 37 sales at a $307,500 median, the highest village median among the three large villages, 30 builder-direct at $316,600 and seven resales, too few for a median. The village price per square foot was $163.52 (n = 19). The product mix matters as much here as in The Cove: a villa seller and a single-family seller are in different markets.

West Palms Drive (16 sales, $305,400) and Queen Palm Drive (14 sales, $316,050) carry most of the record. The West Palms Drive point is in Zone AE at 9 ft. The Palms plats have FEMA removal letters, but we have not verified that any particular lot is covered, so a Palms seller should check the letter list by lot before assuming it. No Sunbiz entity is named for The Palms, and the West Port CDD owns the 10 street parcels.

Selling in The Isles at West Port

The Isles has 104 single-family homes (1,672 to 3,325 square feet, 2,170 on average), built from 2021 to 2024, and no vacant lot. In the 12 months the county recorded four resales and no builder sales, two on West Isles Road and two on East Isles Road, from $289,000 to $500,000, and we show them as sales, not as a median. The 60-month window has 99 sales at a $420,800 median, 88 of them builder-direct and 11 resales at $489,700, at $196.28 per square foot (n = 99).

For a seller this means the best evidence is often a longer window and a careful read of each sale's date, because a 2021 builder closing and a 2026 resale are different data. The East Isles Road point is in shaded Zone X, and FEMA's letter 23-04-3429A covers Isles Phase 1. We tell buyers which comparables are recent and which are history.

Selling in Driftwood Bay (West Port East)

Driftwood Bay is the newest village, on the West Port East plat. The county roll lists 177 vacant residential lots on Harmon Drive, Summerville Street and Stillwell Court and no home with a year built yet. The county recorded six builder closings on Harmon Drive in June 2026, from $250,000 to $290,000, and D.R. Horton's Driftwood Bay Express Series is advertised from $259,990 (builder marketing, seen October 10, 2026).

The West Port East Community Development District is separate from the West Port district. Its FY2027 assessment is $2,649.82 for a 40 foot lot and $2,947.69 for a 50 foot lot, the first year it appears on the tax bill. In FY2026 the district billed $1,120.00 and $1,400.00 off the roll, so the step-up is $1,529.82 and $1,547.69 a year (our calculation). Driftwood Bay Homeowners Association, Inc. is on Florida's corporate records, filed August 2, 2024, and its dues are unpublished. A resale seller here will meet buyers who can compare your home with a new one a few doors away, and who will see the whole district figure on day one. The Harmon Drive point is in Zone AE, and its plat's FEMA letter 26-04-0376A was issued December 22, 2025.

Selling in The Landings at West Port

The Landings is a rental townhome community: 184 parcels, of which 172 are townhomes (682 to 1,488 square feet, 1,376 on average) built in 2022 (38) and 2023 (134). The county shows 164 of the 172 held by two companies, which we do not name, and eight in other hands. It has had 11 qualified sales, all on Vista Landings Court: eight builder sales in March and April 2023 ($210,000 to $220,000) and three resales in 2024 ($214,000 to $245,000). None has been recorded since July 2, 2024.

An owner of one of the eight townhomes outside the two holders faces a market with no sale in 24 months, so we price from the product, the sale history and the flood file, not from a median. The flood file is unusually deep: 132 elevation certificates show a median floor of 12.4 feet, and one lot was denied by FEMA in May 2023 at 8.9 feet and removed in July 2023 at 9.0 feet. East Landings Way is in Zone AE at 9 ft.

What Should West Port Lot Owners Know Before Selling?

West Port still has 314 vacant residential lots on the county roll, and a lot owner sells to a different buyer than a home owner does. The buyer is usually a builder or an owner-builder who checks the district assessment, the plat and the flood file first. We did not measure recorded lot sales for this guide.

Data updated: October 2026 (county records through September 9, 2026; district budgets FY2027; FEMA queried October 10, 2026)

We do not publish a lot-market median for West Port, because a lot figure must come from the county's vacant-land sales measured on their own terms, and we have not published that measurement here. A lot owner gets the recorded comparables at valuation, labelled by date and source.

Where the vacant lots are

The 314 vacant lots are 105 in The Cove (101 in the last section), 177 in West Port East, 24 in The Palms and 8 in The Hammocks. Some of those parcels may already have a home under construction or sold, because the roll is a January 1 snapshot. That is why about 30 recent closings above $150,000 appear in the county file as vacant land.

What a lot buyer checks first

A lot buyer checks the plat and the assessment area, the district assessment that will apply to the finished home, the association rules on building and approvals, the FEMA zone and any letter for the lot, the utilities (Charlotte County Utilities water and sewer serve the area) and any builder requirement attached to the lot. The recorded declarations were not available to us, and they control the building rules. A lot is not a house, and the buyer's due diligence is longer.

What holding a lot costs

We did not find a published per-lot district assessment for undeveloped lots in the West Port district's FY2027 budget, and the master association's and Driftwood Bay's dues are unpublished. In West Port East, the district billed the 40 foot and 50 foot classes $1,120.00 and $1,400.00 in FY2026 off the roll and bills $2,649.82 and $2,947.69 in FY2027. Ad valorem tax on vacant land depends on the assessed value. We ask for your actual tax bill and association statement so the net sheet shows what you pay to hold the lot.

Selling to a builder or to an owner-builder

A builder who already owns lots in the community has a price in mind and a plan for them. An owner-builder needs financing for construction, a permit and an association approval. The two timelines differ, and so do the contract terms. We write the listing so that the buyer can see the plat, the assessment area and the flood file before making an offer, and we tell you which buyer the price attracts.

What Will a Buyer Ask About Flood Zones, Drainage and Insurance in West Port?

A West Port buyer will ask which FEMA zone the lot is in, whether a FEMA letter removed it, how high the floor sits and what insurance requires. The answer changes lot by lot: five of seven sample points are Zone AE, two shaded Zone X, and FEMA has issued 29 determinations on West Port plats since 2022.

Data updated: October 2026 (county records through September 9, 2026; district budgets FY2027; FEMA queried October 10, 2026)

We never describe West Port as being in one flood zone, because the record does not support it. A seller who gives the buyer the letter and the elevation certificate for the lot answers the question that matters, and a seller who does not leaves the buyer to guess. Nothing here is a flood determination for any house; the lender's determination and the FEMA letter for the lot are the documents.

Zone AE at five sample points, shaded Zone X at two

We queried FEMA's National Flood Hazard Layer on October 10, 2026 at one address point in each village. All seven fall on FIRM panel 12015C0043G, effective December 15, 2022.

None of the points is in the Coastal High Hazard Area, the Limit of Moderate Wave Action, a Coastal Barrier Resources unit or the floodway, and no map revision changes the FIRM at any of them.

The 2022 map change

All seven points were zone X, outside the Special Flood Hazard Area, on the map in force before December 15, 2022 (panel 0043F). The 2022 revision moved five of them into Zone AE, and FEMA letters on West Port plats have removed many lots from the hazard area since. A buyer who sees AE on a map and no letter assumes the worst, so the letter is the seller's answer.

What a FEMA letter says

FEMA has issued 29 determinations on West Port plats since 2022, 26 letters of map revision based on fill and three letters of map amendment, in every village. One of the 26 was a denial. The lowest lot elevations in the letters run from 9.0 to 12.0 feet NAVD88 against a 9.0 foot base flood elevation. A removal letter for The Cove reads: "the Federal mandatory flood insurance requirement does not apply. However, the lender has the option to continue the flood insurance requirement to protect its financial risk on the loan." That second sentence is why a seller cannot promise a buyer that flood insurance will not be required. FEMA's letter 23-04-3181A, for The Cove, is one of those documents (FEMA letter 23-04-3181A).

The lot that missed by a tenth of a foot

One Landings lot was denied in May 2023 at a lowest elevation of 8.9 feet and removed in July 2023 at 9.0 feet, against a 9.0 foot base flood elevation. A tenth of a foot was the whole difference. We tell sellers this story because it shows why the letter for your lot, not the village average, is the document.

Elevation certificates and freeboard

Elevation certificates on file show median floor elevations of 12.4 feet in The Landings (132 certificates), 12.9 feet in The Hammocks (27) and 11.6 feet in The Cove (9, from 11.21 to 11.96 feet), on the 2022 map's datum. Against the 9 foot base flood elevation, that is 3.4 feet in The Landings, 3.9 feet in The Hammocks and 2.2 to 3.0 feet in The Cove (our calculation). Florida's building code has required buildings to sit at or above the base flood elevation plus 1 foot since the 6th Edition. We found no rule in the public record that makes a seller produce an elevation certificate, but a buyer's insurer may ask, so keep yours.

A flood zone on a map is not a determination for a house

A map shows a zone for a point. A lender orders a flood determination for the actual structure and lot. A FEMA letter changes the lender's mandatory requirement, not the lender's option. An elevation certificate documents the floor. Three documents answer three different questions, and we gather all three that exist for your home before we list.

The stormwater system is a district system

The West Port Community Development District owns and maintains the stormwater system: retention lakes, pipes, swales and control structures that discharge to the Crestwood and East Fork waterways, designed to SWFWMD standards. The district treats 58 acres of wet ponds monthly. The lakes are stormwater ponds, not recreational water. A buyer reading "lake view" in a listing should know that, and so should a seller who writes one.

Evacuation zones are not flood zones

All seven sample points are in Evacuation Zone B, on Charlotte County's A to E scale. An evacuation zone says when to leave for a storm surge of a given strength; a flood zone says how FEMA maps flood risk for insurance. A buyer may confuse the two. We explain both.

The storm record, stated carefully

Hurricane Ian made landfall near Punta Gorda at 2035 UTC on September 28, 2022 at about 125 knots, and the National Hurricane Center reports that most storm-surge sensors in Port Charlotte stayed dry because of offshore winds. Hurricane Helene caused 8 destroyed structures, 1,900 with major damage and 750 with minor or moderate damage in Charlotte County, mostly from surge. Milton produced surge of 5 to 8 feet above ground in the northern part of Charlotte Harbor and the Peace River. We have no storm-damage data for West Port homes specifically, so we make no statement about it.

The design wind speed

West Port homes are designed for about 150 mph for Risk Category II under the 2023 Florida Building Code, our reading of the Florida Building Commission's wind-speed map. All of Charlotte County is in the wind-borne debris region. A home's actual design speed is on its permit, and we read it for your home.

Insurance: the structure, not the premium

A buyer's insurance quote depends on the wind design, the flood zone or removal letter, the year built and the mitigation features. Citizens Property Insurance offers a building-code discount for homes built on or after January 1, 2002, and wind mitigation discounts apply to the wind premium, so every West Port home qualifies on age (Citizens discounts). We obtained no premium quotes, so we print none.

Citizens and the flood requirement

Most Citizens policies with wind coverage must carry flood insurance by January 1, 2027, and homes in the Special Flood Hazard Area must already. Outside that area, the Coverage A threshold fell from $600,000 in 2024 to $500,000 in 2025 and $400,000 in 2026 before applying to all policies in 2027 (Citizens flood requirements). So a lot removed from the hazard area by a FEMA letter can still need a flood policy by January 1, 2027 if Citizens writes the wind policy (our reading). Charlotte County keeps a Community Rating System Class 5, a 25 percent NFIP discount, according to WINK News reporting FEMA on September 9, 2025.

Which District and Association Charges Surface When You Sell in West Port?

The charges that surface in a West Port sale are the West Port CDD assessment ($1,605.80 to $2,692.35 for FY2027), the West Port East CDD assessment ($2,649.82 or $2,947.69), The Cove's association dues ($2,220 to $3,200 a year in a May 2024 document), and county property tax. Other association dues are unpublished.

Data updated: October 2026 (county records through September 9, 2026; district budgets FY2027; FEMA queried October 10, 2026)

A buyer reads the whole carrying cost, not just the price. The honest answer to the buyer's first question is a table with a source beside every row.

Who the districts and associations are

Two community development districts bill owners. The West Port Community Development District was created by Charlotte County Ordinance 2019-023, adopted October 22, 2019, over 434.677 acres, with a five-seat board. The West Port East Community Development District was created by Ordinance 2024-041, adopted December 10, 2024, and expanded by Ordinance 2026-015 to 280.775 acres. Three associations appear on Florida's corporate records: West Port Community Association, Inc. (the master association, filed September 11, 2020), The Cove at West Port Community Association, Inc. (also filed September 11, 2020) and Driftwood Bay Homeowners Association, Inc. (filed August 2, 2024). No separate entity appears for The Hammocks, The Palms, The Isles or The Landings. Port Charlotte is unincorporated, so there is no city levy.

The West Port CDD by area and product, FY2027

Source: West Port CDD adopted budget FY2027. Assessment Areas Two and Four are The Cove. Every non-Cove single-family and twin-villa class totals $2,691.28 to $2,692.35, and the townhome class $2,160.40. The parcel's county tax bill shows its area.

What the West Port CDD pays for

For Area One 2020 single family, the $2,692.35 is operations and maintenance of $706.32, a special revenue fund of $709.77 and debt service of $1,276.26 (FY2026 was $2,694.13). The district maintains 58 acres of wet ponds treated monthly, 198 FPL streetlights, irrigation from two well and pumping systems plus effluent water, and landscape, and it owns and maintains the stormwater system. Its bonds total $27,900,000 in par across five series, and it carries a hurricane-recovery line of credit of $599,858 at 6.95 percent. A buyer who asks what the money buys gets a document, not an opinion.

The West Port East CDD and its first year on the bill

The West Port East CDD assesses Phase 1 lots at $2,649.82 for 40 foot lots (operations $769.93, special revenue $688.40, debt $1,191.49) and $2,947.69 for 50 foot lots (debt $1,489.36) in FY2027. In FY2026 it billed $1,120.00 and $1,400.00, off the tax roll. FY2027 is the first year on the tax bill, an increase of $1,529.82 and $1,547.69 a year (our calculation). Its Series 2025 bonds carry principal of $3,085,000.

The Cove's association dues and three worked examples

The May 2024 offering document puts The Cove association's dues at $2,220 for a villa lot, $2,900 for a 50 foot lot and $3,200 for a 60 foot lot a year, and does not say whether the master association is included. Our calculations, with the FY2027 district assessment added:

Outside The Cove, a single-family home pays the district's $2,692.35, about $224.36 a month, plus master association dues that are unpublished (our calculation).

One real tax bill, line by line

One 2025 tax bill for a Hammocks home on Sunset Preserve Way, a homestead bill on an assessed value of $260,237, showed these lines: ad valorem tax $2,944.98; West Port CDD $2,687.05; Charlotte County Sanitation Unit $324.64; Charlotte County Fire Rescue $278.20; Mid-Charlotte Stormwater Utility $14.44; total $6,249.31. The non-ad valorem lines total $3,304.33 (our calculation), and the CDD line is 43 percent of the bill. The bill carried no Murdock Village CRA line and no association line, because the association bills separately. It is one household's bill, so we show it to illustrate structure, not to predict yours.

County property tax

The tax districts that cover West Port, numbers 097 and 098, carried 15.0855 mills for tax year 2025: county 6.0394, law enforcement 2.1449, street lighting 0.1907, environmentally sensitive lands debt 0.2000, West Coast Inland Navigation District 0.0394, Southwest Florida Water Management District 0.1831, and school 3.0400 plus 3.2480. The Murdock Village Community Redevelopment Area adds no millage. As an illustration only, 15.0855 mills on a $290,000 taxable value is $4,374.80 before any exemption (our calculation). A buyer's taxable value depends on the buyer's exemptions, which can differ from yours.

What is not published

The master association's dues, Driftwood Bay's dues, the dues for The Hammocks, The Palms and The Isles, any transfer fee, capital contribution or estoppel fee, and the leasing, pet and vehicle rules are unpublished. The recorded declarations were not available to us, and they control. We do not estimate any of them. The estoppel certificate your association issues holds the amounts owed, and we request it early.

The estoppel certificate

Under section 720.30851 of the Florida Statutes, an association's estoppel certificate states the amounts owed on a parcel, and the Department of Business and Professional Regulation publishes the fee caps: a standard certificate up to $299 when the account is not delinquent, an additional $119 if expedited and an additional $179 if the account is delinquent, with the certificate valid for 30 days (35 if sent electronically) (DBPR fee schedule). If the sale does not close, the fee must be refunded within 30 days of a written request. We order the certificate early and put the amount on your net sheet.

How a district assessment is prorated at closing

The district assessment is on the county tax bill, so it is prorated like other tax charges. As an illustration, at a closing on June 30 the seller has owned the home for 181 days of the year, so the seller's share of a $2,692.35 annual assessment is $1,335.11 (181 divided by 365, times $2,692.35; our calculation). The title company sets the actual figure with its own convention and the prior year's bill when the current bill is not yet out. The illustration is not a quote.

Who maintains what

The Cove's association owns 24 street parcels. In The Hammocks (20 street parcels), The Palms (10), The Isles (8) and The Landings (5) the West Port CDD owns the streets, and collector roads are county-owned. The Cove's clubhouse, pools and courts are private and are not part of the district's capital plan, while the Area One park, playground and trails are district-owned. No street, drainage or waterway MSBU appeared at any sample point, only the countywide fire rescue assessment.

What Disclosures Does a West Port Seller Owe?

A West Port seller owes a flood disclosure at or before contract, disclosure of known defects that materially affect value, the property tax disclosure in the contract and, for a home in a community with a mandatory homeowners' association under Chapter 720, the disclosure summary before the buyer signs. Your closing agent confirms which duties apply to your parcel.

Data updated: October 2026 (Florida Statutes 720.401, 720.30851, 689.302, 689.261 and 553.79; Florida Division of Corporations records read October 10, 2026)

This is general information, not legal advice. Your closing agent or real estate attorney confirms which duties apply to your parcel. We make sure the right documents are gathered before a buyer signs, because several of these duties carry a cancellation right for the buyer if they are missed.

One recorded declaration we could not read, with one fork to check

The records we reviewed describe Chapter 720 community associations: West Port Community Association, Inc. and, in The Cove and Driftwood Bay, a village association. Section 720.401 does not apply to associations governed by chapters 718, 719, 721 or 723, so if your parcel is governed by another regime the fork applies and your closing agent should confirm it before a buyer signs. The county roll shows no condominium parcel anywhere in West Port, but we have not read the recorded declarations, so we do not rule one out for a specific parcel.

The section 720.401 disclosure summary

Section 720.401 applies to the sale of a lot or home in a community with a mandatory homeowners' association. Four facts matter to a seller:

1. Timing is before the contract. The prospective buyer must be presented with the disclosure summary before executing the contract for sale, not at closing.
2. On a resale, the seller supplies it. When the seller is an owner rather than the developer, the summary is supplied by the parcel owner.
3. The contract must carry the voidability clause. Section 720.401(1)(b) requires the contract to state, in conspicuous type, that it is voidable by the buyer if the summary was not provided before the buyer signed.
4. The buyer's cancellation right is short but real. If the summary is not provided first, the buyer may void the contract by written notice within 3 days after receiving the summary or before closing, whichever occurs first, and that right cannot be waived. It ends at closing.

We prepare the summary with your closing agent and deliver it with the listing file.

What the recorded declaration does and does not say about it

The recorded declarations were not available to us, so we cannot say whether they restate the section 720.401 duty, and we found no published transfer fee or capital contribution charged on a sale: Information not available at time of publishing (checked 2026-10-07). The statutory duty applies regardless of what a recorded document says. What is public is the split of responsibility: the seller owes the disclosure summary before the buyer signs, and the amounts owed to the association appear on the estoppel certificate the closing agent requests.

The flood disclosure under Florida Statute 689.302

Section 689.302 requires a seller of residential property to give the buyer a flood disclosure at or before the time the contract is signed. The form asks whether the seller knows of flooding that damaged the property during their ownership, whether any flood insurance claim was filed, and whether the seller received federal flood-damage assistance. The duty does not depend on the FEMA zone, so a Zone X seller completes it too. Every West Port home was built from 2021 to 2025, so many owners have a short history to report, and some will answer plainly that nothing has occurred. If you do not know whether the home ever took water, say so rather than guessing.

Known defects: the Johnson v. Davis duty

The Florida Supreme Court held in Johnson v. Davis (1985) that a home seller must disclose known facts that materially affect the property's value and are not readily observable to the buyer. For a West Port home that can include past water intrusion, an unpermitted addition, an unapproved exterior change, an open permit or a construction defect you know about. When in doubt, disclose, and put it in writing.

Property taxes: the buyer should not rely on yours

Section 689.261 requires the contract to carry a property tax disclosure summary warning the buyer not to rely on the seller's current property taxes, because a change of ownership resets the assessment. Your homestead exemption and Save Our Homes cap end with your ownership. The district assessment is a non-ad valorem charge on the parcel that no exemption reduces, so it carries over to the buyer unchanged.

Open permits

Section 553.79 bars a local building agency from penalizing an arm's-length buyer because a previous owner's permit was never closed, and lets an owner close a permit with a different licensed contractor. The statute protects the buyer from the agency. It does not stop a lender, title underwriter or buyer from requiring the permit to be closed before closing. We check the Charlotte County permit record before listing.

The estoppel under section 720.30851

Section 720.30851 governs the association's estoppel certificate, including what it must state. The buyer, lender and title company rely on it, so a late or inaccurate certificate can hold up a closing. We order it early, read it against your own records and resolve any difference before the buyer's inspection period ends.

What Will a Buyer Ask About Schools, Drive Times and Growth Near West Port?

A West Port buyer will ask which schools serve the address, how far the hospital is and how long the drive is to Punta Gorda, Sarasota and the airports. The zoned schools at all seven of our sample points are Liberty Elementary, Murdock Middle and Port Charlotte High, and the nearest emergency room is about 3 miles away.

Data updated: October 2026 (Charlotte County Public Schools Boundary Locator and Florida Department of Education grades as of September 2026; drive times routed October 10, 2026)

Buyers verify schools by address on the district's own locator, and we tell them to. What we can offer a seller is the record of what the locator returned at our sample points and what the state graded, so the buyer's first question has an answer on the page.

Schools: what the district's own locator returned

At all seven sample points, in all six villages, the Charlotte County Public Schools Boundary Locator returned Liberty Elementary, Murdock Middle School and Port Charlotte High School. Boundaries can change and the locator is the authority, so we advise every buyer to check the exact address (Boundary Locator).

The three zoned schools, grades and distance

Source: Florida Department of Education school grades as of September 1, 2026, and road distances by OSRM routing on October 10, 2026. Charlotte County Public Schools earned an A district rating on July 1, 2026, its first in 15 years, ranked 21st of 67 districts.

School hours, buses and walking

District policy treats a student as a walker at not more than 2 miles from home to school, or 1.5 miles to the assigned bus stop, for 2026-27. From the sample points, Murdock Middle is the closest of the three at 2.4 to 3.2 road miles. A buyer with a specific child and a specific school should confirm the bell schedule and bus stop with the district.

Drive times from three points in the community

Estimated free-flow drive times (OSRM routing, October 10, 2026) from sample points in The Cove, The Hammocks and West Port East. Add time for traffic and season.

Hospitals and emergency care

HCA Florida Tamiami Trail Emergency, at 150 Tamiami Trail, is open 24 hours as an off-campus emergency department of HCA Florida Fawcett Hospital, about 3 miles and 6 to 7 minutes away. AdventHealth Port Charlotte and HCA Florida Fawcett Hospital are each 6.4 to 6.9 miles and 14 to 15 minutes away.

Parks, recreation and what is next door

Centennial Park is a Charlotte County park of 103.3 acres inside the Murdock Village area, open 6 a.m. to 9 p.m., with baseball, softball and soccer fields, an 18-hole disc golf course, a nature trail, a playground and a Veterans Memorial Walkway. Its recreation center has a gym, a fitness center and a community garden, with a $2 drop-in rate, and its 50-meter pool charges adult and child daily rates. It is 0.9 road miles from the Hammocks point and 1.4 to 1.5 miles from the Cove and West Port East points, about 4 to 5 minutes. Charlotte Sports Park, spring home of the Tampa Bay Rays, is about 7 to 10 minutes away, and Tippecanoe Environmental Park, 380 acres with a nature trail and birding, is about 6 to 10 minutes away.

What West Port does not have inside it

There is no golf course, marina, boat ramp or beach inside West Port, and no operating retail building on the county record. The nearest open golf course, Riverwood Golf Club, is 3.2 to 5.7 road miles away. The El Jobean Boat Ramp is 4.7 to 7.2 road miles away. Port Charlotte Beach Park is a harbor park, not a Gulf beach, 8.3 road miles away, and the Gulf beaches at Englewood Beach and Boca Grande are 29 to 42 minutes away. A seller who describes West Port honestly sells it to buyers who want what it has.

Shopping, dining and daily errands

A Walmart Supercenter on Murdock Circle is about 7 to 9 minutes away and a Publix at Quesada Commons about 9 to 10 minutes. Port Charlotte Town Center is 3.2 road miles and about 7 minutes from The Cove point. Of the seated food service establishments licensed by the Florida Department of Business and Professional Regulation, 78 sit within a 10-minute free-flow drive of at least one of our three sample points (we count licences, not restaurants). The Mid-County Regional Library reopened on May 11, 2026 and is about 10 to 11 minutes away.

What is being built nearby, and what is only an idea

Built or approved: West Port's own villages and the Publix-anchored Marketplace site plan. Planned: the expansion's 423 homes and the Flamingo Boulevard link. Funded or in the capital plan: the county's West Port Water Reclamation Facility expansion, a $70.077 million project funded by wastewater connection fees. Proposed only: the Centennial Park improvements on the November 3, 2026 ballot and the 2,923-unit request. We keep the categories apart so a seller never overstates what is coming.

How Do We Market a West Port Home?

We market a West Port home with its plat names spelled correctly, a listing file that answers the district, flood and association questions up front, professional photography, and the reach of a Southwest Florida team. The listing is built on recorded sales, not on a builder's advertised price, and it is honest about what West Port does not have.

Data updated: October 2026 (county records through September 9, 2026; district budgets FY2027; FEMA queried October 10, 2026)

A buyer comparing your home with a builder's model decides quickly. Our marketing is built to answer the questions a buyer would otherwise ask the builder.

Photography, video and aerial footage that shows the setting

We photograph the home in the light that suits it and use aerial footage to show where the home sits in relation to the retention ponds, the street pattern and, in The Cove, the gate and amenity center. The aerial matters because a buyer deciding between a resale and a builder's lot wants to see the surroundings, including any open lots nearby.

The listing file buyers actually want

We assemble, before the first showing: the CDD line from your tax bill, the FEMA letter for the lot if it has one, the elevation certificate if you have it, the wind mitigation report, the builder warranty paperwork, the association's budget and rules, the recorded declaration for your village and a one-page sheet of the recorded comparables. A buyer's agent who gets the file at the first showing has fewer reasons to hesitate.

What we say about the amenity center

The Cove's amenity center is private and for residents, according to the district's offering document and the builder's marketing, and we describe it that way. For homes in the other villages, we do not claim an amenity center, because the roll shows no common building in The Hammocks, The Palms, The Isles, The Landings or West Port East. We point those buyers to Centennial Park, a county park next door, and describe what is open today.

What West Port does not have, and how we say it

We say plainly that there is no golf course, marina or beach inside West Port, and no operating retail inside it yet. We say how far the nearest ones are and give the drive time. Buyers who want a gate and a private amenity center are directed to The Cove; buyers who want golf are directed to the courses in the area. Plain statements keep contracts together.

Getting the West Port name right in your listing

We use the correct plat and village names (The Cove at West Port, The Hammocks at West Port, The Palms at West Port, The Isles at West Port, Driftwood Bay on the West Port East plat) and search-friendly variants (Westport, West Port Port Charlotte). How the MLS names each village is a field we could not check: Information not available at time of publishing (checked 2026-10-07).

Reaching buyers beyond the MLS

We list in the SWFL MLS and use our team's website, our buyer database and our out-of-area marketing. Because many West Port buyers are relocating or are comparing several new-construction communities, reach beyond the local MLS matters. If you want a quiet sale, we can also discuss a private listing, with the trade-off of less exposure.

Marketing a resale beside new construction

A resale listing wins by showing what a builder cannot: a finished lot, a known tax bill, a recorded history. We put the recorded comparables and the builder's dated marketing prices on the same page, labelled differently, so the buyer's agent sees the whole comparison from you first.

How Do We Negotiate a West Port Sale on Your Behalf?

We negotiate a West Port sale from the evidence: recorded comparables, the complete document file and a net sheet. Price is one term among several, and the district assessment, closing costs, repairs and timing often matter as much. The partners handle the negotiation personally, from the first offer to the closing table.

Data updated: October 2026 (county records through September 9, 2026; district budgets FY2027; FEMA queried October 10, 2026)

A West Port buyer usually has a builder's contract to compare with ours. The negotiation is easier when the seller's side of the paper is complete.

Inspection and repair negotiations

Every West Port home on the roll was built from 2021 to 2025, so a buyer's inspection typically centers on the roof, the air conditioning, the drainage around the lot and items still under a builder's warranty. We review the likely items before you list, so you know what you will be asked about, and we negotiate repairs as credits or fixes, whichever protects your net better.

Appraisals built on the full record

A buyer's appraiser will look at recorded sales. If the comparables the appraiser sees include builder closings and the appraiser has no context, the appraisal can come in below the price. We give the appraiser the recorded sales we used, with the product, the village and the dates, so the appraisal rests on the same evidence as the price.

Offers are more than price

An offer includes the closing date, the financing, the inspection period, who pays which closing costs, and requests about association or district charges. We compare offers on net proceeds and risk, not on the headline number.

When a buyer asks you to pay CDD or association costs

We treat it as a negotiation over a real number. In The Cove, our calculation of the FY2027 district assessment of $1,955.60 for a 50 foot lot plus the association's $2,900 a year (May 2024 document) is $4,855.60 a year, about $404.63 a month. We show the buyer's request against the annual figures and your net sheet, and we advise you on what to concede before you answer.

When a builder's offer is the benchmark

A buyer may say a builder will include upgrades or a closing incentive. We ask for the builder's offer in writing, compare it to your price on the same basis and respond with what a finished home with a known lot offers. We do not match a builder's advertisement, because an advertisement is not a contract.

Commission and buyer-broker compensation after the NAR settlement

Since August 17, 2024, offers of buyer-broker compensation can no longer be advertised on the MLS, and a buyer's agent must have a written agreement with the buyer before touring a home. Commissions are explicitly negotiable and are not set by law. A seller may still offer to pay or contribute toward the buyer's agent compensation, off-MLS, and may offer buyer concessions on the MLS (NAR settlement summary). We discuss the commission and any buyer-side incentive with you in writing before you list.

What Does It Cost to Sell a Home in West Port?

Selling a West Port home typically costs the seller the documentary stamp tax on the deed at $0.70 per $100, a negotiated commission, the owner's title policy that the contract customarily assigns to the seller in Charlotte County, prorated taxes and district assessments, the association's estoppel fee and any mortgage payoff. The association's other fees are unpublished.

Data updated: October 2026 (Florida Statutes 201.02 and 28.24; Florida Administrative Code rule 69O-186.003; county records through September 9, 2026; district budgets FY2027)

Florida has no single closing-cost percentage; the pieces are set by statute, by rule and by your contract. For the statewide walk-through with worked net sheets, see our guide to seller closing costs in Florida. Here is how it lands in West Port.

Statutory and fee costs at three West Port price points

Dollar figures are our calculations from the published rates and are not a quote; the title company prepares the exact figures for the closing statement. The owner's policy is customarily paid by the seller in Charlotte County, and the contract controls.

Documentary stamp tax

The rate is 70 cents per $100 of consideration under section 201.02, applied to the full price and rounded up to the next $100. The contract allocates who pays it, and in most Charlotte County residential contracts the seller does. On $290,000 that is 2,900 units at $0.70, or $2,030.

Title insurance: the premium is fixed, the payer is negotiated

Florida sets the owner's title premium by rule: $5.75 per $1,000 up to $100,000 of coverage and $5.00 per $1,000 from $100,000 to $1 million. On $290,000 that is $575 plus $950, or $1,525. Every title company charges the same premium for the same coverage. In Charlotte County the seller customarily pays the owner's policy, but nothing in the statutes dictates it, so treat it as negotiated and ask us how it is being handled on your sale.

What does it cost to own a home in West Port?

A buyer reads your listing with the whole cost stack in mind, so we show it up front. Where a layer is unpublished, the table says so and does not estimate.

How to read the cost stack as a seller

A buyer who sees a $290,000 price and a $2,692.35 district line does the arithmetic: about $224.36 a month before the master association's dues, which are unpublished. That is why we put the district line in the listing file, not in the fine print, and why we price with the carrying cost in mind.

Capital gains and portability

Capital gains on a home sale are a federal tax question, and the IRS explains the exclusion for a main home in Publication 523. If you will buy another Florida homestead, portability can move up to $500,000 of your Save Our Homes difference to the new home if you establish it within three years of January 1 of the year you gave up the old one; in Charlotte County you file form DR-501T with the Property Appraiser. Confirm both with your tax adviser or closing agent before you list.

West Port vs Willow: What Should Sellers Tell Buyers?

Both West Port and Willow are Charlotte County master plans of new builder homes with community development district assessments. West Port has a resale market and an older first village, while Willow is newer and almost all builder-direct. A West Port seller should know the comparison, because a buyer touring one is often touring the other.

Data updated: October 2026 (county records through September 9, 2026; district budgets FY2027; Willow facts from our Willow page, built September 2026)

Buyers compare these two because both are new-construction communities in Charlotte County with similar price ranges. Our Willow community guide and our guide to selling a home in Willow cover the other side. Here is the decision table a West Port seller can use.

The decision table

Each row is a point a West Port seller can make, or will be asked about, when a buyer has toured both.

We ran both county rows with the same tool, rules and window. Every Willow fact other than its county sales comes from our Willow page, built September 2026.

What a West Port seller should say about scale

West Port is a larger and older plan. The county roll lists 1,299 homes with a year built, all from 2021 to 2025, and the entitlement ceiling is up to 2,702 units, so a buyer can see finished streets, not only models. A seller can say honestly that a resale here comes with a known tax bill, a recorded sale history and finished surroundings, while Willow's first homes arrived in 2024 and 2025.

Fees: two layers on each side

On the West Port side a buyer sees the district assessment ($1,605.80 to $2,692.35, or the West Port East figures) and, in The Cove, association dues. On the Willow side the page shows an Area One assessment of $1,573.31 to $2,246.57 and an estimated master association fee. The honest comparison is the all-in recurring charge on a named home in each, not the medians, and we build it for the buyer.

The evidence behind each community

West Port's evidence is a 12-month record of 180 sales, a 60-month record of 1,222 and a history from June 2021. Willow's is a 12-month record of 95 sales, 94 of them builder-direct. That is why a West Port resale has comparable sales to point to and a Willow resale mostly does not. A seller whose home is a resale uses that depth.

Who should choose which

Point a buyer to West Port who wants a resale with a recorded sale history behind it, a choice of villas and single-family homes, the gated Cove, and Centennial Park's pool and fields a few minutes away. Point a buyer to Willow who wants the newest plat and an evacuation Zone D address rather than Zone B. When the budget is the deciding factor, set the full recurring charges for one named home in each side by side. When timing decides, ask which phases will deliver a finished home by the buyer's move date. We work in both communities, and we would rather a buyer decide from documents than from a table.

How Do I Get a Free West Port Home Valuation?

You can get a free West Port home valuation through our West Port home valuation page, through our general home valuation request form, or by calling Jesse direct at (239) 898-6072. Each returns a price range built from recorded comparable sales, labelled by date and source.

We do not send an automated number. We send the recorded comparables from the county file, the builder's dated marketing prices labelled as marketing, your village and product, the district assessment a buyer will see, your flood file, the association and county charges a buyer will ask about, and a net sheet. There is no obligation.

What we need from you

Your address and village, your product (single family, villa or townhome), your closing statement from the purchase, your county tax bill, the association documents you received, any FEMA letter or elevation certificate, whether you hold a wind mitigation form, any builder warranty paperwork, and whether you have had water on the lot. That is enough to start. A walk-through lets us see condition and finish, which are the variables no record holds.

Talk to us before you list

Call Jesse direct at (239) 898-6072 or Marc Comisar at (239) 287-5873, or request a free West Port home valuation. You are working with Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. If you are buying your next home too, see our guide to buying a home in West Port.

Should I List, Sell for Cash or Sell by Owner in West Port?

Most West Port owners net more by listing with an experienced agent, because the builder next door, the district and association paperwork and the flood file are what stall a sale, and an agent resolves them. A cash sale trades price for speed; selling by owner saves a commission but leaves you every disclosure.

Florida allows an owner to sell without an agent, and some cash buyers are legitimate. The question is what each route costs on a West Port home specifically, where a buyer is weighing a builder's model and disclosure timing and insurance readiness decide whether a contract survives.

The decision table

Who should choose which

Choose a listing if your home's value depends on facts a buyer has to be shown: the product, the finish, the flood file, the lot. Choose a cash sale if the home cannot currently be insured or financed and you would rather not repair it. Choose to sell by owner only if a buyer is already in hand, and even then have a closing agent or attorney prepare the section 720.401 summary and the flood disclosure. If you are unsure, a free valuation shows you what each route would likely net.

What Southwest Florida Sellers Say About Working With Us

McGreevy and Comisar are a top-reviewed Southwest Florida listing team, recognized with the Gulfshore Life Five Star award for customer satisfaction for 21 straight years. The reviews below, which a West Port seller can weigh, are quoted exactly as clients wrote them on our Google Business Profile. We do not edit, combine or summarize client words.

★★★★★ "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." Verified Google review

★★★★★ "Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn't have been happier! If we ever move again we'll always call Jesse and Marc!" Verified Google review

★★★★★ "Very professional, knowledgeable and responsive. We have had experience with them in both selling and buying a home. We recommend them highly." Verified Google review

★★★★★ "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. If any one is thinking about selling, Domain Realty should be the only agency that you should use to represent you and your home. You will not be disappointed." Verified Google review

When you list 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.

Frequently Asked Questions, Seller Edition

West Port owners ask about price, speed, district and association paperwork, flood and insurance, the builder still selling in the community, and what a sale costs. Each answer below draws on the Charlotte County record or a posted document, and where a figure is not published we say so and name the document that holds it.

Data updated: October 2026 (county records through September 9, 2026; district budgets FY2027; FEMA queried October 10, 2026)

Who is the best listing agent for West Port?

McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, and have been Top 1% Real Estate Agents Nationally Since 2008. In the last 12 months we tracked 180 West Port closings in the Charlotte County record, and we price from that record by village and product. We also put the district line, the FEMA letter and the association paperwork in front of a buyer early. Call Jesse direct at (239) 898-6072 or request a free West Port home valuation.

What is my West Port home worth?

Recorded sales set the range, and your village, product and lot set the number. In the 12 months to September 9, 2026, The Hammocks had 38 sales at a $287,500 median, The Cove 95 at $289,000 and The Palms 37 at $307,500 (Charlotte County recorded sales, our analysis). Those are village medians, not a price for your home. Our free valuation gives you the number built on comparable sales in your village and product, with the dates and sources attached.

How many West Port homes sold in the last 12 months?

Charlotte County recorded 180 improved sales in the 12 months to September 9, 2026: The Cove 95, The Hammocks 38, The Palms 37, West Port East 6, The Isles 4 and The Landings none. About 30 further closings above $150,000 are coded as vacant land in the county file because the home was not yet on the roll, so the 180 is a floor. The count is from the county's public roll and sales files dated October 4, 2026, our analysis.

What was the median West Port sale price?

The median was $290,000 for the 180 improved sales in the 12 months to September 9, 2026, with a low of $225,000 and a high of $500,000. Builder-direct sales had a median of $292,650 across 142 sales, and resales had $284,000 across 38. A median describes the middle of a set of sales, not the value of a particular home, which is why we always ask which village and product you own.

Do resales in West Port sell for less than new builder homes?

Not as a rule, and the record does not support that claim. Overall, the 38 resales had a median of $284,000 against $292,650 for the 142 builder-direct sales. By village the gap runs both ways: in The Cove resales were $245,000 (13 sales) against $300,000 for builder-direct (82), while in The Hammocks resales were $327,500 (14) against $273,500 (24). Product mix drives it, because in The Cove 45 single-family sales were $345,000 and 26 paired-villa sales were $247,500.

How does my resale compete with D.R. Horton's new homes in The Cove?

In the 12 months to September 9, 2026, The Cove had 95 recorded sales at a $289,000 median. D.R. Horton's advertised starting prices, seen October 10, 2026 and labelled builder marketing, are Cove Express from the $278s (from 1,328 square feet) and Cove Tradition from the $343s (from 1,828 square feet). We choose your comparables from recorded sales and show builder marketing separately, so a buyer sees the deed record and the advertisement side by side.

Can I sell while the builder is still selling in my village?

Yes, owners sell while builders market. D.R. Horton is selling in The Cove and Driftwood Bay, and the county roll shows 105 vacant lots in The Cove, 101 of them in the last section, plus 177 in West Port East. The recorded declaration controls any resale rule, and it was not available to us, so we read it for your village before we list and tell you what it says about marketing and signs.

How long does it take to sell a home in West Port?

Information not available at time of publishing (checked 2026-10-07). Days on market comes from the SWFL MLS, which we could not access for this guide, and the county's deed file has no such field. At the pricing meeting we bring the MLS pace for homes like yours and plan backward from the closing date you need.

What's the current market for sellers in West Port?

In the 12 months to September 9, 2026, the county recorded 180 improved sales: 98 from $200,000 to $300,000, 69 from $300,000 to $400,000, 12 from $400,000 to $500,000 and one from $500,000 to $750,000. In 2025 it recorded 239 sales at a $319,000 median, and from January 1 to September 9, 2026 it recorded 105 at $283,100. The product mix changes each year, so we read comparable sales, not a headline median.

Why did the West Port median fall each year since 2022?

Because the homes that sold changed. The county's calendar-year medians went from $402,000 (141 sales) in 2022 to $370,400 (406) in 2023, $341,000 (313) in 2024, $319,000 (239) in 2025 and $283,100 (105) for 2026 through September 9. Over the latest 12 months, 31 paired villas and townhomes closed at a $250,000 median while 93 single-family homes closed at $330,000, so a year heavy in villas pulls the median down without any one house losing value.

How should I price a Hammocks home against a Cove home?

Compare like with like. The Hammocks is all single family (1,482 to 3,368 square feet, 1,925 on average) and had 38 sales at $287,500, or $160.47 per square foot of county heated area (30 sales with area). The Cove mixes villas and single-family homes: 95 sales at $289,000, or $160.34 per square foot (71 sales with area), with single-family homes at $345,000 and villas at $247,500. Compare by product, not by village median.

What should I know about selling in The Isles?

The Isles is 104 single-family homes, 1,672 to 3,325 square feet, built from 2021 to 2024. In the 12 months to September 9, 2026 only four sold, all resales: $335,000 and $289,000 on West Isles Road and $390,000 and $500,000 on East Isles Road. That is too few for a median, so we widen to 60 months, the first window with ten or more sales: 99 sales at $420,800, 88 of them from the builder.

How do I sell a home in Driftwood Bay or West Port East?

Expect questions about the district bill first. Driftwood Bay is the newest village: 177 lots on the roll, no home with a year built yet, and six builder closings recorded on Harmon Drive in June 2026. Its West Port East CDD line for FY2027, the first on the tax bill, is $2,649.82 on a 40 foot lot and $2,947.69 on a 50 foot lot, $1,529.82 and $1,547.69 more than FY2026 by our arithmetic. We put that answer in the listing file before a buyer asks.

Can I sell a townhome in The Landings?

You can, though there are few sales to point to. The Landings has 172 townhomes, 164 of them held by two companies in the county record, and only 11 qualified sales: eight from the builder in March and April 2023 ($210,000 to $220,000) and three resales in 2024 ($214,000 to $245,000). Nothing has sold since July 2, 2024, so with no sale in 24 months we price from the product, its history and the flood file rather than a median.

Does the buyer take over my CDD assessment?

The district assessment is billed on the parcel's county tax bill, so it is a cost of owning the property and the buyer will see it. One 2025 Hammocks bill carried a West Port CDD line of $2,687.05 within a total of $6,249.31. How the current year's charge is divided between you and the buyer is a proration on the closing statement, set by the contract and the title company. The assessment itself stays with the parcel.

How are CDD assessments handled at closing?

The title company prorates the current year's tax bill, including the non-ad valorem lines, between you and the buyer. In FY2027 the West Port CDD single-family assessment of $2,692.35 is made of operations and maintenance ($706.32), a special revenue fund ($709.77) and debt service ($1,276.26). Whether a district allows prepayment of the debt portion is in its assessment documents, which we pull for your lot class before you list.

Does the West Port East CDD increase in FY2027 affect my sale?

Only if your home is on the West Port East plat. For Driftwood Bay lots the FY2027 assessment is $2,649.82 (40 foot) and $2,947.69 (50 foot), the first year it appears on the tax bill. In FY2026 the district billed $1,120.00 and $1,400.00 off the roll, so the increase is $1,529.82 and $1,547.69 a year (our calculation). A buyer sees the whole figure on the bill, so we show it in the listing file first.

What association documents does my buyer need?

Your buyer will want the recorded declaration for your village, the association's budget and rules, and an estoppel certificate. Florida's corporate records show three associations: West Port Community Association, Inc. (the master), The Cove at West Port Community Association, Inc. and Driftwood Bay Homeowners Association, Inc. We found none for The Hammocks, The Palms, The Isles or The Landings. The recorded declarations, which we could not obtain, control.

Is there a transfer fee or capital contribution when I sell in West Port?

Transfer fees, capital contributions and estoppel fees beyond the statutory cap are unpublished for every West Port association, and we do not guess. The recorded declaration and the association's estoppel certificate hold them. We request the estoppel early so the buyer's title company has the figures before closing, and we show them on your net sheet.

Does flood zone AE affect what a buyer will pay?

We make no claim about price. What the record shows: FEMA's 2022 map puts our sample points on Remington Trace Drive, Sunset Preserve Way, West Palms Drive, Harmon Drive and East Landings Way in Zone AE with a 9 ft base flood elevation, and two points in shaded Zone X. FEMA has removed many lots by letter. A buyer's lender decides whether flood insurance is required for a mortgage (FEMA flood map service).

Should I give buyers my FEMA letter?

Yes, if your lot has one. A removal letter for The Cove reads: "the Federal mandatory flood insurance requirement does not apply. However, the lender has the option to continue the flood insurance requirement to protect its financial risk on the loan." Letters exist in every village, and FEMA's service center lets you search them by plat (FEMA letter 23-04-3181A).

Do I need an elevation certificate to sell?

We found no rule in the public record that makes a seller produce one, but a buyer's insurer may ask, so keep yours. Certificates on file show median floors of 12.4 feet in The Landings (132 certificates), 12.9 feet in The Hammocks (27) and 11.6 feet in The Cove (9), against a 9 foot base flood elevation. Florida's building code requires a floor at or above that elevation plus 1 foot.

How does a wind mitigation report help me sell?

It documents the features of your roof and openings for the buyer's insurer. Citizens offers a building-code discount for homes built on or after January 1, 2002, and wind mitigation discounts apply to the wind premium, so every West Port home qualifies on age. We make no premium claim. West Port homes are designed for about 150 mph, our reading of the Florida Building Commission's 2023 wind-speed map.

What does a buyer's insurance quote depend on in West Port?

It depends on the wind design, the flood zone or removal letter, the year built and the mitigation features. Citizens requires flood on most policies with wind coverage by January 1, 2027, and its Coverage A threshold has fallen from $600,000 in 2024 to $500,000 in 2025 and $400,000 in 2026. We obtained no premium quotes, so we print none (Citizens flood requirements).

Does the builder warranty transfer to my buyer?

The warranty document controls, and we have not read any West Port builder's warranty. Ask the builder in writing whether it transfers on resale and for how long, and give the buyer the document. We list the warranty paperwork among the documents we collect from you, along with any open service items.

What repairs do buyers ask for on a 2021 to 2025 home?

The public record gives no repair list, so we print none. Every West Port home on the roll was built from 2021 to 2025, so a buyer's inspection typically centers on the roof, the air conditioning, the drainage around the lot and items still under the builder's warranty. We review the likely items before you list, so nothing surprises you after the inspection.

How much does it cost to sell a home in West Port?

The categories are the broker's fee, which is negotiated, the title and closing costs, the prorated property taxes including the district line, the association's estoppel and any transfer charges, and your mortgage payoff. At the $290,000 median the deed stamps are $2,030 and the owner's title premium is $1,525 (our calculation from the published rates). We prepare a net sheet in writing before you accept an offer, with each item itemized.

How do you market a West Port home to qualified buyers?

We list it in the SWFL MLS with accurate village and plat names, present the district line, flood file and association documents up front, and use the Domain Realty Group team's reach in Southwest Florida. The listing is built on recorded sales, not on a builder's advertised price, and it says plainly what West Port has and what it does not.

Can we list off-market in West Port?

Yes. A private listing is possible when you want fewer showings or a confidential sale, with the trade-off of less exposure to buyers. Jesse handles those conversations himself. Call Jesse direct at (239) 898-6072, and confidential conversations are welcome. We explain the trade-off in writing before you decide.

Should I sell before the next West Port phase opens or after?

We do not predict a best moment. The county roll shows 105 vacant lots in The Cove and 177 in West Port East, and Gulfshore Business reported 423 new homes planned in the expansion, with Lennar expected to begin building in 2027. We time your listing from the date you need to close, and we price against the inventory a buyer can see today.

Will Publix and Flamingo Boulevard raise my home's value?

We do not promise a value effect. Gulfshore Business reported a Publix-anchored center on SR 776 scheduled to open in late 2027 and a planned Flamingo Boulevard link between US 41 and SR 776. The county record holds the Publix site plan but no building, and the MPO's 2025 list includes intersection work at SR 776 and Flamingo Boulevard as a priority, not a schedule (Gulfshore Business).

How do property taxes change for my buyer?

A buyer's bill depends on the assessed value and the exemptions that apply to the buyer, which can differ from yours. The tax districts covering West Port carried 15.0855 mills for tax year 2025; our calculation on a $290,000 taxable value gives $4,374.80 before exemptions, as an illustration only. One real 2025 Hammocks bill showed ad valorem tax of $2,944.98 on an assessed value of $260,237, a homestead bill.

Can investors and renters buy in West Port?

Nothing we read in the public record bars an investor, but leasing rules live in the recorded declarations, which we could not obtain and which control. Rentals clearly exist: The Landings operates as a rental townhome community, with 164 of its 172 units held by two companies. Before marketing your home to investors we read your village's declaration.

What do buyers ask about flood and storms in West Port?

Three things: the flood zone, the evacuation zone and the wind design. On the record, all seven of our sample points are in Evacuation Zone B, design wind is about 150 mph by our reading of the state map, five points are Zone AE and two are shaded Zone X, and FEMA has issued 29 letters on West Port plats. Your lot's letter and its elevation certificate, if one exists, go into the first showing packet.

Can I sell my West Port home if I've moved out of the area?

Yes. We manage showings, vendor access, inspections and association paperwork for you, and the closing can be handled by mail and e-signature through the title company. We arrange a local contact for the house while it is listed. Your village's declaration and the association's rules decide what upkeep a vacant home still needs.

How do you compare my home with Willow and other new-construction communities?

We use the same tool, rules and window for every community. In the 12 months to September 9, 2026: West Port 180 sales at $290,000; Willow 95 at $319,500; South Gulf Cove 327 at $480,000; and Riverwood 113 at $345,000 (Charlotte County recorded sales, our analysis). Buyers weigh those side by side, so we do too.

What does McGreevy and Comisar need from me to list a West Port home?

Your most recent county tax bill (the district line), your closing documents from the purchase, the FEMA letter for your lot if it has one, any elevation certificate, your wind mitigation form, the builder warranty paperwork and any association statements. The recorded declaration was not available to us, so we ask for your copy and check it against the Charlotte County Clerk's official records.

Why list with McGreevy and Comisar in West Port?

Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, which has sold over $2.5 billion in real estate; the two of them are Top 1% Real Estate Agents Nationally Since 2008 with over $900 million in personal sales. #5 real estate team in Florida (RealTrends 2026). Our prices start from the county record, every builder price we show is labelled as marketing, and where the public record says nothing we tell you so.

How do you handle a buyer who asks me to pay CDD or HOA costs?

We treat it as a negotiation over a real number. In The Cove, our calculation of the FY2027 district assessment of $1,955.60 for a 50 foot lot plus the association's $2,900 (May 2024 document) is $4,855.60 a year, about $404.63 a month. We show the buyer's request against the actual annual figures and your net sheet, and we advise you on what to concede before you answer.

Why Does a West Port Specialist Matter When You Sell?

A West Port specialist matters because value here turns on details a generalist misses: a master plan built in villages, two districts with different billing bases, a flood map that changes lot by lot, recorded declarations that control the rules and a split market of builder inventory and resales. Buyers pay for that certainty, and a specialist supplies it.

If you are thinking, "I need someone to sell my house in West Port, Florida," McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for West Port, Port Charlotte, Charlotte County and the rest of Southwest Florida. Whether you are selling a home on Powell Valley Drive, a townhome or a vacant lot, our team provides local market guidance, professional listing exposure and a clear plan to help you sell confidently.

The life buyers are buying

West Port buyers are buying a master-planned community of new homes in unincorporated Charlotte County, with a documented drive of about 7 to 8 minutes to US 41 at SR 776, about 21 to 22 minutes to downtown Punta Gorda and about 14 to 15 minutes to North Port City Hall by our routing estimate. Our West Port community guide covers the whole picture, from schools to flood zones, and it is the same record we use to describe your street to buyers.

Where the records live

The Charlotte County Property Appraiser holds the recorded sales and parcel records, the Clerk of the Circuit Court holds the recorded plats and declarations, the West Port and West Port East districts publish their budgets, minutes and bond documents, FEMA publishes its letters, and the associations appear in the state's corporation records. Our own office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, and we work Charlotte County from it. Knowing where every record lives is how we answer a buyer's question in a day instead of a week.

The wider Port Charlotte picture

West Port sits inside the wider Port Charlotte market, and some of your buyers will be comparing it with the city's older neighborhoods. Our guides to selling a home in Port Charlotte, Port Charlotte home values and buying a home in Port Charlotte cover the city side, and our Port Charlotte area guide covers the neighborhoods around it.

If you are buying your next home too

Before any of that, a free West Port home valuation tells you what you are working with. If you are also buying, whether moving within West Port or relocating, see our guide to buying a home in West Port and how we represent buyers in Southwest Florida, or call Marc Comisar at (239) 287-5873.

Downloadable Documents

Every document behind the rules and figures in this West Port seller guide is public, except the recorded declarations, which were not available to us. These are the ones a West Port seller actually uses, each linked to the issuing authority's own copy.

County sales from Charlotte County Property Appraiser public files, analyzed October 2026. Brokered by Domain Realty.

Sources and Authoritative References

Every figure in this West Port seller guide traces to one of the primary sources below, read on October 10, 2026: Charlotte County and its Property Appraiser, the West Port and West Port East community development districts, Charlotte County Public Schools, Florida statutes and agencies, federal agencies, newspapers of record and our own published guides.

Recorded-sale figures are our analysis of the Charlotte County Property Appraiser's public sales and parcel files dated October 4, 2026, qualified sales recorded in the 12 months to September 9, 2026. Builder prices are builder marketing, seen October 10, 2026, and are not recorded prices. No listing portal, brokerage or valuation aggregator was used for any figure.

Charlotte County Property Appraiser public files

1. Charlotte County Property Appraiser public roll and sales files dated October 4, 2026, our analysis: https://www.ccappraiser.com/ (accessed October 10, 2026)

Charlotte County, the Property Appraiser and the Clerk

2. Charlotte County, Murdock Village Community Redevelopment Area: https://www.charlottecountyfl.gov/cra/murdock-village/ (accessed October 10, 2026)
3. Murdock Village Community Redevelopment Plan, Fourth Amendment (July 2021, PDF): https://www.charlottecountyfl.gov/core/fileparse.php/309/urlt/MVCRA-Community-Redevelopment-Plan-Fourth-Amendment-July-2021.pdf (accessed October 10, 2026)
4. Murdock Village CRA two-year budget FY2026 and FY2027 (PDF): https://www.charlottecountyfl.gov/file/309/Murdock-Village-CRA-FY26-FY27.pdf (accessed October 10, 2026)
5. Murdock Village CRA FY2024-25 revenue information (PDF): https://www.charlottecountyfl.gov/file/309/FY24-25-Revenue-Info-MVCRA.pdf (accessed October 10, 2026)
6. Charlotte County GIS, Property Ownership layer 17: https://agis.charlottecountyfl.gov/arcgis/rest/services/Essentials/CCGIS_Web_Layers2022/MapServer/17?f=json (accessed October 10, 2026)
7. Charlotte County GIS, SubDivisions (plats) layer 19: https://agis.charlottecountyfl.gov/arcgis/rest/services/Essentials/CCGIS_Web_Layers2022/MapServer/19?f=json (accessed October 10, 2026)
8. Charlotte County GIS, CCGISLayers map service: https://agis3.charlottecountyfl.gov/arcgis/rest/services/Essentials/CCGISLayers/MapServer (accessed October 10, 2026)
9. Charlotte County petition PD-24-03 (Ordinance 2024-017, West Port PD buffer, PDF): https://data.charlottecountyfl.gov/CCGIS/PDFs/Resolutions/Petitions/PD-24-03.pdf (accessed October 10, 2026)
10. Charlotte County petition PD-25-08 (Ordinance 2025-041, West Port Village townhome standards, PDF): https://data.charlottecountyfl.gov/CCGIS/PDFs/Resolutions/Petitions/PD-25-08.pdf (accessed October 10, 2026)
11. Charlotte County petition PD-25-09 (West Port PD natural buffer, adopted September 9, 2025, PDF): https://data.charlottecountyfl.gov/CCGIS/PDFs/Resolutions/Petitions/PD-25-09.pdf (accessed October 10, 2026)
12. Charlotte County final plat FP-23-04-06, West Port East IA (PDF): https://data.charlottecountyfl.gov/CCGIS/PDFs/Resolutions/Petitions/FP-23-04-06.pdf (accessed October 10, 2026)
13. Charlotte County petition CDD-24-02 (Ordinance 2024-041, West Port East CDD, PDF): https://data.charlottecountyfl.gov/CCGIS/PDFs/Resolutions/Petitions/CDD-24-02.pdf (accessed October 10, 2026)
14. Charlotte County petition CDD-26-01 (Ordinance 2026-015, West Port East CDD expansion, PDF): https://data.charlottecountyfl.gov/CCGIS/PDFs/Resolutions/Petitions/CDD-26-01.pdf (accessed October 10, 2026)
15. Charlotte County Board agenda item 2025-7852, PD-25-11 West Port PD: https://charlottecountyfl.legistar.com/gateway.aspx?m=l&id=/matter.aspx?key=10973 (accessed October 10, 2026)
16. PD-25-11 staff report, December 10, 2025 (entitlements and plat approvals, PDF): https://charlottecountyfl.legistar1.com/charlottecountyfl/attachments/61cbdf0d-813d-4645-8513-f2d58dda437e.pdf (accessed October 10, 2026)
17. Charlotte County Board agenda item 2026-8239, PD-26-02 West Port Village: https://charlottecountyfl.legistar.com/gateway.aspx?m=l&id=/matter.aspx?key=11360 (accessed October 10, 2026)
18. PD-26-02 staff report (West Port Village, Ordinances 2020-008 and 2025-007, PDF): https://charlottecountyfl.legistar1.com/charlottecountyfl/attachments/28ff1e21-777e-4496-9d19-670e01b7203b.pdf (accessed October 10, 2026)
19. Charlotte County Board agenda item 2026-8147, DRC-25-200 West Port Village site plan: https://charlottecountyfl.legistar.com/gateway.aspx?m=l&id=/matter.aspx?key=11268 (accessed October 10, 2026)
20. DRC-25-200 staff report (PDF): https://charlottecountyfl.legistar1.com/charlottecountyfl/attachments/865c4dec-d493-4313-9794-0c0eaee44b8e.pdf (accessed October 10, 2026)
21. Charlotte County Board agenda item 2026-8237, CDD-26-01: https://charlottecountyfl.legistar.com/gateway.aspx?m=l&id=/matter.aspx?key=11358 (accessed October 10, 2026)
22. CDD-26-01 county memo, April 30, 2026 (PDF): https://charlottecountyfl.legistar1.com/charlottecountyfl/attachments/2ec18439-748b-4601-b7e4-85e4c14b3fb9.pdf (accessed October 10, 2026)
23. Charlotte County Board agenda item 2025-7121, West Port Marketplace: https://charlottecountyfl.legistar.com/gateway.aspx?m=l&id=/matter.aspx?key=10242 (accessed October 10, 2026)
24. DRC-24-221 West Port Marketplace site plan staff report (PDF): https://charlottecountyfl.legistar1.com/charlottecountyfl/attachments/7ee55658-f97c-49e7-a697-d7a50e5e0e87.pdf (accessed October 10, 2026)
25. Charlotte County Board agenda item 2025-7395, Seventh Amendment and Master Developer's Agreement: https://charlottecountyfl.legistar.com/gateway.aspx?m=l&id=/matter.aspx?key=10516 (accessed October 10, 2026)
26. Seventh Amendment to the Murdock Village purchase agreement, September 23, 2025 (PDF): https://charlottecountyfl.legistar1.com/charlottecountyfl/attachments/127024c7-7919-4db4-9351-689987214af7.pdf (accessed October 10, 2026)
27. Charlotte County Board agenda item 2024-6050, West Port East Development Agreement: https://charlottecountyfl.legistar.com/gateway.aspx?m=l&id=/matter.aspx?key=9168 (accessed October 10, 2026)
28. Charlotte County Board agenda item 2024-6367, Kolter purchase from the CRA: https://charlottecountyfl.legistar.com/gateway.aspx?m=l&id=/matter.aspx?key=9488 (accessed October 10, 2026)
29. Charlotte County Board agenda item 2025-7346, FY2025 capital budget (West Port Water Reclamation Facility): https://charlottecountyfl.legistar.com/gateway.aspx?m=l&id=/matter.aspx?key=10467 (accessed October 10, 2026)
30. FY2025 Capital Improvements Budget attachment (PDF): https://charlottecountyfl.legistar1.com/charlottecountyfl/attachments/d03b08ac-e3b0-4e13-823e-c1c9c7e6859e.pdf (accessed October 10, 2026)
31. Charlotte County Board agenda item 2025-7426, West Port CDD and KL Westport Expansion interlocal agreement: https://charlottecountyfl.legistar.com/gateway.aspx?m=l&id=/matter.aspx?key=10547 (accessed October 10, 2026)
32. Charlotte County Board agenda item 2026-8120, off-site utility agreement, West Port East major roads: https://charlottecountyfl.legistar.com/gateway.aspx?m=l&id=/matter.aspx?key=11241 (accessed October 10, 2026)
33. Charlotte County Board agenda item 2026-8150, off-site utility agreement, West Port Village: https://charlottecountyfl.legistar.com/gateway.aspx?m=l&id=/matter.aspx?key=11271 (accessed October 10, 2026)
34. Charlotte County Board agenda item 2026-8416, BRR-26-07 West Port East IA: https://charlottecountyfl.legistar.com/gateway.aspx?m=l&id=/matter.aspx?key=11537 (accessed October 10, 2026)
35. Charlotte County Board agenda item 2025-7599, PD-25-08: https://charlottecountyfl.legistar.com/gateway.aspx?m=l&id=/matter.aspx?key=10720 (accessed October 10, 2026)
36. Charlotte County Planning and Zoning Board agenda, February 10, 2025: https://charlotte.granicus.com/AgendaViewer.php?view_id=22&clip_id=6045 (accessed October 10, 2026)
37. Charlotte County monthly major projects report 2025 (PDF): https://www.charlottecountyfl.gov/file/363/major-projects-all-2025.pdf (accessed October 10, 2026)
38. Charlotte County Clerk, plat and condominium search: https://recording.charlotteclerk.com/Search/PlatsCondos (accessed October 10, 2026)

Charlotte County parks, recreation and emergency management

39. Charlotte County, Centennial Park: https://www.charlottecountyfl.gov/departments/community-services/parks/all-parks/centennial-park.stml (accessed October 10, 2026)
40. Charlotte County, Centennial Park Recreation Center: https://www.charlottecountyfl.gov/departments/community-services/recreation-pools/recreation-centers/centennial-park-recreation-center.stml (accessed October 10, 2026)
41. Charlotte County, Centennial Park Pool: https://www.charlottecountyfl.gov/departments/community-services/recreation-pools/pools/centennial-park-pool.stml (accessed October 10, 2026)
42. Charlotte County Parks and Recreation facility hours (PDF): https://www.charlottecountyfl.gov/core/fileparse.php/920/urlt/park-hours.pdf (accessed October 10, 2026)
43. Charlotte County, Charlotte Sports Park: https://www.charlottecountyfl.gov/departments/community-services/recreation-pools/charlotte-sports-park.stml (accessed October 10, 2026)
44. Charlotte County, Tippecanoe Environmental Park: https://www.charlottecountyfl.gov/departments/community-services/parks/all-parks/tippecanoe-environmental-park.stml (accessed October 10, 2026)
45. Charlotte County, El Jobean Boat Ramp: https://www.charlottecountyfl.gov/departments/community-services/parks/all-parks/el-jobean-boat-ramp.stml (accessed October 10, 2026)
46. Charlotte County, El Jobean Fishing Pier: https://www.charlottecountyfl.gov/departments/community-services/parks/all-parks/el-jobean-fishing-pier.stml (accessed October 10, 2026)
47. Charlotte County, Port Charlotte Beach Park: https://www.charlottecountyfl.gov/departments/community-services/parks/all-parks/port-charlotte-beach-park.stml (accessed October 10, 2026)
48. Charlotte County, Centennial Fishing Pier (Placida): https://www.charlottecountyfl.gov/departments/community-services/parks/all-parks/centennial-fishing-pier.stml (accessed October 10, 2026)
49. Charlotte County, fishing and fishing piers: https://www.charlottecountyfl.gov/departments/community-services/parks/amenities/fishing.stml (accessed October 10, 2026)
50. Charlotte County Community Services news: https://www.charlottecountyfl.gov/departments/community-services/ (accessed October 10, 2026)
51. Charlotte County Emergency Management, Know Your Zone: https://www.charlottecountyfl.gov/departments/emergency-management/know-your-zone.stml (accessed October 10, 2026)
52. Charlotte County Emergency Management, flood protection: https://www.charlottecountyfl.gov/departments/emergency-management/flood/flood-protection.stml (accessed October 10, 2026)
53. Charlotte County evacuation route map (PDF): https://www.charlottecountyfl.gov/file/476/evacuation_routes_charlotte.pdf (accessed October 10, 2026)
54. Charlotte County Hurricane Ian Long-Term Recovery Plan (PDF): https://www.charlottecountyfl.gov/file/476/long-term-recovery-plan.pdf (accessed October 10, 2026)
55. Charlotte County Utilities, Hurricane Ian after-action report (agenda May 16, 2023, PDF): https://data.charlottecountyfl.gov/agenda/20230516CCU/5.pdf (accessed October 10, 2026)

West Port community development districts, tax and association records

56. West Port Community Development District, About: https://westportcdd.net/about (accessed October 10, 2026)
57. West Port CDD, meetings and documents: https://westportcdd.net/documents (accessed October 10, 2026)
58. West Port CDD adopted budget FY2027 (PDF): https://westportcdd.net/_assets/documents/fy-2027/2027-WPCDD-budget.pdf (accessed October 10, 2026)
59. West Port CDD adopted budget FY2026 (PDF): https://westportcdd.net/_assets/documents/fy-2026/2026-WPCDD-budget.pdf (accessed October 10, 2026)
60. Charlotte County Ordinance 2019-023 creating the West Port CDD (district-hosted PDF): https://westportcdd.net/_assets/documents/general/WPCDD-ordinance-2019-023.pdf (accessed October 10, 2026)
61. West Port CDD minutes, August 12, 2025 (PDF): https://westportcdd.net/_assets/documents/fy-2025/2025-08-12-WPCDD-minutes.pdf (accessed October 10, 2026)
62. West Port CDD minutes, March 13, 2026 (PDF): https://westportcdd.net/_assets/documents/fy-2026/2026-03-13-WPCDD-minutes.pdf (accessed October 10, 2026)
63. West Port CDD records page: https://westportcdd.net/rri (accessed October 10, 2026)
64. West Port East Community Development District, home: https://westporteastcdd.net/ (accessed October 10, 2026)
65. West Port East CDD, About: https://westporteastcdd.net/about (accessed October 10, 2026)
66. West Port East CDD, documents: https://westporteastcdd.net/documents (accessed October 10, 2026)
67. West Port East CDD adopted budget FY2027 (PDF): https://westporteastcdd.net/_assets/documents/fy-2027/2027-WPECDD-budget.pdf (accessed October 10, 2026)
68. Florida Auditor General, West Port CDD FY2025 audit (PDF): https://flauditor.gov/pages/specialdistricts_efile%20rpts/2025%20west%20port%20community%20development%20district.pdf (accessed October 10, 2026)
69. Florida Auditor General, West Port East CDD FY2025 audit (PDF): https://flauditor.gov/pages/specialdistricts_efile%20rpts/2025%20west%20port%20east%20community%20development%20district.pdf (accessed October 10, 2026)
70. West Port CDD Series 2024 preliminary limited offering memorandum with engineer's report (PDF): https://fmsbonds-wpoffload.s3.amazonaws.com/PROD/wp-content/uploads/2024/05/23115359/FLWestPort01a-POS-1.pdf (accessed October 10, 2026)
71. Florida Department of Revenue, 2025 Charlotte taxing authority code descriptions (PDF): https://floridarevenue.com/property/dataportal/Documents/PTO%20Data%20Portal/TACD%20History/2025%20Taxing%20Authority%20Code%20Descriptions/2025%20Charlotte%20TACD.pdf (accessed October 10, 2026)
72. Charlotte County Tax Collector, 2025 bill for one Hammocks home (cited as text, one household's bill, not linked)
73. Sunbiz, West Port Community Association, Inc. (N20000010342): https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=WESTPORTCOMMUNITYASSOCIATION%20N200000103420&aggregateId=domnp-n20000010342-ce23cfb7-c22a-4b55-a095-c298c8facf18 (accessed October 10, 2026)
74. Sunbiz, Cove at West Port Community Association, Inc. (N20000010345): https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=COVEATWESTPORTCOMMUNITYASSOCIA%20N200000103450&aggregateId=domnp-n20000010345-8bd9293a-e23c-4633-a7e4-cea6f70efa39 (accessed October 10, 2026)
75. Sunbiz, Driftwood Bay Homeowners Association, Inc. (N24000009093): https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=DRIFTWOODBAYHOMEOWNERSASSOCIAT%20N240000090930&aggregateId=domnp-n24000009093-c09f5923-3f89-4e0a-8df3-cac57bf3d0ee (accessed October 10, 2026)
76. West Port Community Association, community info (master association site): https://www.mywestportcommunity.com/about/ (accessed October 10, 2026)

Flood, wind, storms and insurance

77. FEMA National Flood Hazard Layer map service: https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer?f=json (accessed October 10, 2026)
78. FEMA Letter of Map Change 23-04-3181A (LOMR-F, Cove Phases 1A-1, 1B, 2 and 3, June 9, 2023, PDF): https://msc.fema.gov/portal/downloadProduct?productID=23-04-3181A-120061 (accessed October 10, 2026)
79. FEMA Letter of Map Change 24-04-6967A (LOMR-F, Cove Phase 4, November 19, 2024, PDF): https://msc.fema.gov/portal/downloadProduct?productID=24-04-6967A-120061 (accessed October 10, 2026)
80. FEMA Letter of Map Change 23-04-3402A (LOMR-F, Hammocks Phases III and IV, May 11, 2023, PDF): https://msc.fema.gov/portal/downloadProduct?productID=23-04-3402A-120061 (accessed October 10, 2026)
81. FEMA Letter of Map Change 23-04-3431A (LOMR-F, Palms at West Port, April 18, 2023, PDF): https://msc.fema.gov/portal/downloadProduct?productID=23-04-3431A-120061 (accessed October 10, 2026)
82. FEMA Letter of Map Change 23-04-3429A (LOMR-F, Isles Phase 1, May 3, 2023, PDF): https://msc.fema.gov/portal/downloadProduct?productID=23-04-3429A-120061 (accessed October 10, 2026)
83. FEMA Letter of Map Change 23-04-3393A (LOMR-F, Landings Phase 2, May 2, 2023, PDF): https://msc.fema.gov/portal/downloadProduct?productID=23-04-3393A-120061 (accessed October 10, 2026)
84. FEMA Letter of Map Change 23-04-4120A (LOMR-F denial, one Landings lot, May 5, 2023, PDF): https://msc.fema.gov/portal/downloadProduct?productID=23-04-4120A-120061 (accessed October 10, 2026)
85. FEMA Letter of Map Change 23-04-4388A (LOMR-F, the same Landings lot removed, July 11, 2023, PDF): https://msc.fema.gov/portal/downloadProduct?productID=23-04-4388A-120061 (accessed October 10, 2026)
86. FEMA Letter of Map Change 26-04-0376A (LOMR-F, West Port East IB, December 22, 2025, PDF): https://msc.fema.gov/portal/downloadProduct?productID=26-04-0376A-120061 (accessed October 10, 2026)
87. UF GeoPlan Center for the Florida Building Commission, 2023 wind speed final report (PDF): https://adhoc.geoplan.ufl.edu/downloads/kate/windspeed_2023/final/Final_Report_Wind_Speed_UF_20230628.pdf (accessed October 10, 2026)
88. UF GeoPlan, 2023 wind speed map downloads: https://adhoc.geoplan.ufl.edu/downloads/kate/windspeed_2023/final/ (accessed October 10, 2026)
89. Florida Division of Emergency Management, additional elevation freeboard paper (2018): https://www.floridadisaster.org/contentassets/0361499e92914224a26dbdda2586b711/additional-elevation-freeboard_042818.docx (accessed October 10, 2026)
90. National Hurricane Center, Tropical Cyclone Report, Hurricane Ian (PDF): https://www.nhc.noaa.gov/data/tcr/AL092022_Ian.pdf (accessed October 10, 2026)
91. National Hurricane Center, Tropical Cyclone Report, Hurricane Helene (PDF): https://www.nhc.noaa.gov/data/tcr/AL092024_Helene.pdf (accessed October 10, 2026)
92. National Hurricane Center, Tropical Cyclone Report, Hurricane Milton (PDF): https://www.nhc.noaa.gov/data/tcr/AL142024_Milton.pdf (accessed October 10, 2026)
93. Citizens Property Insurance, flood: https://www.citizensfla.com/flood (accessed October 10, 2026)
94. Citizens Property Insurance, new flood requirements begin January 1: https://www.citizensfla.com/-/new-flood-requirements-begin-january-1 (accessed October 10, 2026)
95. Citizens Property Insurance, discounts: https://www.citizensfla.com/discounts (accessed October 10, 2026)
96. WINK News, Charlotte County keeps its 25 percent FEMA CRS discount (2025-09-09): https://www.winknews.com/news/charlotte/charlotte-county-maintains-25-fema-crs-flood-insurance-discount/article_cbfcebb1-ac6a-466b-bb09-34e27317f764.html (accessed October 10, 2026)

Schools, hospitals and drive times

97. Charlotte County Public Schools, Boundary Locator: https://resources.yourcharlotteschools.net/BoundaryLocator (accessed October 10, 2026)
98. Charlotte County Public Schools, Boundary Locator page: https://www.yourcharlotteschools.net/73177_3 (accessed October 10, 2026)
99. Charlotte County Public Schools, school boundaries: https://www.yourcharlotteschools.net/107365_2 (accessed October 10, 2026)
100. Florida Department of Education, school grades 2026: https://www.fldoe.org/accountability/accountability-reporting/school-grades/ (accessed October 10, 2026)
101. Florida Department of Education, 2025-26 school grades workbook (XLSX): https://www.fldoe.org/file/18534/SchoolGrades26.xlsx (accessed October 10, 2026)
102. Charlotte County Public Schools, A district rating release (July 1, 2026): https://www.yourcharlotteschools.net/index.php?pageID=smartSiteFeed&psqFeed=true&articleID=82838337 (accessed October 10, 2026)
103. Charlotte County Public Schools, Code of Student Conduct: https://www.yourcharlotteschools.net/codeofstudentconduct (accessed October 10, 2026)
104. Charlotte County Public Schools, Code of Student Conduct 2026-27 (PDF): https://files.smartsites.parentsquare.com/6026/cosc_26-27_final_clean.pdf (accessed October 10, 2026)
105. Florida Department of Education, Know Your Schools map: https://edudata.fldoe.org/ReportCards/Mapping.html (accessed October 10, 2026)
106. HCA Florida Tamiami Trail Emergency: https://www.hcafloridahealthcare.com/locations/tamiami-trail-emergency (accessed October 10, 2026)
107. HCA Florida Fawcett Hospital: https://www.hcafloridahealthcare.com/locations/fawcett-hospital (accessed October 10, 2026)
108. Florida AHCA, hospital-based off-campus emergency departments (PDF, list dated April 6, 2026): https://ahca.myflorida.com/content/download/28666/file/Hospital-Based%20Off-Campus%20Emergency%20Departments.pdf (accessed October 10, 2026)
109. Charlotte County Economic Development, healthcare: https://cleared4takeoff.com/data/healthcare/ (accessed October 10, 2026)
110. OSRM open routing engine (drive-time method): https://router.project-osrm.org/route/v1/driving/-82.186154,27.010875;-82.182896,27.018444?overview=false (accessed October 10, 2026)

Press, state and regional sources

111. Gulfshore Business, West Port expansion to add 423 new homes and Publix store (2026-08-03): https://www.gulfshorebusiness.com/development/west-port-expansion-to-add-423-new-homes-and-publix-store/article_c3c63c14-5a31-4e25-963c-cc98af1099cf.html (accessed October 10, 2026)
112. Gulfshore Business, county accepts developer's bid to buy 186 acres (2024-01-24): https://www.gulfshorebusiness.com/construction-development/charlotte-county-accepts-developer-s-bid-to-buy-186-acres-in-port-charlotte-area/article_fc4ccbca-f284-5d82-8286-64035cc36828.html (accessed October 10, 2026)
113. Gulfshore Business, developer seeks zoning changes for townhomes (2025): https://www.gulfshorebusiness.com/charlotte/developer-seeks-zoning-changes-townhomes-port-charlotte/article_5fdbe698-450a-451f-8032-3156852c19f3.html (accessed October 10, 2026)
114. Charlotte Sun, developer offers $10M for last piece of Murdock Village (2021): https://www.yoursun.com/charlotte/news/developer-offers-10m-for-last-piece-of-murdock-village/article_97459aa2-a2c9-11eb-8020-1f4a6b9086a0.html (accessed October 10, 2026)
115. Charlotte Sun, Murdock Village all sold off (2026): https://www.yoursun.com/charlotte/news/murdock-village-all-sold-off/article_25302767-915f-4172-8613-aaa9373cf04c.html (accessed October 10, 2026)
116. Charlotte Sun, what's next for Bobcat Trail (2023-01-14): https://www.yoursun.com/whats-next-for-bobcat-trail/article_5354d0b8-94fa-11ed-a086-47d70af869bd.html (accessed October 10, 2026)
117. Charlotte Sun, West Port East expansion on track for closing (2024): https://www.yoursun.com/charlotte/news/west-port-east-expansion-on-track-for-closing/article_8fc97706-1217-11ef-a0db-6ff116d03fe5.html (accessed October 10, 2026)
118. Florida Redevelopment Association, Charlotte County approves Murdock Village (November 2016): https://redevelopment.net/2016/11/charlotte-county-approves-murdock-village/ (accessed October 10, 2026)
119. Charlotte County-Punta Gorda MPO, 2025 list of project priorities (PDF): https://ccpgmpo.gov/wp-content/uploads/2025/TIP/2025%20List%20of%20Project%20Priorities%20May%2030%2C%202025.pdf (accessed October 10, 2026)
120. FWC Boating and Angling Guide to Charlotte Harbor, marinas: https://gis.myfwc.com/boating_guides/charlotte_harbor/pages/marinas.html (accessed October 10, 2026)
121. Riverwood Golf Club: https://www.riverwoodgc.com/ (accessed October 10, 2026)
122. Kings Gate Golf Club: https://www.kingsgategolfclub.com/ (accessed October 10, 2026)
123. Deep Creek Golf Club: https://deepcreekgc.com/ (accessed October 10, 2026)
124. Port Charlotte Town Center: https://portcharlottetowncenter.com (accessed October 10, 2026)
125. Charlotte County Fair: https://www.thecharlottecountyfair.com (accessed October 10, 2026)
126. MLB, Tampa Bay Rays spring training: https://www.mlb.com/rays/spring-training (accessed October 10, 2026)
127. MLB, Charlotte Sports Park ballpark: https://www.mlb.com/rays/spring-training/ballpark (accessed October 10, 2026)
128. Florida DBPR, District 7 food service licence extract (CSV): https://www2.myfloridalicense.com/sto/file_download/extracts/hrfood7.csv (accessed October 10, 2026)
129. Pure Florida, Charlotte County visitor bureau: https://www.pureflorida.com (accessed October 10, 2026)

Developer, builder and operator pages (builder marketing, cited by name and date seen October 10, 2026, not linked)

130. West Port developer site, home
131. West Port developer site, About
132. West Port developer site, Villages and builders
133. West Port developer site, Amenities
134. West Port developer site, Cove amenity center
135. West Port developer site, D.R. Horton Cove gated village
136. West Port developer site, D.R. Horton Driftwood Bay village
137. West Port developer site, Location
138. West Port developer site, Points of interest
139. West Port developer site, Homes and builders
140. West Port developer site, Available homes
141. Kolter, West Port portfolio page (modified 2026-09-09)
142. Business Observer reprint on Kolter's site, January 17, 2020
143. D.R. Horton, Port Charlotte communities index (builder marketing, cite, never link)
144. D.R. Horton, Cove at West Port (Tradition) (builder marketing, cite, never link)
145. D.R. Horton, Cove at West Port (Express) (builder marketing, cite, never link)
146. D.R. Horton, Driftwood Bay (builder marketing, cite, never link)
147. Taylor Morrison, Cove at West Port (builder marketing, cite, never link)
148. Springs at West Port, operator page

Comparison communities (our pages)

149. McGreevy and Comisar, Willow, Punta Gorda: https://mcgreevyandcomisar.com/neighborhoods/willow-punta-gorda (accessed October 10, 2026)
150. McGreevy and Comisar, South Gulf Cove: https://mcgreevyandcomisar.com/neighborhoods/south-gulf-cove (accessed October 10, 2026)

Florida statutes, rules and seller duties

151. Florida Statutes 201.02, documentary stamp tax on deeds, Florida Senate: https://www.flsenate.gov/Laws/Statutes/2026/201.02 (accessed October 10, 2026)
152. Florida Department of Revenue, documentary stamp tax: https://floridarevenue.com/taxes/taxesfees/Pages/doc_stamp.aspx (accessed October 10, 2026)
153. Rule 69O-186.003, title insurance rates, Florida Administrative Code: https://flrules.org/gateway/ruleNo.asp?id=69O-186.003 (accessed October 10, 2026)
154. Florida Statutes 720.401, homeowners' association disclosure summary, Florida Senate: https://www.flsenate.gov/Laws/Statutes/2024/720.401 (accessed October 10, 2026)
155. Florida Statutes 720.30851, homeowners' association estoppel certificates, Florida Senate: https://www.flsenate.gov/Laws/Statutes/2026/720.30851 (accessed October 10, 2026)
156. Estoppel certificate fee schedule, Florida Department of Business and Professional Regulation: https://www2.myfloridalicense.com/lsc/documents/ESTOPPEL_CERTIFICATE_FEES.pdf (accessed October 10, 2026)
157. Florida Statutes 689.302, flood disclosure, Florida Senate: https://www.flsenate.gov/Laws/Statutes/2026/689.302 (accessed October 10, 2026)
158. Florida Statutes 689.261, property tax disclosure summary, Florida Legislature: https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0600-0699/0689/Sections/0689.261.html (accessed October 10, 2026)
159. Florida Statutes 553.79, building permits, Florida Senate: https://www.flsenate.gov/Laws/Statutes/2026/553.79 (accessed October 10, 2026)
160. Florida Statutes 28.24, recording fees, Florida Legislature: https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0000-0099/0028/Sections/0028.24.html (accessed October 10, 2026)
161. Florida Statutes 193.155, homestead assessment and portability, Florida Senate: https://www.flsenate.gov/Laws/Statutes/2026/193.155 (accessed October 10, 2026)
162. Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), Florida Supreme Court opinion: https://law.justia.com/cases/florida/supreme-court/1985/65330-0.html (accessed October 10, 2026)
163. Publication 523, selling your home, Internal Revenue Service: https://www.irs.gov/publications/p523 (accessed October 10, 2026)
164. What the NAR settlement means for home buyers and sellers, National Association of Realtors: https://www.nar.realtor/the-facts/what-the-nar-settlement-means-for-home-buyers-and-sellers (accessed October 10, 2026)
165. Permit look-up, Charlotte County Community Development: https://aca-prod.accela.com/bocc/Default.aspx (accessed October 10, 2026)

Your Local Real Estate Experts

McGreevy and Comisar are the Southwest Florida listing team West Port sellers call when a home has to be priced on the record and sold without surprises. Jesse McGreevy and Marc Comisar personally handle every listing from pricing to closing, with over 45 years of combined direct experience, and they have been Top 1% Real Estate Agents Nationally Since 2008.

• 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

#5 real estate team in Florida (RealTrends 2026). For this seller guide we tracked all 180 recorded sales in West Port over the latest 12 months and read the Charlotte County Property Appraiser's recorded sales and parcel roll, the two districts' budgets and bond documents and the state's corporation records, so the figures here come from public records rather than estimates.

• 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.

Meet Jesse McGreevy, who leads the team's listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation, or read more about McGreevy and Comisar. Buying in West Port or anywhere in Southwest Florida? See how we represent buyers or call Marc at (239) 287-5873.

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.

Ready to sell? Call Jesse direct at (239) 898-6072, or start with a free West Port home valuation. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.

Updated October 2026. This seller guide is general information about selling a home in West Port, not an appraisal and not legal, tax or insurance advice. Market figures change monthly and statutory figures change annually. Brokered by Domain Realty.