Local Information for Investors

1.Location, Location, Location.

     In waterfront lots with Gulf of Mexico access, the first location priority is whether the lot has to go under a fixed bridge to get out to the Gulf of Mexico. On the MLS system, this is "no fixed bridge to ICW" or "Sailboat". The ICW is the intercoastal waterway. Most of the lots with fixed bridge access to the ICW have bridges with 10 foot clearances although some only have to clear the 26 foot high Myakka River bridge.

    The second location priority is how far the lot is from open water. Many lots are several miles from open water on the extensive canal systems. Obviously the lots with quick access have higher pricing.  

    The third location priority is the zone where the lot is located. The main zones are Punta Gorda Isles (P-113 on real estate maps), Burnt Store Isles(P-115), Port Charlotte (P-101 and P-103), South Gulf Cove (E-86 and E-89), Englewood, Grove City ( E-56 ),  the barrier islands of Boca Grande (E-24 ), Manasota Key (E-11 and E-12 ), the zone around Venice(V-81,82,51) and Nokomis(V-41,42). The barrier islands are usually the most pricey and section P-103 in Port Charlotte usually has the least expensive lots. 

2. Water and Sewer.

     There are some waterfront lots without central water or sewer. In Punta Gorda Isles, Burnt Store Isles and South Gulf Cove, all lots have water and sewer. If the lot doesn't have central water & sewer, the normal solution is to put in a well and septic tank.

3. Scrub Jays.

     Scrub jays are small birds that have been declared an endangered species. There are zones of both Charlotte and Sarasota Counties that have been declared scrub jay habitat zones. It is currently very expensive and time consuming to get building permits in "red" and "yellow" scrub jay zones and as a result, the prices of scrub jay lots are substantially lower than non-scrub jay lots.

     In order to get a building permit in a scrub jay zone, you have to submit a mitigation planto both the federal and state government then  pay a fee ( usually twice the appraised value of the lot ) to the federal government so they can set aside land. There are specialized environmental consultants that manage this process for landowners. 

    Charlotte County is developing a plan for a scrub jay reserve that will eliminate this as an issue.