Port Charlotte vs Rotonda West (White Marsh)
Two Charlotte communities, compared on the numbers that decide it — price, pace, and supply — from live MLS data as of 2026-10-02.
| Metric | Port Charlotte | Rotonda West (White Marsh) |
|---|---|---|
| Median sale price | $323K | $458K |
| Price per sq ft | $199 | $210 |
| Avg days on market | 101 days | 63 days |
| Months of supply | 2.9 mo | 2.3 mo |
| Market | Balanced Market | Balanced Market |
| 1-year price change | False | False |
| Recent closings | 41 | 52 |
The verdict
Rotonda West (White Marsh) carries the higher median price — about 42% above Port Charlotte. Homes in Rotonda West (White Marsh) sell faster (63 days on market vs 101). Rotonda West (White Marsh) is the tighter market on inventory (2.3 months of supply).
Where each one is
| Port Charlotte | Rotonda West (White Marsh) | |
|---|---|---|
| County | Sarasota County, FL | Charlotte County, FL |
| City / area | North Port | Rotonda West |
| ZIP | 34286, 34287 | 33847, 33947 |
| FEMA flood zones (sampled parcels) | all 14 sampled homes outside a flood zone | 88% of 17 homes outside a flood zone (Zone X) |
Distances are straight-line; driving distance is usually 15 to 30 percent more. Flood-zone shares come from FEMA flood maps matched to sampled parcels; always check the exact address before you close.
What is for sale today
| Port Charlotte | Rotonda West (White Marsh) | |
|---|---|---|
| Homes for sale now | 10 | 10 |
| Under contract | 3 | 3 |
| Asking prices today | $275K to $419K | $475K to $799K |
| Listed in the last 7 days | 4 | 3 |
| Property types listed | Single Family Residence | Single Family Residence |
Live MLS counts, refreshed with every listing pull. Browse them: Port Charlotte homes for sale · Rotonda West (White Marsh) homes for sale.
The homes themselves
| Port Charlotte | Rotonda West (White Marsh) | |
|---|---|---|
| Homes (parcels) | 988 | 1,944 |
| Built | 1972–2024 (median 2003) | 1971–2024 (median 2004) |
| Typical living area | 1,761 sq ft | 2,050 sq ft |
| Homesteaded (owner-occupied) share | 64% | 41% |
| Vacant lots | 54 | 824 |
Housing-stock figures from the Florida Department of Revenue 2025 assessment roll (public records).
Price history, year by year
| Year | Port Charlotte median | Rotonda West (White Marsh) median |
|---|---|---|
| 2015 | $153K (21 sales) | $250K (23 sales) |
| 2016 | $165K (27 sales) | $277K (30 sales) |
| 2017 | $178K (30 sales) | $285K (29 sales) |
| 2018 | $167K (5 sales) | $360K (4 sales) |
| 2019 | $224K (9 sales) | $327K (4 sales) |
| 2021 | $230K (5 sales) | $481K (5 sales) |
| 2022 | $350K (49 sales) | $483K (19 sales) |
| 2023 | $390K (11 sales) | $538K (12 sales) |
| 2024 | $355K (49 sales) | $522K (34 sales) |
| 2025 | $325K (38 sales) | $458K (28 sales) |
| 2026 | $320K (28 sales) | $448K (42 sales) |
Since 2015, Port Charlotte's median sale price is +109% and Rotonda West (White Marsh)'s is +79% — Port Charlotte has appreciated faster over that stretch.
How each one trades
| Port Charlotte | Rotonda West (White Marsh) | |
|---|---|---|
| Sale-to-original-list | 93.8% | 94.6% |
| New-construction share of sales | 25% | 5% |
| Typical sold home | 1,540 sq ft | 2,105 sq ft |
| Momentum market-heat score | 25 (cold) | 61 (hot) |
Last 12 months of recorded closings; sale-to-original-list is the share of the first asking price sellers actually got.
Schools the listings are zoned for
| Port Charlotte | Rotonda West (White Marsh) | |
|---|---|---|
| Elementary | Cranberry Elementary | Vineland Elementary |
| Middle | Heron Creek Middle | L.A. Ainger Middle |
| High school | North Port High | Lemon Bay High |
The school most often recorded on each community's MLS listings. Always confirm a specific address with the district.
Which one fits
On budget alone, Port Charlotte is the lower entry point (median $323K vs $458K). Buyers who want newer construction (fewer near-term roof, HVAC and re-plumb items, and easier insurance quotes in Florida) will find it in Rotonda West (White Marsh); Port Charlotte trades that for a more established street and, typically, larger lots. Sellers get a faster sale in Rotonda West (White Marsh) (63 days on market on average); buyers get more negotiating room where homes sit longer.
Neither number set decides it: drive both on a weekday evening, check the HOA documents and the flood zone for the exact street, and price the insurance before you write an offer. A Momentum agent who works both communities can pull the comparable sales for any two specific homes.
Questions people ask
Is Rotonda West (White Marsh) more expensive than Port Charlotte?
Yes, on recent sales: the median sale price in Rotonda West (White Marsh) is $458,000 versus $323,000 in Port Charlotte, about 42% higher.
Are Port Charlotte and Rotonda West (White Marsh) in the same county?
No. Port Charlotte is in Sarasota County and Rotonda West (White Marsh) is in Charlotte County; property-tax rates, school districts and permitting differ between the two.
Which has newer homes, Port Charlotte or Rotonda West (White Marsh)?
Rotonda West (White Marsh): its homes were built 1971–2024 with a median year of 2004, versus a median of 2003 in Port Charlotte (Florida DOR assessment roll).
Which has bigger homes?
Rotonda West (White Marsh). The typical home there is 2,050 sq ft of living area, versus 1,761 sq ft in Port Charlotte.
Which has appreciated more, Port Charlotte or Rotonda West (White Marsh)?
From 2015 to 2026 the median sale price rose 109% in Port Charlotte and 79% in Rotonda West (White Marsh) (recorded MLS closings by calendar year).
Where do sellers get closer to asking price?
Rotonda West (White Marsh) — sellers there received 94.6% of the original list price over the last 12 months versus 93.8% in Port Charlotte.
What high schools serve Port Charlotte and Rotonda West (White Marsh)?
Listings in Port Charlotte most often report North Port High; listings in Rotonda West (White Marsh) report Lemon Bay High. Zoning is set by the district and can change - verify by address.
Go deeper on each: Port Charlotte homes, photos & schools · Rotonda West (White Marsh) homes, photos & schools
Figures are aggregates from realMLS / DBAAR, updated regularly. Thinking about either? Talk to Momentum Realty.