Port Charlotte vs Tropical Gulf Acres
Two Charlotte communities, compared on the numbers that decide it — price, pace, and supply — from live MLS data as of 2026-09-24.
| Metric | Port Charlotte | Tropical Gulf Acres |
|---|---|---|
| Median sale price | $332K | $297K |
| Price per sq ft | $210 | $220 |
| Avg days on market | 111 days | 92 days |
| Months of supply | 2.5 mo | 8.0 mo |
| Market | Seller's Market | Buyer-Leaning Market |
| 1-year price change | False | False |
| Recent closings | 39 | 30 |
The verdict
Port Charlotte carries the higher median price — about 12% above Tropical Gulf Acres. Homes in Tropical Gulf Acres sell faster (92 days on market vs 111). Port Charlotte is the tighter market on inventory (2.5 months of supply).
Where each one is
| Port Charlotte | Tropical Gulf Acres | |
|---|---|---|
| County | Sarasota County, FL | Charlotte County, FL |
| City / area | North Port | Punta Gorda |
| ZIP | 34286, 34287 | 33955, 34434 |
| FEMA flood zones (sampled parcels) | all 14 sampled homes outside a flood zone | not enough parcels sampled |
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 | Tropical Gulf Acres | |
|---|---|---|
| Homes for sale now | 8 | 20 |
| Under contract | 5 | 3 |
| Asking prices today | $275K to $384K | $120K to $540K |
| Listed in the last 7 days | 3 | 7 |
| Property types listed | Single Family Residence | Single Family Residence |
Live MLS counts, refreshed with every listing pull. Browse them: Port Charlotte homes for sale · Tropical Gulf Acres homes for sale.
The homes themselves
| Port Charlotte | Tropical Gulf Acres | |
|---|---|---|
| Homes (parcels) | 988 | 483 |
| Built | 1972–2024 (median 2003) | 1955–2024 (median 1999) |
| Typical living area | 1,761 sq ft | 1,429 sq ft |
| Homesteaded (owner-occupied) share | 64% | 10% |
| Vacant lots | 54 | 2641 |
Housing-stock figures from the Florida Department of Revenue 2025 assessment roll (public records).
Price history, year by year
| Year | Port Charlotte median | Tropical Gulf Acres median |
|---|---|---|
| 2015 | $153K (21 sales) | $96K (3 sales) |
| 2016 | $165K (27 sales) | $98K (19 sales) |
| 2017 | $178K (30 sales) | $196K (12 sales) |
| 2018 | $167K (5 sales) | $155K (3 sales) |
| 2019 | $224K (9 sales) | $99K (4 sales) |
| 2021 | $230K (5 sales) | $207K (10 sales) |
| 2022 | $350K (49 sales) | $250K (29 sales) |
| 2023 | $390K (11 sales) | $235K (15 sales) |
| 2024 | $355K (49 sales) | $269K (28 sales) |
| 2025 | $325K (38 sales) | $286K (32 sales) |
| 2026 | $320K (28 sales) | $248K (22 sales) |
Since 2015, Port Charlotte's median sale price is +109% and Tropical Gulf Acres's is +158% — Tropical Gulf Acres has appreciated faster over that stretch.
How each one trades
| Port Charlotte | Tropical Gulf Acres | |
|---|---|---|
| Sale-to-original-list | 93.8% | 98.0% |
| New-construction share of sales | 25% | 68% |
| Typical sold home | 1,540 sq ft | 1,191 sq ft |
| Momentum market-heat score | 25 (cold) | 39 (cold) |
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 | Tropical Gulf Acres | |
|---|---|---|
| Elementary | Cranberry Elementary | East Elementary |
| Middle | Heron Creek Middle | Punta Gorda Middle |
| High school | North Port High | Charlotte 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, Tropical Gulf Acres is the lower entry point (median $297K vs $332K). Buyers who want newer construction (fewer near-term roof, HVAC and re-plumb items, and easier insurance quotes in Florida) will find it in Port Charlotte; Tropical Gulf Acres trades that for a more established street and, typically, larger lots. Sellers get a faster sale in Tropical Gulf Acres (92 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 Port Charlotte more expensive than Tropical Gulf Acres?
Yes, on recent sales: the median sale price in Port Charlotte is $332,000 versus $297,000 in Tropical Gulf Acres, about 12% higher.
Are Port Charlotte and Tropical Gulf Acres in the same county?
No. Port Charlotte is in Sarasota County and Tropical Gulf Acres is in Charlotte County; property-tax rates, school districts and permitting differ between the two.
Which has newer homes, Port Charlotte or Tropical Gulf Acres?
Port Charlotte: its homes were built 1972–2024 with a median year of 2003, versus a median of 1999 in Tropical Gulf Acres (Florida DOR assessment roll).
Which has bigger homes?
Port Charlotte. The typical home there is 1,761 sq ft of living area, versus 1,429 sq ft in Tropical Gulf Acres.
Which has appreciated more, Port Charlotte or Tropical Gulf Acres?
From 2015 to 2026 the median sale price rose 109% in Port Charlotte and 158% in Tropical Gulf Acres (recorded MLS closings by calendar year).
Where do sellers get closer to asking price?
Tropical Gulf Acres — sellers there received 98.0% of the original list price over the last 12 months versus 93.8% in Port Charlotte.
What high schools serve Port Charlotte and Tropical Gulf Acres?
Listings in Port Charlotte most often report North Port High; listings in Tropical Gulf Acres report Charlotte High. Zoning is set by the district and can change - verify by address.
Go deeper on each: Port Charlotte homes, photos & schools · Tropical Gulf Acres homes, photos & schools
Figures are aggregates from realMLS / DBAAR, updated regularly. Thinking about either? Talk to Momentum Realty.