Rotonda Heights vs Rotonda West (Oakland Hills)
Two Charlotte communities, compared on the numbers that decide it — price, pace, and supply — from live MLS data as of 2026-10-20.
| Metric | Rotonda Heights | Rotonda West (Oakland Hills) |
|---|---|---|
| Median sale price | $330K | $265K |
| Price per sq ft | $203 | $179 |
| Avg days on market | 219 days | 143 days |
| Months of supply | 4.6 mo | 6.2 mo |
| Market | Buyer's Market | Buyer's Market |
| 1-year price change | False | False |
| Recent closings | 50 | 50 |
The verdict
Rotonda Heights carries the higher median price — about 25% above Rotonda West (Oakland Hills). Homes in Rotonda West (Oakland Hills) sell faster (143 days on market vs 219). Rotonda Heights is the tighter market on inventory (4.6 months of supply).
Where each one is
| Rotonda Heights | Rotonda West (Oakland Hills) | |
|---|---|---|
| County | Charlotte County, FL | Charlotte County, FL |
| City / area | Rotonda West | Rotonda West |
| ZIP | 33947, 33981 | 33947, 34224 |
| FEMA flood zones (sampled parcels) | 60% of 25 homes outside a flood zone (Zone X) | 4% of 27 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
| Rotonda Heights | Rotonda West (Oakland Hills) | |
|---|---|---|
| Homes for sale now | 19 | 26 |
| Under contract | 4 | 5 |
| Asking prices today | $300K to $499K | $205K to $599K |
| Listed in the last 7 days | 11 | 2 |
| Property types listed | Single Family Residence | Single Family Residence |
Live MLS counts, refreshed with every listing pull. Browse them: Rotonda Heights homes for sale · Rotonda West (Oakland Hills) homes for sale.
The homes themselves
| Rotonda Heights | Rotonda West (Oakland Hills) | |
|---|---|---|
| Homes (parcels) | 570 | 2,169 |
| Built | 1980–2024 (median 2007) | 1970–2024 (median 1999) |
| Typical living area | 1,640 sq ft | 1,870 sq ft |
| Homesteaded (owner-occupied) share | 23% | 42% |
| Vacant lots | 1007 | 743 |
Housing-stock figures from the Florida Department of Revenue 2025 assessment roll (public records).
Price history, year by year
| Year | Rotonda Heights median | Rotonda West (Oakland Hills) median |
|---|---|---|
| 2012 | $124K (14 sales) | $81K (45 sales) |
| 2013 | $140K (9 sales) | $100K (45 sales) |
| 2014 | $162K (13 sales) | $108K (55 sales) |
| 2015 | $173K (21 sales) | $132K (47 sales) |
| 2016 | $205K (21 sales) | $143K (46 sales) |
| 2017 | $231K (10 sales) | $163K (38 sales) |
| 2018 | $178K (4 sales) | $192K (4 sales) |
| 2019 | $275K (6 sales) | $165K (4 sales) |
| 2022 | $355K (52 sales) | $306K (60 sales) |
| 2023 | $420K (13 sales) | $330K (21 sales) |
| 2024 | $388K (32 sales) | $308K (46 sales) |
| 2025 | $344K (32 sales) | $282K (46 sales) |
| 2026 | $350K (41 sales) | $270K (41 sales) |
Since 2012, Rotonda Heights's median sale price is +182% and Rotonda West (Oakland Hills)'s is +234% — Rotonda West (Oakland Hills) has appreciated faster over that stretch.
How each one trades
| Rotonda Heights | Rotonda West (Oakland Hills) | |
|---|---|---|
| Sale-to-original-list | 94.6% | 89.6% |
| New-construction share of sales | 42% | 2% |
| Typical sold home | 1,752 sq ft | 1,593 sq ft |
| Momentum market-heat score | 49 (normal) | 33 (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
| Rotonda Heights | Rotonda West (Oakland Hills) | |
|---|---|---|
| Elementary | Vineland Elementary | Vineland Elementary |
| Middle | L.A. Ainger Middle | L.A. Ainger Middle |
| High school | Lemon Bay 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, Rotonda West (Oakland Hills) is the lower entry point (median $265K vs $330K). 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 Heights; Rotonda West (Oakland Hills) trades that for a more established street and, typically, larger lots. Sellers get a faster sale in Rotonda West (Oakland Hills) (143 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 Heights more expensive than Rotonda West (Oakland Hills)?
Yes, on recent sales: the median sale price in Rotonda Heights is $330,000 versus $265,000 in Rotonda West (Oakland Hills), about 25% higher.
Which has newer homes, Rotonda Heights or Rotonda West (Oakland Hills)?
Rotonda Heights: its homes were built 1980–2024 with a median year of 2007, versus a median of 1999 in Rotonda West (Oakland Hills) (Florida DOR assessment roll).
Which has bigger homes?
Rotonda West (Oakland Hills). The typical home there is 1,870 sq ft of living area, versus 1,640 sq ft in Rotonda Heights.
Which has appreciated more, Rotonda Heights or Rotonda West (Oakland Hills)?
From 2012 to 2026 the median sale price rose 182% in Rotonda Heights and 234% in Rotonda West (Oakland Hills) (recorded MLS closings by calendar year).
Where do sellers get closer to asking price?
Rotonda Heights — sellers there received 94.6% of the original list price over the last 12 months versus 89.6% in Rotonda West (Oakland Hills).
What high schools serve Rotonda Heights and Rotonda West (Oakland Hills)?
Listings in Rotonda Heights most often report Lemon Bay High; listings in Rotonda West (Oakland Hills) report Lemon Bay High. Zoning is set by the district and can change - verify by address.
Go deeper on each: Rotonda Heights homes, photos & schools · Rotonda West (Oakland Hills) homes, photos & schools
Figures are aggregates from realMLS / DBAAR, updated regularly. Thinking about either? Talk to Momentum Realty.