Rotonda Heights 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 2026-10-24.
| Metric | Rotonda Heights | Rotonda West (White Marsh) |
|---|---|---|
| Median sale price | $315K | $466K |
| Price per sq ft | $199 | $217 |
| Avg days on market | 218 days | 107 days |
| Months of supply | 4.7 mo | 2.4 mo |
| Market | Buyer's Market | Balanced Market |
| 1-year price change | False | False |
| Recent closings | 51 | 54 |
The verdict
Rotonda West (White Marsh) carries the higher median price — about 48% above Rotonda Heights. Homes in Rotonda West (White Marsh) sell faster (107 days on market vs 218). Rotonda West (White Marsh) is the tighter market on inventory (2.4 months of supply).
Where each one is
| Rotonda Heights | Rotonda West (White Marsh) | |
|---|---|---|
| County | Charlotte County, FL | Charlotte County, FL |
| City / area | Rotonda West | Rotonda West |
| ZIP | 33947, 33981 | 33847, 33947 |
| FEMA flood zones (sampled parcels) | 60% of 25 homes outside a flood zone (Zone X) | 89% of 19 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 (White Marsh) | |
|---|---|---|
| Homes for sale now | 20 | 11 |
| Under contract | 2 | 2 |
| Asking prices today | $300K to $499K | $450K to $799K |
| Listed in the last 7 days | 11 | 3 |
| 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 (White Marsh) homes for sale.
The homes themselves
| Rotonda Heights | Rotonda West (White Marsh) | |
|---|---|---|
| Homes (parcels) | 570 | 1,944 |
| Built | 1980–2024 (median 2007) | 1971–2024 (median 2004) |
| Typical living area | 1,640 sq ft | 2,050 sq ft |
| Homesteaded (owner-occupied) share | 23% | 41% |
| Vacant lots | 1007 | 824 |
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 (White Marsh) median |
|---|---|---|
| 2012 | $124K (14 sales) | $232K (21 sales) |
| 2013 | $140K (9 sales) | $235K (33 sales) |
| 2014 | $162K (13 sales) | $256K (43 sales) |
| 2015 | $173K (21 sales) | $250K (23 sales) |
| 2016 | $205K (21 sales) | $277K (30 sales) |
| 2017 | $231K (10 sales) | $285K (29 sales) |
| 2018 | $178K (4 sales) | $360K (4 sales) |
| 2019 | $275K (6 sales) | $327K (4 sales) |
| 2022 | $355K (52 sales) | $483K (19 sales) |
| 2023 | $420K (13 sales) | $538K (12 sales) |
| 2024 | $388K (32 sales) | $522K (34 sales) |
| 2025 | $344K (32 sales) | $458K (28 sales) |
| 2026 | $350K (41 sales) | $448K (42 sales) |
Since 2012, Rotonda Heights's median sale price is +182% and Rotonda West (White Marsh)'s is +93% — Rotonda Heights has appreciated faster over that stretch.
How each one trades
| Rotonda Heights | Rotonda West (White Marsh) | |
|---|---|---|
| Sale-to-original-list | 94.6% | 94.6% |
| New-construction share of sales | 42% | 5% |
| Typical sold home | 1,752 sq ft | 2,105 sq ft |
| Momentum market-heat score | 49 (normal) | 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
| Rotonda Heights | Rotonda West (White Marsh) | |
|---|---|---|
| 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 Heights is the lower entry point (median $315K vs $466K). 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 (White Marsh) trades that for a more established street and, typically, larger lots. Sellers get a faster sale in Rotonda West (White Marsh) (107 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 Rotonda Heights?
Yes, on recent sales: the median sale price in Rotonda West (White Marsh) is $466,000 versus $315,000 in Rotonda Heights, about 48% higher.
Which has newer homes, Rotonda Heights or Rotonda West (White Marsh)?
Rotonda Heights: its homes were built 1980–2024 with a median year of 2007, versus a median of 2004 in Rotonda West (White Marsh) (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 1,640 sq ft in Rotonda Heights.
Which has appreciated more, Rotonda Heights or Rotonda West (White Marsh)?
From 2012 to 2026 the median sale price rose 182% in Rotonda Heights and 93% in Rotonda West (White Marsh) (recorded MLS closings by calendar year).
What high schools serve Rotonda Heights and Rotonda West (White Marsh)?
Listings in Rotonda Heights most often report Lemon Bay 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: Rotonda Heights 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.