Rotonda West (Oakland Hills) vs Seminole Lakes
Two Charlotte communities, compared on the numbers that decide it — price, pace, and supply — from live MLS data as of 2026-11-02.
| Metric | Rotonda West (Oakland Hills) | Seminole Lakes |
|---|---|---|
| Median sale price | $265K | $305K |
| Price per sq ft | $179 | $192 |
| Avg days on market | 137 days | 89 days |
| Months of supply | 6.6 mo | 3.7 mo |
| Market | Buyer's Market | Balanced Market |
| 1-year price change | False | False |
| Recent closings | 49 | 26 |
The verdict
Seminole Lakes carries the higher median price — about 15% above Rotonda West (Oakland Hills). Homes in Seminole Lakes sell faster (89 days on market vs 137). Seminole Lakes is the tighter market on inventory (3.7 months of supply).
Where each one is
| Rotonda West (Oakland Hills) | Seminole Lakes | |
|---|---|---|
| County | Charlotte County, FL | Charlotte County, FL |
| City / area | Rotonda West | Punta Gorda |
| ZIP | 33947, 34224 | 33950, 33955, 33995 |
| FEMA flood zones (sampled parcels) | 3% of 30 homes outside a flood zone (Zone X) | all 11 sampled homes outside a flood zone |
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 West (Oakland Hills) | Seminole Lakes | |
|---|---|---|
| Homes for sale now | 27 | 8 |
| Under contract | 4 | 1 |
| Asking prices today | $205K to $510K | $280K to $509K |
| Listed in the last 7 days | 1 | 0 |
| Property types listed | Single Family Residence | Single Family Residence |
Live MLS counts, refreshed with every listing pull. Browse them: Rotonda West (Oakland Hills) homes for sale · Seminole Lakes homes for sale.
The homes themselves
| Rotonda West (Oakland Hills) | Seminole Lakes | |
|---|---|---|
| Homes (parcels) | 2,169 | 450 |
| Built | 1970–2024 (median 1999) | 1991–2003 (median 1998) |
| Typical living area | 1,870 sq ft | 1,727 sq ft |
| Homesteaded (owner-occupied) share | 42% | 69% |
| Vacant lots | 743 | 0 |
Housing-stock figures from the Florida Department of Revenue 2025 assessment roll (public records).
Price history, year by year
| Year | Rotonda West (Oakland Hills) median | Seminole Lakes median |
|---|---|---|
| 2012 | $81K (45 sales) | $167K (29 sales) |
| 2013 | $100K (45 sales) | $192K (39 sales) |
| 2014 | $108K (55 sales) | $211K (16 sales) |
| 2015 | $132K (47 sales) | $228K (24 sales) |
| 2016 | $143K (46 sales) | $235K (24 sales) |
| 2017 | $163K (38 sales) | $244K (28 sales) |
| 2019 | $165K (4 sales) | $225K (7 sales) |
| 2021 | $284K (10 sales) | $278K (5 sales) |
| 2022 | $306K (60 sales) | $392K (24 sales) |
| 2023 | $330K (21 sales) | $435K (9 sales) |
| 2024 | $308K (46 sales) | $408K (20 sales) |
| 2025 | $282K (46 sales) | $328K (21 sales) |
| 2026 | $270K (41 sales) | $310K (23 sales) |
Since 2012, Rotonda West (Oakland Hills)'s median sale price is +234% and Seminole Lakes's is +86% — Rotonda West (Oakland Hills) has appreciated faster over that stretch.
How each one trades
| Rotonda West (Oakland Hills) | Seminole Lakes | |
|---|---|---|
| Sale-to-original-list | 89.6% | 91.7% |
| New-construction share of sales | 2% | 0% |
| Typical sold home | 1,593 sq ft | 1,692 sq ft |
| Momentum market-heat score | 33 (cold) | 43 (normal) |
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 West (Oakland Hills) | Seminole Lakes | |
|---|---|---|
| Elementary | Vineland Elementary | East Elementary |
| Middle | L.A. Ainger Middle | Punta Gorda Middle |
| High school | Lemon Bay 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, Rotonda West (Oakland Hills) is the lower entry point (median $265K vs $305K). 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 (Oakland Hills); Seminole Lakes trades that for a more established street and, typically, larger lots. Sellers get a faster sale in Seminole Lakes (89 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 Seminole Lakes more expensive than Rotonda West (Oakland Hills)?
Yes, on recent sales: the median sale price in Seminole Lakes is $305,000 versus $265,000 in Rotonda West (Oakland Hills), about 15% higher.
Which has newer homes, Rotonda West (Oakland Hills) or Seminole Lakes?
Rotonda West (Oakland Hills): its homes were built 1970–2024 with a median year of 1999, versus a median of 1998 in Seminole Lakes (Florida DOR assessment roll).
Which has appreciated more, Rotonda West (Oakland Hills) or Seminole Lakes?
From 2012 to 2026 the median sale price rose 234% in Rotonda West (Oakland Hills) and 86% in Seminole Lakes (recorded MLS closings by calendar year).
Where do sellers get closer to asking price?
Seminole Lakes — sellers there received 91.7% of the original list price over the last 12 months versus 89.6% in Rotonda West (Oakland Hills).
What high schools serve Rotonda West (Oakland Hills) and Seminole Lakes?
Listings in Rotonda West (Oakland Hills) most often report Lemon Bay High; listings in Seminole Lakes report Charlotte High. Zoning is set by the district and can change - verify by address.
Go deeper on each: Rotonda West (Oakland Hills) homes, photos & schools · Seminole Lakes homes, photos & schools
Figures are aggregates from realMLS / DBAAR, updated regularly. Thinking about either? Talk to Momentum Realty.