Rotonda West (White Marsh) vs Tropical Gulf Acres
Two Charlotte communities, compared on the numbers that decide it — price, pace, and supply — from live MLS data as of 2026-10-20.
| Metric | Rotonda West (White Marsh) | Tropical Gulf Acres |
|---|---|---|
| Median sale price | $466K | $292K |
| Price per sq ft | $217 | $220 |
| Avg days on market | 102 days | 170 days |
| Months of supply | 2.4 mo | 7.4 mo |
| Market | Balanced Market | Buyer's Market |
| 1-year price change | False | False |
| Recent closings | 54 | 29 |
The verdict
Rotonda West (White Marsh) carries the higher median price — about 60% above Tropical Gulf Acres. Homes in Rotonda West (White Marsh) sell faster (102 days on market vs 170). Rotonda West (White Marsh) is the tighter market on inventory (2.4 months of supply).
Where each one is
| Rotonda West (White Marsh) | Tropical Gulf Acres | |
|---|---|---|
| County | Charlotte County, FL | Charlotte County, FL |
| City / area | Rotonda West | Punta Gorda |
| ZIP | 33847, 33947 | 33955, 34434 |
| FEMA flood zones (sampled parcels) | 89% of 19 homes outside a flood zone (Zone X) | 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
| Rotonda West (White Marsh) | Tropical Gulf Acres | |
|---|---|---|
| Homes for sale now | 11 | 18 |
| Under contract | 2 | 4 |
| Asking prices today | $475K to $799K | $100K to $540K |
| Listed in the last 7 days | 3 | 6 |
| Property types listed | Single Family Residence | Manufactured Home, Single Family Residence |
Live MLS counts, refreshed with every listing pull. Browse them: Rotonda West (White Marsh) homes for sale · Tropical Gulf Acres homes for sale.
The homes themselves
| Rotonda West (White Marsh) | Tropical Gulf Acres | |
|---|---|---|
| Homes (parcels) | 1,944 | 483 |
| Built | 1971–2024 (median 2004) | 1955–2024 (median 1999) |
| Typical living area | 2,050 sq ft | 1,429 sq ft |
| Homesteaded (owner-occupied) share | 41% | 10% |
| Vacant lots | 824 | 2641 |
Housing-stock figures from the Florida Department of Revenue 2025 assessment roll (public records).
Price history, year by year
| Year | Rotonda West (White Marsh) median | Tropical Gulf Acres median |
|---|---|---|
| 2015 | $250K (23 sales) | $96K (3 sales) |
| 2016 | $277K (30 sales) | $98K (19 sales) |
| 2017 | $285K (29 sales) | $196K (12 sales) |
| 2018 | $360K (4 sales) | $155K (3 sales) |
| 2019 | $327K (4 sales) | $99K (4 sales) |
| 2021 | $481K (5 sales) | $207K (10 sales) |
| 2022 | $483K (19 sales) | $250K (29 sales) |
| 2023 | $538K (12 sales) | $235K (15 sales) |
| 2024 | $522K (34 sales) | $269K (28 sales) |
| 2025 | $458K (28 sales) | $286K (32 sales) |
| 2026 | $448K (42 sales) | $248K (22 sales) |
Since 2015, Rotonda West (White Marsh)'s median sale price is +79% and Tropical Gulf Acres's is +158% — Tropical Gulf Acres has appreciated faster over that stretch.
How each one trades
| Rotonda West (White Marsh) | Tropical Gulf Acres | |
|---|---|---|
| Sale-to-original-list | 94.6% | 98.0% |
| New-construction share of sales | 5% | 68% |
| Typical sold home | 2,105 sq ft | 1,191 sq ft |
| Momentum market-heat score | 61 (hot) | 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
| Rotonda West (White Marsh) | Tropical Gulf Acres | |
|---|---|---|
| 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, Tropical Gulf Acres is the lower entry point (median $292K 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 West (White Marsh); Tropical Gulf Acres trades that for a more established street and, typically, larger lots. Sellers get a faster sale in Rotonda West (White Marsh) (102 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 Tropical Gulf Acres?
Yes, on recent sales: the median sale price in Rotonda West (White Marsh) is $466,000 versus $292,000 in Tropical Gulf Acres, about 60% higher.
Which has newer homes, Rotonda West (White Marsh) or Tropical Gulf Acres?
Rotonda West (White Marsh): its homes were built 1971–2024 with a median year of 2004, versus a median of 1999 in Tropical Gulf Acres (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 1,429 sq ft in Tropical Gulf Acres.
Which has appreciated more, Rotonda West (White Marsh) or Tropical Gulf Acres?
From 2015 to 2026 the median sale price rose 79% in Rotonda West (White Marsh) 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 94.6% in Rotonda West (White Marsh).
What high schools serve Rotonda West (White Marsh) and Tropical Gulf Acres?
Listings in Rotonda West (White Marsh) most often report Lemon Bay 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: Rotonda West (White Marsh) homes, photos & schools · Tropical Gulf Acres homes, photos & schools
Figures are aggregates from realMLS / DBAAR, updated regularly. Thinking about either? Talk to Momentum Realty.