Momentum Housing Data · Home Values · Charlotte County
Buying here? See Cove at West Port homes for sale and the Cove at West Port community guide (Port Charlotte).
COVE AT WEST PORT (PORT CHARLOTTE, FL): 38 recorded closings in the 12 months ending 2026-08-02, a 4-year price record, and sales split by price band and home size — every number from recorded MLS closings, none from an estimate model.
In the current window, sellers accepted a median 91.9% of original asking; the median sale took 82 days; new construction was 97.4% of recorded sales — builder pricing competes with resales here (window ending 2026-08-02).
| Year | Median sold | Median $/sqft | Median DOM | Sold ÷ original ask | Sales |
|---|---|---|---|---|---|
| 2026 | $291,000 | $161 | 82 | 91.9% | 38 |
| 2025 | $345,000 | $173 | 136 | 91.2% | 25 |
| 2024 | $396,999 | $202 | 42 | 98.4% | 91 |
| 2023 | $412,500 | $221 | 27 | 98.3% | 11 |
Over the recorded series, COVE AT WEST PORT’s median sold price moved from $412,500 (2023) to $291,000 (12 months ending 2026-08-02) — -29% over that span, with every year’s figure from recorded closings, not a model.
What actually trades here: 79% single-family residence, 21% villa, with a median of 1,828 sq ft and a median price per square foot of $161 in the current window.
Of the 96 recorded COVE AT WEST PORT closings since 2024, half landed between $289,500 and $391,750 (the middle two quartiles); the lowest recorded sale was $239,999 and the highest $520,095. If your home sits outside the middle band, the reason usually shows up in the size table below before it shows up in condition.
| Sold price band | Share of closings | Sales |
|---|---|---|
| Under $250,000 | 7 (7%) | |
| $250,000 – $316,667 | 37 (39%) | |
| $316,667 – $383,333 | 27 (28%) | |
| $383,333 – $450,000 | 16 (17%) | |
| None and up | 9 (9%) |
The same recorded closings, split into thirds by living area. Find the row your home falls in: the $/sqft figure times your square footage is the recorded-sales bracket for homes like yours here — a starting range from real closings, not a valuation of your specific property. Price per square foot is nearly flat across sizes here ($188 to $187), so square footage alone explains most of the price spread.
| Size group | Median $/sqft | Median sold | Sold range | Sales |
|---|---|---|---|---|
| Smaller homes 1,328–1,816 sq ft | $188 | $285,000 | $239,999 – $310,060 | 32 |
| Mid-size homes 1,816–2,077 sq ft | $173 | $325,000 | $285,000 – $424,999 | 32 |
| Larger homes 2,077–2,588 sq ft | $187 | $428,499 | $325,000 – $520,095 | 32 |
From the live MLS feed as of 2026-10-01: 16 active listings (plus 8 pending) asking from $250,000 to $354,999, median $294,999; 6 of 16 have been on the market over 60 days (median 46 days so far); the homes listed or recently sold were built between 2023 and 2026 (median 2026), 29 of them new construction; 35 of 36 listed or recently sold homes report an HOA, median $320/mo; 4 of 36 geocoded listed or recently sold homes sit inside a FEMA special flood hazard zone (A/V), which buyers’ lenders will price into insurance; median elevation 10 ft; the features listings here most often name are Pool, Clubhouse, Fitness Center, Gated Community - No Guard, Pickleball Court(s) and Gated. For a seller this is the competition a buyer will tour alongside your home; for a buyer, the stale share is where negotiating room usually is. See the current COVE AT WEST PORT listings →
At COVE AT WEST PORT’s $291,000 median and Charlotte County’s adopted 16.92 mills (FY2025-26), a home assessed at that price carries roughly $4,920 a year in property tax before exemptions, or about $4,240 with the full Florida homestead exemption — a buyer’s first-year figure; a long-time owner’s Save Our Homes cap can be far lower, which is one reason resale taxes jump at closing. Municipal and special-district millage varies inside the county; see the Charlotte County tax page.
Since 2022, 15 COVE AT WEST PORT listings were withdrawn, canceled, or expired without selling (2 so far in 2026) — overpricing is the recurring cause statewide. Over the recorded years, an average of 11% of COVE AT WEST PORT listings ended without selling (withdrawn/canceled/expired); in 2026 that rate was 14%.
Cash bought 28% of recorded COVE AT WEST PORT sales in the window ending 2026-06 (11 of 40) — a fact worth knowing before assuming every buyer needs an appraisal to close. The table above is the closed-sale record to price a COVE AT WEST PORT home against; asking prices are an opening position, recorded closings are the value.
We don’t publish algorithm guesses for specific homes — they can’t see condition, upgrades, or your lot. A local agent will prepare a records-based valuation from the same closed-sale data on this page, adjusted for your home. Free, no obligation.
By submitting, you agree Momentum Realty may contact you by phone, text, or email about your inquiry. Consent is not a condition of any purchase. Message/data rates may apply. Reply STOP to opt out. See our disclosures.
Communities buyers shopping COVE AT WEST PORT are also weighing (nearest by map distance), each on its own recorded 12-month closings. A median well above the neighbors is a ceiling to price against; well below is where the value argument lives.
| Community | Median sold | Median $/sqft | Median DOM | Sales |
|---|---|---|---|---|
| PORT CHARLOTTE SUB 05 | $320,000 | $211 | 59 | 28 |
| BOBCAT TRAIL | $419,000 | $202 | 77 | 24 |
| EL JOBEAN WARD 01 | $117,000 | $145 | 69 | 9 |
| North Port | $353,000 | $189 | 163 | 13 |
More COVE AT WEST PORT: full community guide & homes for sale · choosing an agent here · should you sell now (statewide data) · what selling costs · cash offer vs. listing
Based on Stellar MLS data distributed by MLS GRID for the period 2022 through 2026. Compiled from recorded MLS closings; deemed reliable but not guaranteed. Figures are medians for the stated windows and change as new sales record; individual homes vary widely. No automated valuation for any specific property appears on this page. Equal Housing Opportunity. © 2026 Move With Momentum LLC — brokerage licensed in FL and GA. Disclosures
Content on this page is compiled from public records, MLS data, and automated data sources, and may contain errors or be out of date. It is provided for general information only and is not a representation about any specific property, community, builder, or association. Verify all information independently before relying on it.