Front elevation23459 MCCANDLESS AVENUE, PORT CHARLOTTE, FL 33980
Sources: Stellar MLS (listings + 12-mo closed sales), FEMA, modeled insurance. Interpretation: Momentum Research. Data notes
As of September 10, 2026, 23459 Mccandless Avenue in Port Charlotte Sec 20, Port Charlotte is listed at $349,000 (1,732 sq ft, about $202 per sq ft). That is 22% below Port Charlotte Sec 20's median closed sale of $450,000 over the last 12 months (822 recorded sales). Per square foot it is below the community's recent $228/sq ft by about 11%. It came to market within the past week. Listing facts: built in 1990, a private pool, no HOA. Figures are from the MLS record and county data; deemed reliable but not guaranteed.
- No CDD assessment on record
- Built 1990 · 36 yrs
- 1,732 sq ft of living area
- 2-car garage
- New to market
- HOA ~$50/mo (estimate; confirm)
Pricing & the PUNTA GORDA ISLES market
How this home is priced against recent nearby sales, and where PUNTA GORDA ISLES has been over 25 years. Momentum Research analysis of Stellar MLS records; closed sales, deemed reliable but not guaranteed. Estimates only; see data notes.
Price vs. size in PUNTA GORDA ISLES
Each dot is a closed sale since 2004 (10554 total). This home is the gold marker.
Sale price (y) by living area in sq ft (x). Stellar MLS closed sales.
Median $/sq ft by year
Community sold $/sq ft, 2012–2026. This home lists at $202/sq ft.
Median sale price by year
12-month median closed price, 2012–2026.
Market Heat by year (0–100)
Momentum Market Heat, 2013–2026. Now 49 (normal).
This home’s history
- 1990BuiltPer public record
- Sep 10, 2026First trackedObserved at $349,000
- NowUnder contractCurrently pending
Build year is from public record. Listing milestones reflect movewithmomentum.com’s own observations since we began tracking this listing and are not the MLS listing history; dates and prices are deemed reliable but not guaranteed.
Estimated monthly payment
- Principal & interest $1,803/mo 77%
- Taxes $305/mo 13%
- Insurance $180/mo 8%
- HOA $50/mo 2%
$2,338/mo at 20% down, 30-yr @ 6.71% · edit any field to update.
Editable estimate — not a loan offer. Estimates only; see data & estimate notes.
Property taxes
✓ Based on certified county tax rollMany first-time Florida buyers are surprised when property taxes jump after closing. This estimate helps you budget before you make an offer.
Most of this comes from Florida’s Save Our Homes assessment cap resetting when the home sells — the current owner’s protected assessment doesn’t transfer to a new buyer.
Adjust for your exemptions, portability, and down payment
A market / assessed / taxable trend chart appears here once the prior-year rolls are ingested.
Sources: Florida DOR certified tax roll (2025), Stellar MLS. County public record, not MLS data — matched to this home by parcel ID. Estimates are not a tax bill.
Momentum Property Score
66/100 is solid, mid-pack across the objective indicators below. It reflects only those measures — not the home’s quality, condition, or desirability.
A 0-100 score built from objective property and market data: flood risk, insurance, pricing, supply, affordability, and recent sales. Higher means more measures line up in a buyer’s favor. It reflects only the factors below.
Momentum Scores are objective, rules-based indicators computed from listing facts, public records, and recent nearby sales. They are not appraisals, valuations, investment advice, or judgments about a neighborhood or who should live there. Verify independently.
The Momentum read
🟡 Asking $202 per square foot, about 11% below the community’s $228 median. PUNTA GORDA ISLES’s 12-month median sold price per square foot is $228. Median sold price per square foot is up 3.4% year over year. Confidence: Very High · 822 closed sales in 12 monthsMLS facts: Stellar MLS closed sales. A per-square-foot gap is context, not an appraisal; condition, lot, and view set the final number here.
Recent PUNTA GORDA ISLES sales closed near 92.0% of original asking. Cash paid for about 46% of recent closings here.Why it matters: the community’s own record shows how far opening prices typically move, and how often buyers compete without financing.Momentum Research analysis of Stellar MLS records, community-level, 12 months ending July 15, 2026. Aggregates only; deemed reliable but not guaranteed.
What’s unique here: one of only 2969 active listings in PUNTA GORDA ISLES, no CDD assessment.
Jump to: About this home · Every number, sourced · Monthly cost · Flood & risk · History · FAQ
Updated September 10, 2026 · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
About this home
Virtually Staged. UPDATED POOL HOME ON AN OVERSIZED CORNER LOT WITH A FENCED BACKYARD! Welcome to 23459 McCandless Avenue, offering 3 bedrooms, 2 bathrooms, 1,732 square feet of living space, a screened pool, and an attached 2-car garage on a spacious corner homesite.
NOT LOCATED IN A FLOOD ZONE, this home also features a NEW ROOF IN 2023, NEW WATER HEATER IN 2026, and tile flooring throughout. Mature palms and trees, fresh landscaping, a long driveway, and a covered screened front entry create attractive curb appeal and complement the generous lot. Inside, the open great room makes an immediate impression with a soaring vaulted ceiling, oversized modern ceiling fan, recessed lighting, and architectural details.
A wall of sliding glass doors brings in abundant natural light and opens to the covered lanai and screened pool, extending the living space outdoors. The remodeled kitchen features crisp white shaker-style cabinetry, expansive countertops, stainless steel appliances, an undermount sink with modern faucet, recessed lighting, and stylish pendant fixtures. Ample cabinetry and workspace are complemented by a generous peninsula with room for casual seating.
Positioned on the opposite side of the kitchen is the dedicated dining area, providing a comfortable space for meals and entertaining. Just off the kitchen, a separate laundry room provides direct access to the attached 2-car garage, which is finished with an epoxy floor. The owner’s suite offers a comfortable retreat with a vaulted ceiling, modern ceiling fan, two walk-in closets, and sliding glass doors providing direct access to the lanai and pool.
The remodeled ensuite bath features a long dual-sink vanity with abundant storage, updated mirrors and fixtures, a beautifully tiled walk-in shower, and a separate soaking tub beneath an arched window. Two additional bedrooms share a remodeled full bathroom featuring a dual-sink vanity, generous cabinetry, updated fixtures, and a walk-in shower accented with marble-look tile and a coordinating mosaic floor. Outside, enjoy a screened swimming pool, expansive pool deck, and covered lanai with plenty of room for relaxing or entertaining.
Beyond the screened enclosure, the fenced backyard provides additional usable green space, while mature trees and tropical landscaping enhance the setting. Conveniently located near shopping, dining, medical facilities, parks, and everyday conveniences, this updated Port Charlotte home combines thoughtful interior improvements, generous outdoor space, and inviting indoor-outdoor living for enjoying the Southwest Florida lifestyle.
Description provided by MARINA PARK REALTY LLC and reproduced from the MLS; not independently verified.
Every fact, sourced
Listing data, public records, our calculations, and what to verify — each fact shown once. Estimates and calculations shown are for general information only, are not appraisals or advice, and should be independently verified.
Listing facts MLS
Public records & third-party data
Calculated estimates
Buyer should verify Buyer verify
Provided via the Stellar MLS Internet Data Exchange, as distributed by MLS GRID · Listings courtesy of Stellar MLS as distributed by MLS GRID · Listings courtesy of Stellar MLS as distributed by MLS GRID. · deemed reliable but not guaranteedIDX information is provided exclusively for consumers' personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Data is deemed reliable but is not guaranteed by the MLS to be accurate.The Messtimate
This is a deliberately dumb estimate — living area times a range of recent neighborhood $/sq ft, and nothing else. It is not an appraisal, not market value, and not a valuation of this home. Even a tight range from comparable sales can’t price a specific home — here’s why.
Actual list price: $349,000 — compare it against the range above. The Messtimate is a blind sqft estimate; the list price reflects this specific home.
A 27% spread on the same house — and that gap is exactly what an automated guess can't see:
- Condition & updates — a 1990 home may have had its roof, kitchen, or HVAC replaced since, or not; sq ft can't see either.
- The lot & views — a premium golf, water, or preserve lot vs. a road-facing one: same sq ft, very different price.
- Outliers skew it — one flip or distressed sale in the comps drags the whole $/sq ft up or down.
- Carrying costs & concessions — CDD, HOA, insurance, and seller-paid buydowns change what a buyer actually pays.
- The pool — a private pool carries cost and value that living area doesn't capture.
And here's what the live market is doing — which the number above ignores entirely:
- This home: 1 days on market vs. a 63-day community median
- 2738 active listings competing, 682 under contract
For reference, this home is listed at $349,000 ($202/sq ft) — a number set with analysis a Messtimate can't do.
Selling your own home? Try the Messtimate on your address →
Methodology: 1,732 sq ft × $201–$255/sq ft from recent nearby closed sales (public records). Estimate for general information only; not an appraisal, valuation, or offer. Updated September 10, 2026.
Similar homes for sale near PORT CHARLOTTE SEC 20
Active listings nearby at a comparable size and price. Listings held by brokerages other than Momentum Realty are marked with the listing broker. Deemed reliable but not guaranteed.
Price & listing history
Building permits
Flood zone & elevation
Sourced environmental data for the parcel. Confirm with FEMA and your insurer.
Not yet verified for this address. Look up the parcel at msc.fema.gov before relying on any flood assumption.
Approximate parcel elevation from USGS; confirm exact elevation with a survey.
This is a coastal Florida county. Premiums and coverage vary by home; obtain a quote from a licensed insurer.
Internet & broadband
AT&T Fiber covers much of NE Florida; confirm availability at the address.
Xfinity/Spectrum cable broadband is widely available.
T-Mobile / Verizon fixed-wireless as a backup option.
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Listed by MARINA PARK REALTY LLC · MLS # C7530456
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Recent sales activity in PORT CHARLOTTE SEC 20
Recent comparable closed sales near this home, from public records. Summary figures are for general reference only and are not a valuation of this property. See the PORT CHARLOTTE SEC 20 neighborhood guide for more.
Recent nearby closings in the data set.
Canonical 12-month median closed price. Reference only.
Canonical 12-month median $/sq ft. Reference only.
Go deeper on PORT CHARLOTTE SEC 20
See schools, amenities, builders, HOA/CDD detail, and every active & sold home in the community — the single biggest advantage of buying here over a portal.
Assigned schools
Schools currently assigned to this address in Charlotte County, provided as neutral factual data. Assignments can change — confirm current zoning with the school district. This is not a statement about the home's suitability for any person or family.
See schools in the PORT CHARLOTTE SEC 20 guide → · Browse school-zone pages →
Comparable recent sales
Recent closed sales nearby, with photos, so you can compare. Sold prices are public record, deemed reliable but not guaranteed.
No closely comparable recent sales were found in this data set.
Investment snapshot
Objective rental and cash-flow estimates for a buyer weighing this as an investment. Rough figures for general information only — not a guarantee of rent, an appraisal, or investment advice. Verify independently.
Buyer research checklist
Items worth confirming for 23459 Mccandless Avenue, chosen from what the record shows. This is general guidance, not advice about this specific property.
- Built in 1990 (36 years): ask for the roof and HVAC replacement dates — insurers commonly ask for roof age on homes this old, and it changes the premium.
- The listing reports no HOA: confirm with the county record that no deed restrictions or mandatory association apply to this parcel.
- Look up the parcel on FEMA's Flood Map Service Center and confirm with your insurer whether flood insurance is required.
- Get a homeowners insurance quote for this specific address in Charlotte County; a wind-mitigation inspection and, on older homes, a four-point inspection can change the premium.
- Private pool: confirm the barrier or alarm meets the state residential pool safety code and ask for pump, heater, and resurfacing records.
- Listed living area is 1,732 sq ft: verify it against the property appraiser's record and measure before relying on it.
- Order a survey to confirm lot boundaries and easements.
- Review permit history with the county.
- Property taxes: the estimate on this page (about $3,665/yr) assumes reassessment at the list price; the seller's homestead cap does not transfer, so their current bill is not a guide.
- Confirm school zoning directly with the district.
Approximate distances
Approximate drive times for general reference only.
Groceries, dining, and parks for this city — see the city guide.
Schools, taxes, and services are county-administered — see the county guide.
View →Amenities and HOA/CDD detail on the neighborhood guide.
View →Data sources & freshness
| Listing record | Stellar MLS, refreshed twice daily (last: September 10, 2026) |
| Community market stats | Stellar MLS closed sales, as of July 15, 2026 |
| Flood zone & elevation | Not verified for this address — look it up at msc.fema.gov |
| Taxes & monthly cost | Estimated from county rates; not a quote |
| Insurance figure | Modeled estimate; obtain a real quote before offering |
| Schools | 2025-26 district assignments; verify with the district |
Momentum Research lines are our own analysis of Stellar MLS records; MLS data is deemed reliable but not guaranteed. Estimates are informational, not appraisals or advice. Methodology: how Momentum scores are computed.
Frequently asked questions
How big is 23459 Mccandless Avenue and when was it built?
Per the listing record, 23459 Mccandless Avenue was built in 1990 and has 1,732 sq ft of living area, 3 bedrooms and 2.0 bathrooms. Living area and lot size come from the MLS record and should be verified against the county property appraiser.
What community is 23459 Mccandless Avenue in?
23459 Mccandless Avenue is in Port Charlotte Sec 20 in Port Charlotte, Charlotte County. The community section on this page shows recent closed sales, days on market, and active inventory for Port Charlotte Sec 20 from the same MLS data.
Does 23459 Mccandless Avenue have an HOA?
The listing reports no HOA. Confirm with the county record that no deed restrictions or mandatory association apply to the parcel.
Why might property taxes on 23459 Mccandless Avenue differ from the current owner's?
The estimate on this page (about $3,665 per year) assumes reassessment at the list price. Florida's Save Our Homes rule caps annual assessment increases for homesteaded owners, and the assessment resets after a sale, so a new owner's bill may differ from the seller's. Any tax figure shown here is an estimate, not the actual bill — confirm with the county property appraiser and tax collector.
Is 23459 Mccandless Avenue in a flood zone?
A flood designation has not been verified for this address. Look up the parcel on FEMA's Flood Map Service Center (msc.fema.gov) and confirm with your insurer.
Can I rely on the figures on this page?
No. Estimated taxes, insurance, payments, and any market or comparable-sales summary are opinions and estimates for general information only and should not be relied upon. Verify all information independently before making any decision.
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Opinion & estimate — do not rely on this page. Any figure on this page that is not a verbatim fact from the listing or a public record — including estimated property taxes, insurance, CDD/HOA amounts, mortgage payments, comparable-sales summaries, and market statistics — is an opinion and estimate provided for general informational purposes only. These figures may be inaccurate or out of date, are not appraisals, valuations, or financial, legal, tax, or investment advice, and should not be relied upon. Do not make any purchase, offer, financing, or other decision based on this page. Independently verify everything — price, square footage, lot size, year built, taxes, CDD/HOA, flood status, school assignments, permits, and community rules — with the listing broker, the county, your lender, a licensed inspector, an insurer, and your own advisors before acting.
Estimate methodology. Tax estimates apply a typical county millage rate to the list price and will differ from the actual assessed bill. Cost and market figures are derived from available data and simple calculations, not a professional appraisal. We make no representation that any estimate reflects fair market value.
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MLS / IDX. The data relating to real estate for sale on this web site comes in part from the Internet Data Exchange (IDX) program of the Stellar MLS Internet Data Exchange, as distributed by MLS GRID. Real estate listings held by brokerage firms other than Momentum Realty are marked with the listing broker's name and include the name of the listing agent. Data provided is deemed reliable but is not guaranteed by the MLS to be accurate. The information being provided is for consumers' personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Source: Stellar MLS, as distributed by MLS GRID. Listings courtesy of Stellar MLS as distributed by MLS GRID. All rights reserved.
Listing data is deemed reliable but is not guaranteed and is subject to change or withdrawal without notice. Square footage and lot size are approximate. Real estate brokerage services provided by Momentum Realty, licensed in Florida and Georgia. © 2026 Move With Momentum LLC.