Charlotte County
Housing Market
Median sale price $304,000, down 1.3% year over year, with homes going under contract in about 56 days, 2,826 homes on the market.
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Housing Market Analyst
Prices are down 1.3% versus the prior year, but sellers are still collecting 93.0% of asking. Taken together, the data points to a broadly balanced market where preparation decides who wins.
Who has leverage right now
Leverage scores are derived from the Momentum Score (supply, demand, speed, pricing power, and trend). Right now the data favors neither side decisively.
- Inventory — tightening over the tracked window; watch whether that holds through the season.
- Mortgage sensitivity — at 4.5× income, this market is moderately sensitive to rate moves; rate relief tends to show up in demand here quickly.
Derived from current Charlotte County data, not a prediction or guarantee. Markets move; talk to an agent before acting on any single reading.
Where Charlotte County is hot — and where it isn't
Each dot is a community (23 shown, sized by sales volume rank). Click any dot to open its full neighborhood guide.
The read on Charlotte County
The median sale price across Charlotte County currently stands at $304,000, down 1.3% from a year ago. Buyers are paying a median of $192 per square foot. The typical home goes under contract in about 56 days. Sellers are capturing 93.0% of their original asking price on average.
There are 2,826 active listings on the market, with 719 more already under contract. 10 homes closed here over the trailing 12 months.
Zillow's home value index for Charlotte County stands at $299,359. About 22% of listings county-wide have taken a price cut — a useful gauge of seller flexibility.
Weighing supply, demand, speed, pricing power, and trend together, the Momentum Score for Charlotte County is 50 of 100 — balanced market territory. This page recalculates every day as new MLS data lands, so the numbers above reflect the market as of September 15, 2026.
Charlotte County since 2012 — and where it’s heading
A median home here sold for $110,019 in 2012 and $349,109 over the last recorded year — 217% appreciation across 14 years of recorded sales. Cash buyers took 48% of recent sales, down from a 52% peak.
Median sale price · 2012–2026 (33,216 recorded sales)
Days on market by year
Cash buyers · share of sales
Home value trend · Charlotte County (Zillow ZHVI)
For-sale inventory · county (Zillow)
Daily active vs pending · Charlotte County (MLS)
Median price · daily recalculation
What’s driving Charlotte County
Top inbound states: MA, IL, NY, MI. Movers arriving report ~$97,123 average income. Source: IRS SOI county-to-county migration, 2022-2023
2,415 Citizens policies in force in Charlotte County — the state-backed insurer of last resort. Budget insurance into any Charlotte purchase before you fall in love with a house. Source: Citizens Property Insurance, Detail by County, April 2026
2,571 single-family · 444 multi-family · 15.5 per 1,000 residents. Future supply pressure starts here. Source: U.S. Census Bureau, Building Permits Survey, 2025
The calls we’re making from today’s data
The sharpest 1-yr median swing among tracked communities. Thin samples can exaggerate swings — verify with a comp analysis before treating it as trend.
Both sides have a case: buyers should negotiate on days-on-market, sellers should lean on the under-contract rate. Preparation, not the market, decides who wins a balanced tape.
Generated from today’s data by Momentum’s analysis engine and reviewed on a rolling basis by our broker team.
How it stacks up against neighboring counties
| Market | Median | Active | Score | |
|---|---|---|---|---|
| Charlotte County ← this page | $304K | 2,826 | 50 | |
| Sarasota County | $432K | 4,392 | 34 | Open → |
| Manatee County | $386K | 4,010 | 57 | Open → |
| Lee County | $379K | 9,126 | 45 | Open → |
| Hillsborough County | $394K | 6,505 | 59 | Open → |
Neighborhoods on the move
| SOUTH GULF COVEPort Charlotte | $462K | ▲ 32% |
| VENETIAN ISLESPunta Gorda | $1.40M | ▲ 10% |
| EL JOBEAN WARD 01Port Charlotte | $117K | ▲ 6% |
| Punta Gorda | $450K | ▲ 3% |
| LEMON BAY ISLESEnglewood | $185K | ▲ 3% |
| SUNCOAST LAKESPort Charlotte | $289K | ▼ 16% |
| COVE AT WEST PORTPort Charlotte | $291K | ▼ 16% |
| PORT CHARLOTTE SEC 96 02Port Charlotte | $203K | ▼ 14% |
| TROP G APunta Gorda | $248K | ▼ 14% |
| OAK FORRESTPort Charlotte | $121K | ▼ 11% |
| PORT CHARLOTTE SEC 96 02Port Charlotte | $203K | 20 days |
| ROTONDA WEST BROADMOORRotonda West | $420K | 27 days |
| OYSTER CREEKEnglewood | $339K | 36 days |
| SEMINOLE LAKESPunta Gorda | $310K | 42 days |
| S P G HEIGHTS 8TH ADDPunta Gorda | $84K | 44 days |
Cities in Charlotte County
ZIP codes
Most active communities
Put this data to work
The questions people actually ask
Should I buy a house in Charlotte County right now?
The data says conditions currently favor neither side decisively in Charlotte County — the Momentum Score reads 50/100. For buyers that means preparation over hesitation: well-priced homes still move fast, but there is more room to negotiate than a year ago. The right timing always depends on your rate, your equity, and how long you plan to stay — not just the market.
Is Charlotte County becoming more affordable?
Yes, modestly — the median sale price in Charlotte County is $304,000, down 1.3% versus the prior year, while sellers still capture 93.0% of asking price. Softening prices plus normal-length marketing times mean affordability is improving at the margin, though financing costs matter more than list prices for most monthly payments.
Where are prices falling fastest in Charlotte County?
Among tracked communities with enough sales to measure, the sharpest 1-year median declines are SUNCOAST LAKES (-16%); COVE AT WEST PORT (-16%); PORT CHARLOTTE SEC 96 02 (-14%). Note that community-level medians move on small sale counts — a few high- or low-end closings can swing them — so treat these as leads for a comp analysis, not verdicts.
Which Charlotte County neighborhoods are most competitive?
Measured by speed of sale, the fastest-moving tracked communities right now are PORT CHARLOTTE SEC 96 02 (20 days); ROTONDA WEST BROADMOOR (27 days); OYSTER CREEK (36 days) — homes there go under contract well ahead of the market-wide pace of 56 days.
Charlotte County housing market FAQ
How is the housing market in Charlotte County right now?
As of September 15, 2026, the Charlotte County housing market is roughly balanced: the median sale price is $304,000 (down 1.3% year over year), 2,826 homes are for sale against 10 sales in the last 12 months, and the typical home goes under contract in about 56 days.
How much is a house in Charlotte County?
The median home sold for $304,000 in Charlotte County over the last 12 months, about $192 per square foot; asking prices on the 2,826 current listings run from well below to well above that, and the community pages linked below show what each neighborhood actually sells for.
Is it a good time to sell a house in Charlotte County?
By the numbers, sellers in Charlotte County are getting 93.0% of asking price and going under contract in about 56 days. Whether it is a good time for you depends on what you paid and where you are going next, which is a conversation with an agent, not a chart.
What is the Charlotte County housing market forecast?
Momentum Realty publishes the recorded trend, not a prediction: Charlotte County median sale prices are down 1.3% year over year. The charts on this page update with every MLS refresh, so the direction shows up here before any forecast catches it.
What is the median home price in Charlotte County?
The median sale price in Charlotte County is currently $304,000, down 1.3% from a year ago, based on MLS sales data updated September 15, 2026.
Is Charlotte County a buyer's or seller's market right now?
The data currently is roughly balanced. Charlotte County scores 50 of 100 on the Momentum Score. Conditions change; this page updates daily.
How long do homes take to sell in Charlotte County?
The typical home in Charlotte County goes under contract in about 56 days, per current MLS data.
How many homes are for sale in Charlotte County?
There are approximately 2,826 active listings in Charlotte County as of September 15, 2026.
Are home prices in Charlotte County rising or falling?
Median sale prices are down 1.3% year over year based on a rolling comparison of MLS sales.
Momentum agents use this intelligence every day to price listings and write winning offers across Charlotte County. Talk through what the numbers mean for your move.
Every number on this page is computed directly from licensed Florida MLS feeds, recorded public sales, Zillow Research, and U.S. Census data — nothing is manually adjusted or estimated by hand. Medians use recorded closed sales; supply figures use live listing counts refreshed twice daily; the Momentum Score methodology is summarized .
Analyst oversight: Jon Brooks — Co-Founder, Momentum Realty · CEO, Momentum Research · Housing Market Analyst · methodology reviewed quarterly · Last data refresh: September 15, 2026 at 7:33 PM ET
Statistics on this page are computed automatically from licensed MLS feeds and public data sources (Zillow Research, U.S. Census Bureau) and summarized without manual review. Figures are estimates based on recent recorded activity, are deemed reliable but not guaranteed, and should be verified with a licensed agent before making decisions. This page does not constitute an appraisal or an automated valuation of any specific property. Momentum Realty is licensed in Florida and Georgia. Equal Housing Opportunity.