Port Charlotte
Housing Market
Median sale price $300,000, down 4.9% year over year, with homes going under contract in about 58 days.
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Housing Market Analyst
Prices are down 4.9% 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 Port Charlotte data, not a prediction or guarantee. Markets move; talk to an agent before acting on any single reading.
Where Port Charlotte is hot — and where it isn't
Each dot is a community (12 shown, sized by sales volume rank). Click any dot to open its full neighborhood guide.
The read on Port Charlotte
The median sale price across Port Charlotte currently stands at $300,000, down 4.9% from a year ago. Buyers are paying a median of $192 per square foot. The typical home goes under contract in about 58 days. Sellers are capturing 93.0% of their original asking price on average.
Zillow's home value index for Charlotte County stands at $299,140. About 24% 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 Port Charlotte is 46 of 100 — buyer's opportunity territory. This page recalculates every day as new MLS data lands, so the numbers above reflect the market as of August 6, 2026.
Port Charlotte since 2012 — and where it’s heading
A median home here sold for $81,031 in 2012 and $296,325 over the last recorded year — 266% appreciation across 14 years of recorded sales. Cash buyers took 33% of recent sales, down from a 44% peak.
Median sale price · 2012–2026 (22,719 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)
What’s driving Port Charlotte
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 across Charlotte County
| Market | Median | Active | Score | |
|---|---|---|---|---|
| Port Charlotte ← this page | $300K | — | 46 | |
| Punta Gorda | $450K | 6 | 37 | Open → |
Neighborhoods on the move
| SOUTH GULF COVEPort Charlotte | $462K | ▲ 32% |
| EL JOBEAN WARD 01Port Charlotte | $117K | ▲ 6% |
| VILLAGE HOLIDAY LAKEPort Charlotte | $127K | ▲ -0% |
| PORT CHARLOTTE SEC 033Port Charlotte | $300K | ▲ -5% |
| OAK FORRESTPort Charlotte | $121K | ▲ -11% |
| SUNCOAST LAKESPort Charlotte | $289K | ▼ 16% |
| COVE AT WEST PORTPort Charlotte | $291K | ▼ 16% |
| PORT CHARLOTTE SEC 96 02Port Charlotte | $203K | ▼ 14% |
| OAK FORRESTPort Charlotte | $121K | ▼ 11% |
| PORT CHARLOTTE SEC 033Port Charlotte | $300K | ▼ 5% |
| PORT CHARLOTTE SEC 96 02Port Charlotte | $203K | 20 days |
| OAK FORRESTPort Charlotte | $121K | 51 days |
| PORT CHARLOTTE SEC 033Port Charlotte | $300K | 56 days |
| EL JOBEAN WARD 01Port Charlotte | $117K | 69 days |
| COVE AT WEST PORTPort Charlotte | $291K | 82 days |
Port Charlotte ZIP codes
Most active communities
Put this data to work
The questions people actually ask
Should I buy a house in Port Charlotte right now?
The data says conditions currently favor neither side decisively in Port Charlotte — the Momentum Score reads 46/100. 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 Port Charlotte becoming more affordable?
Yes, modestly — the median sale price in Port Charlotte is $300,000, down 4.9% 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 Port Charlotte?
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 Port Charlotte neighborhoods are most competitive?
Measured by speed of sale, the fastest-moving tracked communities right now are PORT CHARLOTTE SEC 96 02 (20 days); OAK FORREST (51 days); PORT CHARLOTTE SEC 033 (56 days) — homes there go under contract well ahead of the market-wide pace of 58 days.
How does Port Charlotte compare to the rest of Charlotte County?
Port Charlotte's median of $300,000 runs 0% below the county-wide median of $300,000, and homes here take 58 days to go under contract versus 60 county-wide.
Port Charlotte housing market FAQ
What is the median home price in Port Charlotte?
The median sale price in Port Charlotte is currently $300,000, down 4.9% from a year ago, based on MLS sales data updated August 6, 2026.
Is Port Charlotte a buyer's or seller's market right now?
The data currently is roughly balanced. Port Charlotte scores 46 of 100 on the Momentum Score. Conditions change; this page updates daily.
How long do homes take to sell in Port Charlotte?
The typical home in Port Charlotte goes under contract in about 58 days, per current MLS data.
Are home prices in Port Charlotte rising or falling?
Median sale prices are down 4.9% 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 Port Charlotte. 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: August 6, 2026 at 7:18 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.