Port Charlotte
Housing Market
Median sale price $291,000, down 5.8% year over year, with homes going under contract in about 94 days, 1,355 homes on the market.
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Housing Market Analyst
Prices are down 5.8% versus the prior year, but sellers are still collecting 90.1% of asking. Taken together, the data leans toward buyers — leverage is real for those ready to use it.
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 buyers.
- Inventory — building 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.
The read on Port Charlotte
The median sale price across Port Charlotte currently stands at $291,000, down 5.8% from a year ago. Buyers are paying a median of $161 per square foot. The typical home goes under contract in about 94 days. Sellers are capturing 90.1% of their original asking price on average.
There are 1,355 active listings on the market, with 106 more already under contract.
Port Charlotte prices sit below the Charlotte County median by roughly 35%. Zillow's home value index for Charlotte County stands at $298,906. About 21% 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 30 of 100 — soft market territory. This page recalculates every day as new MLS data lands, so the numbers above reflect the market as of October 26, 2026.
Port Charlotte since 2012 — and where it’s heading
A median home here sold for $119,296 in 2012 and $266,031 over the last recorded year — 123% appreciation across 14 years of recorded sales. Cash buyers took 45% of recent sales, down from a 59% peak.
Median sale price · 2012–2026 (837 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 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.
Buyers: ask for concessions — rate buydowns and repair credits are back on the table. Sellers: presentation and the first two weekends decide your outcome; price accordingly.
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 | $291K | — | 30 | |
| Punta Gorda | $450K | 10 | 33 | Open → |
Neighborhoods on the move
| SOUTH GULF COVEPort Charlotte | $462K | ▲ 32% |
| EL JOBEAN WARD 01Port Charlotte | $117K | ▲ 6% |
| OAK FORRESTPort Charlotte | $121K | ▲ -11% |
| PORT CHARLOTTE SEC 96 02Port Charlotte | $203K | ▲ -14% |
| COVE AT WEST PORTPort Charlotte | $291K | ▲ -16% |
| 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% |
| EL JOBEAN WARD 01Port Charlotte | $117K | ▼ 6% |
| PORT CHARLOTTE SEC 96 02Port Charlotte | $203K | 20 days |
| OAK FORRESTPort Charlotte | $121K | 51 days |
| EL JOBEAN WARD 01Port Charlotte | $117K | 69 days |
| COVE AT WEST PORTPort Charlotte | $291K | 82 days |
| SOUTH GULF COVEPort Charlotte | $462K | 190 days |
Port Charlotte ZIP codes
Most active communities
More on Port Charlotte
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 buyers in Port Charlotte — the Momentum Score reads 30/100. 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 $291,000, down 5.8% versus the prior year, while sellers still capture 90.1% 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); EL JOBEAN WARD 01 (69 days) — homes there go under contract well ahead of the market-wide pace of 94 days.
How does Port Charlotte compare to the rest of Charlotte County?
Port Charlotte's median of $291,000 runs 35% below the county-wide median of $450,000, and homes here take 94 days to go under contract versus 64 county-wide.
Port Charlotte housing market FAQ
How is the housing market in Port Charlotte right now?
As of October 26, 2026, the Port Charlotte housing market favors buyers: the median sale price is $291,000 (down 5.8% year over year), 1,355 homes are for sale, and the typical home goes under contract in about 94 days.
How much is a house in Port Charlotte?
The median home sold for $291,000 in Port Charlotte over the last 12 months, about $161 per square foot; asking prices on the 1,355 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 Port Charlotte?
By the numbers, sellers in Port Charlotte are getting 90.1% of asking price and going under contract in about 94 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 Port Charlotte housing market forecast?
Momentum Realty publishes the recorded trend, not a prediction: Port Charlotte median sale prices are down 5.8% 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 Port Charlotte?
The median sale price in Port Charlotte is currently $291,000, down 5.8% from a year ago, based on MLS sales data updated October 26, 2026.
Is Port Charlotte a buyer's or seller's market right now?
The data currently favors buyers. Port Charlotte scores 30 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 94 days, per current MLS data.
How many homes are for sale in Port Charlotte?
There are approximately 1,355 active listings in Port Charlotte as of October 26, 2026.
Are home prices in Port Charlotte rising or falling?
Median sale prices are down 5.8% 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: October 26, 2026 at 10:07 AM 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.
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