Rotonda West
White Marsh

1970s wagon-wheel community · Charlotte County · ZIP 33947

A deed-restricted golf section of Rotonda West built around the Long Marsh course, on the east-southeast wedge near Englewood and Cape Haze in Charlotte County.

Deed-restricted communityBuilt around Long Marsh golfEnglewood and Cape Haze area

Live Market Pulse

50/100
Momentum

Buyer-Leaning Market (limited data)

White Marsh is one named section of the larger Rotonda West community, on the east-southeast wedge around the Long Marsh golf course, with the same deed restrictions, so the honest read is by parcel: confirm the flood zone, the lot, and the insurance math before you fall for a price.

Free · No obligation

Unlock Off-Market Rotonda West (White Marsh)

Listings before the portals, true comps, and the renovation and carrying-cost math, before you tour.

Built fromLive Stellar MLS data14 years of closingsLocal renovation analysisUpdated twice daily

LiveMarket PulseStellar MLS

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Median Price

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Supply

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Avg DOM

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Seller Leverage

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Median $/Sqft

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1-Yr Price Change

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Distress

Jon's Current Read

"White Marsh is a section of Rotonda West, a 1970s deed-restricted community organized in a wagon-wheel of golf greenbelts and water, so the read is different from a brand-new master plan: it is established single-family stock built around the Long Marsh golf course on the east-southeast wedge, in low-lying southwest Florida, where condition, roof age, elevation, and insurability drive the number far more than the White Marsh name. The Rotonda West Association deed restrictions apply community-wide, while flood exposure is parcel specific and was tested by the 2024 storms. Your leverage is buying the right lot, reading the elevation and flood zone honestly, and budgeting roof, systems, and insurance on an older Florida home."

Jon Brooks, founder, Momentum Realty · Updated June 2026

The 60-Second Overview

White Marsh is one of the named sections of Rotonda West, a deed-restricted planned community in Charlotte County near Englewood and the Cape Haze peninsula. It sits on the east-southeast wedge of the wagon-wheel and was among the later sections platted, recorded in the public records of Charlotte County (Rotonda West Association and section guides).

Rotonda West as a whole is laid out in a distinctive wagon-wheel pattern, with sections radiating from a central rotunda and threaded with canals, ponds, lakes, and public golf. White Marsh is set apart by being built around the Long Marsh golf course, a Ted McAnlis design whose original holes opened in 1999, with cul-de-sac streets typical of this section (Rotonda Golf and Country Club and section guides).

This is established single-family living, not new construction, so the money is made or lost on the specific lot, the home's roof and systems, and an honest read of elevation, flood zone, and insurance, not the headline price. All of Rotonda West is bound by the Rotonda West Association deed restrictions.

The pitch is a quiet golf community minutes from the Gulf beaches at Englewood, Manasota Key, and Boca Grande. The work is the southwest Florida flood and insurance read: the 2024 storms brought storm surge across Charlotte County, so the FEMA flood zone, the elevation, and an insurance quote are essential diligence on any specific home here.

Quick Match

Who Rotonda West (White Marsh) is best for.

Best for

Buyers who want an established golf community near the Gulf beaches
Golfers who want a home built around the Long Marsh course
Buyers comfortable budgeting roof, systems, and insurance on an older Florida home
Buyers who value a deed-restricted community with quiet cul-de-sac streets

Probably not for

Buyers who want brand-new construction with a full builder warranty
Anyone unwilling to verify the FEMA flood zone and insurance per parcel
Buyers who need a short commute to a major employment center
Buyers who want a gated, amenity-dense master plan with one HOA fee

Market Pulse

How Rotonda West (White Marsh) is performing right now

50/100
momentum

Buyer-Leaning Market (limited data)

Seller's marketBalancedBuyer's market

0Months of supplytight

24Median days on marketdays

0 : 0Under contract vs for salestrong demand

0Sold in last 12 monthsliquidity

+127%Median price since 2012appreciation

+0%Asking vs recent sold $/sqftroom to negotiate

Tight supply and strong demand favor sellers here. Homes still take about two months to sell, though, and with asking prices running above recent sales per square foot, a prepared buyer has room on anything overpriced. Reading each home against the real comps, not the headline trend, is where the edge is.

Live from Stellar MLS, as of June 30, 2026. Refreshed twice daily. Months of supply, days on market, and the contract-to-listing ratio are computed from current Rotonda West (White Marsh) listings and the trailing twelve months of closed sales.

Where prices are going$850K2026 YTD

Median sale price by year. Tap a label to compare Rotonda West (Broadmoor) or Rotonda West. The 1-year price change is the median sold price over the most recent year versus the prior year, the same measure most listing sites and local Realtor reports use. It reflects the mix of homes that sold, not the change in any single home's value, which is why median price per square foot is shown alongside it to adjust for home size. In thinly traded neighborhoods, where a sale or two can swing the median, we lead with the mix-resistant price-per-square-foot trend instead.

Price per square foot$3072026 YTD

Median $/sqft by year. 2026 is year to date.

Supply and demand now0 : 0active : pending

For sale0

Pending0

Sold 12mo0

Active and pending listings now vs homes sold in the last 12 months.

8.6A- score

Momentum intelligence

Momentum buy score

Our proprietary read on how a home in Rotonda West (White Marsh) buys, holds, and resells. See the five factors.

Interactive Map

Rotonda West (White Marsh) on the map.

Every active, pending, and recently sold home, plotted. Toggle the layers, color the dots by status or lot type, and tap a home for the details.

Listing locations from Stellar MLS; lot type inferred from listing descriptions. Destination pins are approximate. Map data © OpenStreetMap, tiles © CARTO. Flood, school, and commute overlays are on the roadmap.

The Club & Membership

15-Second Take

White Marsh is built around the Long Marsh golf course
Long Marsh is a public Ted McAnlis design from the late 1990s
Golf access is at the courses, not one bundled fee
Cul-de-sac streets are typical of the section
Confirm course access and any membership per your plans

White Marsh is one section of the deed-restricted Rotonda West community, so the lifestyle is established golf living rather than a single gated master plan. The Rotonda West Association governs community-wide deed restrictions, White Marsh sits on the east-southeast wedge built around the Long Marsh golf course with cul-de-sac streets, and public courses wind through the greenbelts in and around the community. The Gulf beaches at Englewood, Manasota Key, and Boca Grande are a short drive. Confirm any specific lot's restrictions, waterway use, and fees before you buy.

Nearby & Commute

How far is everything?

The takeaway

White Marsh trades a longer commute to job centers for a quiet, deed-restricted golf setting minutes from the Gulf beaches at Englewood, Manasota Key, and Boca Grande.

Drive times from White Marsh. They are approximate and vary with traffic and your exact start point inside Rotonda West.

Englewood Beach (Manasota Key)~15 to 20 min · Gulf beach

Downtown Englewood (Dearborn St)~15 min · shops and dining

Boca Grande (Gasparilla Island)~25 to 35 min · Gulf island

Cape Haze peninsula~10 min · adjacent area

Port Charlotte retail and US 41~30 to 40 min · shopping and services

Punta Gorda and I-75~35 to 45 min · downtown and interstate

Punta Gorda Airport (PGD)~40 to 50 min · regional airport

Distances and drive times are approximate and vary with traffic and your exact parcel. Confirm your real commute at your real departure time.

Nearby Communities

Explore more neighborhoods near Rotonda WestWhite Marsh with Momentum Realty’s local guides.

Rotonda WestLong MeadowRotonda West, FL · 1.1 mi RWRotonda WestOakland HillsRotonda West, FL · 1.5 mi SGSouth Gulf CovePort Charlotte, FL · 1.7 mi RWRotonda WestBroadmoorRotonda West, FL · 1.8 mi RHRotonda HeightsRotonda West, FL · 2.4 mi LBLemon Bay IslesEnglewood, FL · 4.5 mi EJEl Jobean Ward 1Port Charlotte, FL · 6.1 mi

Oyster CreekEnglewood, FL · 7.0 mi HPHigh Point EstateEnglewood, FL · 7.5 mi

Browse all Florida neighborhood guides →

Carrying cost · the no-CDD edge

No CDD bond means thousands less per year than newer master plans.

Typical CDD community~$2,500/yr

Rotonda West (White Marsh) (no CDD)$0/yr

Roughly $25,000 saved over 10 years in carrying cost, before resale.

Illustrative. NE Florida CDD assessments commonly run $1,500-$3,500+/yr and vary by community; verify per property.

Schools

15-Second Take

Charlotte County Public Schools
Verify the zoned schools by address
Magnet and choice options may be available
Confirm current ratings before relying on them
Private and parochial options nearby

Rotonda West (White Marsh) is served by Charlotte County Public Schools. Assignment is by address and can change, so confirm the exact zoned elementary, middle, and high schools for any specific home, plus any magnet or choice options. Treat published ratings as a starting point, not the full story.

Public

Charlotte County Public Schools (verify by address)

Verifyrating

By address

Confirm zoned elementary, middle, and high

Verifyrating

Choice

Magnet and choice options may apply

Verifyrating

Buying with schools in mind? We can confirm the exact zoned schools for any Rotonda West (White Marsh) address.

The takeaway

What is actually shaping value around White Marsh and Rotonda West: the southwest Florida flood and insurance picture after the 2024 storms, Charlotte County's floodplain and infrastructure work, and the established golf character of the community. Each item is sourced and linked.

Recent Developments in Rotonda West (White Marsh)

Development Intelligence

Our read on what is being built around Rotonda West (White Marsh), scored for direction, significance, and how close the effect lands. The full sourced timeline follows below.

Net OutlookBullishRotonda West's established golf setting and beach access support steady demand, with the watch item being how flood zones, elevation, and insurance pricing shape value across the sections after the 2024 storms.

2024 storm surge tested Charlotte County

2024

BearishMajor impact

SignificanceRadius: County

The 2024 storms brought storm surge across the county, underscoring that elevation and flood zone are central to value and insurability here.

Charlotte County market shows resilience

2025

BullishNotable impact

SignificanceRadius: County

Reporting points to a resilient Charlotte County market despite back-to-back storms and high insurance costs, buoyed by migration, though hardened and elevated homes fare best.

Established golf community near the Gulf

Ongoing

BullishNotable impact

SignificanceRadius: Community

Rotonda West's deed-restricted setting, the Long Marsh course, and a short drive to Englewood and Boca Grande beaches underpin steady demand.

Older housing stock means condition risk

Ongoing

NeutralNotable impact

SignificanceRadius: Community

Much of the community dates to the 1970s and later, so roof, systems, and insurability drive value and must be read per home.

Rotonda West road and drainage maintenance

2025

NeutralMinor impact

SignificanceRadius: Community

County street and drainage maintenance work in the Rotonda West district supports the infrastructure that buyers pay into via the maintenance unit.

Parcel-level flood and insurance read

Ongoing

NeutralNotable impact

SignificanceRadius: Area

Flood zones and premiums vary by lot, so carrying cost and insurability have to be verified on the specific address.

Direction, significance, and effect-radius ratings are Momentum's proprietary, qualitative read of the sourced items below, not investment advice or a prediction for any specific home.

Development, infrastructure, retail, and school activity affecting Rotonda West (White Marsh), tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated June 2026.

Showing the latest, scroll for all updates ↓

October 2024
Storm
2024 hurricane season brings storm surge across Charlotte County
Charlotte County reported storm surge across low-lying areas during the 2024 hurricane season, with thousands of damage assessments completed afterward, reinforcing the flood-exposed nature of communities like Rotonda West. Why it matters: The storms make elevation, flood zone, and an insurance quote central to any purchase in the area. Source
January 2025
Market
Charlotte County housing market shows signs of resilience
Reporting on the Charlotte County market describes resilience despite back-to-back hurricane seasons and high insurance costs, with hardened and elevated homes faring best while ground-level flood-zone homes face tougher economics. Why it matters: The resilience read favors higher, drier, well-maintained homes, the exact profile to target in White Marsh. Source
October 2025
Infrastructure
Rotonda West road and drainage maintenance continues
Charlotte County maintains the roadway and drainage system in the Rotonda West district through a dedicated street and drainage maintenance unit, with project work continuing into the 2025 schedule. Why it matters: Ongoing county maintenance is part of the carrying cost and infrastructure that buyers fund through the maintenance unit on the tax bill. Source

Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.

The Strategy

The Rotonda West (White Marsh) buying strategy.

If we were buying in Rotonda West (White Marsh), this is the order of operations we would run, and the one we run for our clients.

Read the lot and the flood zone first. White Marsh is low-lying southwest Florida, so elevation and the FEMA flood zone set the floor on value and insurability.

Quote the insurance early. Flood and wind premiums drive carrying cost here, so get a real quote on the specific address before you fall for a price.

Read the roof and systems honestly. This is established stock, so roof age and wind mitigation matter to both the premium and the offer.

Confirm the Rotonda West Association obligations. The whole community is deed restricted, so verify the association dues and the rules that apply to the parcel.

Use the golf and Cape Haze context, and cross-shop the sibling section Rotonda West (Broadmoor) if you want the pond layout instead of the Long Marsh wedge.

The Quick Decision

Best Buy

A higher, drier lot with an updated home and a sound roof near the Long Marsh course

Biggest Risk

Underbudgeting flood, wind insurance, roof, and systems on an older home

Best Lot

A higher, drier parcel with a verified flood zone and good elevation

Smart Timing

Confirm the flood zone and the insurance quote before you offer

Deep-Dive Intelligence

The full read, only if you want it.

The takeaway

On mobile, tap any heading below to open it. This is the home by home, lot by lot, club and renovation detail, organized so you can jump straight to what matters to you.

Community Details at a Glance

Rotonda West (White Marsh) Homes For Sale

What your money buys in Rotonda West (White Marsh).

The takeaway

Three honest price bands. Condition and lot, not the square footage alone, decide where a home lands.

Here are the broad resale bands in Rotonda West (White Marsh) today. The right home is the one matched to your budget and the renovation math, so seeing fitting listings early is the edge.

The Established Entry

Older single-family homes on standard interior or greenbelt lots, where roof age, systems, and the flood read drive value. The affordable way into the section.

Lowest entry

The Updated Golf Lot

Renovated homes on desirable lots near the Long Marsh course with sound roofs and good elevation, the heart of the resale market here.

Most inventory

The Top

Larger updated or newer-build homes on the best, higher and drier lots, the homes that hold value best in a flood-aware market.

Strongest resale

Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.

See Off-Market & Private Listings

What Your Money Buys

What ~$900K buys here.

Three realistic price bands. Where a home lands comes down to condition and lot, not square footage alone.

The Established Entry

Older single-family homes on standard interior or greenbelt lots, where roof age, systems, and the flood read drive value. The affordable way into the section.

The Updated Golf Lot

Renovated homes on desirable lots near the Long Marsh course with sound roofs and good elevation, the heart of the resale market here.

The Top

Larger updated or newer-build homes on the best, higher and drier lots, the homes that hold value best in a flood-aware market.

Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.

Operator Intelligence

Renovation & Resale Intelligence

The factors that actually move value in Rotonda West (White Marsh), condition, lot, and the renovation math, read from current listings and recent sales.

15-Second Take

Renovation math decides the deal
Golf and lake lots resell strongest
Roof and HVAC age drive the insurance quote
Interior lots are where buyers overpay

Proprietary Data

The renovation premium.

Renovated-listing inventory in Rotonda West (White Marsh) is too thin right now to compute a reliable renovation premium. We read condition home by home against real comps before you offer.

Lot Value

The lot premium.

On golf, lake, and preserve frontage, the homesite is the part of your money the market gives back at resale. The house can be renovated; the lot cannot, so premium lots hold their value better than interior ones. How much more they command varies by frontage, view, and condition, which is why we read it home by home against real comparable sales rather than a single headline figure.

Operator Note

Most buyers overpay on interior lots in the back half of the community. A sharp renovation can distract you, but the weaker resale position follows the lot, not the finishes. We read the homesite before the kitchen.

Resale Strength Scorecard

How well Rotonda West (White Marsh) holds value.

Our read on the factors that protect resale here, and the one to manage.

Location near the Gulf beachesStrong

Established deed-restricted golf communityPositive

Association and maintenance postureConfirm per parcel

Home condition and systemsVerify per home

Flood and elevation read per lotVerify per address

Momentum analysis based on the no-CDD structure, central location, built-out lot scarcity, the funded club plan, and the all-resale 1990s housing stock. Not a guarantee of future value.

Operator Note

The strongest value pocket is usually a renovated golf or lake home priced just under the next tier up. Buyers chasing the single biggest estate often pay estate prices for what is really a renovation project.

5 Mistakes Buyers Make in Rotonda West (White Marsh)

15-Second Take

Calling the listing agent (who works for the seller)
Misjudging the renovation budget
Overpaying for an interior lot
Ignoring the optional club cost
Skipping the roof, HVAC, and systems check

In an all-resale, seven-figure, renovation-driven market, the same five mistakes cost buyers the most. Every one is avoidable with the right preparation before you tour.

Calling the listing agent

The agent on the sign works for the seller. In a market where condition swings price by hundreds of thousands, negotiating against that agent with no one in your corner is the costliest move of all.

Misjudging the renovation math

A dated home looks like a deal until you price the roof, HVAC, pool, and full modernization honestly. Underbudget the reno and the bargain becomes the expensive house.

Overpaying for an interior lot

Golf frontage, lakefront, and preserve lots carry real, durable premiums. Pay an estate price for an interior lot and you are buying the weakest version of the value.

Ignoring the club decision

The club is optional and separate, so two similar homes can cost very differently to own. Buyers who do not price the membership they will actually use misread their real monthly number.

Skipping the systems check

A 1990s home means 1990s-era systems unless updated. Roof age, HVAC age, pool equipment, and prior renovations drive both price and insurability, and a thorough inspection matters more here than in a new build.

“

White Marsh is a deed-restricted golf section of Rotonda West around the Long Marsh course. The deal is won or lost on the lot, the flood zone, and the roof, systems, and insurance math.

Jon Brooks · Founder, Momentum Realty

Momentum Intelligence

Momentum Buy Score.

Our proprietary 0 to 10 read across the five factors that decide how a home here buys, holds, and resells.

7.0B · Buy Score

Resale Strength6.8/10

Renovation Risk5.0/10

Location Efficiency7.0/10

Long-Term Defensibility6.8/10

Carrying Cost Advantage6.4/10

Momentum Intelligence Scores are our proprietary, qualitative assessment based on the analysis on this page, on a 0 to 10 scale. They are a framework for comparing communities, not a guarantee of future value or advice on a specific home.

Momentum Housing Intelligence

Why our read on Rotonda West (White Marsh) is different.

Most pages on this community are an automated estimate wrapped in stock copy. This one is built from the live Stellar MLS feed, fourteen years of closed sales, and a renovation-by-renovation read of what actually moves value here, lot by lot. No Zestimate, no guesswork.

Live Stellar MLS feed14 years of closed salesRenovation-premium analysisLot-by-lot, no automated estimates

Jon Brooks, founder of Momentum Realty. A housing economist with a background in real estate investment banking at Deutsche Bank and consulting at Ernst & Young, who has built and analyzed Northeast Florida real estate from the ground up.

About the analyst · Our methodology

Which Lots & Views Hold Value Best

Proprietary Data · Lot Value Map

Where the value actually sits. Each home is shaded by its price per square foot (a value read, not just a price) and ringed by lot type, so you can see at a glance which pockets carry a real, durable premium and where a renovation play makes sense.

Value ($/sqft)

$261 value$401 premium

GolfLake / waterPreserveInterior

Fill = price per square foot; ring = lot type, inferred from listing descriptions. Sold homes are shown by realized $/sqft (lot type not always recorded). Asking and recent-sold figures from Stellar MLS; for orientation, not an appraisal.

15-Second Take

Higher, drier parcels outside the worst flood zones hold value
Verify the FEMA flood zone and elevation for the exact address
Lots near the Long Marsh course carry their own appeal and rules
Cul-de-sac streets are typical of the White Marsh section
Read the lot and flood picture before the finishes

In a flood-aware community like White Marsh, the lot is the part of your money the market protects. Higher, drier parcels with a verified flood zone hold value and insure better than low-lying ones, and lots near the Long Marsh course carry their own appeal. The house can be renovated; the elevation and the flood zone cannot. Read the parcel, the FEMA map, and the insurance quote first, then price the condition of the home against it.

The 15-Second Verdict

Rotonda West (White Marsh) in 15 seconds.

Best forBuyers who want an established golf community near the Gulf beaches.

Biggest advantageA deed-restricted section around the Long Marsh course, minutes from Englewood, Manasota Key, and Boca Grande.

Biggest riskFlood, wind insurance, roof, and systems on older homes in low-lying southwest Florida.

Sweet spotA higher, drier lot with an updated home and a sound roof near the course.

Avoid ifYou want new construction with a builder warranty or a short commute to a job center.

HOA, Deed Restrictions & Fees

15-Second Take

Whole community is deed restricted, verify the association line
County street and drainage maintenance unit also applies
No typical new-build CDD, confirm the parcel tax lines
Flood zone is parcel specific, check FEMA and insurance
Budget roof, wind, and flood insurance on older homes

All of Rotonda West, including White Marsh, is bound by the Rotonda West Association deed restrictions, with an association assessment plus a county street and drainage maintenance unit on the tax bill. There is no separate CDD typical of new master plans, but confirm the exact association and maintenance-unit lines for the specific parcel.

The Rotonda West Association covers community-wide deed restrictions and common waterway and greenbelt oversight. Golf at the Long Marsh course and other courses in and around the community is at the courses, not a private bundled membership. Confirm what applies to the specific lot.

Run Your Numbers

Tools for a Rotonda West (White Marsh) buy.

Free calculators to pressure-test the real cost before you tour.

Mortgage paymentPrincipal, interest, taxes, and insurance on a specific price.Property taxCharlotte County millage and the homestead picture.Rent vs buyThe breakeven on owning in Rotonda West (White Marsh).Save Our HomesProject your homestead tax cap over time.

The takeaway

Selling here is won on condition and view, not the Zestimate. The right number comes from closed comps matched to your renovation level and lot.

Selling in Rotonda West (White Marsh)

Price it to the lot, condition, and flood zone, not a Rotonda West average.

Selling in White Marsh means pricing to your specific lot and your home's condition, not to a townwide Rotonda West average that mixes sections, lot types, and ages. The elevation, the flood zone, the roof age, and the updates are what set your number.

Momentum listings (YTD)

97.98%

Sold-to-list ratio across our market for our agents, sellers keeping more of their price.

Market average (YTD)

96.73%

The broader metro average sold-to-list ratio over the same period.

Momentum days on market

64 days

Median days on market for our listings, faster sales mean less carrying cost and stronger leverage.

Market days on market

72 days

The broader metro median over the same period.

Sold-to-list and days-on-market figures reflect Momentum Realty listings versus our market average, year to date. Your home's result depends on pricing, condition, lot, view, and preparation.

In Rotonda West (White Marsh), condition and view decide your number

Because buyers here are weighing your home against renovated comps and cross-shopping Rotonda West (Broadmoor), a home priced to the community average instead of its true condition and view either leaves money on the table or sits. A renovated kitchen, newer roof and HVAC, and a golf or lake view all deserve to show up in your price, and a buyer pool reading renovation math needs to be shown why your home is worth it. We build that case with real comps and a pricing strategy for the current market.

What is your Rotonda West (White Marsh) home worth?

Get a no-obligation home value based on real comparable sales in Rotonda West (White Marsh) matched to your condition, lot, and view, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.

See homes for sale in Rotonda West (White Marsh) on the map →
Or get your Rotonda West (White Marsh) home value & selling guide →

Real comps, not a Zestimate.

Price History: What Homes Here Have Actually Sold For

Median sale prices in Rotonda West (White Marsh) year by year since 2012, from closed MLS sales. A long track record beats a single estimate, showing what this community has really done through rate cycles rather than what a model predicts.

The real cost & risk here

Before the list price, the Florida math the portals skip. These are Charlotte County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.

$1,609/mo

Charlotte County typical true cost to own

$110/mo

Charlotte County typical home insurance

No CDD

No community development district bond

Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Charlotte County scorecard.

County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.

Rotonda West (White Marsh) Market Scorecard

Strong seller's market

Rotonda West (White Marsh) is currently a strong seller's market. About 1.8 months of supply, a median asking price of $1,019,500, and homes go under contract in about 58 days.

1.8

Months supply

$1,019,500

Median list

$847,500

Median sold

$313

Per sqft

Days on mkt

6/8/41

Active/Pend/Sold

Typical home value in the 32224 ZIP is $456,759, about 13.7% above the Florida norm (Zillow Home Value Index).

Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.

Live data: Stellar MLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.

Frequently Asked Questions

Where is White Marsh in Rotonda West?

White Marsh is one of the named sections of Rotonda West, a deed-restricted community in Charlotte County, Florida, near Englewood and the Cape Haze peninsula, in ZIP 33947. It sits on the east-southeast wedge of the wagon-wheel.

What makes the White Marsh section different?

White Marsh is built around the Long Marsh golf course on the east-southeast wedge, with cul-de-sac streets, where some other sections center on ponds or wider canals. All sections share the same Rotonda West Association deed restrictions.

What is the Long Marsh golf course?

Long Marsh is a public golf facility woven through this part of Rotonda West, a Ted McAnlis design whose original holes opened in 1999 with a later nine added, set in natural Florida scrub. Access and membership are at the course, not bundled into one community fee.

Who developed Rotonda West?

Rotonda West was developed by Cavanagh Communities Corporation, which bought the land in 1969, with construction beginning in 1970 and the first homes occupied in the early 1970s. White Marsh was among the later platted sections.

Is Rotonda West a deed-restricted community?

Yes. Every owner is bound by the Rotonda West Association deed restrictions recorded in the public records of Charlotte County. Confirm the obligations for any specific parcel.

Does White Marsh have an HOA or CDD?

Rotonda West carries a community association assessment plus a county street and drainage maintenance unit, rather than the CDD typical of new master plans. Confirm the exact lines for the specific parcel.

Should I worry about flood zones here?

Flood exposure is parcel specific in this low-lying southwest Florida community. The 2024 storms brought storm surge across Charlotte County, so always run the FEMA flood zone and an insurance quote for the exact address.

What schools serve Rotonda West?

Rotonda West is part of Charlotte County Public Schools, typically zoned to Vineland Elementary and L.A. Ainger Middle in Rotonda West and Lemon Bay High in Englewood. Assignment is by address and can change, so confirm the zoned schools for any specific home.

How far is the beach from White Marsh?

The Gulf beaches at Englewood, Manasota Key, and Boca Grande are a short drive, generally on the order of fifteen to thirty-five minutes depending on the destination and traffic. Confirm the route for your specific home.

Is there golf in White Marsh?

Yes. The section is built around the Long Marsh course, one of the public courses woven through Rotonda West. Membership and access are at the courses, not bundled into one private community fee.

Is White Marsh new construction?

No. This is an established community dating to the 1970s, so most homes are older Florida stock. Some infill new build exists on vacant lots, but the read is condition-driven; verify roof, systems, and insurability per home.

What is the insurance picture like?

In low-lying southwest Florida, flood and wind premiums are a real part of carrying cost, driven by elevation, flood zone, roof age, and wind mitigation. Always quote the specific address during diligence; this is not a guarantee of any premium.

Is White Marsh a good investment?

Its established golf setting near the Gulf supports demand, but this is a condition-driven older-home market in a flood-exposed area. Roof, systems, elevation, and insurability drive the outcome; this is not a guarantee of future value.

Why does pricing vary across Rotonda West?

Because the community spans several sections with different lot types, elevations, and ages, each with its own flood and condition picture. The section, the lot, and the condition, not the Rotonda West name, set the price.

Who is the best real estate agent for Rotonda West (White Marsh)?

The best agent for Rotonda West (White Marsh) is one who actively works Rotonda West and knows the community's pricing, HOA and CDD details, and current inventory. Tell us what you're looking for in the form on this page and Momentum Realty will match you with a local specialist for Rotonda West (White Marsh).

How do I find a top Rotonda West real estate agent who knows Rotonda West (White Marsh)?

Share a few details in the form on this page. Momentum Realty has 280+ agents and more than $3.5B in closed sales, and we'll connect you with one who knows Rotonda West (White Marsh) and the wider Rotonda West area.

Can Momentum Realty connect me with an agent for Rotonda West (White Marsh)?

Yes. Use the form on this page and we'll introduce you to a local specialist who can guide your Rotonda West (White Marsh) purchase or sale - no call center and no pressure.

The Verdict

Should you buy in Rotonda West (White Marsh)?

An honest fit check. We will tell you when it is not your community.

Buyers who want an established golf community near the Gulf beachesExcellent fit

Golfers who want a home built around the Long Marsh courseExcellent fit

Buyers comfortable budgeting roof, systems, and insurance on an older homeExcellent fit

Buyers who value a deed-restricted community with quiet cul-de-sac streetsExcellent fit

Buyers who will read flood zone, elevation, and insurance by parcelExcellent fit

Buyers who want brand-new construction with a full builder warrantyProbably not

Anyone unwilling to verify the FEMA flood zone and insurance per parcelProbably not

Buyers who need a short commute to a major employment centerProbably not

Buyers who want a gated, amenity-dense master plan with one HOA feeProbably not

Buyers unwilling to budget roof, wind, and flood insurance on older homesProbably not

Get the inside read on Rotonda West (White Marsh)

Whether you are buying a renovation project, comparing the lots and views, weighing the optional club, or selling your Rotonda West (White Marsh) home, tell us what you need. Every inquiry comes straight to us. We represent you, not the seller, and what your agent is paid is negotiable and set in a written buyer agreement up front. No obligation, no spam, no high-pressure follow-up.

You are all set.

A Momentum Realty Rotonda West (White Marsh) specialist will reach out personally, usually the same day.

Thinking about hiring an agent here? How to find the best real estate agent in Rotonda West (White Marsh) - what to look for, questions to ask, and your local expert.

Rotonda West (White Marsh) median home price history from 2012 to 2026, chart by Momentum Realty — Median sale price in Rotonda West (White Marsh), Florida by year (2012 to 2026). Source: Momentum Realty.

Photography on this page is sourced from active and recently sold MLS listings in this community and remains the property of the listing brokerage and/or photographer. Listings courtesy of Stellar MLS as distributed by MLS GRID. IDX 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; deemed reliable but not guaranteed by MLS GRID.

Rotonda WestWhite Marsh

The 60-Second Overview

Who Rotonda West (White Marsh) is best for.

Best for

Probably not for

How Rotonda West (White Marsh) is performing right now

Rotonda West (White Marsh) on the map.

The Club & Membership

How far is everything?

Nearby Communities

Schools

Charlotte County Public Schools (verify by address)

Confirm zoned elementary, middle, and high

Magnet and choice options may apply

Recent Developments in Rotonda West (White Marsh)

2024 storm surge tested Charlotte County

Charlotte County market shows resilience

Established golf community near the Gulf

Older housing stock means condition risk

Rotonda West road and drainage maintenance

Parcel-level flood and insurance read

2024 hurricane season brings storm surge across Charlotte County

Charlotte County housing market shows signs of resilience

Rotonda West road and drainage maintenance continues

The Rotonda West (White Marsh) buying strategy.

The full read, only if you want it.

What your money buys in Rotonda West (White Marsh).

What ~$900K buys here.

Renovation & Resale Intelligence

The renovation premium.

The lot premium.

How well Rotonda West (White Marsh) holds value.

5 Mistakes Buyers Make in Rotonda West (White Marsh)

Calling the listing agent

Misjudging the renovation math

Overpaying for an interior lot

Ignoring the club decision

Skipping the systems check

Momentum Buy Score.

Why our read on Rotonda West (White Marsh) is different.

Which Lots & Views Hold Value Best

Rotonda West (White Marsh) in 15 seconds.

HOA, Deed Restrictions & Fees

Tools for a Rotonda West (White Marsh) buy.

Price it to the lot, condition, and flood zone, not a Rotonda West average.

In Rotonda West (White Marsh), condition and view decide your number

What is your Rotonda West (White Marsh) home worth?

Price History: What Homes Here Have Actually Sold For

The real cost & risk here

Rotonda West (White Marsh) Market Scorecard

Frequently Asked Questions

Should you buy in Rotonda West (White Marsh)?

Get the inside read on Rotonda West (White Marsh)

You are all set.

Need to sell fast in Charlotte County?

You just read the data. Now see what your home is worth.

More Rotonda West & Punta Gorda & Charlotte County guides

Rotonda West
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