Data Analysis
343 of the 555 condos for sale in Charlotte County on November 6, 2026 were in buildings dated 1996 or earlier, the age at which Florida's milestone inspection clock starts for taller buildings.
Charlotte condos ran 9.2 listings per contract against 4.7 for houses, and condos priced $200,000 to $299,999 ran 17 to 1.
On November 6, 2026, Charlotte County had 555 condos for sale and 60 under contract or pending, about 9.2 listings per contract, against 4.7 for single-family houses. 343 of the 555 active condos, 62 percent, list a year built of 1996 or earlier, which puts them at 30 years or more, the age that triggers Florida's milestone inspection for condo buildings three stories or taller. Condos priced $200,000 to $299,999 were the slowest large band at 153 active against 9 in contract, 17 to 1. Over the two weeks from October 23 to November 5, our feed recorded 11 condo contracts against 43 condo price cuts, with a median cut of 4.0 percent. All MLS figures are ours, computed from Stellar MLS records.
This is a condo-only look at the county covered in our Punta Gorda market data hub. Recent coverage includes Punta Gorda homes near the planned AdventHealth hospital, Charlotte price cuts and new listings and flood zone listings. For a comparison across the state, see our Treasure Coast condo analysis and Collier condos pending.
How do Charlotte condos compare with other home types?
| Home type | Active | Under contract or pending | Listings per contract |
|---|---|---|---|
| Condos | 555 | 60 | 9.2 |
| Single-family houses | 2,264 | 486 | 4.7 |
| Manufactured homes | 207 | 39 | 5.3 |
| Villas | 84 | 24 | 3.5 |
| Townhomes | 41 | 4 | 10.2 |
| All residential | 3,205 | 615 | 5.2 |
Source: Momentum Research, computed from Stellar MLS records, Charlotte County, full listing pull November 2, 2026 updated with status and price changes through 6:25 a.m. ET November 6, 2026. Deemed reliable but not guaranteed.
The median active condo asked $239,900 for a median 1,198 square feet, about $188 per square foot. Villas moved fastest at 3.5 to 1.
How old are the condos for sale in Charlotte County?
| Year built on listing | Active | In contract | Listings per contract | Median asking price | Median price per sq. ft. |
|---|---|---|---|---|---|
| Before 1980 | 61 | 8 | 7.6 | $115,000 | $126 |
| 1980 to 1989 | 235 | 26 | 9.0 | $188,900 | $169 |
| 1990 to 1996 | 47 | 7 | 6.7 | $234,900 | $189 |
| 1997 to 2009 | 136 | 13 | 10.5 | $317,500 | $198 |
| 2010 to 2019 | 4 | 1 | 4.0 | $314,450 | $154 |
| 2020 and later | 72 | 5 | 14.4 | $277,450 | $208 |
Source: Momentum Research, Stellar MLS records, as of November 6, 2026. Year built is the figure on the listing. Deemed reliable but not guaranteed.
Condos dated 1980 to 1989 make up 235 of the active listings, the largest group by decade. Older condos were not the slow ones. Units dated 1996 or earlier ran 343 active against 41 in contract, 8.4 to 1, while units dated 1997 or later ran 212 against 19, 11.2 to 1. Condos built in 2020 or later, which ask the highest price per square foot, ran 14.4 to 1.
Age matters because of Florida's milestone inspection law. Section 553.899 of the Florida Statutes requires condominium and cooperative buildings three habitable stories or more in height to have a milestone inspection by December 31 of the year the building reaches 30 years of age, measured from its certificate of occupancy, and every 10 years after. A local enforcement agency may move the first inspection to 25 years because of conditions such as proximity to salt water. Our milestone inspection and structural integrity reserve study glossary pages explain what to request from an association before you buy.
Where are Charlotte condos moving and where are they not?
| Mailing city | Active | In contract | Listings per contract | Median asking price |
|---|---|---|---|---|
| Punta Gorda | 268 | 29 | 9.2 | $259,000 |
| Port Charlotte | 115 | 17 | 6.8 | $135,000 |
| Englewood, Charlotte County side | 81 | 11 | 7.4 | $296,777 |
| Placida | 54 | 2 | 27.0 | $472,000 |
| Rotonda West | 19 | 0 | none in contract | $175,000 |
| Boca Grande | 18 | 1 | 18.0 | $1,272,500 |
Source: Momentum Research, Stellar MLS records, as of November 6, 2026. City follows the listing address. Deemed reliable but not guaranteed.
Port Charlotte had the lowest median ask and the fastest pace among the larger condo towns. Placida had 54 condos for sale and 2 in contract. Waterfront condos countywide ran 196 active against 17 in contract, 11.5 to 1, against 8.3 to 1 for condos without a waterfront flag.
Which price bands are slowest?
| Condo asking price | Active | In contract | Listings per contract |
|---|---|---|---|
| Under $200,000 | 220 | 35 | 6.3 |
| $200,000 to $299,999 | 153 | 9 | 17.0 |
| $300,000 to $399,999 | 60 | 6 | 10.0 |
| $400,000 to $599,999 | 76 | 4 | 19.0 |
| $600,000 and up | 46 | 6 | 7.7 |
Source: Momentum Research, Stellar MLS records, as of November 6, 2026. Deemed reliable but not guaranteed.
More than half of all condo contracts, 35 of 60, were under $200,000. Between $200,000 and $599,999 the county had 289 condos for sale and 19 in contract. In the two weeks from October 23 to November 5, condo sellers cut prices 43 times against 11 new contracts, about 3.9 cuts per contract, and the median condo cut was 4.0 percent, or $10,000. House sellers made 244 cuts against 88 contracts, about 2.8 per contract, with a median cut of 2.9 percent.
What do condo association fees look like?
255 of the 615 active and in-contract condos listed a fee we could convert to a monthly figure. Among active listings the median was $550 a month. Condos with a fee of $1,000 a month or more ran 34 active against 6 in contract, close to the county condo average, so a higher fee alone did not separate slow from fast sellers. Fees by community are on our Charlotte County HOA fees by community page, and our Charlotte County property tax calculator covers the tax side.
People also ask
How many condos are for sale in Charlotte County?
555 on November 6, 2026, with 60 more under contract or pending, about 9.2 listings per contract. Single-family houses ran 4.7 to 1.
Are older condos in Punta Gorda harder to sell?
Not in this snapshot. Condos listing a year built of 1996 or earlier ran 8.4 listings per contract, slightly faster than 11.2 for newer condos, helped by lower prices. Buyers should still ask for milestone inspection and reserve study records where they apply.
Which Charlotte County condo price range is slowest?
$200,000 to $299,999, with 153 active and 9 in contract, about 17 to 1, and $400,000 to $599,999 at 19 to 1 on a smaller base.
Limitations
Counts combine a full Stellar MLS pull from November 2, 2026 with status and price changes our feed recorded through November 6, and can differ from our live map and from monthly inventory reports. Two-week contract and price cut counts come from changes our feed recorded; listings that moved between refreshes may be missed. Year built is the figure on the listing, not the certificate of occupancy date, and the MLS does not reliably record building height, so year built alone does not show whether a building needs a milestone inspection. Association fees are as entered on the listing and may exclude special assessments. Nothing here is legal advice.
Sources
- Momentum Research, computed from Stellar MLS records, Charlotte County condo, single-family, villa, townhome and manufactured home listings, as of November 6, 2026, and status and price changes October 23 to November 5, 2026. Information is deemed reliable but is not guaranteed by the MLS to be accurate.
- Florida Statutes, section 553.899, 2026 Florida Statutes (mandatory structural inspections for condominium and cooperative buildings).
- Related: Punta Gorda market data, Stellar Market Pulse.
Disclosure: Jon Brooks is a co-founder of Momentum Realty, a Florida real estate brokerage that owns and funds Florida Housing Intelligence. Momentum has a financial interest in Florida real estate transactions, including in markets named here. See our editorial standards.
Market statistics in this article are computed from MLS data licensed by Momentum Realty, and are current as of the date shown. Data may be preliminary and subject to revision by its source. This article is general information, not advice about any specific property, transaction, or financial decision, and is not a representation about any specific property, community, builder, or association.
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