Data Analysis
Charlotte County sellers cut asking prices 195 times while 100 homes went under contract from October 20 to November 2, 2026, as Punta Gorda ZIP 33950 added 79 new listings.
Our Stellar MLS feed logged 195 price cuts, 100 new contracts and 307 new listings in Charlotte County in the two weeks to November 2, 2026.
From October 20 through November 2, 2026, our live Stellar MLS feed logged 195 price cuts on active Charlotte County listings and 100 listings going under contract, about 2.0 cuts for every new contract. The feed also logged 307 new listings. In Punta Gorda ZIP code 33950, it logged 79 new listings against 7 contracts. Port Charlotte drew 101 cuts and 53 contracts. The median cut county-wide was 2.94 percent, or $10,000. In the two weeks before, October 6 to 19, the feed logged 156 cuts and 69 contracts. All figures are ours, computed from Stellar MLS records; information is deemed reliable but not guaranteed.
This is a two-week read on price cuts and new supply. Our October 28 article on Charlotte County listings under contract covered supply by property type, our October 30 article on Punta Gorda flood zone listings covered flood zone carrying costs, and our October 27 piece on Punta Gorda new home communities covered builders. Completed-month figures are in our Punta Gorda median price and Punta Gorda days on market articles, and the full series is on the Punta Gorda market data hub.
Where are Charlotte County sellers cutting prices?
Port Charlotte had the most cuts and the most contracts. By mailing city, the feed logged:
| City | New listings | Price cuts | New contracts | Back on market |
|---|---|---|---|---|
| Port Charlotte | 89 | 101 | 53 | 8 |
| Punta Gorda | 162 | 54 | 27 | 2 |
| Englewood | 21 | 16 | 13 | 4 |
| Rotonda West | 17 | 17 | 5 | 1 |
| Placida | 11 | 5 | 0 | 1 |
Source: Momentum Research, computed from Stellar MLS records, Charlotte County, October 20 to November 2, 2026. Deemed reliable but not guaranteed. Englewood counts include only listings recorded in Charlotte County. Smaller places not shown.
Within Port Charlotte, ZIP 33981 logged 30 cuts against 8 contracts and ZIP 33952 logged 27 cuts against 19 contracts. Recent prices for each place are on the Port Charlotte, Punta Gorda, Englewood and Rotonda West market pages.
Why did Punta Gorda new listings jump?
New supply arrived faster than contracts. The city of Punta Gorda logged 162 new listings in the two weeks, against 27 contracts. ZIP 33950, which covers the city's core and the Punta Gorda Isles canal neighborhoods, logged 79 new listings, 12 price cuts and 7 contracts. ZIP 33955 logged 37 new listings and 5 contracts, and ZIP 33983 logged 31 new listings and 6 contracts.
These are fresh listings. For the new listings we could match to our live map, the median time on market was about four days on November 3. The timing lines up with the start of the winter season, when more owners list. Two weeks of data cannot show whether the pace will hold.
Which price ranges have the most cuts?
Cuts ran furthest ahead of contracts from $500,000 to $749,999, where the feed logged 36 cuts against 9 contracts. Under $300,000 they were closest to even.
| List price band | New listings | Price cuts | New contracts | Cuts per contract |
|---|---|---|---|---|
| Under $300,000 | 100 | 65 | 50 | 1.3 |
| $300,000 to $499,999 | 110 | 76 | 32 | 2.4 |
| $500,000 to $749,999 | 46 | 36 | 9 | 4.0 |
| $750,000 to $999,999 | 22 | 10 | 2 | 5.0 |
| $1 million and above | 29 | 8 | 7 | 1.1 |
Source: Momentum Research, computed from Stellar MLS records, Charlotte County, October 20 to November 2, 2026. Band uses the price before the cut. Deemed reliable but not guaranteed.
Single-family homes made up most of the activity: 161 cuts, 77 contracts and 231 new listings, with a median single-family cut of 2.72 percent, or $10,000. Condos logged 21 cuts and 8 contracts. The median new listing asked $369,999, and the median home that went under contract had a list price of $299,500.
How much supply is on the market?
Our live map on November 3 showed 2,636 active listings in Port Charlotte, Punta Gorda, Rotonda West and Placida, against 528 in contract, about 5.0 listings per contract. Port Charlotte ran at 4.8 to 1 with 1,331 active, Punta Gorda at 4.5 to 1 with 941 active, and Placida at 18.9 to 1. The median active listing had been on the market 80 days; 687 had been listed 180 days or more and 203 a year or more.
What does this mean for Charlotte County buyers and sellers?
For buyers, the season's first wave of listings adds choice, and sellers in the middle price bands were cutting more often than contracts were signed. Carrying costs belong in the budget: our Punta Gorda and Port Charlotte home insurance cost pages cover insurance, and the Charlotte County property tax page covers tax estimates.
For sellers in Punta Gorda, new listings are now competing with each other as well as with older inventory. Contracts rose from 69 to 100 between the two windows, which helps, but a listing priced from $500,000 to $749,999 faced four cuts for every contract in its band.
People also ask
Are home prices dropping in Punta Gorda?
Asking prices are being cut. Our feed logged 195 price cuts in Charlotte County from October 20 to November 2, 2026, with a median cut of 2.94 percent, or $10,000. Closed-sale medians are in our monthly Punta Gorda median price articles.
How many homes are for sale in Punta Gorda?
Our live map showed 941 active listings with a Punta Gorda mailing city on November 3, 2026, with 207 in contract, and 1,331 active in Port Charlotte with 279 in contract.
Is it a good time to list a home in Punta Gorda?
That depends on price and location. In the two weeks to November 2, 2026, ZIP 33950 added 79 new listings against 7 contracts, while homes under $300,000 county-wide drew 50 contracts against 65 cuts.
Limitations
Counts come from the change log of our live Stellar MLS feed, which records a change when our refresh sees it. The feed updated less often on some days, including October 21, 22, 25 and 26, and a feed backfill on October 14 inflated new-listing counts in the earlier window, so new listings are not compared between windows. A listing that changed more than once in a category within a window is counted once. Contracts combine moves to active under contract and pending. City follows the listing's mailing city; the live map snapshot covers four cities and leaves out Englewood, which spans Charlotte and Sarasota counties. Builder sales recorded outside the MLS are not counted.
Sources
- Momentum Research, computed from Stellar MLS records, Charlotte County (listing change log, October 6 to November 2, 2026; live map snapshot, November 3, 2026). Information is deemed reliable but is not guaranteed by the MLS to be accurate.
- Momentum Research, Stellar MLS Market Pulse.
- Full monthly series and per-feed attribution: Punta Gorda market data
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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