I am Carri Metzger, a REALTOR with The Metzger Group, brokered by Coldwell Banker Realty. I work with buyers and sellers across Charlotte, Sarasota, DeSoto, Lee and Collier Counties.
These cities are fifteen minutes apart and they do not behave alike. The market data is different, the county is sometimes different, and the local rules that derail a closing are completely different. Pick your city below for what actually matters there.
The most affordable of the three and the one with the most negotiating room. Median $274,862, closing at about 96.6% of list. Watch for open permits from the post-Ian repair wave and mandatory sewer connection if the property is on septic.
The most expensive of the three and the one where water changes the whole transaction. Median $464,193, closing at about 95.7% of list. In Punta Gorda Isles and Burnt Store Isles the city maintains the seawalls, and you may be able to inherit the seller's NFIP flood policy and rate.
The tightest of the three and the one most often misjudged. Median $339,815, closing at about 97.5% of list. North Port is in Sarasota County, not Charlotte County, and if you are buying a vacant lot you need to check it against the city's scrub jay habitat map first.