Buyers Market Data

As of November 2025, mortgage rates in Charlotte County vary by loan type and credit score. Conventional 30-year fixed rates range from 6.5-7.5%, FHA loans 6.0-7.0%, VA loans 6.25-7.25%, and 15-year fixed rates 5.75-6.75%. Your actual rate depends on credit score (740+ gets best rates), down payment amount (20%+ avoids PMI), debt-to-income ratio (below 43% preferred), and loan type. With Charlotte County's median home price at $315,000, a 20% down payment ($63,000) at 7% rate results in approximately $1,680/month (principal + interest only). Property taxes ($3,150-$4,725/year) and insurance ($1,500-$3,000/year) add $390-$645/month. Leo Albanes connects buyers with trusted local lenders offering competitive rates. Call (941) 626-9000 for personalized rate quotes and lender referrals.

Charlotte County's real estate market (November 2025) offers favorable conditions for informed buyers. Current inventory: 4,819 active listings (up from 2021-2022 lows), 7.4-month supply indicating a balanced market, 68 average days on market (vs. 15-30 days in peak years), buyers have negotiating power with inspection/repair requests, multiple offers less common except on waterfront/move-in ready properties. By zip code, Port Charlotte (33947) has 246 listings with 6.5-month supply (buyer's market), Punta Gorda (33950) has 212 listings with 5.3-month supply (balanced), and Northport (34287-34288) has 422 combined listings with 6.2-month supply (balanced). This is dramatically different from 2021-2022 when buyers competed with multiple offers and waived inspections. Browse live market statistics by zip code on our website or call Leo Albanes at (941) 626-9000 for area-specific inventory insights and showing tours.

Down payment requirements vary by loan type and program. Conventional loans require 3-5% down (first-time buyers qualify for 3%), 20% down avoids PMI (private mortgage insurance). FHA loans require 3.5% down with flexible credit requirements, max loan limit $498,257 in Charlotte County. VA loans (veterans) require 0% down, no PMI requirement, competitive rates. USDA loans (rural areas) require 0% down in qualifying areas (parts of Charlotte County eligible), income limits apply. For Charlotte County's $315,000 median price: 3.5% FHA = $11,025 down, 5% conventional = $15,750 down, 20% conventional = $63,000 down. Additional costs include closing costs (2-5% of purchase price), home inspection ($300-$500), appraisal ($400-$600), and moving expenses. First-time buyer programs and down payment assistance may be available through Florida Housing Finance Corporation. Leo Albanes works with lenders offering various down payment options. Call (941) 626-9000 for program details and pre-qualification assistance.

Charlotte County offers excellent neighborhoods for first-time buyers across various budgets and lifestyles. Port Charlotte neighborhoods: Homes start around $234,900, family-friendly with good schools, golf course communities (Bobcat Trail, Deep Creek), canal access for boating enthusiasts, quiet suburban atmosphere. Seminole Lakes: Active adult community (55+), resort-style amenities, homes $250,000-$400,000, low HOA fees, social activities and clubs. Burnt Store Meadows/Village: Golf community living under $300,000, family-friendly with parks, close to shopping and schools, growing area with newer construction. Rotonda/Rotonda West: Unique circular design, affordable homes $200,000-$350,000, 5 golf courses, quiet residential feel, 20 minutes to beaches. North Port (bordering Charlotte): Most affordable options $180,000-$280,000, newer developments, good schools, family-oriented. First-time buyers should consider proximity to work, school districts, HOA fees ($0-$300/month typical), flood zones (some areas require flood insurance), and resale potential. Leo Albanes provides neighborhood tours, school information, and helps first-timers access down payment assistance programs. Schedule a free buyer consultation at (941) 626-9000.

Closing costs in Charlotte County typically range from 2-5% of the purchase price, or $6,300-$15,750 on a $315,000 median-priced home. Common closing costs include: Lender fees - loan origination (0.5-1% of loan), appraisal ($400-$600), credit report ($25-$50), underwriting fee ($300-$900); Title fees - title search and insurance ($1,500-$3,000), title company fees ($300-$500), attorney fees if required ($500-$1,500); Recording and transfer fees - deed recording ($150-$300), documentary stamps (0.7% of purchase price in Florida), intangible tax (0.2% of mortgage amount); Inspection and survey - home inspection ($300-$500), pest inspection ($75-$150), survey ($300-$600 if required); Prepaid items - homeowners insurance (1-year prepaid $1,200-$2,400), property taxes (3-6 months escrow), HOA transfer fees ($100-$500 if applicable). Some costs are negotiable - sellers may pay buyer closing costs (ask in offer), lenders offer 'no closing cost' loans (higher interest rate trade-off), VA loans cap certain fees. Leo Albanes helps buyers understand estimated closing costs during offer stage and negotiates seller concessions when possible. Request a detailed closing cost estimate by calling (941) 626-9000.