Sales of single-family homes in Charlotte County fell in September compared with August, and sellers were receiving less than their original listed prices in a market that continues to cool. 

The exception was in the luxury segment, where homes sold for significantly more than they did earlier this year, said Carla Nix of The Nix Team at Coldwell Banker Sunstar Realty. She said homes priced at $1 million and above are selling for about $100,000 more than they did at the end of the season in May. 

According to data from Realtors of Punta Gorda–Port Charlotte–North Port–DeSoto Inc., 189 homes priced at $1 million and higher were listed for sale at the end of September, up 20.4% from the same time last year. 

For most of the market, however, conditions remain in favor of buyers. Some sellers have pulled their listings and are waiting for prices to trend upward again. 

Legislators in Tallahassee are considering a package of eight bills that could attract new buyers to Florida, particularly from higher-tax northern states. The proposals include eliminating nonschool taxes for homesteaded property and reducing caps on annual growth in assessed values. House Speaker Daniel Perez has pledged to advance the measures, which now move to the Senate. A property tax exemption referendum is expected to appear on the November 2026 ballot. 

In September, 432 single-family homes sold in Charlotte County, down from 459 in August. The median sale price fell to $330,000 from $345,000, while the average sale price decreased to $394,820 from $408,811. Sellers received an average of 91% of their original list price, a slight dip from 91.1% the previous month. 

Inventory declined to 6.9 months from 7.1 months in August, which could reflect sellers removing their homes from the market rather than an increase in sales. 

Condominium and townhome sales showed modest improvement after steady declines since Hurricane Ian in 2022. Many homeowner associations had to impose assessments for roof and flood repairs not covered by insurance, and premiums have risen sharply since the storms. 

In September, 91 condo and townhome sales closed, up from 82 in August. The median sale price increased to $215,000 from $182,500, and the average price rose to $233,115 from $202,465. Inventory fell to 9.4 months from 9.9 months. 

Realtors expect activity to pick up in the coming weeks as seasonal residents return, and buyers seek to close before year’s end to qualify for the 2026 homestead exemption.Â