Port Charlotte 33946

Punta Gorda, FL · Charlotte County, FL · 10,315 properties · updated 7/5/2026

Should you buy here?buyer-timing lens

45affordability /100

Buyer leverage is balanced; weigh payment burden and the 3-lens valuation before bidding.

Payment burden
33.3%
stretched
Days on market
111
daily
Price cuts
20.0%
of active
Valuation
+9.5%
vs assessor
Look up an address
36
/100
weak
cooling · balanced · prices easing year-over-year.

Verdict grades housing conditions; buyer-timing, investor cash-flow, supply-tightness and county macro scores answer different questions — each in its own section.

Buyer / sellerbuyer-timing lens

83/ 100SellerBalancedBuyer
Strong Buyer's Market
Needs 9.9% correction for affordability
DOM: 46d (stable) · Market Dynamics rolling median · hourly
Score Components
Payment Burden (25%)50
Valuation Gap (25%)100
Supply & Demand (20%)100
Buy vs Rent (15%)100
Cancellation Rate (10%)75
Days on Market (5%)60

Strong buyer leverage in 33946. If you must buy now, offer 10-15% below list price. Payment burden: 33.3% of median income. Median days on market: 46. Renting is approximately 353% cheaper than buying (price-to-rent ratio: 54.4). Market appears 59% overpriced vs. assessed values.

What to Offer

Offer 10-15% below list price. Sellers are under pressure.

Conditions most similar to late 2007 — overvaluation without corresponding income growth. Significant correction potential.
COOLINGBALANCED

Market is cooling with expanding inventory. Conditions are balanced between buyers and sellers. Prices down 7.0% YoY.

Address lookup$99 report path

Look Up an Address in 33946

Just type the street — we'll auto-scope the search to ZIP 33946.

Actions
Export, share, or compare this ZIP
Compare
Get alerts when this market changes

Market snapshoteach number, once

Median price
$512,744
▾ 7.0% YoY
Days on market
111
daily · zip_data
Median rent
$785
ZORI
Investor score
10/100
cash-flow lens
Active listings
100
90-day

Valuation3 lenses, different anchors

vs assessor
+9.5%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$561,400
county CAMA · properties_v
vs income
—
Fair-value model not available for this market.
fair_value_scores · 10-state coverage
vs county comps
+52.8%
County-wide market — the widest, slowest signal.
Charlotte+52.8%
Lotvox comps · mv_valuation_gap
Read together: Above county comps but sustainable on local incomes.
Pricing detail
Price / sqft$313
Price-to-income5.5×

Unlock Vacancy Data

Available with Lotvox Pro — $29/mo.

Start free trial
How 33946 ranks in FL
percentile vs all FL ZIPs
Comparative ranking not available for this ZIP.

Affordability, supply & momentum

11SUPPLY
OversuppliedSupply Tightness

Ample inventory — buyers have time and leverage to negotiate.

Months of Supply54.4 mo
Days on Market111d
Inv vs History-7.2%
Listing Density76.0/1k
Market dynamics
Price cut %20.0%
Momentumcooling
LeverageBALANCED
Months of supply54.4
Sales (90d)0
Investment analysis
Median rent$785
Price-to-rent54.4
Est. cap rate1.2%
Buy vs rentfavors renting

Livability

Walk score—
Transit score—
Bike score—

Historical trends

Unlock Historical Trends

Available with Lotvox Pro — $29/mo.

Start free trial

Charlotte County contextmacro · jobs · debt · migration

ZIP score grades housing; county score adds macro distress (jobs, debt, poverty). They answer different questions.

Unlock County Economic Data

Available with Lotvox Pro — $29/mo.

Start free trial

Nearby ZIP codes

33981
Port Charlotte
$340,989
-8.0%
33953
Port Charlotte
$312,894
-7.9%
33950
Punta Gorda
$366,859
-10.8%
33983
Punta Gorda
$302,789
-6.9%
Punta Gorda Metro·Overpriced ZIPs·Investor ZIPs·View on Map·Charlotte County