RANK #893 / 1001 NAT · #34 / 41 FL · POP 201,064
1YR FORECAST: -3.2%
5YR OUTLOOK: +19%
Punta Gorda, the county seat, stands out as a historic town overlooking Charlotte Harbor, featuring brick streets and restored late 19th and early 20th-century buildings. Charlotte County, located on Florida's southwestern coast, is approximately 100 miles south of Tampa and 30 miles north of Fort Myers. The community offers a relaxed, coastal atmosphere with extensive natural amenities, including 219 miles of shoreline, over 70 parks, and numerous waterways. Residents and visitors can enjoy kayaking in Charlotte Harbor, cycling on trails like the Cape Haze Pioneer Trail, or exploring environmental parks such as Cedar Point Environmental Park, which features mangrove forests and salt marshes.
Life in Charlotte County is characterized by its outdoor focus and a blend of demographics, including retirees and families. The public school system, Charlotte County Public Schools, serves areas like Port Charlotte, Punta Gorda, and Englewood, with top-ranked schools including Florida Southwestern Collegiate High School. While public transportation is available as a shared-ride, curb-to-curb service, many residents rely on personal vehicles for commuting. The local economy is experiencing growth, with recent developments in industrial and logistics sectors, particularly around the Punta Gorda Airport. Healthcare, retail, construction, and hospitality also contribute to the economic landscape.
Charlotte County is one of 76 U.S. counties in this market profile — near the profile average on the BoomTown Index. Within this cohort, its recent home-price change of -10.7% runs below the profile's typical -3.7%.
See all 76 Sun Belt Post-Surge Correction counties →Overvalued relative to economy
Prices declining
Below national median (15x)
Housing looks overvalued at 21.0x — home prices are high relative to local economic output. Climate and geography support a structural premium. The typical U.S. county is 4–6x.
Estimated local headcount ranges. Larger employers shown as floor + "+"; smaller employers show exact counts where reported.
Bars show trailing 12-month growth. The dashed Forecast bars are the model's next-12-month projection; the whisker marks the ±1% range (cooling–accelerating).
Source: Redfin · Census BPS — Browse sales on Redfin →
Source: CDC/NCHS vital statistics via County Health Rankings (2020–2022 avg). Rates per 100,000 population. Grade based on homicide rate relative to national average (~6.3). Learn more →
| PROJECT | AMOUNT | STATUS |
|---|---|---|
|
Amazon Logistics/Distribution Center
Amazon
|
$100M | Under Construction |
|
Green Pasture Solar Farm
Florida Power & Light Co.
|
$74M | Operating |
|
FPL Babcock Ranch Solar Energy Center
Florida Power & Light Co.
|
$74M | Operating |
|
Boca Grande Peninsula Resort & Marina
Unknown
|
$50M | Under Construction |
|
Livano Charlotte Harbor (Apartment Complex)
Unknown
|
$50M | Under Construction |
Source: public records, news, corporate announcements. Amounts are estimates where noted.
Bars show percentile rank among all 1001 counties.
The data is not encouraging — Charlotte County scores just 10/100 on the Boom Town Index, ranking #893 of 1001 counties. Job growth at +2.0% and median household income of $69,952 reflect an economy that has been contracting or stagnating relative to the rest of the country.
Charlotte County leans toward the expensive side. A median home value of $328,900 against an income-to-home-value ratio of 0.21 means housing eats a bigger share of local earnings than the national norm. Renters face $1,464/month on average.
Charlotte County is growing on multiple fronts. Population is up +3.1% year-over-year while employers added jobs at a +2.0% clip. Home values shifted -10.7% in the past year.
There's a moderate stream of newcomers. About 3.73% of residents moved from another state, which is above average and suggests Charlotte County has appeal as a relocation destination — though it's not among the highest-inflow counties nationally.
Home values fell -10.7% over the past year in Charlotte County, bringing the median down to $328,900. A drop of that magnitude usually reflects weakening demand or population outflow — worth watching if you're considering buying here.