14151 Heritage Landing Blvd #1011 · Punta Gorda, FL 33955

$260,000

2 bd · 2.0 ba · 1,407 sqft · Condo public records · 69 Days on market

Built 2023 Good condition $901/mo HOA · 37% of rent

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Why this score? — see what drove the F grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +7.5/15.0
• Schools +4.6/10.0
• 1% rule +4.3/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Cash flow +2.7/30.0
• Rent growth +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy carefree Florida living in this exceptional first-floor, end-unit condo located in the highly sought-after Heritage Landing Golf & Country Club. This beautifully maintained 3- bedroom, 2-bath residence offers spectacular lake and preserve views, creating a serene and picturesque backdrop. Designed for both comfort and entertaining, the open-concept floor plan seamlessly connects the living, dining, and kitchen areas. The spacious kitchen is a standout feature, boasting stainless steel appliances, quartz countertops, Shaker-style cabinetry, a pantry, pull-out shelving, and a large island with breakfast bar that opens to the main living space. Expansive wall-to-wall sliding glass doors, along with an additional side window, flood the home with natural light and enhance its bright, airy ambiance. The primary suite provides a relaxing retreat with walk-in closets and an ensuite bath featuring quartz countertops, wood cabinetry, and a tiled shower with glass enclosure. The flexible second bedroom is currently used as a TV room, while the third bedroom offers private access to the second full bath—ideal for guests seeking added privacy. Additional highlights include neutral paint throughout, no-see-um screens on both the front enclosure and rear lanai, dimmer switches, under-cabinet lighting, tip-out kitchen shelves, upgraded lighting and fans, & a new Ecobee thermostat. Impact-resistant windows and doors provide peace of mind, while reflective window tinting on the lower windows adds extra privacy. Furnished option available. For added convenience, the home features an interior laundry room with washer and dryer, assigned carport parking, and a community pool located just across the street. Residents of Heritage Landing enjoy an array of world-class amenities, including a stunning clubhouse with on-site dining, state-of-the-art fitness center, full-service spa, tennis, pickleball and bocce courts, a tiki bar, and beautifully landscaped grounds with sparkling lakes. Ideally situated near historic downtown Punta Gorda, you’ll have easy access to dining, shopping, farmers markets, medical facilities, and nearby airports. Burnt Store Marina is just minutes away, offering direct access to Charlotte Harbor and the Gulf of Mexico. Don’t miss this opportunity—start living the Florida lifestyle you’ve been dreaming of today.

Key facts

• $901 HOA
• Parking
• Community pool

Property features AI

Finance

• Other: Buyer approval required for community; Pets allowed with breed restrictions; cats and dogs OK
• Financial info: Lease restrictions apply; Other annual assessment amount indicated
• HOA & community: Association: Gateway Management (and ICON / Mary Longares, CAM); Monthly condo fee approximately $457 (quarterly condo fee term); Total monthly fees shown as $901.33 with total annual fees $10,816; Association fee 2: $750 quarterly; Association approval required; Association amenities include clubhouse, fitness center, pool, spa/hot tub, sauna, tennis and pickleball courts, golf course access, gated entry, elevators, recreational facilities, and vehicle restrictions; Association fee includes 24-hour guard, common area taxes, pool, reserves, insurance, building and grounds maintenance, management, pest control, recreational facilities, sewer, trash and water

Exterior

• Parking: Carport (1 space)
• Security: Gated community with security gate; Smoke detectors
• Utilities: Public water; Canal/lake available for irrigation; Public sewer; Electricity connected; Cable connected; BB/HS internet available; Sewer connected; Water connected; Underground utilities; Fire hydrant nearby; Sprinkler system with recycled water; Irrigation equipment present
• Home design: Residential condominium; One-level unit (first floor); Southeast-facing; Part of Terrace Condo Building #10
• Construction: Concrete and stucco construction; Tile roof; Block and slab foundation; Built by Lennar (Carolina model)
• Exterior features: Front and rear porches (screened); Sliding doors; Exterior lighting; Rain gutters; Sidewalks; Tennis courts on property; Landscaped with trees; Near golf course and marina; Paved roads

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Stone countertops; Exhaust fan; Eat-in kitchen
• Bedrooms: 3 bedrooms (unit on 1st floor)
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning; Humidity control
• Interior features: Ceiling fans; Eat-in kitchen; High ceilings; In-wall pest system; Kitchen/family room combo; Open floorplan; Split bedroom layout; Stone countertops; Thermostat; Vaulted ceilings; Walk-in closets; Window treatments; Blinds and shades; Storm windows; Tinted windows; Elevator in building
• Laundry & utility: Washer and dryer included; Inside laundry room; Electric water heater; Inside utility room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $260k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-875 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $105k (59.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $242k (6.9% below list).
• Recommended offer: $105k (59.4% below list) — sets the bar for cash-flow.
• Cap rate 2.3% vs local median 2.8% in Punta Gorda — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 76/100 on livability (#225 in FL, #3,567 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, health & safety A+; Watch: cost of living D+, amenities D-, commute F.
• Charlotte (suburban): math 54% / reading 54% proficiency, ranked #22 of 73 in FL (top 30%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 1481 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• This rent runs 38% of the median local income ($77k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Charlotte County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($244k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: HOA is 37% of rent.

Recommended offer $105,443 (59.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 59% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
10. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.93% ✗
• Cap rate: 2.25%
• Cash-on-cash: -14.42%
• DSCR: 0.36
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -43.2%
• Equity multiple: -0.34×
• Total profit: $-97,210
• Equity at exit: $38,767

10-year hold

• IRR: -71.9%
• Equity multiple: -1.11×
• Total profit: $-153,784
• Equity at exit: $22,480

Cash invested: $72,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 33955

• Home prices YoY: -24.5%
• Active inventory: 1481
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,419 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$413 /mo · $4,961/yr
• Insurance: −$108
• HOA: −$901
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $-875

Break-even live

Break-even rent $3,527

Max offer price $105,443

Occupancy floor —

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14161 Heritage Landing Blvd #1118 Punta Gorda, FL	2.0	2.0	1407	$1,800	$1.28	21d	1	0.03mi
14141 Heritage Landing Blvd #922 Punta Gorda, FL	2.0	2.0	1154	$2,200	$1.91	21d	1	0.08mi
14141 Heritage Landing Blvd #935 Punta Gorda, FL	2.0	2.0	1120	$5,500	$4.91	21d	1	0.08mi
14149 Poppy Field Loop #6011 Punta Gorda, FL	3.0	2.0	1741	$6,500	$3.73	21d	1	0.12mi
14191 Heritage Landing Blvd #1214 Punta Gorda, FL	2.0	2.0	1120	$1,585	$1.42	21d	1	0.12mi
14161 Poppy Field Loop #5811 Punta Gorda, FL	3.0	2.0	1741	$4,200	$2.41	21d	1	0.17mi
14201 Heritage Landing Blvd #1312 Punta Gorda, FL	2.0	2.0	1154	$1,750	$1.52	21d	1	0.18mi
14201 Heritage Landing Blvd Unit 1338 Punta Gorda, FL	3.0	2.0	1301	$6,000	$4.61	21d	1	0.18mi
14121 Heritage Landing Blvd #743 Punta Gorda, FL	2.0	2.0	1120	$6,000	$5.36	21d	1	0.18mi
14194 Heritage Landing Blvd #614 Punta Gorda, FL	2.0	2.0	1366	$1,995	$1.46	21d	1	0.24mi
14091 Heritage Landing Blvd Unit Reservation spot 1 Punta Gorda, FL	2.0	2.0	1194	$5,000	$4.19	21d	1	0.27mi
14091 Heritage Landing Blvd Punta Gorda, FL	2.0	2.0	1157	$5,000	$4.32	21d	2	0.27mi
14221 Heritage Landing Blvd Unit 2014 Punta Gorda, FL	2.0	2.0	1366	$6,000	$4.39	21d	1	0.29mi
14081 Heritage Landing Blvd Punta Gorda, FL	2.0	2.0	1176	$5,750	$4.89	21d	2	0.31mi
14184 Heritage Landing Blvd Punta Gorda, FL	2.0	2.0	1366	$1,947	$1.43	21d	2	0.31mi
14231 Heritage Landing Blvd Unit 1928 Punta Gorda, FL	2.0	2.0	1596	$6,000	$3.76	21d	1	0.34mi
14050 Heritage Landing Blvd #226 Punta Gorda, FL	2.0	2.0	1596	$6,500	$4.07	21d	1	0.37mi
14061 Heritage Landing Blvd Punta Gorda, FL	2.0–3.0	2.0	1302	$4,000	$3.07	21d	3	0.38mi
14224 Heritage Landing Blvd Unit 1 Punta Gorda, FL	2.0	2.0	1366	$4,500	$3.29	21d	1	0.39mi
14224 Heritage Landing Blvd #921 Punta Gorda, FL	2.0	2.0	1569	$3,400	$2.17	21d	1	0.39mi
14241 Heritage Landing Blvd #1821 Punta Gorda, FL	2.0	2.0	1569	$6,000	$3.82	21d	1	0.40mi
14051 Heritage Landing Blvd Punta Gorda, FL	2.0–3.0	2.0	1280	$4,000	$3.12	21d	2	0.41mi
14051 Heritage Landing Blvd Unit Reservation spot 1 Punta Gorda, FL	2.0	2.0	1198	$2,600	$2.17	21d	1	0.42mi
14251 Heritage Landing Blvd Unit 1723 Punta Gorda, FL	2.0	2.0	1366	$6,000	$4.39	21d	1	0.45mi
14251 Heritage Landing Blvd Unit 1713 Punta Gorda, FL	2.0	2.0	1366	$4,800	$3.51	13d	1	0.45mi
14041 Heritage Landing Blvd #642 Punta Gorda, FL	2.0	2.0	1154	$6,000	$5.20	21d	1	0.47mi
14261 Heritage Landing Blvd #1615 Punta Gorda, FL	2.0	2.0	1366	$6,000	$4.39	21d	1	0.50mi
14649 Sycamore Ct #2912 Punta Gorda, FL	3.0	2.0	1741	$7,000	$4.02	21d	1	0.53mi
14271 Heritage Landing Blvd #1527 Punta Gorda, FL	2.0	2.0	1422	$2,800	$1.97	21d	1	0.55mi
14656 Sycamore Ct #3211 Punta Gorda, FL	3.0	2.0	1741	$7,000	$4.02	21d	1	0.56mi
14267 Heritage Landing Blvd #1222 Punta Gorda, FL	2.0	2.0	1569	$4,200	$2.68	21d	1	0.58mi
14040 Heritage Landing Blvd #113 Punta Gorda, FL	2.0	2.0	1438	$6,500	$4.52	21d	1	0.65mi
14271 Heritage Landing Blvd Punta Gorda, FL	2.0	2.0	1355	$6,500	$4.80	21d	1	0.67mi

HOA detail condo

• Monthly dues: $901 · $10,812/yr
• Likely covers: landscapingpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $260,000 Active 69 DOM
2. 2026-06-17
   days on market $260,000 Active 68 DOM
3. 2026-06-16
   days on market $260,000 Active 67 DOM
4. 2026-06-15
   days on market $260,000 Active 66 DOM
5. 2026-06-14
   days on market $260,000 Active 64 DOM
6. 2026-06-13
   days on market $260,000 Active 63 DOM
7. 2026-06-10
   days on market $260,000 Active 61 DOM
8. 2026-06-09
   days on market $260,000 Active 60 DOM
9. 2026-06-08
   days on market $260,000 Active 59 DOM
10. 2026-06-07
    days on market $260,000 Active 58 DOM
11. 2026-06-05
    days on market $260,000 Active 55 DOM
12. 2026-06-03
    days on market $260,000 Active 54 DOM
13. 2026-06-02
    days on market $260,000 Active 53 DOM
14. 2026-06-01
    days on market $260,000 Active 52 DOM
15. 2026-05-31
    days on market $260,000 Active 51 DOM
16. 2026-05-30
    days on market $260,000 Active 50 DOM
17. 2026-04-10
    listed $260,000 Active
18. 2026-04-08
    listed $260,000 Active 2399-char remark

    Show marketing remark (2399 chars)

    Enjoy carefree Florida living in this exceptional first-floor, end-unit condo located in the highly sought-after Heritage Landing Golf & Country Club. This beautifully maintained 3- bedroom, 2-bath residence offers spectacular lake and preserve views, creating a serene and picturesque backdrop. Designed for both comfort and entertaining, the open-concept floor plan seamlessly connects the living, dining, and kitchen areas. The spacious kitchen is a standout feature, boasting stainless steel appliances, quartz countertops, Shaker-style cabinetry, a pantry, pull-out shelving, and a large island with breakfast bar that opens to the main living space. Expansive wall-to-wall sliding glass doors, along with an additional side window, flood the home with natural light and enhance its bright, airy ambiance. The primary suite provides a relaxing retreat with walk-in closets and an ensuite bath featuring quartz countertops, wood cabinetry, and a tiled shower with glass enclosure. The flexible second bedroom is currently used as a TV room, while the third bedroom offers private access to the second full bath—ideal for guests seeking added privacy. Additional highlights include neutral paint throughout, no-see-um screens on both the front enclosure and rear lanai, dimmer switches, under-cabinet lighting, tip-out kitchen shelves, upgraded lighting and fans, & a new Ecobee thermostat. Impact-resistant windows and doors provide peace of mind, while reflective window tinting on the lower windows adds extra privacy. Furnished option available. For added convenience, the home features an interior laundry room with washer and dryer, assigned carport parking, and a community pool located just across the street. Residents of Heritage Landing enjoy an array of world-class amenities, including a stunning clubhouse with on-site dining, state-of-the-art fitness center, full-service spa, tennis, pickleball and bocce courts, a tiki bar, and beautifully landscaped grounds with sparkling lakes. Ideally situated near historic downtown Punta Gorda, you’ll have easy access to dining, shopping, farmers markets, medical facilities, and nearby airports. Burnt Store Marina is just minutes away, offering direct access to Charlotte Harbor and the Gulf of Mexico. Don’t miss this opportunity—start living the Florida lifestyle you’ve been dreaming of today.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $4,961 · $413/mo
• Projected year-2 tax: $4,961 · $413/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $29,033
• − Mortgage interest: −$14,564
• − Property taxes: −$4,961
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,323
• − Management: −$2,323
• − HOA: −$10,812
• − Depreciation: −$7,564
• Taxable loss: −$14,813
• Est. tax savings @ 24.0%: +$3,555
• After-tax cash flow: $-6,944/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This well-maintained and modern first-floor end-unit condo in Heritage Landing Golf & Country Club offers stunning lake and preserve views and is ready for immediate occupancy.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value to the property.
• Both Painting exterior and interior walls — Fresh paint can make the property more appealing and increase its value.
• Both Upgrade to smart home features — Smart home features can increase the property's appeal and value, especially for tech-savvy buyers.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Both Painting exterior and interior walls — Fresh paint can make the property more appealing and increase its value. ↑
• Both Upgrade to smart home features — Smart home features can increase the property's appeal and value, especially for tech-savvy buyers. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Charlotte
• NCES district ID: 1200240
• Math proficiency: 54% ▼ -6.00%
• Reading proficiency: 54% ▼ -1.00%
• Median HH income: $44,864
• Composite: 45.62/100
• National rank: #2586
• State rank: #22 of 73 in FL

Livability — Punta Gorda

• Score: 76/100
• State rank: #225
• US rank: #3567

Category grades

Amenities D- Commute F Cost of living D+ Crime A+ Employment B- Housing B Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Charlotte County · 196,994 people
• City population: 68,831
• Metro: Punta Gorda, FL
• Population (ZIP): 12,399
• Household income: $76,943
• Rent vs Own: 9.5% rent · 90.5% own
• Severe rent burden: 226.0

Population outlook (Charlotte County) Hauer SSP2

• Today (2025): 198,646 people
• By 2030: 210,507 · +6.0%
• By 2040: 230,857 · +16.2%
• By 2050: 247,148 · +24.4%
• By 2075: 281,777 · +41.8%
• By 2100: 293,609 · +47.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 10% Two or more races 9% Black 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2% Cuban 4%
• Common ancestry: Romanian 5% Italian 3% Serbian 3%
• Foreign-born: 8% · Canada
• Languages at home: 91% English-only · Spanish 5% Other Indo-European 1%

Political lean MEDSL · Charlotte

• 2024 margin: Solid R (+34.0) · D 32.7% · R 66.7%
• 2008→2024 swing: -26.7pp toward R · 2008: -7.2pp · 2024: -34.0pp
• All cycles: 2024: R+34.0 2020: R+26.6 2016: R+27.8 2012: R+14.3 2008: R+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -78.71%
• Current HPI: 242.9043
• Rent YoY: —
• Metro: Punta Gorda, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+0.0% since first listed

2 events — show timeline

• 2026-04-10 Listed $260,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-08 Listed $260,000 FORTMLS

Property tax history

-5.9%/yr

Latest (2025): $4,961 · -5.9% YoY. Source: county tax records.