One of the largest marina communities on Florida's Gulf Coast — 600+ units across multiple independent HOAs, deep-water boat slips, waterfront condos and single-family homes, golf, and a lifestyle built around Charlotte Harbor access. Not entirely 55+ restricted. Here's what buyers need to know before assuming they can move in.
Age restriction is partial, not community-wide. Burnt Store Marina contains multiple neighborhoods with different age restriction status. Some sections are 55+ restricted; others are open to all ages. Verify the specific age restriction for any property you are considering before making an offer — do not assume the entire community is 55+ qualified housing under the Fair Housing Act.
Burnt Store Marina is not a single HOA community — it's a waterfront development containing multiple neighborhoods, each with its own association, rules, and fee structure. The development is anchored by its deepwater marina on Charlotte Harbor, which gives residents direct access to the Gulf of Mexico without bridges or locks. For serious boaters, this is the defining feature of the property and worth paying a premium for.
The community includes condominiums ranging from small studio-style boat condos to full-sized waterfront units, as well as single-family homes and villas on the golf course and canal lots. There is an 18-hole executive golf course (Burnt Store Golf Club), a restaurant and bar at the marina, and a full-service marine center with boat storage, fuel, and maintenance.
The 55+ question is the most important verification a buyer needs to complete before getting emotionally invested. Some sections of Burnt Store Marina qualify under HUD's 55+ housing exemption. Others do not. The development as a whole cannot be characterized as a 55+ community — it's a waterfront resort community with mixed age demographics.
The deep-water access is what no other 55+ community in Charlotte County can match. Kings Gate, Heritage Landing, and Riverwood are inland golf communities. If boat ownership is central to your retirement plan, Burnt Store Marina sits in a different category entirely.
Each neighborhood within Burnt Store Marina is governed by its own HOA with different fees, coverage levels, and rules. There is a master association governing shared infrastructure and the marina common areas. Expect to pay into both — and potentially a third association for building-level condo management if you purchase a condominium unit.
Covers shared roads, security gate, common area maintenance, marina common areas. All residents pay this in addition to their sub-association fees.
Varies significantly by building age, size, and amenities. Covers building exterior, reserves, potentially water/sewer, cable, pest control. Verify financials for any condo — Florida's new reserve requirements (SB 4D) require fully funded structural reserves.
Single-family and villa neighborhoods vary. Maintenance-free sections run higher. Self-maintain sections run lower. Add master HOA on top.
Marina slips are NOT included in HOA fees. Annual slip rental or purchase is a separate transaction. Contact the marina directly for current availability and pricing.
Burnt Store Marina sits directly on Charlotte Harbor, one of the most hurricane-exposed waterways in Florida. Hurricane Ian — which made landfall less than 15 miles from this location — caused significant damage at the marina and surrounding properties. Waterfront and marina-adjacent properties in this location face the highest insurance costs in Charlotte County.
Estimated 2025 annual insurance costs for waterfront / canal-front Burnt Store Marina properties:
This is the cost that surprises buyers who find an affordable purchase price at Burnt Store Marina. A $350,000 waterfront condo or villa looks affordable until you add $10,000+/year in insurance. The carrying cost on waterfront here is meaningfully higher than interior golf communities in Charlotte County. Run the full picture before comparing purchase prices in isolation.
The HOA structure, age restriction verification, flood zone mapping, and post-Ian insurance math at Burnt Store Marina require real expertise. We connect buyers with Charlotte County agents who know this community.
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