Projects

Florida Premier Garage Condos - Rotonda West

Project facts

Status: Pre-Development
Address: 144 Anchor Rd
City: Rotonda West, Florida
Region: Southwest Florida
Submarket: Punta Gorda; Venice
Units: 24
Amenity tier: Flex
Key amenities: Smart Access & Wi-Fi, 14'+ Roll-Up Doors, 18'+ Clear Heights, Climate Control, Mezzanine Capabilities, Gated Access & Security, Video Surveillance
Construction: Block
Finish level: Basic
Projected delivery: 2027
Flood zone: AE

Location Summary

Rotonda West / Punta Gorda; Venice Overview

The project is a planned, 24-unit community of Flex-Tier garage suites at 144 Anchor Road in the Rotonda area of west Charlotte County, currently in pre-development with delivery targeted for 2027. The site sits on the inland side of the Englewood and Lemon Bay coast, between the Gulf beaches and Englewood's hospital and shopping district to the northwest and the SR 776 growth front to the northeast. The Punta Gorda to Venice corridor is Southwest Florida's boating-first, value-oriented coastal market, and the Punta Gorda metro led the region with 16.3 percent population growth from 2020 to 2025, three to five times the national pace, while Florida's absence of a state income tax keeps drawing higher-income retirees and second-home buyers.

The immediate trade area is mature, retiree-heavy, and owner-occupied rather than ultra-prime: within five miles the median age is 62.8, nearly two-thirds of residents are 55 or older, and about one in five housing units is held for seasonal use. That profile, with boats, trailers, golf carts, and seasonal vehicles competing for limited home garage space, is the natural buyer for suites with 14-foot roll-up doors, 18-foot clear heights, mezzanine capability, and climate control. SCK data shows no qualifying resale closings yet in the corridor's trailing-twelve-month window, marking this as an early-entry market where new enclosed space can set the pricing benchmark.

Access runs along Gasparilla Road (County Road 771) north to SR 776 and south to Placida Road and the Cape Haze waterfront. Englewood's West Dearborn Street shopping district is roughly 15 to 20 minutes northwest, Interstate 75 is roughly 25 to 30 minutes northeast, and Sarasota Bradenton International is roughly 50 to 60 minutes north.

Current Events & Infrastructure

Rotonda West Workforce Rental Communities: Charlotte County has granted expedited permitting and impact-fee waivers to National Development of America for two 32-unit rental communities on Parade Circle Drive in Rotonda West, one for seniors and one for the general population, at about $13 million per section, roughly $26 million in total, with leasing expected by 2028. Funded from post-Ian federal recovery dollars, the 64 units add year-round workforce households a short drive from the site within Rotonda West and signal continued reinvestment in the Rotonda area.
Access Context: Signalization of Gasparilla Road at Rotonda East Boulevard and at Ingraham Boulevard remains in construction on the county's project list, updated September 23, 2026, improving turning movements on the site's primary access road for owners hauling trailers.

Key Demand Drivers

Most homes around the site are single-family houses on standard lots, and new multifamily supply along Placida Road and in Rotonda West adds households with no garage at all. Owners here accumulate boats, trailers, golf carts, and seasonal vehicles faster than their home garages can hold them, and that gap is what drives demand for secure, climate-controlled garage suites set back from the water.

HCA Florida Englewood Hospital: The 100-bed, Joint Commission accredited hospital at 700 Medical Boulevard, about 15 minutes northwest, provides emergency, cardiology, general surgery, urology, and orthopedic care, a core quality-of-life anchor for the retiree base that dominates the trade area.
Lemon Bay Aquatic Preserve: The 8,000-acre bay, designated an aquatic preserve in 1986 and one of five in the Charlotte Harbor system, lies roughly 10 to 15 minutes west and reaches the Gulf through Stump Pass, supporting fishing, kayaking, and a large local fleet of small boats; the adjacent 210-acre Lemon Bay Park and Environmental Center adds a public canoe and kayak launch.
Cape Haze Apartment Pipeline: In February 2026 the Charlotte County Planning and Zoning Board voted 4 to 1 to let Hutton MF Cape Haze LLC increase a 9-acre apartment site off Placida Road, roughly 10 to 15 minutes south, from 108 to 135 units, with buildings elevated 13.1 feet, sending the request to the county commission. Renters there will own vehicles, boats, and gear with no private garage to hold them.

Location Highlights

MSA Position: The Punta Gorda metro counted 217,212 residents in July 2025 and posted Southwest Florida's fastest five-year growth.
Enthusiast / Collector Culture: Lemon Bay, Gasparilla Sound, and Charlotte Harbor sustain a boating, fishing, and powersports culture, and year-round driving weather keeps classic and collector vehicles in use.
Infrastructure & Recreation: New signals on Gasparilla Road and nearby Lemon Bay water access support everyday use of the site.
Market-Specific Factor: Englewood took heavy damage in 2024 from Hurricane Helene rainfall followed by Hurricane Milton storm surge. The site is mapped in FEMA Zone AE, and owners here now look for block-built, secured space for vehicles and valuables, while statewide property-insurance relief is easing carrying costs.
Tax & Quality of Life: Florida levies no individual income tax, the structural draw behind continued net in-migration of higher-income households.
High Net Worth Concentration: The trade area holds 341 households earning $200,000 or more within 3 miles, 1,101 within 5 miles, and 2,224 within 7 miles, a moderate base consistent with Flex-Tier positioning.

Area Demographics (ACS 2024)

Wealth Index: 2.1 / 10 (SCK portfolio-relative)

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