Projects
Scenic View IV Storage Condos
Project facts
- Status
- Completed
- Address
- 41 Chardon Rd
- City
- Rotonda West, Florida
- Region
- Southwest Florida
- Submarket
- Punta Gorda; Venice
- Units
- 53
- Amenity tier
- Flex
- Key amenities
- Smart Access & Wi-Fi, 14'+ Roll-Up Doors, Climate Control, High-Amp Electrical Service, Gated Access & Security, Video Surveillance
- Construction
- Block
- Finish level
- Basic
- Year built
- 2025
- Flood zone
- AE
Market value summary
- # of Sales (T-36)
- 54
- Avg Sale Price (T-36)
- $193 / SF
- Avg Sale Price (T-36)
- $273,000
- Avg Market Value
- $248 / SF
- Avg Market Value
- $350,000
Location Summary
Rotonda West / Punta Gorda; Venice Overview
Scenic View IV sits at 41 Chardon Road in the Rotonda area of west Charlotte County, a delivered and operating 53-unit community of Flex-Tier garage suites positioned between the Englewood and Lemon Bay coast to the west and the Port Charlotte growth front to the northeast. The site draws on the Punta Gorda to Venice corridor's defining character: a boating-first, value-oriented coastal market organized around Charlotte Harbor and Gulf access, where retirees relocating from higher-cost Northern and coastal markets arrive with trailered boats, RVs, and collector vehicles in tow. At the metro level, the Punta Gorda MSA posted the fastest 2020 to 2025 population growth in Southwest Florida at 16.3 percent, and Florida led all states in net income in-migration at about $20.6 billion in adjusted gross income in the latest IRS filing year, anchored by the absence of a state income tax.
The immediate trade area is mature, owner-occupied, and retiree-heavy rather than ultra-prime. Within five miles the median age is 62.9, 65.6 percent of residents are 55 or older, owner occupancy runs 87.5 percent, and 21.1 percent of housing units are held for seasonal use, a profile that favors owners with multiple vehicles, boats, and seasonal belongings that need secure, climate-controlled space. The corridor remains an early-entry market in the SCK dataset, with no qualifying resale closings yet in the trailing-twelve-month window.
Access runs along Gasparilla Road (SR 771), which links the Rotonda area north to SR 776 and the Englewood and Port Charlotte corridors, and south along Placida Road toward the Cape Haze and Boca Grande waterfront. Interstate 75 is roughly 25 to 30 minutes northeast, Punta Gorda Airport roughly 35 to 40 minutes east, and Sarasota Bradenton International roughly 50 to 60 minutes north.
Current Events & Infrastructure
- SR 776 Resurfacing, Englewood: FDOT is resurfacing about 8 miles of SR 776 from the Charlotte County line north to south of US 41, with median modifications and separated bicycle lanes, under a combined contract of about $15.4 million; construction began in mid-2026 with completion estimated for summer 2027. The work begins roughly 10 to 15 minutes northwest of the site and upgrades the main connector between the Rotonda area and Englewood's beaches, dining, and services.
- Gasparilla Road Intersection Signalization: Charlotte County has the signalization of Gasparilla Road at Rotonda East Boulevard and at Ingraham Boulevard in the construction phase, with the county project page updated in September 2026; a contract value is not published. The new signals sit on the site's primary access road within roughly 1 to 2 miles, improving turning movements for owners hauling boats and trailers.
Key Demand Drivers
The trade area's housing stock is dominated by single-family homes on standard lots, and a steady wave of new rooftops along SR 776 adds households with more vehicles and recreational equipment than a two-car garage can hold. That gap between toys owned and space available at home is what drives demand for private, climate-controlled garage suites here.
- West Port (Brookfield Kolter Land Partners): The 642-acre mixed-use community roughly 15 minutes northeast on SR 776 already counts more than 1,200 residences and is adding a 180-acre expansion of as many as 423 new homes, with single-family pricing starting in the mid-$200,000s, a Publix-anchored commercial center targeted to open late next year, and the Flamingo Boulevard link from US 41 to SR 776 opening as two lanes later in 2026.
- Rotonda West Golf Communities: The planned "wagon wheel" community about 3 miles west is built around five golf courses, Pinemoor, The Palms, The Hills, The Links, and the 27-hole Long Marsh, plus a network of shallow canals for small watercraft, a concentrated base of golf-cart, boat, and second-vehicle owners.
- Cape Haze Marina: About 5 miles southwest on Placida Road, the marina offers 110 slips for vessels up to 70 feet on the Gulf Intracoastal Waterway with direct Gulf access through Stump Pass, feeding a local boating population that keeps trailers, tow vehicles, and gear on the move.
- Charlotte Sports Park: The 7,670-seat ballpark at 2300 El Jobean Road, roughly 5 to 6 miles north, has hosted Tampa Bay Rays spring training since 2009, drawing seasonal visitors and part-year residents into the SR 776 corridor each February and March.
Location Highlights
- MSA Position: Charlotte County's Punta Gorda MSA led Southwest Florida's 2020 to 2025 population growth at 16.3 percent, three to five times the national pace.
- Enthusiast / Collector Culture: A boating-first corridor on Charlotte Harbor and Lemon Bay, with Gulf access through Stump Pass and year-round driving weather for classic and collector vehicles.
- Infrastructure & Recreation: SR 776 resurfacing with separated bike lanes and new signals on Gasparilla Road improve the site's everyday access.
- Market-Specific Factor: Since Hurricane Ian, owners in this low-lying coastal trade area place a premium on secure, climate-controlled space set back from the waterfront for vehicles and valuables, and statewide property-insurance relief is easing carrying costs.
- Tax & Quality of Life: Florida levies no individual income tax, the structural draw behind the state's continued net in-migration of higher-income households.
- High Net Worth Concentration: The trade area holds 371 households earning $200,000 or more within 3 miles, 1,127 within 5 miles, and 2,178 within 7 miles, a moderate but growing base consistent with the corridor's early-entry profile.
Area Demographics (ACS 2024)
5-Mile Profile: Population 31,830 | Median HH Income $76,384 | HH Earning $150K+ 16.3% | Median Age 62.9 | Age 55+ 65.6% | Seasonal Units 21.1% | Households with 3+ Vehicles 14.6% | YoY Population Growth not yet computed
Wealth Index: 2.1 / 10 (SCK portfolio-relative)
Unit values
| Unit | Size | Market value | $ / SF |
|---|---|---|---|
| Unit A1 | 1,300 SF | $325,000 | $250 / SF |
| Unit B1 | 1,560 SF | $377,000 | $242 / SF |
| Unit C1 | 1,300 SF | $325,000 | $250 / SF |
| Unit D1 | 1,560 SF | $377,000 | $242 / SF |
| Unit E1 | 1,300 SF | $325,000 | $250 / SF |
| Unit F1 | 1,560 SF | $380,000 | $244 / SF |
| Unit G1 | 1,261 SF | $318,000 | $252 / SF |
| Unit A2 | 1,560 SF | $379,000 | $243 / SF |
| Unit B2 | 1,040 SF | $274,000 | $263 / SF |
| Unit C2 | 1,560 SF | $379,000 | $243 / SF |
| Unit D2 | 1,560 SF | $377,000 | $242 / SF |
| Unit E2 | 1,560 SF | $380,000 | $244 / SF |
| Unit F2 | 1,560 SF | $380,000 | $244 / SF |
| Unit G2 | 1,261 SF | $318,000 | $252 / SF |
| Unit A3 | 1,560 SF | $379,000 | $243 / SF |
| Unit B3 | 1,040 SF | $274,000 | $264 / SF |
| Unit C3 | 1,560 SF | $379,000 | $243 / SF |
| Unit D3 | 1,274 SF | $320,000 | $251 / SF |
| Unit E3 | 1,560 SF | $380,000 | $244 / SF |
| Unit F3 | 1,560 SF | $380,000 | $244 / SF |
| Unit G3 | 1,560 SF | $380,000 | $244 / SF |
| Unit A4 | 1,560 SF | $379,000 | $243 / SF |
| Unit B4 | 1,040 SF | $274,000 | $263 / SF |
| Unit C4 | 1,560 SF | $379,000 | $243 / SF |
| Unit D4 | 1,274 SF | $320,000 | $251 / SF |
| Unit E4 | 1,560 SF | $380,000 | $244 / SF |
| Unit F4 | 1,274 SF | $320,000 | $251 / SF |
| Unit G4 | 1,560 SF | $377,000 | $242 / SF |
| Unit B5 | 1,040 SF | $274,000 | $264 / SF |
| Unit C5 | 1,300 SF | $325,000 | $250 / SF |
| Unit D5 | 1,560 SF | $379,000 | $243 / SF |
| Unit E5 | 1,300 SF | $325,000 | $250 / SF |
| Unit F5 | 1,274 SF | $320,000 | $251 / SF |
| Unit G5 | 1,560 SF | $380,000 | $244 / SF |
| Unit B6 | 1,040 SF | $274,000 | $264 / SF |
| Unit C6 | 1,506 SF | $370,000 | $246 / SF |
| Unit D6 | 1,560 SF | $379,000 | $243 / SF |
| Unit E6 | 1,560 SF | $379,000 | $243 / SF |
| Unit F6 | 1,560 SF | $380,000 | $244 / SF |
| Unit G6 | 1,560 SF | $380,000 | $244 / SF |
| Unit C7 | 1,560 SF | $379,000 | $243 / SF |
| Unit D7 | 1,560 SF | $377,000 | $242 / SF |
| Unit E7 | 1,560 SF | $380,000 | $244 / SF |
| Unit F7 | 1,560 SF | $377,000 | $241 / SF |
| Unit G7 | 1,560 SF | $380,000 | $244 / SF |
| Unit C8 | 1,560 SF | $379,000 | $243 / SF |
| Unit D8 | 1,274 SF | $320,000 | $251 / SF |
| Unit E8 | 1,560 SF | $380,000 | $244 / SF |
| Unit F8 | 1,274 SF | $320,000 | $251 / SF |
| Unit G8 | 1,261 SF | $317,000 | $252 / SF |
| Unit D9 | 1,274 SF | $320,000 | $251 / SF |
| Unit F9 | 1,274 SF | $320,000 | $251 / SF |
| Unit G9 | 1,261 SF | $317,000 | $252 / SF |