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Rotonda West

Rotonda West

Average Home Prices


Average Home Statistics

In Terms of
3No. of beds
2No. of baths
1,816Sq. Ft.

Average Home Prices

Per Square Feet

Rotonda West

Quiet and charming, Rotonda West is a master-planned community that spans just over 10 square miles of beautiful scenery and natural attractions. As the only city in Florida designed to look like a wagon wheel, it's a unique and unforgettable destination for those looking for their forever home.

Interested in one of the available Rotonda West, FL homes for sale? This guide will give you all the important details you need to find the best property in the best neighborhood that meets all your requirements and sets you up for a beautiful, peaceful life in the city.

Overview of Rotonda West, FL


Nestled along the southwest coast of Florida, Rotonda West is located in the Cape Haze area in Charlotte County. It is roughly midway between Sarasota and Fort Myers and is within easy reach of other Southwest Florida communities such as Boca Grande, Port Charlotte, Venice, and Englewood.

Rotonda West is also 76 miles away from Tampa, 150 miles away from Miami, and 243 miles away from Jacksonville.

What it is known for

As its name suggests, Rotonda West is shaped much like a rotonda or a structure with a circular shape. As previously mentioned, it is the only area in Florida that resembles a wagon wheel, one whose spokes are made out of canals that connect different areas within the community.

This beautiful pocket of paradise also boasts over 20,000 acres of lakes, fairways, ponds, and greenbelts. Additionally, it has 23 miles of waterways for those who enjoy boating or water-related activities. And it is within easy reach of unspoiled beaches and state parks.

Rotonda West is also a deed-restricted community. This means that all maintenance considerations that pertain to upkeep and usage are subject to stipulations established and enforced by its homeowner’s association. These typically cover:

  • Exterior paint
  • Parking
  • Fencing
  • Tree removal
  • Pets
  • Accessory units; and
  • Landscaping and lot care

Those looking for available Rotonda West houses for sale are thus assured that their property is safeguarded from any potential action that might lower its value. Similarly, the home will be maintained in its most ideal state, which can lower possible upkeep costs while also ensuring its aesthetic appeal.

Basic facts

Population: 10,117 (2020)
Total area: 11.5 square miles
County: Charlotte County
Area code: 941

Brief history

Originally owned by William and Alfred Vanderbilt, Rotonda West started out as a ranch for a special cattle breed known as Santa Gertrudis. The brothers purchased the lot for $700,000 and sold 10,000 acres of it at once. Eventually, one of them owned most of the property, which he later sold to the Cavanagh Leasing Corporation in Miami after ranching proved to be no longer feasible.

The new owner intended to develop a Rotonda East, but plans fell through as new building and zoning codes were implemented to ensure ecological protection in the area. Thus, they instead opted to develop Rotonda West. 

Today, this community stands out as a distinct destination that offers a laid-back way of life steeped in lush tropical beauty, as well as a slew of adventures within easy reach. Discerning buyers looking to snatch up one of the available Rotonda West houses for sale have a lot of rewards to anticipate.


Ready to start looking at the available inventory for Rotonda, Florida real estate? Here’s everything you need to know about this market.

Housing market overview and general trends

If you’re looking for a property for sale in Rotonda West, Florida, real estate conditions and trends in the area point to a considerable return on your investment in the years to come. 

One of the most important benefits of investing in one of the Rotonda West, FL homes for sale is the consistently high rate of appreciation of properties in the community. In fact, according to, the area has recorded some of the largest surges in home appreciation not only in the state but in the whole country.

Over the past decade, Rotonda, Florida real estate has logged a total appreciation of nearly 150% at an annual average rate of 9.59%. This places it within the top 10% in the country for real estate appreciation. When juxtaposed with numbers since the 2000s, with its total appreciation of over 200%, it’s safe to say that the community is one of the best areas to consider for long-term real estate investments.

Neighborhoods that are particularly ideal for having high appreciation rates are as follows:

  • Broadmoor / Long Meadow
  • Pinehurst / Pebble Beach
  • Oakland Hills / White Marsh
Property types and architectural styles

The vast majority of the homes in Rotonda West a built between 1970 and 1999. Additionally, there are plenty of homes built in 2000 and later. Homes built in 1969 or earlier, on the other hand, are not as widely available.

Most homes feature three bedrooms and two baths, while the average size is a little over 1,800 square feet.

In terms of architecture and layout, homes in the community are typically single-story and have an open floor plan. There are plenty of Florida ranches as well as the occasional Tudor or Mediterranean-style home.

Where to live in Rotonda West, FL

When it comes to choosing a neighborhood, you won’t run short of options. Here are some of the best areas in the community to consider.

  • Rotonda Lakes

    Rotonda Lakes is an ideal neighborhood within easy access to schools, shopping destinations, golf courses, and beaches. 

    Many of the homes in this area are located in front of lakes and canals, and residents enjoy stunning views that also make their properties truly some of the most desirable in the whole community. These waterways also serve as habitats for several types of fish and birds.

    Additionally, Rotonda Lakes has a community park with a lakeside walking path where you can unwind and enjoy wildlife sightings.

  • Rotonda Heights

    With some 2000 homes, this community is another prime location for finding your forever home. The neighborhood is in close proximity to several beaches, so if you love activities done on or near the water, you can have your fill of them.

    Aside from beaches, you'll also have easy access to lakes and canals. Or if you prefer land-based recreation, Rotonda Heights is near golf courses, as well as retail and dining destinations.

  • Oakland Hills

    Oakland Hills was envisioned around the

    Hills Golf Course, an 18-hole par-72 course known for its strategic use of water hazards. It's an especially popular course for golfers who love a challenge.

    As the oldest area in Rotonda West, Oakland Hills features many golf homes that were built in the 1960s. However, you'll also find other homes built much later in varying sizes and architectural styles.

    This neighborhood is also situated close to several schools, medical facilities, and dining and shopping facilities. Additionally, it offers residents access to many bike paths and the Cape Haze Pioneer Trail. 

    Oakland Hills is also a designated Bird Sanctuary and is within easy access to many beautiful beaches. 

  • Long Meadow

    If you're interested in sprawling estates that are located near luxe golf courses, this neighborhood is for you. Overlooking the Long Meadow section of the Long Marsh Golf Club course, Long Meadow features stately homes with private pools that are choice destinations for vacationers and retirees.

    Aside from golf, residents can also meander through 450 acres of lush greens featuring pine, palm, and oak trees. It's also near parks like the Rotonda Lakes Community Park, Rotonda Community Park and Preserve, and the Cape Haze Pioneer Trail.

  • White Marsh

    An upscale neighborhood, White Marsh surrounds a section of the Long Marsh Golf Club golf course, which features fairways dotted with palms, oaks, and native pines. And like every neighborhood on our list, it's well within beautiful beaches, parks, and preserves.


Here’s what you can expect when you decide to make Rotonda West your home.

Cost of living

The cost of living in Rotonda West is slightly higher than the Florida and national averages. In fact, it is about 6% higher than the typical cost of living index for the whole U.S.

As is typical in resort-style communities, costs for the following are also higher than the averages in Florida and the U.S.:

  • Transportation
  • Groceries
  • Goods and services
  • Healthcare
  • Utilities

Schools in the Rotonda West area are some of the highest rated in Florida., an online platform that analyzes data on public schools in the U.S., ranks Rotonda West public schools within the top 30% of public schools in the state.

Public schools that serve Rotonda West are:

  • Vineland Elementary School
  • L.A. Ainger Middle School

Other schools near Rotonda West include:

  • Lemon Bay High School
  • Florida Southwestern Collegiate High School
  • Englewood Sky Academy
  • The Academy
  • Charlotte Harbor School; and
  • State College of Florida – Manatee-Sarasota
Leisure and entertainment

When it comes to enjoying the finer things in life, Rotonda West does not run out of options to offer.

If you’re looking for top grub, there’s a good selection of restaurants in and near the community that you can check out. First on our list are local favorites The Hills Restaurant at Rotonda Golf and Country Club and Cape Haze Tavern. Just a little further afield is Apulia Osteria Italiana, an authentic Italian restaurant manned by an award-winning chef from the Apulia region of southeast Italy; then there’s family-owned Isabella’s Bistro in Englewood. For even more options, you will want to head out to Port Charlotte, which has a thriving dining scene. 

As for attractions and outdoor recreation, some of the sights and activities you and the whole family can enjoy include:

Events, festivals, culture and the arts

If you want to fill up your social calendar with arts and culture, Rotonda West offers a slew of community-based meetings such as book clubs and ukulele clubs.

Additionally, you can drop by a Music in the Park gathering for some jazz, learn sewing and creative crafting, or play bridge with your neighbors.

Rotonda West also stages events like the Holiday Parade and the Gazebo Lighting and Boat Parade.

Golf courses

As a golfing community, Rotonda West is dotted with several golf courses that cater to everyone from hobbyists to serious golfers. These include:

Nature trails

Enjoying everything that nature has to offer is easy in this community, as it features several lakeside trails where you can spot wildlife, as well as fairways landscaped with native Florida vegetation.

Additionally, you can venture out of the community to explore:

Near world-class beaches

Finally, Rotonda West has access to some of the world’s best beaches, including those in nearby Boca Grande, which are known for their crystal-clear waters and pristine, uncrowded sand.

There are off-the-beaten-path beaches that you can explore, as well as more popular options. Additionally, you can opt for beaches that are accessible only by boat. Some beaches also have bayside kayak access.


Ready to start your search?

As your trusted realtor in Rotonda West, FL, the Gulf Coast Integrity Group offers specific local experience to guide you through your best options for homes for sale in Rotonda West, FL.

We draw from extensive skill sets to help you find the right property for your requirements, short-term and long-term goals, and budget. We also work with our network of experts such as real estate attorneys to make sure that your investment is safe, protected, and worthwhile.

Tell us what you need by sending us an email or calling 941.539.3746 / 941.626.4518.

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