Punta Gorda, FL
The numbers that matter most
What an investor checks first when sizing up a new metro — affordability ratio, rent vs income, cap rate proxy, and where the market is moving. Each metric shown vs. state and national medians for instant context.
moderate
Price to income
4.40×
The single most-cited 'is this market still cheap' check. Below 3× and you're in an affordability tailwind.
- vs Florida
- 4.23×
- vs U.S.
- 3.43×
Benchmark
ACS median home value ÷ median HHI
moderate
Rent to income
26.7%
What share of a typical household's income goes to rent. Below 30% means tenants can absorb modest rent increases.
- vs Florida
- 28.1%-1.5
- vs U.S.
- 23.3%
Benchmark
(HUD FMR 2BR × 12) ÷ median HHI
tight
Cap rate proxy
3.94%
Rough first-pass yield assuming a 35% expense ratio. Not an underwriting number — a 'is this even worth modeling' filter.
- vs Florida
- 4.40%
- vs U.S.
- 4.35%
Benchmark
(FMR 2BR × 12 × 0.65) ÷ ACS median home value
steady
Net migration
+1.35%
Forward-looking demand signal. Positive net migration drives rent growth and absorbs new supply.
- vs Florida
- 0.82%+0.54
- vs U.S.
- 0.03%+1.32
Benchmark
IRS net migration ÷ population
strong
Permit pipeline
15.46
permits per 1,000 residents
Forward-supply indicator. Above ~5 means the metro is building meaningfully relative to its size; below 2 means supply is tight.
- vs Florida
- 7.87+7.59
- vs U.S.
- 3.53+11.93
Benchmark
Census BPS permits TTM ÷ population × 1,000
softening
Unemployment
6.4%
Tighter unemployment means higher wages, more rental demand, lower vacancy.
- vs Florida
- 5.5%
- vs U.S.
- 4.5%
Benchmark
BLS LAUS, latest month
balanced buyer mix
Investor loan share
9.8%
4,849 purchase loans · 25.5% denial rate · 2024
Share of financed home purchases going to investors. Above ~15% means landlords are outbidding owner-occupants; below ~8% is owner-dominated.
Benchmark
Investor purchase loans ÷ all purchase loans (CFPB HMDA LAR, annual)
Where prices are and where they've been
5-year price appreciation
+41.9%
homeValues.yearOverYear
-9.3%
Median home value
$291,000
The rent ladder
| Bedroom | Monthly | Annual | % of median HHI |
|---|---|---|---|
| 1 BR | $1,167 | $14,004 | 21.2% |
| 2 BR | $1,470 | $17,640 | 26.7% |
| 3 BR | $2,041 | $24,492 | 37.0% |
Labor market direction
Unemployment
6.4%
Median household income
$66,154
What's being built
Total TTM
3,016
Single-family
2,559
2–4 unit
235
5+ unit
222
All 1 counties, ranked by population
| County | Population | Home value | Median HHI | Permits TTM | YoY |
|---|---|---|---|---|---|
| Charlotte County | 189,900 | $291,000 | $66,154 | 3,016 |
Similar metros nationally
| Metro | Pop | Med HHI | P/I | Cap proxy | HPI 5y | Permits/1k | Unemp |
|---|---|---|---|---|---|---|---|
| ★Punta Gorda | 189,900 | $66,154 | 4.40× | 3.94% | +41.9% | 15.46 | 6.4% |
| Panama City, FL | 181,055 | $67,834 | — | — | +50.7% | — | 4.9% |
| Abilene, TX | 176,656 | $66,464 | — | — | +53.1% | — | 3.1% |
| Jacksonville, NC | 203,686 | $64,568 | — | — | +68.6% | — | 3.6% |
| Bowling Green, KY | 180,624 | $62,437 | — | — | +55.7% | — | 3.4% |
| Elkhart-Goshen, IN | 206,841 | $65,617 | — | — | +55.4% | — | 2.7% |
Where people are moving in from
Net migration
+2,640
+1.35% of population
| Origin county | Tax returns |
|---|---|
| Sarasota County, FL | 1,482 |
| Lee County, FL | 952 |
| Broward County, FL | 184 |
| Manatee County, FL | 179 |
| Miami-Dade County, FL | 178 |
| Hillsborough County, FL | 166 |
Who lives in Punta Gorda
- Median age
- 60
- Bachelor's+
- 25.3%
- Owner-occupancy
- 83.2%
- Vacancy rate
- 23.9%
- Rent burdened (30%+)
- 54.4%
- Median household income
- $66,154
This page shows federally sourced data. A full editorial analysis with charts and investment commentary is in progress.
Data sources
| Metric | Source | Vintage |
|---|---|---|
| rent vs buy | HUD FMR + Census ACS + FRED MORTGAGE30US | current FY |