Three quarters of Rotonda West sits in flood Zone AE and ninety five percent of it has wetland within 500 feet. It is a planned canal and golf community, and both numbers come from the same decision to build on drained flatwoods.
Check any Rotonda West lot in secondsFlood zone, wetlands, soil, owner and zoning, in one search.See how it worksWe sampled 121 points on an even grid across Rotonda West on 15 September 2026 and ran each against the same public layers the app queries: FEMA's National Flood Hazard Layer, the US Fish and Wildlife National Wetlands Inventory on the point and within 500 feet, and the USDA soil survey. Soil figures come from 110 of those points, because the survey does not cover open water. These are measured numbers, not estimates.
FEMA answered for 116 of the 121 points and the wetlands service answered for 90; each percentage above is of the points that answered, not of 121. We would rather show a smaller denominator than quietly count a failed query as a clean answer.
Seventy six percent Zone AE, twenty four percent Zone X.
That is better than South Gulf Cove at eighty four percent and much better than Punta Gorda at ninety six, but it still means three lots in four carry an elevation requirement and a mandatory insurance premium. The twenty four percent in Zone X is worth finding rather than assuming.
Ninety five percent of the points that answered had wetland on the lot or within 500 feet, and thirteen percent had it mapped on the point itself.
The canals and the golf course drainage are what the National Wetlands Inventory is picking up here. Wetland next door is not a reason to walk, but it does set the setback and the drainage design, and at ninety five percent it comes up on nearly every lot.
Seventy three percent poorly drained, seven percent very poorly drained, nineteen percent somewhat poorly drained. The median seasonal high water table sat twelve inches down.
Flood zone first, because the difference between AE and X is most of the price. Then wetland position, then utilities, which vary across Charlotte County block by block. The app reads the county's own layers for the exact parcel rather than a regional map.
Mostly Zone AE. Of 121 evenly sampled points on 15 September 2026, FEMA answered for 116 and 76% of those came back Zone AE, with 24% Zone X. Three quarters of the market carries a published base flood elevation and mandatory flood insurance with a mortgage.
Almost everywhere nearby. Of the points the wetlands service answered for, 95% had wetland on the lot or within 500 feet and 13% had it mapped on the point itself. Rotonda West is a canal and golf course community built on drained flatwoods, and the drainage is the reason the layout exists.
No. 73% of soil samples came back poorly drained, 7% very poorly drained and 19% somewhat poorly drained, with a median seasonal high water table 12 inches down. Expect a septic design that accounts for water a foot below the surface.
Both are Charlotte County canal communities and both are dominated by Zone AE, but South Gulf Cove is more extreme: 84% AE against 76%, and every single point there had wetland within 500 feet against 95% here. Rotonda West also has more Zone X to work with, 24% against 16%.
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