Shopping for a canal home in Punta Gorda or getting ready to sell? The PGI and BSI canal maintenance assessment is one of the most misunderstood line items on the tax bill. You want to know what you are paying for, how much it is, and what could change next year. This guide breaks down PGI vs. BSI, current rates, what they fund, and the steps to take before you write or accept an offer. Let’s dive in.
What is a canal maintenance assessment?
These are non-ad valorem special assessments created by the City of Punta Gorda to maintain public seawalls, dredging, and navigation in Punta Gorda Isles (PGI) and Burnt Store Isles (BSI). The Canal Maintenance Division inspects seawalls, plans repairs, and manages contractors for replacements and dredging. You can review the city’s scope of work and owner guidance on the Canal Maintenance page for details on responsibilities and contacts (City of Punta Gorda Canal Maintenance).
PGI vs. BSI at a glance
- Size and scope
- PGI covers about 91 miles of seawall and roughly 45 miles of canals.
- BSI covers about 18 miles of seawall and roughly 9 miles of canals.
- Notable features
- BSI includes the BSI boat lock and perimeter inlet work when applicable.
- Oversight
- Each district has a Canal Advisory Committee that meets monthly and makes recommendations to City Council.
Learn more on the district pages for the PGI canal maintenance district and the BSI canal maintenance district.
What your assessment pays for
- Seawall and bulkhead maintenance and replacement.
- Canal dredging and maintenance of aids to navigation.
- Authorized mangrove trimming and related canal work.
- Annual seawall inspections and GIS condition mapping to prioritize repairs.
- Contracted marine construction for repairs and replacements.
Rates, billing, and approval
The City publishes rates each fiscal year. Single-family parcels typically pay a flat annual amount, and other property types often pay a rate per square foot. Current and proposed figures are posted on the city’s Special Assessments page (Punta Gorda Special Assessments).
- FY2025 examples
- PGI: $1,200 per single-family parcel; $0.125 per square foot for multifamily.
- BSI: $985 per single-family parcel; $0.103 per square foot for multifamily.
- FY2026 (proposed by the City)
- PGI: $1,350 per single-family parcel; $0.141 per square foot for multifamily.
- BSI: $1,010 per single-family parcel; $0.105 per square foot for multifamily.
Assessments are adopted through the City’s annual budget process with public notice and hearings. They are collected on your November property tax bill and cover the service period from October 1 to September 30 (Charlotte County Tax Collector).
Why some rates rose after Hurricane Ian
Hurricane Ian caused widespread seawall damage across both districts. The City mapped failures, prioritized replacements, and brought on multiple contractors to handle the surge in work (City storm-related seawall updates). Real-world costs help explain recent increases: local reporting shows replacing an 80-foot seawall can run about $30,000 to $40,000, depending on site and market conditions (Gulfshore Business coverage of seawall replacements).
Owner responsibilities during seawall projects
- City contractors typically remove the old wall and obstructions, install the new wall, backfill, and restore sod.
- You are responsible for your dock, boat lift, irrigation, water and electrical lines, fences, and other owner-installed items near the seawall area.
- Ask the City for timing and protection steps before work begins so you can plan for any adjustments or temporary removals.
Buyer and seller checklist for canal homes
- Confirm if the property is in PGI or BSI, then note the current rate posted by the City.
- Review the most recent tax bill to see the non-ad valorem canal assessment and the service period.
- Ask if there are any one-time capital assessments outstanding and whether they can be paid off at closing or assumed by the buyer (county MSBU guidance explains payoff and assumption options) (Charlotte County MSBU/non-ad valorem guidance).
- Request any City notices on scheduled seawall or dredging work for the block or canal.
- Budget for the recurring annual assessment as part of your ownership costs.
- Follow public hearing notices if you want to weigh in on future rate decisions (see the City’s Special Assessments page for dates).
Key takeaways for PGI vs. BSI
- Both districts fund public seawall care, dredging, and navigation support. These assessments are not property taxes; they are non-ad valorem charges for specific services.
- PGI is larger, with more miles of seawall and canal to maintain, which contributes to a higher per-parcel assessment than BSI.
- Rates can change yearly based on construction costs, repair needs, and City budget decisions. Hurricane Ian repairs and market costs have been major drivers in recent years.
Ready to talk through how PGI or BSI assessments might affect your pricing, offer strategy, or net at closing? Reach out to the Gina Guarino Group for clear guidance tailored to your Punta Gorda goals.
FAQs
What are PGI and BSI canal assessments and how are they billed?
- They are non-ad valorem charges adopted by the City and collected on your November property tax bill for the October-to-September service period (Tax Collector overview).
How can I tell if a property is in PGI or BSI and what the current amount is?
- Check the City’s posted fiscal year rates and your parcel’s tax bill; you can also confirm with the City’s Canal Maintenance team (City Special Assessments rates).
What do the assessments cover, and do they pay for my dock or boat lift?
- Funds cover public seawalls, dredging, and navigation-related work; owners remain responsible for private docks, lifts, and utilities near the seawall (City Canal Maintenance guidance).
How often are seawalls inspected and how is work prioritized?
- The City performs annual seawall assessments and uses GIS mapping to prioritize repairs by condition and need (Canal Maintenance program).
If a storm damages my seawall, will the district cover replacement?
- Yes, district funds are used to repair or replace eligible seawalls in PGI and BSI; scheduling and private improvements near the wall should be discussed with the City (Storm-related seawall updates).
Can I appeal or influence the assessment amount?
- You can participate during the City’s public hearing process, share input with your Canal Advisory Committee, and submit comments to City Council before rates are adopted (Special Assessments page).
