Vizcaya at Burnt Store Isles: Mediterranean-Inspired Living Near the Water

by Hunt Brothers Realty

Vizcaya at Burnt Store Isles is a 36-residence condominium community at 3959 San Rocco Drive in Punta Gorda, offering Mediterranean-style coach homes, spacious floor plans, attached two-car garages and views across the Twin Isles golf course. Built from approximately 2004 through 2006, Vizcaya consists of nine low-rise buildings with both main-level and upper-level residences. Although the community is close to Punta Gorda's waterfront lifestyle, Vizcaya itself is not canal-front and does not provide private boat docks. Its setting is better defined by golf-course views, landscaped grounds and spacious coach-home living.

Vizcaya is located within Burnt Store Isles, an established Punta Gorda neighborhood with both golf-oriented and saltwater-canal properties. Buyers can also monitor the Vizcaya at Burnt Store Isles property search from Hunt Brothers Realty.

Quick Answers About Vizcaya at Burnt Store Isles

Where Is Vizcaya at Burnt Store Isles?

Vizcaya is located at 3959 San Rocco Drive in Burnt Store Isles, Punta Gorda, FL 33950. It is within the City of Punta Gorda in Charlotte County, approximately four miles south of the historic downtown area.

How Many Condos Are at Vizcaya?

Vizcaya contains 36 condominium residences in nine buildings. Each Mediterranean-style coach-home building contains four residences.

Is Vizcaya Waterfront?

No. Vizcaya is not a saltwater canal-front or Charlotte Harbor-front condominium. The community overlooks the Twin Isles golf course, including golf-course water features from selected residences, but current public records do not establish private boat docks or navigable waterfront access.

When Was Vizcaya Built?

Vizcaya was developed from approximately 2004 through 2006. Its condominium association was established in 2003, and the first condominium phase was recorded in 2004.

How Large Are Vizcaya Condos?

County records show living areas ranging from approximately 1,883 to 2,657 square feet. Lower residences are generally smaller, while upper-level coach homes provide substantially more living area.

Does Every Vizcaya Residence Have a Garage?

Yes. The association's 2026 reserve study states that all Vizcaya residences include attached two-car garages. Current listings also document two-car garage parking.

How Much Are Vizcaya Condo Fees in 2026?

Current late-2026 listings report a quarterly condominium assessment of $2,315, equal to approximately $771.67 per month. Buyers should verify the current assessment and any transaction-specific charges through the association and estoppel before closing.

Are Vizcaya Condos for Sale in 2026?

Yes. Vizcaya had active inventory in late October and early November 2026, including Unit 712 at $299,900 and a larger Unit 122 residence. Availability and asking prices can change quickly.

What Is Vizcaya at Burnt Store Isles?

Vizcaya is a residential condominium designed in a coach-home format rather than as a conventional apartment-style condominium tower. The property contains nine Mediterranean-style buildings, each constructed with stucco over concrete block, slab foundations and tile roofs.

Each building contains four residences. Lower-level homes occupy the main level, while larger upper-level residences sit above them. The configuration gives owners substantially more interior space and garage capacity than is common in many traditional condominium buildings.

The legal ownership is condominium ownership, so buyers should evaluate both the individual residence and the financial and physical condition of the condominium association.

What Makes Vizcaya Mediterranean-Inspired?

Mediterranean architectural cues are visible in Vizcaya's stucco exterior walls, tile roofing, covered entrances and coordinated building designs. The association's own 2026 reserve study specifically describes the nine buildings as Mediterranean-style coach homes.

Landscaping, screened lanais and the golf-course setting reinforce the Southwest Florida character. Unlike a dense high-rise condominium, the nine-building arrangement creates a lower-scale residential environment along San Rocco Drive.

Is Vizcaya Actually on the Water?

Vizcaya is near Punta Gorda's waterfront environment, but it is not itself a boating-waterfront condominium. Current county and association records identify the residences as non-waterfront properties along the Twin Isles golf course.

Selected residences overlook a golf-course water feature, which can create attractive water-oriented views. That should not be confused with saltwater canal frontage, Charlotte Harbor frontage or navigable boating access.

Buyers specifically looking for a dock behind their residence should instead compare documented boating properties in Burnt Store Isles or browse Punta Gorda waterfront condos for sale.

Does Vizcaya Have Private Boat Docks?

Current public records do not establish private docks or boat slips as part of Vizcaya condominium ownership. The property sits outside the canal-front portion of Burnt Store Isles.

That distinction also affects municipal canal assessments. Current public-record research indicates Vizcaya properties are not within the Burnt Store Isles canal assessment district applied to qualifying canal-front properties.

For buyers who want to keep a boat at home, dock rights, canal dimensions, bridge clearance, water depth and vessel suitability should be verified for the specific waterfront property being considered.

What Are the Golf-Course Views Like at Vizcaya?

Vizcaya's buildings line the Twin Isles golf course, and current residences are marketed with direct golf-course views from screened outdoor living areas. Current Unit 712, for example, overlooks the eighth hole and a golf-course water feature.

The golf-course setting can provide long sightlines and landscaped views without placing the condominium directly on a saltwater canal. Orientation varies by residence, so buyers should evaluate the actual view from the unit and lanai.

Is Golf Membership Included with a Vizcaya Condo?

No automatic Twin Isles Country Club membership should be assumed with Vizcaya ownership. The golf course and country club are separately operated from the condominium association.

Membership categories, initiation fees, dues and availability can change. Buyers interested in golf, tennis, dining or other club services should verify current membership terms directly with Twin Isles Country Club before making a purchase based on club access.

How Large Are Vizcaya Coach Homes?

Vizcaya offers unusually spacious condominium floor plans. Charlotte County records show lower-level residences at approximately 1,883 or 2,157 square feet of living area, depending on the plan.

Upper-level residences are larger, with county living areas of approximately 2,383 or 2,657 square feet. Published community descriptions sometimes show larger measurements, but those figures appear to include garages and additional space under roof rather than conditioned living area alone.

Current residences include two- and three-bedroom configurations, although three-bedroom plans are prominent in late-2026 inventory. Buyers should use the county living-area figure and current appraisal or measurement information when comparing square footage.

What Are Vizcaya Condos Like Inside?

Current listings document open living arrangements, substantial kitchens, walk-in closets, interior laundry and screened outdoor living areas. Unit 712 has approximately 1,883 square feet with three bedrooms, two bathrooms, an eat-in kitchen, open floor plan, tray ceilings and a screened rear porch overlooking the golf course.

Larger upper-level Unit 122 has approximately 2,383 square feet, three bedrooms and a screened outdoor living area. Interior finishes vary because individual owners have updated residences differently since original construction.

Buyers should evaluate kitchens, bathrooms, flooring, HVAC equipment, water heaters, windows, storm protection and other improvements on a residence-by-residence basis.

Does Every Vizcaya Residence Have a Two-Car Garage?

Yes. Vizcaya's association-commissioned reserve study states that all residences have attached two-car garages. Current listings for both lower and upper residences also document two-car garage parking.

Garage access is particularly notable for a condominium community because it provides enclosed vehicle parking and additional practical space without requiring a detached garage building or common parking structure.

Were the Vizcaya Roofs Recently Replaced?

Yes. All nine Vizcaya buildings received new tile roofs during 2025. The City of Punta Gorda issued certificates of completion for the nine reroofing permits on January 16, 2026.

The association's reserve study identifies the replacement roofs as concrete tile and assigns a 2025 installation date. That is useful information for buyers, but a new roof does not eliminate the need to review warranties, permits, insurance treatment and association financial records.

What Does the 2026 Vizcaya Reserve Study Show?

Vizcaya's association commissioned a Level I reserve study based on an August 27, 2025 on-site analysis. The report applies to the fiscal year beginning January 1, 2026.

The study reported an estimated unaudited reserve-fund balance of $1,000,000 as of January 1, 2026 and uses a 30-year cash-flow approach to reserve funding. The report evaluates major common property components and recommends contributions intended to fund anticipated future expenditures.

A reserve study is an important due-diligence document, but it should be reviewed together with the current budget, financial statements, meeting minutes, insurance information, pending projects and a transaction-specific estoppel. Buyers with questions about the financial implications should consult the appropriate qualified financial, accounting, legal or condominium professional.

Does Vizcaya Have a Community Pool or Clubhouse?

Current primary association documentation does not support describing Vizcaya as having its own community pool or clubhouse. The association's detailed reserve study identifies the nine buildings and common property components but does not identify a pool, clubhouse or recreation building among Vizcaya's assets.

Some third-party and older online descriptions conflict with that information. Buyers should rely on current association documents and confirm any amenity that is material to their decision before purchasing.

Is Vizcaya a Gated Community?

Current primary and MLS information reviewed for this guide does not establish a controlled gated entrance for Vizcaya. Current listings identify deed restrictions and buyer approval requirements but do not consistently document gated access.

Buyers should therefore not rely on older online descriptions that characterize Vizcaya as gated without verifying the current physical access and association records.

How Much Are Vizcaya Condo Fees in 2026?

Current late-2026 listings report a Vizcaya condominium assessment of $2,315 quarterly. That equals approximately $771.67 per month and $9,260 per year if the assessment remains unchanged.

Current Unit 712 information reports that the assessment includes common-area taxes, reserve funding, association insurance, structural maintenance, grounds maintenance and management. Unit 122 additionally reports pest control among included expenses.

Assessments and included services can change. Buyers should obtain the current annual budget and a transaction-specific estoppel to confirm the amount due for the residence being purchased.

Does Burnt Store Isles Have a Separate Mandatory HOA?

Current public information indicates that the broader Burnt Store Isles civic association is voluntary rather than a mandatory master homeowners association layered above Vizcaya. Vizcaya owners are subject to their condominium association and applicable recorded restrictions and municipal requirements.

Buyers should nevertheless review the title commitment and closing documents for the specific residence to identify every association, restriction, assessment and obligation affecting ownership.

Are Pets Allowed at Vizcaya?

Current late-2026 MLS information reports that pets are permitted subject to association restrictions. Unit 712 reports up to two pets with a 50-pound maximum-weight field, while Unit 122 reports two pets with a 100-pound field and restrictions on exotic animals.

Because current listing records differ on the maximum weight, buyers should verify the number, weight, breed and other pet restrictions directly through the current Vizcaya governing documents before making a decision involving a pet.

Can Vizcaya Condos Be Rented?

Current Unit 712 listing information reports a one-month minimum lease and association approval requirements. That provides evidence that leasing is permitted under current conditions, subject to the association's complete rules.

A buyer planning rental use should verify the minimum lease period, maximum number of leases per year, application process, approval requirements, waiting periods and any other current restrictions before purchasing.

Is Vizcaya a 55+ Community?

Current MLS information does not identify Vizcaya as a senior or 55+ community. Buyers for whom age restrictions are material should still verify the current condominium declaration and association rules.

What Should Buyers Know About Flood and Insurance?

Current property information for Units 712 and 122 identifies Flood Zone AE. Flood-zone information should be confirmed for the specific residence using current official mapping and property documentation.

Condominium ownership also requires buyers to understand the relationship between the association's master insurance and the owner's individual coverage. Buyers should review the master policy, deductibles, exclusions and the declaration's division of maintenance and insurance responsibilities.

Insurance availability, coverage and premiums can vary substantially by residence. Buyers should obtain property-specific condominium and flood insurance quotes and review coverage with a qualified insurance professional before making a purchasing decision.

Are Vizcaya Condos for Sale in Late 2026?

Yes. Vizcaya had active inventory as November 2026 began. Unit 712 at 3959 San Rocco Drive was listed at $299,900 after entering the market on October 27, 2026.

Unit 712 is a three-bedroom, two-bath lower residence built in 2004 with approximately 1,883 square feet. It includes an attached two-car garage, screened outdoor living space and a direct golf-course view.

Unit 122 was also active in late 2026. Built in 2006, it is a larger three-bedroom residence with approximately 2,383 square feet, a two-car garage and golf-course views.

Inventory in a 36-residence community can be limited and can change quickly. Buyers can monitor the Hunt Brothers Realty Vizcaya property search while independently verifying community details that are material to a purchase.

How Does Vizcaya Compare With Waterfront Burnt Store Isles Homes?

Vizcaya and Burnt Store Isles canal-front properties serve different priorities. Vizcaya emphasizes large coach-home floor plans, attached garages, golf-course views and condominium maintenance. Canal-front properties emphasize private boating access and waterfront infrastructure.

A buyer who wants approximately 1,883 to 2,657 square feet, a two-car garage and golf-course scenery may find Vizcaya attractive without needing to maintain a private dock and seawall. A buyer whose primary objective is keeping a boat behind the residence should compare documented canal-front options instead.

Explore Burnt Store Isles real estate and Punta Gorda waterfront condos to compare those alternatives.

What Should Buyers Review Before Purchasing at Vizcaya?

Vizcaya has several positive pieces of current documentation, including its published reserve study and 2025 roof project records. Buyers should still conduct complete condominium due diligence, including review of:

Current $2,315 quarterly condominium assessment
Transaction-specific estoppel
Current declaration, bylaws and association rules
2026 budget and current financial statements
Published reserve study and current reserve balances
Recent association meeting minutes
Pending, proposed or approved special assessments
2025 roof project costs, warranties and funding
Master insurance coverage and deductibles
Association and owner maintenance responsibilities
Current pet restrictions
Current leasing restrictions and approval procedures
Flood-zone and elevation information
Property-specific condominium and flood insurance
Garage and driveway maintenance responsibilities
HVAC, plumbing, electrical and water-heater condition
Windows, doors and storm-protection features

Inspection findings should be evaluated with the appropriate licensed inspector, contractor, engineer or other qualified professional. Questions involving condominium documents, contracts, title, ownership rights, maintenance obligations or other legal matters should be reviewed with a qualified Florida real estate attorney, title professional or other appropriate professional when individualized guidance is required.

Is Vizcaya at Burnt Store Isles Worth Considering?

Vizcaya can be worth comparing for buyers who want substantially more space than a typical condominium while retaining a shared-maintenance ownership structure. Floor plans reaching approximately 2,657 square feet, attached two-car garages and golf-course views give the community a residential character that differs from many conventional condo buildings.

The 2025 tile-roof replacements and publicly available reserve study also provide buyers with useful current information for due diligence. Those documents should still be evaluated alongside the association's complete financial records and the condition of the specific residence.

For buyers who want Mediterranean-inspired architecture, golf-course scenery and proximity to Punta Gorda's waterfront destinations without requiring a private dock, Vizcaya offers a distinct option within Burnt Store Isles.

Explore Vizcaya and Burnt Store Isles with Hunt Brothers Realty

Hunt Brothers Realty can help buyers compare Vizcaya with other condominium, golf-oriented and waterfront properties throughout Punta Gorda. Monitor the Vizcaya at Burnt Store Isles property search, explore Burnt Store Isles real estate, browse Punta Gorda waterfront condos for sale, or contact Hunt Brothers Realty for current property-specific information.

Informational notice: This article provides general real estate and educational information only. Condominium assessments, reserves, insurance, maintenance responsibilities, flood information, pet and leasing restrictions, golf-club terms, amenities, property conditions, prices and listing availability can change or vary by residence. Buyers should verify material information through current condominium documents, association records, Charlotte County and City of Punta Gorda records, transaction-specific documentation and appropriate inspections. Decisions involving legal rights, financing, insurance, taxes, inspections, engineering, construction, title, association obligations or other individualized issues should be reviewed with the appropriate qualified real estate professional, Florida attorney, lender, insurance professional, tax professional, licensed inspector, engineer, contractor, title professional, association or government authority.