Dean's South of the Border is scheduled to reopen Friday, Nov. 13, at 130 Tamiami Trail in Punta Gorda. The restaurant will be open from 11 a.m. to midnight daily at first. Dean and Sandy Stainton, who closed it July 6 after more than three decades in business, are reopening with new partners Chris Lansdale, Sierra Rincones, Amanda Smith, John Mitzelfeld and Mark Rhoades.
Before the reopening, the Staintons put the property up for sale in early 2025. YourSun reported that a contract with a Canadian group did not close and that the group demolished parts of the property and painted over murals without the Staintons' knowledge or permission. The Staintons are now working with the Punta Gorda Historic Mural Society to raise money to restore two front panels of the conquistadors murals, the report said.
Gulfshore Business previously reported the restaurant had been listed with an asking price of $3.5 million, with the sale including the business name, furniture, fixtures and equipment, and a full liquor license, according to Gulfshore Business. The Business Observer reported the property included a separately platted 0.51-acre parking lot with 60 paved spaces. On July 24, Dean Stainton told Gulfshore Business that a sale was in progress and still under a nondisclosure agreement, with new ownership expected to be announced the following week.
Mural Preservation and Visitor Context
The Punta Gorda Historic Mural Society, a volunteer-run nonprofit established in 1995, says its mission is to preserve local history through art and education. Its mural-tour map lists “The Conquistadors” among the city's murals. These sources document the mural's place in the city's mural collection but do not establish whether the restaurant property is covered by historic-district rules or other property-specific protections, according to the Punta Gorda Historic Mural Society and its mural-tour map. As broader tourism context, Charlotte County Administration's State of the County report said the Punta Gorda/Englewood Beach destination welcomed approximately 331,300 visitors in the first quarter of fiscal 2025, a 5.8% increase. That destination-wide figure is context, not a forecast for Dean's.
The Reopening: Hours, Seating and Menu
Dean's South of the Border first opened in 1992, and its history is tied to Southwest Florida's hurricane seasons. The original restaurant, housed in a 1907 building, was destroyed by Hurricane Charley, and the only salvaged feature was a 13,000-pound fireplace, according to Gulfshore Business. That fireplace, now 120 years old, was moved from the original Dean's on E. Retta Esplanade and remains part of the restaurant today, per the seed report.
The dining room was rebuilt and reinforced after the 2024 hurricanes, and the Staintons renovated the restaurant in 2020. YourSun reported both projects in its coverage of the property listing. Dean Stainton has worked in Punta Gorda restaurants for more than 40 years, according to the reopening report.
The Partnership's Restaurant Experience
Lansdale, who has worked in Punta Gorda restaurants for 30 years, said Dean's could become something special, according to the reopening report. He and Sierra Rincones own three high-performing Charlotte County Beef 'O' Brady's restaurants. Lansdale was named Beef 'O' Brady's 2015 Franchisee of the Year, according to YourSun, which also reported that the Deep Creek location was the first restaurant he designed, built and opened from scratch.
Lansdale also operates Mayon and is a partner in Jay's Smokin BBQ, according to Gulfshore Business. Mayon, his fourth eatery, opened Dec. 16 in a 3,800-square-foot unit at School House Square mall in Charlotte Harbor. Charlotte County Economic Development honored Lansdale and the Charlotte County Beef's team with its Excellence in Business Award in 2025, according to the reopening report.
Amanda Smith, general manager of the Punta Gorda Beef 'O' Brady's, has worked with Lansdale for 12 years and is joining the partnership. John Mitzelfeld, owner of Finish Line Construction in Fort Myers, is also a partner. The reopening report says Mitzelfeld has designed and built 180 restaurants over 18 years, including Lansdale's Mayon and Kings Beef's locations, as well as Skillets and Carrabba's in Charlotte County.
Dining, Entertainment and Other Changes
At reopening, the indoor dining room will seat 100 and the outdoor bar 200. The south patio, which is expected to open later, will add another 80 or 90 seats. The outdoor ladies' room has been expanded from one stall to three, according to the reopening report.
The menu will include Tex-Mex dishes, steaks and ribs cooked in a new smoker; sushi will not be offered. Breakfast service is planned to start soon after the reopening, when the restaurant expects to extend its hours to 7 a.m. to midnight daily, according to the reopening report.
Rachel Tyre, who worked for the Staintons at Hurricane Charley's and Dean's for 11 years, is returning as bar manager and band booker. The reopening report says she plans to keep several familiar bands on the schedule. Kelly and Jody Osteen of Gator Sounds Entertainment are sponsoring a new stage and helped redesign its layout and lighting.
Returning Staff and Hiring
David McCleery, who has worked around Dean's for 10 years, hired John “Taisho” Gazzo when Gazzo was 16, eight years ago. McCleery said Gazzo knows how to do everything he does and is coming into his own as a chef, according to the reopening report.
The restaurant received 300 front-of-house applications for 71 open positions during three days of interviews, according to the reopening report. Melanie Johnson, who was connected to the hiring process, said Dean's has a great place and vibe and that Chris was delightful to talk to.
