Punta Gorda, Florida
Buying a Clipper Cove condo? We check the section, the canal flag, the association paperwork, the flood zone and the tax bill. Call Marc at (239) 287-5873.
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McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012. Top 1% Real Estate Agents Nationally Since 2008. Over $900 million in personal sales, and $2.5 Billion sold as Domain Realty Group.
If you are about to make an offer on a Clipper Cove condominium, the three questions that decide the price are which of the two associations the unit belongs to, whether the county flags it canal-side, and what the association’s paperwork says. Clipper Cove at Punta Gorda Isles is a condominium neighborhood of 144 homes inside Punta Gorda Isles in Punta Gorda, Florida, and the neighborhood story lives on our Clipper Cove community guide. This page is the buyer’s file: the recorded prices, the two sections, the yearly bills, the flood and insurance record and the closing arithmetic. By Marc Comisar and Jesse McGreevy. We pulled every qualified Charlotte County sale in Clipper Cove through September 9, 2026, the newest deed in the county file. Call Marc at (239) 287-5873 or Jesse direct at (239) 898-6072.
Updated October 2026.
A Clipper Cove buyer should know six things before an offer: the neighborhood is 144 identical 1,517 square foot three-bedroom condominiums in two associations, the county recorded 12 qualified sales in 24 months at a $290,000 median, 60 homes carry the canal-side flag, every home sits in flood Zone AE, dues are not public, and the buildings appear to be two stories.
Data updated: October 2026 (Charlotte County Property Appraiser public roll and sales files, downloaded October 28, 2026, newest deed September 9, 2026; DBPR condominium register and SIRS databases, read October 28, 2026; Charlotte County Tax Collector 2025 bills).
The bullets below each point to a longer section with the record behind it. Several of them correct things a buyer is likely to read on a listing sheet, in a search answer or on an older version of a neighborhood page.
The sections below follow the order a Clipper Cove purchase actually runs: what the record says about price, which section and which side of the canal flag you are buying, what the associations must hand over, what you pay every year and at closing, the flood and insurance file, how we find and negotiate the right unit, and the questions buyers ask us most.
McGreevy and Comisar are the buyer’s agents who read the association paperwork, the county flag, the flood record and the tax lines for a Clipper Cove condominium before you write an offer. Marc Comisar and Jesse McGreevy are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012, ranked the #5 real estate team in Florida (RealTrends 2026).
Data updated: October 2026 (Charlotte County Property Appraiser public roll and sales files, retrieved 28 Oct 2026; RealTrends 2026 ranking as published).
Clipper Cove looks uniform from Bal Harbor Boulevard: matching two-story buildings, detached garage buildings, the same plan in every unit. The uniformity is exactly why the details decide what you pay and what you own. Two nearly identical units can sit in different associations, carry different tax-bill lines, be on different sides of the canal flag, and come with different rights to a garage bay or a parking space. A buyer’s agent here earns the fee by finding those differences before the offer, pricing them into the number, and putting the right documents on the contract’s calendar. The county record gives us twelve comparable sales of one plan, which is a better comparison set than almost any single-family neighborhood in the area ever provides.
If you are weighing us against other agents, our side-by-side look at the best real estate agents in Punta Gorda lays out the yardsticks we think a buyer should use: verified production, years in the market, reviews you can read yourself, and whether the person who tours with you is the person who negotiates. For a condominium add three tests of your own. Ask the agent which of the two Clipper Cove associations a unit belongs to, ask what the county’s waterfront flag says for that building, and ask what the resale package must contain before you can be held to the contract.
Awards do not negotiate. What a long production record gives a buyer is pattern recognition: how a condominium estoppel reads when a special assessment is hiding in it, what a lender asks about an association’s budget, and what a closing agent needs from a master association before the day. More than 4,000 transactions across Southwest Florida teach those things faster than any one neighborhood could.
Marc leads buyer representation for the team, and Jesse handles his own buyers directly. There is no handoff to a junior agent after the first showing, so the person who walks Bal Harbor Boulevard with you is the person who negotiates the contract. Marc’s direct line is (239) 287-5873 and Jesse’s is (239) 898-6072. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, and we meet Clipper Cove buyers at the building. Three genuine five-star reviews from buyers we represented appear word for word in the reviews section of this page.
Jesse McGreevy (Sales Associate, Florida license SL3101296) and Marc Comisar (Broker Associate, Florida license BK3060671) are licensed Florida REALTORS® with Domain Realty. The Florida Real Estate Commission regulates licensure under Chapter 475 of the Florida Statutes, and both licenses can be checked on the state’s licensee lookup. Brokered by Domain Realty.
The Clipper Cove market for buyers in 2026 is a stepped-down market with thin volume: the county recorded 12 qualified sales in the 24 months to September 9, 2026 at a $290,000 median, eight in the latest 12 months at the same median, and a 2022 peak year median of $390,000 that buyers should stop using as the reference point.
Data updated: October 2026 (Charlotte County Property Appraiser recorded, qualified sales, 24 months to September 9, 2026, the newest sale in the county file downloaded October 28, 2026).
Clipper Cove here means the 144 residential condominium units coded CLI (Clipper Cove at Bal Harbor, 48 homes) and CLV (Clipper Cove Village, 96 homes) on the Property Appraiser’s roll. We tracked every sale in the county file against that list. A sale counts when it is recorded, qualified under the state’s sale codes 01 or 02, improved, and over $1,000. Islander Point, the separate 52-home condominium farther down Bal Harbor Boulevard, is excluded from every Clipper Cove figure. No sale in any window below was a developer first sale. We left out owner names and unit numbers on purpose.
| Window ending September 9, 2026 | Sales | Median | Low to high | Median per square foot |
|---|---|---|---|---|
| 12 months | 8 | $290,000 | $249,000 to $310,000 | $191.17 |
| 24 months | 12 | $290,000 | $249,000 to $415,000 | $191.17 |
| 36 months | 17 | $295,000 | $249,000 to $420,000 | $194.46 |
| 60 months | 39 | $339,000 | $200,000 to $449,900 | $223.47 |
The 24-month window is the one we print as the standard because 12 sales is enough to see a middle and a spread, and eight in 12 months is “too few to lean on alone.” The median in the shortest window matches the median in the 24-month window, which is a good sign that the recent level is real rather than an accident of which sales happened to land. The 24-month median is 14.5 percent below the 60-month median ($49,000 on $339,000), and about 26 percent below the 2022 calendar-year median ($100,000 on $390,000).
| Calendar year | Sales | Median |
|---|---|---|
| 2020 | 13 | $225,000 |
| 2021 | 11 | $239,900 |
| 2022 | 11 | $390,000 |
| 2023 | 11 | $365,000 |
| 2024 | 6 | $287,500 |
| 2025 | 1 | $415,000 |
| 2026, to September 9 | 8 | $290,000 |
The table shows a jump from the low $200,000s to $390,000 in 2022, a slow easing through 2023 and 2024, and a median that has come back to roughly where 2024 left off. The single qualified sale in all of 2025 is not a trend. It is a reminder that this is a market of a dozen transactions a year, where any one sale, including the $415,000 canal-side Building 13 sale in March 2025, can move an average a long way and where automated estimates routinely mislead.
Sellers who bought in 2022 or early 2023 remember prices of $390,000 to $450,000. The record high since 2009 is $449,900, recorded in February 2023 on a canal-side Village home. A buyer who anchors on those memories will overpay; a buyer who anchors on the last twelve sales will not. The fact that this page leads with 2026 evidence is deliberate: the home that sold for $449,900 in February 2023 and resold for $310,000 in April 2026, about 31 percent less, shows what a seller faces when the price on the contract was set by the peak. The repeat-sale record has 28 resale pairs since September 2021 at a median gain of about 70 percent, which tells you that owners who bought before 2021 have plenty of room to sell at today’s level without a loss. That is useful on your side of the table: a long-time owner is usually a more flexible negotiator than a 2022 buyer.
Of the 12 sales in 24 months, two were under $250,000, one was between $250,000 and $274,999, five were between $275,000 and $299,999, three were between $300,000 and $324,999, none were between $325,000 and $349,999, and one was $350,000 or more. Eight of the 12 closed between $275,000 and $310,000. If you are shopping at that level you are in the middle of the market. If you are shopping under $255,000 you are looking at the Bal Harbor side or a Village building that is not canal-side, and if you are shopping above $350,000 you are looking at the rare canal-side outlier or you are paying a 2022 price.
Matched by address to the Clipper Cove buildings on the county roll, the Southwest Florida MLS export of October 29, 2026 holds one Clipper Cove closing in the 12 months to that date: a three-bedroom, 1,517 square foot unit listed at $249,000 that sold for $249,900 on May 15, 2026 after 135 days on market. No Clipper Cove listing was active or under contract on October 29. The export does not carry original list prices, so the price-cut share is not stated. Information not available at time of publishing (checked 2026-11-10). We say so plainly instead of borrowing a Punta Gorda Isles-wide MLS number, because the Isles-wide pool blends houses and condominiums and would not describe a 1,517 square foot condominium.
Twelve distinct homes of 144 sold in 24 months, a turnover of 8.3 percent. That makes patience a tool. With so few listings, the right unit in the right building may not be on the market the month you are ready, and waiting costs little because prices are flat across the last 12 and 24 months. It also makes a saved search worth more than browsing, which is why we set up the alerts described below the same day you choose a section and a flag.
At Clipper Cove you are buying one of 144 condominium homes, each a 1,517 square foot three-bedroom, in two-story buildings on Bal Harbor Boulevard, with detached garage buildings and a small clubhouse on the Village side. The county common-element records show no pool, dock or tennis court, so a buyer should not assume any of those.
Data updated: October 2026 (Charlotte County Property Appraiser roll and common-element record cards; Florida DBPR condominium register, read 28 Oct 2026).
Every residential parcel in the neighborhood carries the same heated living area of 1,517 square feet, the same three bedrooms and the same residential condominium use code. The county’s year-built field runs from 1999 to 2004 because the buildings were delivered in phases: eight homes carry 1999, 24 carry 2000, 24 carry 2001, 44 carry 2002, 32 carry 2003 and 12 carry 2004. That adds to 144. The records and the unit numbering indicate two-story buildings, with the second digit from the right of a unit number telling you whether a home is on the first or second floor. The county and state records show no other Clipper Cove floor plan, so when a listing describes a different layout, treat it as an error until the record explains it.
| Section | Address | Homes | Buildings | Recorded | Year-built range on the roll |
|---|---|---|---|---|---|
| Clipper Cove at Bal Harbor | 2000 Bal Harbor Boulevard | 48 | 10 | 1999 to 2001, as condominiums I, II and III of 16 homes each | 1999 to 2002 |
| Clipper Cove Village | 2002 Bal Harbor Boulevard | 96 | 24 | 2001 to 2004, as eight condominiums of 12 homes each | 2001 to 2004 |
The state’s condominium register lists the Bal Harbor phases as three projects with 16 units each, recorded in May 1999, August 2000 and January 2001, and the Village as eight projects of 12 units each, recorded between December 2001 and March 2004. The three Bal Harbor phase associations merged into one master association, and the eight Village associations merged into another, which carries a 2007 merger name change on its state filing. Today a buyer deals with one board for each section, not eleven.
The Bal Harbor common element is about 4.17 acres with ten detached garage buildings. The Village common element is about 8.19 acres with 24 detached garage buildings and a small clubhouse. These are the county’s descriptions of what sits on the shared land. They do not tell you which unit has the right to which garage bay, which is a question for the recorded documents; the next section explains how to find the answer.
We checked the county’s common-element cards for both sections. They show no pool, no dock and no tennis court. A listing, a rental ad or a neighbor may say otherwise, and the association may have amenities that the county card does not price, but we do not state an amenity that no record we could read supports. If a pool, a dock or a slip matters to your decision, ask for it in writing from the association and confirm it in the declaration. We also found no public record that says the community is gated, and none that sets an age qualifier. The declaration and rules in the resale package are the documents that answer both.
One search answer we saw in October 2026 labeled 2002 Bal Harbor Boulevard as another community entirely. The state register and the county roll both put that address at Clipper Cove Village. If a listing, a map pin or an AI summary gives a different community name for 2000 or 2002 Bal Harbor Boulevard, trust the register and the roll.
Islander Point, at 1080 Bal Harbor Boulevard, is a separate 52-home condominium recorded in 1973, with 1,114 square foot two-bedroom units. It has its own association and its own sales history, and none of its numbers are inside ours. Buyers sometimes search the boulevard and see Islander Point’s lower prices mixed into Clipper Cove results. We keep them apart: the 24-month Islander Point median on five qualified sales was $165,000, at $148.11 per square foot, against our $290,000 and $191.17.
Choose Clipper Cove Village if you want the larger community, the canal-side option and the clubhouse, at a 24-month median of $297,500 on eight sales. Choose Clipper Cove at Bal Harbor for the lower entry price, at $263,500 on four sales, and a smaller association. The homes are the same plan, but the associations, the budgets and the tax lines are not.
Data updated: October 2026 (Charlotte County Property Appraiser sales and roll files; Charlotte County Tax Collector 2025 bills; Florida DBPR register; 24 months to September 9, 2026).
| Measure | Clipper Cove at Bal Harbor | Clipper Cove Village |
|---|---|---|
| Homes and buildings | 48 homes, 10 buildings | 96 homes, 24 buildings |
| Canal-side by county flag | none of the 48 | 60 of 96, Buildings 10 to 24 |
| 24-month sales and median | 4 at $263,500 | 8 at $297,500 |
| 24-month range | $249,900 to $285,000 | $249,000 to $415,000 |
| 24-month median per square foot | $173.70 | $196.11 |
| 12-month sales | 2 ($252,000 and $285,000) | 6 at $295,000 |
| 36-month sales and median | 5 at $275,000 | 12 at $305,000 |
| 60-month sales and median | 14 at $334,500 | 25 at $339,900 |
| County just value, 2026 roll | $219,207 on every home | $257,890 to $283,680, median $264,337 |
| PGI canal line, 2025 bill sampled | $142.48 | $327.36 canal-side, none on Buildings 1 to 9 |
| Management on public records | one master association | one master association; the manager is named three ways |
Two Bal Harbor sales in 12 months are too few to publish a median, so the table lists the two prices. The 24-month Bal Harbor median of $263,500 rests on four sales with a middle pair of $252,000 and $275,000. Read both as direction, not precision.
Three things stack on the Village side. It has all 60 canal-side homes. It has the newer buildings, with roll years up to 2004. And its units carry a higher county just value, so the same 20 percent down payment buys a larger county-recognized asset. The gap between the two 24-month medians is $34,000, about 12.9 percent of the Bal Harbor figure. Most of that gap is canal-side Village homes: seven of the Village’s eight sales in the window were canal-side, between $275,000 and $415,000. The one Village sale without the canal flag, a May 2026 first-floor sale in Building 9 at $249,000, was the lowest-priced sale of all 12.
Bal Harbor is the smaller association, with 48 homes to share any special assessment among, which can cut both ways: fewer owners can mean a faster vote and a faster fix, or it can mean a larger share for each. The four Bal Harbor sales in 24 months are all non-canal-side by the county flag and ran $249,900 to $285,000. Its tax bill is the lightest of the three groups we sampled: a 2025 non-homestead bill of $3,970.51 at an assessed value of $225,654, against $5,119.68 for a canal-side Village unit. If your priority is the lowest monthly carry for the same floor plan, this is where we start.
Because the sections are separate legal entities, a purchase in each needs its own package. The resale documents, the estoppel certificate and the budget you read at Bal Harbor tell you nothing about the Village, and the reverse is true. The state register lists Bal Harbor’s master association under one management company address, while three public records give three different management firms for the Village. That is not unusual for a recently changed account, but it means you should confirm who actually manages the Village association at the estoppel step, and ask who will receive your payments after closing.
First decide whether canal-side matters to you. If it does, you are in Village Buildings 10 to 24, and the price level is $275,000 and up in the last two years. If it does not, compare the two sections on the other lines in the table: price, tax lines and the association’s finances. Second, ask for both packages for the units you are considering. Third, price each against its own section’s sales, not the neighborhood-wide median, because the median of a mixed pool hides the $34,000 gap between them.
A Clipper Cove buyer who already knows that the county recorded 12 sales in 24 months at a $290,000 median, and that a canal-side unit took $300,000 against $252,000, is asking better questions than most. The next step is a short working session: book your Clipper Cove buyer consultation, see how we represent buyers in Southwest Florida, or call Marc at (239) 287-5873. If you own a home you will sell to fund the move, get a Clipper Cove home valuation if it is here or call Jesse direct at (239) 898-6072 to line the two closings up.
The county’s waterfront flag marks 60 of the 144 Clipper Cove homes, every home in Village Buildings 10 to 24, and none in Bal Harbor or Village Buildings 1 to 9. Canal-side sales took a $300,000 median over 24 months against $252,000 for the rest, a gap of $48,000, or about 19 percent of the lower figure.
Data updated: October 2026 (Charlotte County Property Appraiser roll and sales files; City of Punta Gorda canal pages; Charlotte County MSBU records; 24 months to September 9, 2026).
The flag is a field on the Property Appraiser’s record card. It tells you the building sits on the Punta Gorda Isles canal system. It does not tell you whether a boat can be kept at the unit, whether the unit has a slip, who owns the seawall behind the building, what the canal depth is or how a boat gets to open water. Those are separate facts that come from the recorded instruments, the city’s canal records and a trace of the route. A buyer who pays the canal-side premium for a slip should have the slip in the recorded documents before closing.
| Measure | Canal-side (flag yes) | Not canal-side |
|---|---|---|
| Homes in the neighborhood | 60 | 84 |
| 24-month sales and median | 7 at $300,000 | 5 at $252,000 |
| 24-month range | $275,000 to $415,000 | $249,000 to $285,000 |
| 12-month sales and median | 5 at $295,000 | 3 at $252,000 |
| 36-month sales and median | 10 at $310,000 | 7 at $252,600 |
| County just value, 2026 roll, median | $283,679 | $219,207 (Bal Harbor), $264,337 (Village Buildings 1 to 9) |
| 2025 canal line sampled | $327.36 | $142.48 (Bal Harbor), none (Village Buildings 1 to 9) |
The 24-month gap of $48,000 and the 36-month gap of $57,400 are both visible, but the samples are small, so we describe them as a premium in the sales and not as a rule. The county’s own just values tell the same story: $283,679 canal-side, $219,207 at Bal Harbor, $264,337 in Village Buildings 1 to 9.
The flag brings a bill with it. A sampled canal-side Village unit paid $327.36 for the Punta Gorda Isles canal maintenance district in 2025 and the county’s $78.00 Alligator Creek line, so $405.36 in non-ad valorem charges, against $220.48 for a Bal Harbor unit and $78.00 for a Village Buildings 1 to 9 unit. The city set its FY2027 per-square-foot rate on September 9, 2026, and our arithmetic puts the same canal-side line at about $362 on the November 2026 bill. The yearly premium for canal-side is small next to the purchase premium, but it recurs, and it is rising.
The city says its Punta Gorda Isles canal district covers about 45 miles of canals and inlets and about 91 miles of seawall, and that most, not all, of the system has no fixed bridges. The city publishes no canal-by-canal list and no bridge clearance table. For a boater, that means the route from a specific building to Charlotte Harbor has to be traced on a chart, and the air draft of a sailboat has to be checked against any fixed bridge on that route. Buckley’s Pass opened on April 3, 2020 as a dredged channel to Alligator Creek, and the county’s Alligator Creek Waterway line that appears on every Clipper Cove bill funds dredging of the Alligator Creek entrance channel.
We could not verify whether the canal walls behind Village Buildings 10 to 24 are city-maintained district seawalls or walls the association owns. The district description includes the Clipper Cove parcels, which suggests district coverage, but a suggestion is not a document. Ask the association which party maintains and replaces the wall, and ask the city’s canal maintenance office whether the wall appears on its seawall replacement schedule. A buyer of a canal-side unit is entitled to know before closing who pays when a wall needs work.
Stand at the water and look at the wall cap and the ground behind it. Ask whether there is a slip, a dock or a lift and whose it is. Note what is on the water side of the building: the width of the canal, the neighbors’ boats, the next bridge. Photograph the garage building nearest the unit. Then compare what you saw with what the recorded documents say, because a lived-in habit is not a right.
A Clipper Cove condominium comes with a garage bay, a parking space or a boat slip only if the unit’s recorded instrument says so. The county shows ten garage buildings at Bal Harbor and 24 at the Village, but not which unit uses which bay, and the waterfront flag does not create a slip.
Data updated: October 2026 (Charlotte County Property Appraiser common-element record cards and unit legal descriptions; Charlotte County Clerk recorded plats and condominium search).
The Bal Harbor common element has ten detached garage buildings and the Village common element has 24. The Village’s 24 buildings of four homes each line up with 24 garage buildings, and Bal Harbor’s 10 buildings with 10, which suggests one garage building per residential building. The county does not count bays, and a garage building does not tell you how many bays or who has the right to each. A handful of unit legal descriptions on the roll carry short suffix codes that look like references to a garage, slip or parking right; we did not read those instruments and we do not state what they grant.
The answer is in the declaration of condominium and its exhibits, any amendments, and the deed or assignment recorded for the unit. The Charlotte County Clerk’s plat and condominium search holds the recorded documents. The title company reads them in the commitment. The association’s estoppel certificate and the resale package confirm how the association treats each right today. If a listing says the unit comes with a garage or a slip, ask the listing agent for the recorded document that says so before you count it in the price.
The canal-side premium is $48,000 on the 24-month medians. A garage bay or a slip, if it exists and transfers with the unit, could be part of why one sale printed higher than another, and the records we hold cannot say which. That is the reason the valuation of a particular unit needs the documents as well as the sales. If a seller claims a premium for a slip, ask for the instrument. If you intend to keep a boat, ask the association whether the slip may be used, leased or transferred, and whether the seawall behind it is the association’s or the city’s.
Ask how the association assigns parking, how guests park, and whether the detached garage buildings can be used for storage or a vehicle. Those rules are in the rules and regulations in the resale package, not on any public page. Also ask how the association handles vehicles, trailers and boats in the lot; a boat on a trailer is the kind of item a condominium board often regulates.
If the garage bay or slip matters to you, say so in the offer. Make the contract contingent on delivery of the recorded instrument, on the association’s confirmation, and on your approval of both within the inspection period. That language costs nothing and gives you a clean exit if the answer disappoints.
Before you sign on a Clipper Cove condominium, request the Section 718.503 resale package, the estoppel certificate, the current budget and reserve schedule, the master insurance declarations, the rules on pets, leasing and parking, and the association’s written statement on structural reserve study status. The Village’s management firm should be confirmed at the estoppel.
Data updated: October 2026 (Florida Statutes 718.503, 718.116 and 718.111; DBPR estoppel fee schedule; Florida Division of Corporations; read 28 Oct 2026).
A resale buyer is entitled to a listed set of documents: the declaration of condominium, the articles of incorporation, the bylaws and rules, the association’s annual financial statement and budget, the milestone inspection summary if one applies, the most recent structural integrity reserve study or a statement that none has been completed, the turnover inspection report, and the association’s frequently asked questions document. A governance form is part of the package as well. Under Section 718.503(2)(d) the contract must carry one of two clauses: either you acknowledge receiving the declaration, articles, bylaws and rules, the annual financial statement and budget, and the FAQ document more than 7 days, excluding Saturdays, Sundays and legal holidays, before you sign, or you may void the contract by written notice within 7 days, excluding Saturdays, Sundays and legal holidays, after the later of signing and receiving those documents. A contract that does not conform is voidable at your option before closing, and we put the last day of the window on the calendar the day the contract is signed.
The estoppel certificate is the association’s signed statement of what you would owe at closing, including any unpaid assessments and any special assessment. The state’s current inflation-adjusted maximums, published by DBPR, are $299 for preparation and delivery, $119 more for delivery within three business days, and up to $179 more if the unit is delinquent. A transfer or approval fee, where an association charges one, is capped at $150 per applicant. The contract says who pays. Order the estoppel early, because it is the one document that contains a current number from the association.
The annual budget shows the dues, the line items behind them, the reserve contributions and the insurance premium. Compare the reserve schedule with the age of the buildings, which run from 1999 to 2004 on the roll, and with any roof, paint, paving or garage-building work due. A budget that holds dues down by funding no reserves is a budget that raises a special assessment later. We cannot tell you what either Clipper Cove association’s figures are, because neither publishes them; the documents tell you.
Ask for the declarations page of the master policy, the wind and hurricane deductible, the flood coverage if any, and whether the association has levied a loss assessment or a special assessment after a storm. Then ask your insurance agent how an HO-6 policy should be written to sit under that master policy. The master deductible is where many condominium surprises hide.
Ask for the rules on pets, leasing and minimum lease terms, guest occupancy, parking, boats and trailers, exterior changes and flooring. These are not on any public page for Clipper Cove. If you intend to rent the home in some months, the lease rule can decide the purchase.
The state register, the Division of Corporations filing and the county roll’s mailing record give three different management firms for Clipper Cove Village. At least one is out of date. Ask at the estoppel step who the association’s manager is today, and make sure your estoppel request and your closing payments go to that firm. At Bal Harbor, the register and the corporation filing are consistent with each other.
Section 718.111(12) gives unit owners rights to inspect the association’s official records, such as meeting minutes and contracts. A prospective buyer can ask the association what it will make available before closing, and a serious buyer should read the last 12 months of board minutes for mentions of roof work, insurance renewals, litigation and assessments. Minutes are the quickest route to the problems the budget does not itemize.
Florida’s structural integrity reserve study and milestone inspection statutes apply to buildings of three or more habitable stories. Clipper Cove’s buildings appear to be two stories, and the state’s two public SIRS databases held no Clipper Cove row when we read them in full on October 28, 2026. The association’s own written statement is the document to request.
Data updated: October 2026 (Florida Statutes 718.112, 718.503 and 553.899; DBPR SIRS databases, read in full 28 Oct 2026; Charlotte County Property Appraiser roll).
Section 718.112(2)(g) requires a structural integrity reserve study for each building on the condominium property that is three habitable stories or higher in height, and for existing associations the first study was due by December 31, 2025. Section 553.899 requires a milestone inspection for buildings of three habitable stories or more, first due by December 31 of the year a building reaches 30 years of age. Both turn on height. Neither turns on the number of units, the age of the association or the fact that a building is in Florida.
The county’s roll and the unit numbering indicate two-story buildings: the second digit of a unit number is a 1 or a 2 and none of the sale records point higher. We describe that as an inference from the records, not a measured height, because no public document in our file states the story count. For a building that did meet the height test, the first 30-year deadline could not come before December 31, 2029, because the oldest Clipper Cove buildings carry 1999 on the roll. That is a statement about the calendar, not about the buildings.
The Division of Condominiums, Timeshares and Mobile Homes publishes two public SIRS databases, one for submissions before July 2025 and one for July 2025 and after. On October 28, 2026 we read every row of both, 6,086 rows in the earlier database and 4,314 in the later one. Neither holds a row for Clipper Cove at Bal Harbor or for Clipper Cove Village. A search by ZIP 33950 in the later database returns eleven other associations, so the database does reach this ZIP. The earlier database holds a Clipper Cove Village Condo in Lee County, which is a different community with a similar name. The state says only complete submissions of its reporting form are displayed, and an empty result is what a two-story association would also produce. It is not proof either way.
We do not say Clipper Cove “passed” a study, and we do not say it is “exempt.” We do not describe what any study contains, because we have not seen one. The accurate statement is that the statutes apply at three habitable stories, the buildings appear two-story, and the state’s databases hold no Clipper Cove filing as of October 28, 2026. If a seller’s agent says “no SIRS needed,” ask for that statement in the association’s own words.
Section 718.503 lists the documents a resale buyer is entitled to, and one of them is the association’s most recent structural integrity reserve study or a statement that the association has not completed one. That statement is the association’s, not ours and not the seller’s. Put it in the file. If the package comes back with a study, ask your inspector and your lender to read it; if it comes back with a statement, ask the association how it determined that the statute does not apply.
Emerald Pointe, the closest alternative we compare below, has midrise buildings of three or four stories, which fall under both laws, and the state’s databases also hold no row for it as of the same date. Colony Point, a 63-home condominium in a single 1972 three-story building in Punta Gorda Isles, is at the height the statutes use. Height is the first thing to ask about at any condominium, and Clipper Cove has the simplest answer on the boulevard.
A Clipper Cove owner pays county and city property tax at 16.8148 mills, the county’s $78.00 Alligator Creek Waterway line, the Punta Gorda Isles canal line where the unit is in the district, association dues that neither association publishes, and an HO-6 policy. On three sampled 2025 bills the non-ad valorem lines ran $78.00 to $405.36.
Data updated: October 2026 (Charlotte County Tax Collector 2025 bills, three units sampled 28 Oct 2026; Charlotte County Property Appraiser 2026 final rate chart, 10/2/2026; Charlotte County MSBU budget; City of Punta Gorda FY2027 assessment packet, September 9, 2026).
| 2025 bill, non-homestead | Assessed value | Ad valorem | Alligator Creek | PGI canal | Total bill |
|---|---|---|---|---|---|
| Clipper Cove at Bal Harbor, Building 2 | $225,654 | $3,750.03 | $78.00 | $142.48 | $3,970.51 |
| Clipper Cove Village, canal-side | $283,679 | $4,714.32 | $78.00 | $327.36 | $5,119.68 |
| Clipper Cove Village, Buildings 1 to 9 | $230,321 | $4,041.47 | $78.00 | none | $4,119.47 |
We sampled one unit from each pricing group and withheld account numbers, owners and unit numbers. The 2025 millage on these bills was 16.6185. The sum in the last column is ad valorem plus non-ad valorem; for the first row, $3,750.03 plus $220.48 is $3,970.51. Your own bill will differ with the unit’s assessed value and exemptions, which is why you read the parcel’s bill and not our table.
The county’s Alligator Creek Waterway municipal service benefit unit charges $78.00 per unit per year, adopted for fiscal 2026 and approved for fiscal 2027. It was $25.00 in fiscal 2025, and the county’s budget document lists a current maximum rate of $100.00. The funds support the Alligator Creek entrance channel dredge. The line applies to every Clipper Cove unit we sampled, so a buyer comparing a listing’s tax estimate with a real bill should add it.
The city’s canal maintenance assessment reaches condominium units differently from single-family lots. The city code bills property not zoned single-family by the square foot of land lying within 120 feet of a canal. The 2025 bills show that allocation turned into a per-unit line: $142.48 on a Bal Harbor unit, $327.36 on a canal-side Village unit and none on a Village Buildings 1 to 9 unit. At the fiscal 2026 rate of $0.141 per square foot those amounts imply about 1,010 and 2,322 square feet of allocated land; this is our arithmetic. At the fiscal 2027 rate of $0.156 per square foot, set on September 9, 2026, the same allocations come to about $158 and $362. Treat those as estimates and confirm them on the November 2026 bill. The city’s planning documents show further step increases in later years on the single-family rate, which are planning figures only.
The 2026 total millage for the City of Punta Gorda tax districts is 16.8148: county 6.1275, Environmentally Sensitive Lands 0.2000, city 3.9928, West Coast Inland Navigation 0.0394, Southwest Florida Water Management 0.1831, and school 3.0240 plus 3.2480. Every Clipper Cove unit is in tax district 155, inside the city. The first-year tax section below turns that into a figure at the median price.
We do not print a dues figure for either association because neither publishes one. Dues vary by building and by what the association covers: some include water, insurance, exterior maintenance and reserves, others less. Ask for the budget and the estoppel, and compare what is in the dues with what you would otherwise pay. A lower dues figure that excludes insurance is not lower.
Plan on an HO-6 policy for the interior, contents and liability, a flood policy if the lender requires one, and the loss-assessment coverage your agent recommends. The master policy is the association’s. Zone AE means a lender will want flood coverage on a financed purchase, and the Citizens flood rule already reaches Zone AE.
Take the tax illustration below, add the non-ad valorem lines for the section you are buying, add the dues from the estoppel, and add the HO-6 and flood quotes from your agent. That is your yearly cost of ownership before the mortgage. We build this sheet for every shortlisted unit, because two units at the same price can differ by several thousand dollars a year.
Every Clipper Cove home is in FEMA Zone AE with a base flood elevation of 9 feet NAVD88, on panel 12015C0237G effective December 15, 2022, inside the special flood hazard area and outside the floodway. All homes are in Charlotte County Evacuation Zone A. A financed purchase therefore needs flood insurance as a required part of the monthly number.
Data updated: October 2026 (FEMA flood map panel as printed on the county record cards; Charlotte County GIS evacuation layer; City of Punta Gorda Community Rating System status; county record cards read September 29, 2026).
Zone AE is a special flood hazard area, which is the area FEMA expects to flood in a 1-percent-annual-chance event, with a base flood elevation derived from a study. At Clipper Cove that elevation is 9 feet on the North American Vertical Datum of 1988. A lender financing a unit in the zone will want flood coverage in place. What a unit owner needs to insure depends on what the association’s master flood policy covers, which is the first question to ask.
The panel’s effective date is December 15, 2022, which means the map was drawn before Hurricane Ian reached Charlotte County in September 2022. FEMA’s Flood Map Service Center is where you can pull the current panel and check for any later letter of map change. We do not state a flood history for Clipper Cove, because we found no primary record of damage inside the community and will not guess.
A first-floor unit and a second-floor unit have different relationships to the base flood elevation and to the insurance a unit owner buys. Neither the county nor the state publishes an elevation certificate for a Clipper Cove building. The association may have one. Ask for it, and if you are financing, ask the lender what it will require. Do not assume a second-floor unit needs no flood policy; the lender decides that from the building and the zone.
Charlotte County’s evacuation map places Clipper Cove in Zone A, the first zone ordered out when a storm threatens surge. The county’s Know Your Zone lookup confirms a specific address. If you are an out-of-state owner, which about half of the neighborhood’s owners are by mailing address, have a plan for a closed-up unit before the season starts.
The county’s wind-design layer places the neighborhood in a 130 mile-per-hour zone. The buildings were delivered between 1999 and 2004. We do not state a roof age or a shutter specification for any building, because those are association-level facts. Ask the association for the roof’s age, the date of the last replacement and the shutter or window protection standard, and ask the insurance agent how those answers move the HO-6 quote.
Look up the panel and the zone on the Flood Map Service Center, ask for any elevation certificate, order the flood quote during the inspection period rather than after, and ask the association about the master flood coverage. A flood quote before the offer is deadline-free; a flood quote that surprises you after closing is not.
Before you close on a Clipper Cove condominium, expect three layers: the association’s master policy, your own HO-6 policy for the interior and contents, and a flood policy if you finance, because every unit is in Zone AE. Citizens already requires flood coverage on wind policies in a flood zone, and the City of Punta Gorda’s Class 5 rating cuts flood premiums 25 percent.
Data updated: October 2026 (Citizens Property Insurance flood page; FEMA Community Rating System list, April 1, 2026; Florida Statutes 627.711; My Safe Florida Home; Florida Office of Insurance Regulation).
The association insures the buildings and the common elements, and the unit owner insures what the master policy does not. The master policy’s declarations, its wind and hurricane deductible, any flood coverage and any history of loss assessments are association records, and none is public for Clipper Cove. Ask for them with the resale package. A buyer who sees a low dues figure should check whether the master policy’s deductible has been set high to keep the premium down, because a high deductible turns a storm into an assessment on every owner.
An HO-6 policy covers the interior of your unit, your contents, your liability and, with the right endorsement, the loss assessments the association passes through. Because every Clipper Cove unit is the same size, quotes are easy to compare, and you can ask each agent to quote the same coverage for the same plan. Ask what the dwelling coverage figure assumes, how much loss-assessment coverage is included, and how the quote changes between a first-floor and a second-floor unit. Get quotes during the inspection period, not after.
A lender financing a unit in Zone AE will require flood insurance on the loan. Flood premiums depend on the building, the unit’s floor and the coverage chosen. The National Flood Insurance Program sells condominium unit coverage, and some private carriers do too; FloodSmart is the program’s own site. The City of Punta Gorda holds a Community Rating System Class 5 rating on FEMA’s April 1, 2026 list, which takes 25 percent off National Flood Insurance Program premiums for policies in the city. We have not seen a Clipper Cove premium, so we do not print one; we get you the quote for the unit.
Since April 1, 2023, new Citizens wind policies in a special flood hazard area have had to carry flood insurance, and every Clipper Cove unit is in Zone AE, so that rule already applies here. Citizens has also announced a statewide flood requirement for its personal residential policies beginning January 1, 2027. A buyer who plans to use Citizens should read Citizens’ own flood page, not a summary, because the details of eligibility and effective dates change.
Section 627.711 governs the uniform mitigation verification form that documents wind-resistant features for premium discounts, and an insurer needs that inspection to apply them. In a condominium the building features, such as roof covering, roof deck attachment and opening protection, belong to the association, so the information comes from the association, not from your own inspection of the unit. My Safe Florida Home runs a state hardening program that has included condominium associations and unit owners; read the program’s eligibility page for current rules, because they change.
We send the insurance agent the building number, the section, the year built from the county roll and the flood zone, so the quote is based on the unit and not a guess. We also set the insurance quote deadline inside the inspection period, so a quote that changes your decision arrives while you can still act on it.
A Clipper Cove buyer is entitled to the condominium resale package under Section 718.503, to an estoppel certificate under Section 718.116, to the seller’s flood disclosure under Section 689.302, to a property tax warning in the contract under Section 689.261, and to an explanation of the agency relationship under Section 475.278. Each has a purpose and a deadline.
Data updated: October 2026 (Florida Statutes 2026: 718.503, 718.116, 718.111, 689.302, 689.261 and 475.278, read 28 Oct 2026).
A condominium resale contract must carry a specific clause. In its usual form it lets the buyer void the agreement by written notice within 7 days, excluding Saturdays, Sundays and legal holidays, after the later of the buyer signing and the buyer receiving the declaration, articles of incorporation, bylaws and rules, the most recent annual financial statement and budget, and the frequently asked questions document; the alternative clause is an acknowledgment that the buyer had those documents more than 7 such days before signing. The structural integrity reserve study and milestone documents belong in the package but are not on that list, so they do not start the 7 days. Any waiver of the right has no effect, and the statute ends the clause with the sentence “BUYER’S RIGHT TO VOID THIS AGREEMENT SHALL TERMINATE AT CLOSING.” If the contract does not carry the required language, the statute makes it voidable at the buyer’s option before closing. The right is a protection for the buyer who reads the documents and finds something wrong. It is not a replacement for an inspection period, and it can be lost by waiting. We calendar the seventh such day from the later of the two dates.
Section 718.116 requires the association to state, in the estoppel certificate, the amount owed on the unit, including any special assessment. The fee caps in Section 718.116 are adjusted for inflation by the Department of Business and Professional Regulation, and the current maximums are $299, $119 for rush delivery and up to $179 more if the unit is delinquent. A buyer should read the estoppel for four things: the regular assessment and how often it is billed, any special assessment, the unpaid balance and any pending approval or transfer fee.
Section 689.302 requires a seller of residential property to give the buyer a flood disclosure about the property’s flood history, flood insurance claims and flood-related assistance. Ask the seller to complete it with the offer, and ask the listing side what the association knows about any flooding in the building or garage areas. A disclosure that answers “none known” is still information; one that does not answer is a flag.
Section 689.261 requires a Florida residential sale contract to warn the buyer not to rely on the seller’s current property taxes, because a change of ownership can change the assessment. The warning is the reason the first-year tax section of this page uses 2026 millage on the price, not on the seller’s bill.
Section 475.278 presumes that a licensee works as a transaction broker unless a single agent relationship or no brokerage relationship is established in writing. A transaction broker owes limited confidentiality and no duty of loyalty. If you want an agent who works only for you in a negotiation, say so and sign a single-agent buyer agreement. We explain the options before the first showing.
The law gives the buyer documents, not conclusions. It does not tell you whether the dues are enough, whether the reserves are adequate or whether a roof is old. Read the package like a lender would: look for what the association has deferred, what it has borrowed and what it has put off. A short, clean budget in a 20-year-old set of buildings deserves a second look.
If the package is incomplete, late or inconsistent with the estoppel, tell us the same day. We put the problem in writing to the seller’s side, ask for the corrected document and, where the contract allows, use the void right or the inspection period to protect your deposit. A deadline that passes silently is the usual way a buyer loses a right they had.
On a $290,000 Clipper Cove purchase with 20 percent down, the buyer’s loan is $232,000, and Florida’s two state taxes on that loan come to $1,276: $812.00 of mortgage documentary stamp tax and $464.00 of intangible tax. Title, lender, inspection, insurance and prorations add to that, and the estoppel fee follows the contract.
Data updated: October 2026 (Florida Statutes 201.08, 201.02 and 199.133; Florida Department of Revenue; Charlotte County Clerk recording fees; DBPR estoppel fee schedule; arithmetic ours).
| Line, $290,000 purchase, 20 percent down | Amount | Basis |
|---|---|---|
| Purchase price | $290,000 | the 24-month median |
| Down payment | $58,000 | 20 percent of $290,000 |
| Loan amount | $232,000 | $290,000 minus $58,000 |
| Mortgage documentary stamp tax | $812.00 | $0.35 per $100 of $232,000, Section 201.08 |
| Nonrecurring intangible tax | $464.00 | 2 mills (0.002) on $232,000, Section 199.133 |
| State taxes on the loan | $1,276.00 | $812.00 plus $464.00 |
| Deed documentary stamps, a seller cost under the standard Florida contract | $2,030.00 | $0.70 per $100 of $290,000, Section 201.02 |
This is our arithmetic from the statutory rates, not a closing estimate. The lender’s Loan Estimate and the title company’s settlement statement are the documents that bind.
Title insurance premiums are set by a state rate schedule and quoted by the title company, so we do not print a figure we cannot support from a record; ask the closing agent for a written quote on the day you go under contract. The lender’s fees, appraisal, credit report, survey if required, home inspection, flood determination and the first year’s insurance premium are all quotes you collect. Recording fees at the Charlotte County Clerk are $10.00 for the first page and $8.50 for each page after it.
Who pays the owner’s title policy is negotiable. In much of Southwest Florida the seller pays it, and Attorneys’ Title Fund Services lists Charlotte and Lee among Florida’s traditional seller-pay counties; the buyer pays for the lender’s policy. The contract controls, so confirm it in yours. We tell you what is normal for the specific seller before you write the offer.
A condominium purchase adds items a single-family purchase may not have: the estoppel certificate fee, up to $299 plus rush and delinquency add-ons, a transfer or approval fee of up to $150 per applicant where the association charges one, and sometimes a capital contribution on transfer if the declaration requires it. The contract says who pays each. Ask the association for its schedule of transfer charges early, because a surprise here costs more than the fee.
Dues are usually prorated to the closing date, and the property tax is prorated against the November bill. Florida taxes are paid in arrears, so the seller credits the buyer for the days the seller owned the home. The canal and Alligator Creek lines are on the same bill and prorate with it. If the seller has already paid the November bill, the credit runs the other way.
Start with the down payment of $58,000 and add the $1,276.00 of state taxes on the loan. Then add the lines you collect quotes for: title and lender fees, the inspection, the flood and HO-6 first-year premiums, the survey if needed, the estoppel and transfer fees the contract assigns to you, and the tax and dues prorations. Ask your lender to total these in the Loan Estimate, and ask us for the sheet that adds the association lines to it.
A cash buyer pays no mortgage stamp tax and no intangible tax. The example drops to the down payment, which becomes the full price, plus title, inspections, insurance, the estoppel and prorations. About half of the neighborhood’s owners mail outside Florida, so cash and wire logistics are routine here. Confirm any wire instructions by calling a number you already know, and never from an email.
A Clipper Cove buyer’s property tax resets at purchase. At the 2026 city rate of 16.8148 mills, a $290,000 unit comes to about $4,177 a year with homestead and $4,876 without, before $78 to about $440 of non-ad valorem lines. Today 47 of the 144 homes are assessed below the county’s just value, so a seller’s bill may understate yours.
Data updated: October 2026 (Charlotte County Property Appraiser roll, October 2026 file; 2026 final rate chart, 10/2/2026; Florida Department of Revenue homestead table; Florida Statutes 193.155 and 196.031).
The county’s just value is its estimate as of January 1 of the tax year; the assessed value is the figure after any statutory cap. At Clipper Cove, the median 2026 just value is $264,337 and the median assessed value is $253,353. The gap exists because 47 of the 144 homes, 32.6 percent, are assessed below just value by a cap under Section 193.155 or its non-homestead counterpart, a total difference of $2,913,171, with the largest single unit gap at $142,719. Just value is not market value; Florida sets it as of January 1 and with statutory adjustments for cost of sale, which is why the median sale of $290,000 runs about 1.10 times the median just value.
When a property sells, the capped assessment resets, and the next January 1 assessment is based on the new just value. A seller whose cap is $142,719 below just value pays far less than you will. Section 689.261 makes your contract warn you of exactly this, and we read the millage off the parcel instead of off the seller’s bill.
| Line | With homestead | Without homestead |
|---|---|---|
| School taxable value | $265,000 ($290,000 minus $25,000) | $290,000 |
| School tax, 6.2720 mills | $1,662.08 | $1,818.88 |
| Non-school taxable value | $238,589 ($290,000 minus $25,000 minus $26,411) | $290,000 |
| Non-school tax, 10.5428 mills | $2,515.40 | $3,057.41 |
| Ad valorem total | $4,177.48 | $4,876.29 |
The non-homestead column is $290,000 times 16.8148 mills, which is $4,876.29. The homestead exemption is $25,000 on all levies plus an additional exemption on non-school levies, $26,411 in 2026. This is an illustration at the median price, using our arithmetic; the tax bill shows the real figure.
| Home | Ad valorem with homestead | Non-ad valorem, FY2027 estimate | Total per year | Per month |
|---|---|---|---|---|
| Bal Harbor | $4,177.48 | $78.00 plus about $158 (estimate) | about $4,413 | about $368 |
| Village, Buildings 1 to 9 | $4,177.48 | $78.00 | about $4,255 | about $355 |
| Village, canal-side | $4,177.48 | $78.00 plus about $362 (estimate) | about $4,617 | about $385 |
Without homestead, add $698.81 to each (the difference between $4,876.29 and $4,177.48), giving about $5,112, $4,954 and $5,316 a year. Non-ad valorem lines are our estimates: the canal amounts are the 2025 bill amounts scaled to the $0.156 per square foot rate set on September 9, 2026, to be confirmed on the November 2026 bill.
To claim homestead you must hold title, live in the home as your permanent residence on January 1 and file with the Charlotte County Property Appraiser by March 1, with the deed recorded. Second homes and rentals do not qualify. A buyer closing in the fall should plan the filing for the following winter.
If you leave a Florida homestead, Section 193.155 lets you carry part of its Save Our Homes benefit to a new homestead if you establish it within three years of January 1 of the year you left the old one, and you file the Property Appraiser’s Form DR-501T by March 1. That can reduce your first-year bill meaningfully. If you own a home you are selling to buy here, see the section on selling to buy, because the sale timing can decide the benefit.
Amendment 3 passed on November 3, 2026 with 61.99 percent yes on the Florida Division of Elections' unofficial count (60 percent was needed; Florida Election Watch, Amendments). It changes homestead exemptions beginning in 2027. It does not change a non-ad valorem line such as the Alligator Creek or canal charge. The Property Appraiser publishes an explainer; read it before you rely on any projected savings.
Since August 17, 2024, a buyer must sign a written agreement with the agent before touring a home, and it must state compensation that is specific and fully negotiable. Offers of compensation no longer appear in the MLS. A seller may still agree to pay some or all of it, and the amount you agree to pay is reduced by what the seller pays.
Data updated: October 2026 (National Association of Realtors settlement materials; Florida Realtors forms and guidance; Florida Statutes 475.278).
The national settlement’s practice changes require an MLS participant working with a buyer to have a written agreement before the tour, to state compensation that is objectively ascertainable and not open-ended, and to bar the agent from receiving more than the agreed amount from any source. The agreement must also say, conspicuously, that broker fees are not set by law and are negotiable. Florida Realtors notes that a range, such as “between two and three percent,” does not meet the requirement.
Florida Realtors released updated forms effective January 5, 2026. The exclusive buyer brokerage agreement comes in four versions, EBBA-8nr, EBBA-8sa, EBBA-8tb and EBBA-8tn, one for each brokerage relationship a buyer can choose. A separate form handles compensation that a seller or the seller’s broker offers to the buyer’s broker. Read the version you are asked to sign; the single-agent version, EBBA-8sa, is the one that gives you an agent who owes you loyalty.
A seller or a listing agent may offer to pay part or all of the compensation you agreed to. If so, it reduces what you owe the agent under the single-agent version. If the seller offers nothing, you pay the agreed amount at closing, and a lender may or may not allow it to be financed. In a market where the median condominium sells at $290,000, a flat fee or a percentage will show up as a closing line item, and we show it on the cash-to-close sheet from day one.
We put the agreement in front of you before the first tour, explain the four versions in plain language, write a specific figure and show where a seller’s contribution would offset it. You should never be surprised by the line at closing.
We find the right Clipper Cove condominium by deciding the section and the canal flag first, then screening each available unit against the association paperwork, the tax lines and the recorded sales, and touring only the few that survive. With 12 sales in 24 months, speed matters, so we set alerts before the search.
Data updated: October 2026 (Charlotte County Property Appraiser public roll and sales files, our analysis, retrieved 28 Oct 2026).
Before the first tour we tracked the last 24 months of recorded sales for the section you are considering. Then we start with the full monthly number you are comfortable with: the mortgage payment at today’s rate, property tax at your post-sale value, the Alligator Creek and canal lines, the dues, the HO-6 and the flood premium. In a neighborhood with one floor plan, the monthly number does most of the sorting: the section and the flag move the price, and the building’s finances move the dues.
We ask the two questions that split the market. Do you want the canal-side flag, which means Village Buildings 10 to 24 and a price level of $275,000 and up in the last two years? Or do you want the lowest carrying cost, which points to Bal Harbor or Village Buildings 1 to 9? Once you pick, the comparison set shrinks to a handful of recorded sales, and the offer can be built on them.
Within a section, the differences that remain are the building, the floor, the condition and what the recorded documents attach to the unit. The sales show no consistent floor pattern, so we do not tell you one floor is worth more. We care more about the building’s location on the land, the garage building nearest the unit, the state of the interior and the rights the unit carries.
Some Clipper Cove sellers prefer a quiet sale or call a local team before they list. As the #1 team in Southwest Florida since 2012, we hear about some of those homes before they reach the portals, and we run them through the same screen as any listed home. With a turnover of 8.3 percent, a unit that never reaches the market is not unusual. Tell us your criteria and we will tell you the day one fits.
A Clipper Cove tour covers the unit and then the building: the roof line, the stairs and walkways, the garage building, the parking, the canal wall if there is one, and the interior condition. We bring a file with the section, the building, the county flag, the 2025 bill lines and the recorded sales for the plan. We also ask the association manager what a buyer can see before closing.
We write the offer from the recorded comparables for the section and flag, with contingencies for the resale package, the estoppel and any garage or slip instrument, and a calendar for every deadline. You can see the entire offer before it goes out.
If a canal home with its own dock is what you want, a condominium may not be the answer. Our buying in Punta Gorda Isles guide covers the single-family canal homes, the seawall program and the bridge-free routes. The Bird Section’s buyer guide at buying in the Bird Section is the closer comparison for a newer single-family home near Buckley’s Pass. We say so up front because the right answer is sometimes not a condominium.
We negotiate Clipper Cove purchases from the 12 recorded sales of one floor plan: eight of the 12 closed between $275,000 and $310,000, so a unit priced inside that band is near the market and one priced outside it needs a reason. The documents, the flag and the section give us the reasons.
Data updated: October 2026 (Charlotte County Property Appraiser recorded, qualified sales, 24 months to September 9, 2026; Florida Realtors and Florida Bar AS IS contract).
We price from the same-section, same-flag sales, not from an automated estimate and not from the neighborhood median. A canal-side Village unit is compared with seven sales whose median is $300,000. A Bal Harbor or non-canal Village unit is compared with the five sales whose median is $252,000, adjusted for the section. The recent low, $249,000 in May 2026, and the recent high for a canal-side unit at $310,000 in April and May 2026 are the edges of the recent range.
With a dozen sales a year, a single unusual sale pulls an average, but a median does not move much. The March 2025 sale of a canal-side Building 13 unit at $415,000 was the outlier of the 24 months. Two of the 12 sales were under $250,000. We use all 12 and describe the spread to you, so you can see how much room a particular ask has.
An estoppel with a special assessment, a budget with thin reserves, a roof the association has deferred, a master policy with a high deductible or a lender that will not finance the project are all negotiating points. They matter inside the inspection period and the Section 718.503 window and very little after. A price reduction, a credit, a seller-paid assessment or a closing extension may be a better answer than walking away, and we tell you which is which.
On the Florida AS IS contract the inspection period is 15 days if the blank is left empty, the initial deposit is due within 3 days and any additional deposit within 10 if those blanks are empty, and the loan approval period defaults to 30 days. We set each date deliberately to fit the inspection, the flood and HO-6 quotes and, for a condominium, the association documents. The deposit is held by a title company, attorney or broker escrow, and on the AS IS form it comes back to you if you terminate in time under the inspection, financing or condominium provisions.
Sale-to-list ratio and price-cut share for Clipper Cove are Southwest Florida MLS fields that we are pulling and will add to this page with their own date label. The county record shows what closed, not what was asked, so we do not state a negotiating discount from it. The ask-versus-sale gap is the figure that would settle how much room a Clipper Cove list price has.
If your purchase depends on a sale, say so before the first offer. A contract contingent on a sale is weaker than one without, and we plan the two timelines together. The section on selling to buy explains the options.
You can finance a Clipper Cove condominium with a conventional, FHA or VA loan if the lender approves the project, and you can buy it with cash. At 20 percent down on the $290,000 median the loan is $232,000, and principal and interest run about $1,391 a month at an illustrative 6 percent. Today’s rate is on Freddie Mac’s survey.
Data updated: October 2026 (Freddie Mac Primary Mortgage Market Survey; FHFA conforming loan limit page; arithmetic ours at illustrative rates).
A lender financing a condominium unit underwrites two things: you and the project. For the project it reviews the association’s budget, its reserves, the share of units that are owner-occupied, the share of owners behind on dues, any litigation, the master insurance and, for government-backed loans, whether the project is on an approved list. A project with weak reserves or pending special assessments can be hard to finance, and that affects the price a cash buyer will pay and the resale value for you. We ask the lender about project approval before the offer, not after.
Principal and interest on a 30-year fixed loan, by down payment, at three illustrative rates. These are arithmetic on the $290,000 median price, not forecasts and not a quote.
| Down payment | Loan | 5 percent | 6 percent | 7 percent |
|---|---|---|---|---|
| 5 percent ($14,500) | $275,500 | $1,479 | $1,652 | $1,833 |
| 10 percent ($29,000) | $261,000 | $1,401 | $1,565 | $1,736 |
| 20 percent ($58,000) | $232,000 | $1,245 | $1,391 | $1,544 |
| 25 percent ($72,500) | $217,500 | $1,168 | $1,304 | $1,447 |
Add the monthly share of the tax and non-ad valorem lines from the annual-cost section (about $355 to $385 a month with homestead), the dues, the HO-6 and the flood premium to see the carrying number. Freddie Mac’s Primary Mortgage Market Survey is where to check the current average, and the Federal Housing Finance Agency publishes the conforming loan limit, which a $290,000 purchase sits well below.
FHA and VA loans both require that the condominium project meet program rules, and not every association is approved. Ask your lender to check the project before you write. A buyer on a VA loan or a low-down-payment FHA loan has less room if the association is not on the approved list.
Cash is a normal way to buy a Florida condominium, and about half of the neighborhood’s owners mail outside Florida. The cash versus financed share for Clipper Cove is not in the Southwest Florida MLS export we hold. Information not available at time of publishing (checked 2026-11-10). A cash buyer skips project approval and the loan-related taxes, but still needs the resale package, the estoppel and the flood and HO-6 quotes.
A financed unit in Zone AE requires flood coverage, so the premium belongs in the payment. It varies by floor, coverage and carrier. We get the quote during the inspection period, add it to the cash-to-close sheet and show the monthly effect before you remove contingencies.
Choose Clipper Cove for a newer, uniform three-bedroom in two-story buildings inside the Punta Gorda Isles canal system; choose Emerald Pointe for a lower entry price, Peace River frontage and an on-site marina. Over 24 months to September 9, 2026, Clipper Cove sold at a $290,000 median on 12 sales against Emerald Pointe’s $165,950 on 34.
Data updated: October 2026 (Charlotte County Property Appraiser recorded, qualified sales and roll, same method and windows for both; DBPR register and SIRS databases, read 28 Oct 2026).
| Measure | Clipper Cove | Emerald Pointe |
|---|---|---|
| 24-month sales, median | 12 at $290,000 | 34 at $165,950 |
| 12-month sales, median | 8 at $290,000 | 22 at $157,500 |
| 36 / 60-month median | $295,000 / $339,000 | $201,000 / $250,000 |
| 24-month median per square foot | $191.17 | $140.49 |
| 24-month median vs 60-month | minus 14.5% | minus 33.6% |
| Homes, built | 144, 1999 to 2004 | about 303 residential, 1975 to 1984 |
| Units | one plan, 1,517 sq ft, 3 bedrooms | villas, townhouses and midrise units, 836 to 3,339 sq ft (midrise median 1,147) |
| Buildings and structural reserve rules | two-story; statutes start at three habitable stories | midrise buildings of 3 or 4 stories fall under both laws |
| Water | 60 canal-side homes in the Punta Gorda Isles canal system | Peace River frontage, association marina |
| Non-ad valorem lines (2025) | $78 Alligator Creek plus $0 to $327 canal | none on the sampled bill |
| Location | inside Punta Gorda Isles | outside Punta Gorda Isles, East Marion Avenue |
| Associations | two master associations | one association |
| DBPR SIRS rows (October 28, 2026) | none | none |
The Emerald Pointe figures come from the same county file, the same qualified-sale rules and the same windows as ours, and they reproduce the figures on our Emerald Pointe neighborhood page.
Clipper Cove’s 24-month median is 74.8 percent above Emerald Pointe’s ($290,000 divided by $165,950 is 1.748), and its median per square foot is about 36 percent higher ($191.17 against $140.49). Part of the gap is the product: Clipper Cove is a 1,517 square foot three-bedroom built 1999 to 2004, while the typical Emerald Pointe midrise unit is about 1,147 square feet from the 1970s and 1980s. Part of it is the trend: Clipper Cove’s 24-month median is 14.5 percent under its 60-month median, while Emerald Pointe’s is 33.6 percent under. The right comparison for an Emerald Pointe buyer is not a Clipper Cove unit but the Emerald Pointe townhouse of 1,480 to 1,618 square feet, which sold between $147,500 and $220,000 in the last 12 months.
Emerald Pointe wins on entry price, with medians of $157,500 over 12 months and $165,950 over 24, and on range: it has units from 836 square feet to 3,339 square feet, so it fits a smaller budget and a buyer who needs more room. It sits on the Peace River with an on-site marina; the county records show no marina at Clipper Cove. Its association websites describe pools, tennis and other amenities; we quote that as the association’s own claim. If waterfront at a low price and an amenity package matter most, it is the better fit.
Clipper Cove wins on uniformity, age and structure. Every unit is the same plan, the buildings are 22 to 27 years old, not 42 to 51, and the apparent height keeps the buildings below the three-story line that triggers the state’s reserve and inspection rules. It is inside Punta Gorda Isles, with canal access for the canal-side units, and a smaller price drop from its five-year median. The trade-off is that the neighborhood is split between two associations, so a buyer comparing units in both sections reads two sets of documents.
Both are in Evacuation Zone A. Both sit in special flood hazard areas where a lender will require flood cover. Neither appears in the state’s two SIRS databases as of October 28, 2026. Both require their own resale package, estoppel and insurance quotes. Do not let the fact that one is cheaper cause you to skip the documents on either.
Islander Point, down the boulevard, is a separate 52-home condominium from 1973 at a 24-month median of $165,000 on five sales. Colony Point, a 63-home condominium in a single 1972 three-story building, recorded 13 qualified sales in the same 24 months at a $365,000 median and $230.87 per square foot, and nine in 12 months at $340,000. Our buying a Colony Point condo page covers that choice, and it compares itself with Clipper Cove.
Daily life at Clipper Cove is a condominium on Bal Harbor Boulevard inside Punta Gorda Isles: a short drive to the Isles Yacht Club at 1.5 miles and 4 minutes, downtown City Hall at 3.0 miles and 8 minutes, and Charlotte High at 3.3 miles and 8 minutes. The nearest elementary, middle and high schools are Sallie Jones, Punta Gorda Middle and Charlotte High.
Data updated: October 2026 (OSRM routing from 26.90655 N, 82.07076 W, computed September 29, 2026; Charlotte County Public Schools boundary locator, September 2026; City of Punta Gorda).
| From Clipper Cove to | Distance | Free-flow drive |
|---|---|---|
| Isles Yacht Club | 1.5 mi | 4 min |
| St. Andrews South | 1.7 mi | 5 min |
| Ponce de Leon Park | 2.0 mi | 7 min |
| Fishermen’s Village | 2.4 mi | 7 min |
| Punta Gorda Isles Civic Association | 2.8 mi | 7 min |
| City Hall | 3.0 mi | 8 min |
| Charlotte High | 3.3 mi | 8 min |
| Sallie Jones Elementary | 3.4 mi | 9 min |
| Punta Gorda Middle | 3.4 mi | 10 min |
| Laishley Marina | 3.5 mi | 9 min |
| Punta Gorda Airport | 6.5 mi | 16 min |
| AdventHealth Port Charlotte | 8.0 mi | 18 min |
| Englewood Beach | 28.2 mi | 48 min |
| Southwest Florida International Airport | 38.2 mi | 51 min |
The times are the fastest free-flow route from the neighborhood’s geocoded point using OpenStreetMap road data; season traffic and bridge openings add minutes. They are our computation, not a published schedule.
The district’s boundary locator, checked in September 2026, assigned Clipper Cove addresses to Sallie Jones Elementary, Punta Gorda Middle and Charlotte High. The district describes the locator as a guide, and school choice rules exist, so confirm the specific address with Charlotte County Public Schools before you rely on an assignment.
Clipper Cove is on Bal Harbor Boulevard, inside the City of Punta Gorda, ZIP 33950, which means city services, city permits and city taxes. There is no master homeowners association over Punta Gorda Isles; the Punta Gorda Isles Civic Association is voluntary. The county’s common-element records show a small clubhouse at the Village and detached garage buildings but no pool, dock or tennis court, so recreation is nearby rather than on site. The Isles Yacht Club, St. Andrews South and Ponce de Leon Park are all within a short drive.
By county mailing address, 73 of the 144 owners are outside Florida: Michigan has 13, New York 10, Minnesota 7 and New Jersey 6, with Illinois, Indiana, Ohio, Massachusetts and Wisconsin behind them. A mailing address is a proxy, not residency, but it points to a neighborhood where some units are lived in part of the year. Expect that to shape the quiet months and the way an association handles hurricane preparation for closed units.
If you will live here year-round, ask the association how it handles storm preparation and common-area upkeep when many owners are away. If you will be a seasonal owner, ask about the lock-and-leave rules, the guest and leasing policies and who checks on a closed unit. Those are association answers, not county facts.
Clipper Cove’s strongest points are a single, newer floor plan with 12 recorded comparables, a canal-side option, a price level well under single-family Punta Gorda Isles, and buildings that appear to fall below the state’s three-story rules. Its weaker points are unpublished dues, two associations, thin volume, Zone AE and prices that have stepped down from 2022.
Data updated: October 2026 (Charlotte County Property Appraiser public roll and sales files; DBPR databases; FEMA flood panel; read 28 Oct 2026).
It fits a buyer who wants a three-bedroom condominium in Punta Gorda Isles at a price well below a canal house, who values a uniform product and a clear comparison, and who is willing to read two associations’ documents. It fits less well a buyer who needs a dock at the door, a pool on site or a known low dues figure before touring.
Many Clipper Cove buyers are selling a Florida home to fund the purchase, and the two sales need one plan: the sale price funds the purchase, the closing dates have to line up, and a Florida homestead may carry portable Save Our Homes savings into the new home if you file within the three-year window. We run both sides together.
Data updated: October 2026 (Charlotte County Property Appraiser exemption page and Form DR-501T; Florida Statutes 193.155; Charlotte County Property Appraiser public sales files, our analysis).
If you already own at Clipper Cove and are moving within it, say from Bal Harbor to a canal-side Village unit, start with our Clipper Cove home valuation, built from the same 12 recorded sales, and read how we sell a Clipper Cove condo. Call Jesse direct at (239) 898-6072.
If you are selling elsewhere in the city, our guides to buying in Punta Gorda and selling in Punta Gorda cover that market, and the Punta Gorda area guide is the hub for every community around the harbor.
A sale-contingent offer is weaker in a market where only 12 units sold in 24 months and sellers can choose among offers. The cleaner paths are to list first, to line up the purchase with a post-closing occupancy on your sale, or to buy with a bridge loan or cash from another source. Which path fits depends on your equity and your timeline, and we plan the portability filing, the March 1 deadline and the January 1 residency date around the closing dates.
If you leave a Florida homestead and establish a new one within three years, Form DR-501T moves part of the Save Our Homes benefit. At a Clipper Cove price near $290,000 and a long-held homestead, the benefit can offset a meaningful part of the reset in the first-year tax illustration. Run the numbers before you sell, not after.
A custom Clipper Cove listing alert tells you about a matching unit the day it reaches the market, filtered on section, canal flag, floor and price. With only 12 qualified sales in 24 months, the buyer who sees the right unit first is the buyer who gets to tour it, so we set alerts before we start touring.
Data updated: October 2026 (Charlotte County Property Appraiser public sales files, our analysis).
Bedrooms are the least useful filter here because every unit has three. The ones that matter are the street address, 2000 or 2002 Bal Harbor Boulevard, which separates the sections; the building number; the waterfront field; the floor; the price band; and the garage and slip fields where an agent has filled them in. A listing may be entered under Punta Gorda Isles or Punta Gorda only, or with another community’s name, so we also search by address and county tax ID.
Create an account on our property search and save the search, or tell us the criteria and we will build it and send you the link. The alerts route to Marc and Jesse as well, so when something matches you hear from a person with a view of it, including whether the building is canal-side and which association it is in. Call Marc at (239) 287-5873, or use the Clipper Cove buyer consultation form.
Book a Clipper Cove buyer consultation through the form on this page or by phone. It is a working session, not a sales meeting: we build your monthly carrying number, sort the two sections and the canal flag against your budget, and give you the document list for the associations. There is no charge and no obligation.
Data updated: October 2026 (Charlotte County Property Appraiser public sales files, our analysis).
A carrying-cost model for the section and flag that fit you, with the Alligator Creek and canal lines separated from the tax line and flood insurance priced in; the recorded comparables for the building you are considering; the flood zone, evacuation zone and county flag for any address you name; a first read on the association paperwork you should ask for; and an estimate of cash to close from the state and county rates in this page.
Your timing, whether you are financing and with which product, whether you intend to homestead, whether you are selling a Florida home with portability to carry, whether you plan to rent the unit, whether a boat or a garage matters, and which of the two sections you have already seen.
Request your Clipper Cove buyer consultation, see how we represent buyers across Southwest Florida, or call Marc Comisar at (239) 287-5873. Or call Jesse direct at (239) 898-6072. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.
Marc Comisar is a top-reviewed Clipper Cove realtor, and the three quotes below are genuine five-star reviews from buyers he and Jesse represented, reproduced word for word. None of them is about Clipper Cove, and we have not trimmed or tailored them. We publish no aggregate rating figure.
★★★★★ “He was quick to respond with any questions about the purchase of our new home and made sure everything went smoothly! We highly recommend him as an agent!” Verified Google review
★★★★★ “Marc assisted us in purchasing a condo in Estero in 2009. Marc was the consumate professional in every aspect of the transaction. When we were on the roller coaster ride that is financing a second home Marc stood fast and refered us to a lender that got the job done. I highly recommend Marc Comisar!” Verified Zillow review
★★★★★ “Jesse helped us to buy a condo in Naples in 2009. After few dozens showings we finally found what we were looking for. Jesse was extremely patient. He even helped us finding the best solution with financing! We were working on finding a right home for us for over a year and Jesse was helpful every step of a road. No matter how often or how late i called he always had an answer for me. This year when i had to rent my property out Jesse was the one who recommended me the right realtor. He is a first person for me to contact with every real estate question i might have. I will definitely recommend Jesse to everyone and no doubt he will be the one who i will contact when it will be time for me to sell. Six stars out of five!” Verified Zillow review
These are the Clipper Cove questions that no primary source we could read on October 28, 2026 answers. We would rather name each gap and the document that closes it than print a figure from a listing sheet, and we close each one for our buyers unit by unit during the inspection period.
These are the questions Clipper Cove buyers search for and ask us, drawn from real search and forum phrasing and answered from the county record and the documents cited on this page.
Choose the section and the canal flag first, get pre-approved or confirm cash, and sign a written buyer agreement before touring. Then request the resale package and estoppel for each unit you like, get flood and HO-6 quotes inside the inspection period, and write the offer from the 12 recorded sales of the one floor plan. Call Marc at (239) 287-5873.
It is a neighborhood of 144 condominium homes on Bal Harbor Boulevard inside Punta Gorda Isles, in the City of Punta Gorda, ZIP 33950. It has two sections, Clipper Cove at Bal Harbor with 48 homes and Clipper Cove Village with 96, and every home is a 1,517 square foot three-bedroom built between 1999 and 2004.
Clipper Cove at Bal Harbor is at 2000 Bal Harbor Boulevard and Clipper Cove Village is at 2002 Bal Harbor Boulevard, Punta Gorda, Florida 33950. Both are inside the City of Punta Gorda in tax district 155. Islander Point at 1080 Bal Harbor Boulevard is a separate, older condominium.
There are 144 residential condominium units: 48 in 10 buildings at Bal Harbor and 96 in 24 buildings of four homes each at the Village. The county roll also carries two common-element parcels, one per section, which never sell and are not homes.
The Charlotte County record shows a $290,000 median on 12 qualified sales in the 24 months to September 9, 2026, from $249,000 to $415,000, and the same $290,000 median on eight sales in the latest 12 months. The median per square foot is $191.17.
They have stepped down from the 2022 peak. The calendar-2022 median was $390,000 and 2023 was $365,000, while the 24-month median is $290,000, about 26 percent below 2022 and 14.5 percent below the 60-month median of $339,000. Between the 12- and 24-month windows the median did not change.
Neither is better in general. The Village has all the canal-side homes and a 24-month median of $297,500 on eight sales, while Bal Harbor has the lower entry price, $263,500 on four sales, and a lighter 2025 tax bill. They are separate associations, so each needs its own documents.
Sixty of the 144 homes, every home in Village Buildings 10 to 24, carry the county’s waterfront flag and sit on the Punta Gorda Isles canal system. No Bal Harbor home and no home in Village Buildings 1 to 9 carries it. The flag does not tell you whether a slip or dock comes with the unit.
Only if the unit’s recorded documents or the association’s rules give you a place and a right to do so. The canal-side flag is not a slip. Ask for the recorded instrument, ask the association what it permits, and trace the water route from the building to Charlotte Harbor before you count a boat in the price.
The county shows ten detached garage buildings at Bal Harbor and 24 at the Village, but not which unit has the right to which bay or how many bays there are. Whether a unit has a garage bay comes from its recorded instrument and the declaration exhibits, so ask for them before you value the bay.
The county’s common-element records show no pool, dock or tennis court at either section. The Village has a small clubhouse. An association may have amenities the county card does not describe, so ask for any pool or amenity in writing and confirm it in the declaration before it influences your decision.
Neither association publishes its dues, budget or reserves, so we do not print a figure. The adopted budget, the estoppel certificate and the Section 718.503 package state the assessment and what it covers. Get them before the inspection period ends, and compare what the dues include with what you would otherwise pay.
There is no mandatory master homeowners association over Punta Gorda Isles; the civic association is voluntary. Each condominium, though, is its own Chapter 718 association with a board, a budget and rules. At Clipper Cove that means one master association for Bal Harbor and another for the Village.
It is Charlotte County’s Alligator Creek Waterway assessment, $78.00 per unit per year for fiscal 2026 and approved for fiscal 2027, up from $25.00 in fiscal 2025. It funds dredging of the Alligator Creek entrance channel and appeared on every Clipper Cove 2025 bill we sampled.
It is the City of Punta Gorda’s canal maintenance charge, allocated to condominium units by land area. The 2025 bills showed $142.48 for a Bal Harbor unit, $327.36 for a canal-side Village unit and none for a Village Buildings 1 to 9 unit. We estimate about $158 and $362 on the November 2026 bill.
The statute applies to buildings of three habitable stories or more. The records indicate two-story buildings, and the state’s SIRS databases held no Clipper Cove row on October 28, 2026. The Section 718.503 package must include the association’s study or a statement that none has been completed, so ask for it.
The milestone statute also applies at three habitable stories. If a Clipper Cove building did meet that height, the first 30-year deadline could not fall before December 31, 2029. The state publishes no building-by-building milestone database, so ask the association for its written position and the city’s building division for any records.
Every unit is in Zone AE with a base flood elevation of 9 feet, on FEMA panel 12015C0237G effective December 15, 2022. A lender financing a unit in the zone will require flood insurance, and an owner who pays cash should still price it. Citizens’ flood rule already applies in Zone AE.
Charlotte County places Clipper Cove in Evacuation Zone A, the first zone ordered to leave when surge threatens. The county’s Know Your Zone lookup confirms any address, and an owner who lives elsewhere part of the year should have a storm plan for a closed-up unit.
We do not print a premium because none is published for these buildings. Because all 144 units are the same size, an agent can quote the same coverage for any of them, which makes quotes easy to compare. Ask for dwelling, loss-assessment and liability limits to be shown separately, and get the quote during the inspection period.
Some declarations require board approval of a sale or lease, and a transfer fee of up to $150 per applicant may be charged where an association does. Read the declaration and rules in the package. An approval requirement is a reason to put the approval on the contract’s calendar.
Florida does not bar a foreign buyer from owning a condominium, and some Clipper Cove owners mail from Ontario. The practical questions are financing, tax reporting and the wiring of funds, which a lender, an attorney and a title company handle. Read the association’s approval and lease rules before you plan on renting.
It depends on what you want. The Isles are a canal-and-harbor community inside the City of Punta Gorda with the Isles Yacht Club 4 minutes from Clipper Cove and City Hall 8, and the condominium prices here sit well below single-family canal homes. Visit in more than one season before deciding.
We found no age qualifier on any public record we read for Clipper Cove, and we do not describe it as an age-restricted community. The declaration and rules in the resale package are the documents that state any occupancy rule, so ask for them and read the sections on occupancy and guests.
The district’s boundary locator, checked in September 2026, assigned Clipper Cove addresses to Sallie Jones Elementary, Punta Gorda Middle and Charlotte High. The district calls the locator a guide, and choice programs exist, so confirm the specific address with Charlotte County Public Schools before relying on an assignment.
City Hall is 3.0 miles and 8 minutes by free-flow drive, Fishermen’s Village is 2.4 miles and 7 minutes, and Punta Gorda Airport is 6.5 miles and 16 minutes. Southwest Florida International Airport is 38.2 miles and 51 minutes. Season traffic adds time.
On a $290,000 purchase with 20 percent down, the state taxes on the $232,000 loan are $812.00 of mortgage stamp tax and $464.00 of intangible tax, $1,276.00 together. Title, lender fees, inspection, insurance, the estoppel and prorations come on top, and a cash purchase has no loan taxes.
It is negotiable. In much of Southwest Florida the seller pays for the owner’s policy, and Attorneys’ Title Fund Services lists Charlotte among the traditional seller-pay counties; the buyer pays for the lender’s policy. The contract controls. We tell you what is normal for the seller in question before you write, and the premium is quoted by the title company.
The state’s current maximums are $299 for preparation and delivery, $119 more for delivery within three business days, and up to $179 more if the unit is delinquent. The contract says who pays. A transfer or approval fee, where charged, is capped at $150 per applicant.
Usually not. The seller’s capped assessment resets after a sale, and 47 of the 144 homes are assessed below the county’s just value today. At the 2026 rate of 16.8148 mills a $290,000 unit comes to about $4,177 a year with homestead and $4,876 without, before non-ad valorem lines.
Own the unit and live in it as your permanent residence on January 1, then file with the Charlotte County Property Appraiser by March 1 with your deed recorded. A second home or a rental does not qualify. If you are leaving another Florida homestead, ask about portability on Form DR-501T.
Yes. Since August 17, 2024, a written agreement stating a specific, negotiable compensation figure comes before the first showing. Florida Realtors’ single-agent version is the one that gives you an agent who owes you loyalty. We walk you through the options before you tour.
Choose Clipper Cove for a newer, uniform three-bedroom in two-story buildings inside the Punta Gorda Isles canal system, with a $290,000 median. Choose Emerald Pointe for a lower entry price, a $165,950 median, Peace River frontage and an on-site marina. The decision table above sets out the rest.
That is decided by the declaration and the rules, not by the county. We found no public statement of the leasing policy or the minimum lease term for either association. Ask for both in the package and read them before you buy for rental use.
The Southwest Florida MLS export of October 29, 2026 holds one Clipper Cove closing in its 12 months, at 135 days on market; one sale is not a median. What the county shows is volume: 12 qualified sales in 24 months, one in all of 2025 and eight so far in 2026.
A house gives you the lot, the roof and the seawall to maintain yourself, at a higher price. A condominium trades that for dues, rules and shared decisions at lower cost. In Punta Gorda Isles the 12-month single-family median was $700,000 against $290,000 at Clipper Cove over 24 months.
We do not promise returns. What the record shows at Clipper Cove is a 2022 peak of $390,000, a step down to $290,000, and owners who bought before 2021 sitting on a median gain of about 70 percent. Costs, dues and assessments change the math, so run it on your numbers.
Clipper Cove is in ZIP code 33950, Punta Gorda, Florida, inside the City of Punta Gorda limits and in Charlotte County. Its tax district is 155, which carries the city’s millage, 16.8148 mills in 2026.
The state condominium register and the county roll both place 2002 Bal Harbor Boulevard at Clipper Cove Village. If a listing, map or search answer gives another community name for 2000 or 2002 Bal Harbor Boulevard, go by the register and the roll, and tell us so we can check it.
Sometimes. Owners occasionally call a local team before listing, and we bring those homes to buyers whose criteria match. Tell us the section and flag you want, and we alert you the day a match appears. Call Marc at (239) 287-5873.
On the Florida AS IS contract the deposit comes back if you terminate in time under the inspection, financing or condominium provisions. The condominium right to void under Section 718.503 runs 7 days, excluding Saturdays, Sundays and legal holidays, from the later of signing and receiving the core association documents, and ends at closing, so we calendar the deadline in writing on the day the contract is signed.
Choose an agent who prices from the county record, reads both associations’ documents and tells you which section and flag you are buying. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008; call Marc at (239) 287-5873 or Jesse direct at (239) 898-6072.
Every document below links to the body that issues it rather than a copy we host, so it stays current the moment the issuer updates it. A Clipper Cove buyer is handed or asked for several of these during a purchase, and reading them before the offer costs nothing.
| Document | Issuing body | Link |
|---|---|---|
| Structural Integrity Reserve Study explainer | Florida Department of Business and Professional Regulation | SIRS explainer (PDF) |
| Estoppel Certificate Fees, current adjusted amounts | Florida Department of Business and Professional Regulation | Estoppel certificate fees (PDF) |
| Evacuation zone map | Charlotte County | Charlotte County evacuation zones (PDF) |
| Alligator Creek Waterway MSBU, FY2026 adopted and FY2027 approved budget | Charlotte County | Alligator Creek Waterway budget (PDF) |
| Florida condominium register extract, with the Clipper Cove projects | Florida Department of Business and Professional Regulation | Condominium register extract (CSV) |
| FY2027 canal assessment resolutions and budget packet, September 9, 2026 | City of Punta Gorda | FY2027 canal assessment packet (PDF) |
| 2026 final millage rate chart | Charlotte County Property Appraiser | 2026 final rate chart (PDF) |
| Waterfront Property Owner’s Manual | City of Punta Gorda Public Works | Waterfront Property Owner’s Manual |
| Florida Statutes 718.503, condominium resale disclosure | The Florida Senate | Fla. Stat. 718.503 |
| Florida Statutes 718.116, assessments and estoppel | The Florida Senate | Fla. Stat. 718.116 |
| Florida Statutes 718.112, structural integrity reserve study | The Florida Senate | Fla. Stat. 718.112 |
| Florida Statutes 689.302, seller flood disclosure | The Florida Senate | Fla. Stat. 689.302 |
| Form DR-501T, transfer of homestead assessment difference | Charlotte County Property Appraiser | Portability application form (PDF) |
| AS IS Residential Contract for Sale and Purchase, ASIS-7, redline | Florida Realtors and The Florida Bar | Florida AS IS contract, ASIS-7 (PDF) |
| Exclusive Buyer Brokerage Agreement, single agent, EBBA-8sa, redline | Florida Realtors | Single agent buyer agreement (PDF) |
Every source below was read or checked on or before October 28, 2026. Where a figure on this page is our own tabulation of a public file, the text says so beside the figure. Southwest Florida MLS fields are cited as text only and no MLS figure for Clipper Cove is printed. No competitor brokerage, aggregator or listing portal appears in this list, by policy.
McGreevy and Comisar are the Southwest Florida team Clipper Cove buyers call when a condominium has to be priced from the county record and closed with the association paperwork in hand. Marc Comisar and Jesse McGreevy are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012.
By Marc Comisar and Jesse McGreevy. For this page we pulled every qualified Charlotte County sale in Clipper Cove through September 9, 2026, read the county roll for all 144 homes, sampled three 2025 tax bills, read the state’s condominium register and both structural reserve study databases in full, and checked the flood, evacuation and school records. Meet the team on our about McGreevy and Comisar page, return to the Clipper Cove community guide, or explore the Punta Gorda area guide.
If you are searching for the best buyer’s agent for a Clipper Cove condominium, McGreevy and Comisar represents homebuyers across Punta Gorda, Charlotte County, Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County and Babcock Ranch. Whether you are relocating, snowbirding, investing, buying your first home or trading a house for a condominium, our team provides honest market guidance, pre-MLS access, partner-level negotiation and a clear plan to help you buy confidently. You are working with Top 1% Real Estate Agents Nationally Since 2008.
Jesse McGreevy (Sales Associate, SL3101296) and Marc Comisar (Broker Associate, BK3060671) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Send us the building number of any Clipper Cove unit you are considering and we will send back its section, canal flag, 2025 bill lines, flood and evacuation result and the recorded comparables, with the source behind each figure. Call Marc at (239) 287-5873, call Jesse direct at (239) 898-6072, book a Clipper Cove buyer consultation, or read how we represent buyers.
Updated October 2026. Market data from the Charlotte County Property Appraiser’s public roll and sales files, Charlotte County GIS and the City of Punta Gorda, checked October 2026. This page is general information about buying a condominium at Clipper Cove at Punta Gorda Isles, Punta Gorda, Florida. It is not legal, tax or insurance advice and is not an offer of representation. Brokered by Domain Realty.