Punta Gorda, Florida
Buying at Colony Point? We price your offer by floor and stack from 13 recorded sales and check flood, insurance and the reserve study first. 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.
Marc Comisar and Jesse McGreevy represent buyers who want a condo at Colony Point at Punta Gorda Isles, and this guide is how we prepare one for an offer. Colony Point is a condominium neighborhood inside Punta Gorda Isles in Punta Gorda, Florida: a single three-story, U-shaped building of 63 two-bedroom homes at 1 Colony Point Drive, at the Charlotte Harbor end of the street, inside the City of Punta Gorda, ZIP 33950. The building’s story, plans and rules live on our Colony Point at Punta Gorda Isles neighborhood page. This page is the buyer’s file: what the county recorded, which floor and which stack to choose, what to demand from the association, and what the first year costs. By Marc Comisar and Jesse McGreevy. We pulled every qualified Charlotte County sale in Colony Point through September 9, 2026, the newest deed in the county file we downloaded on October 28, 2026. Call Marc at (239) 287-5873 or Jesse direct at (239) 898-6072. If you are still choosing between neighborhoods, start with our guide to buying in Punta Gorda Isles.
Updated October 2026.
A Colony Point buyer should know that the county recorded 13 qualified sales in 24 months at a $365,000 median, that the third floor sold about $92,000 above the first, that the building’s safety paperwork decides whether lenders and insurers say yes, and that the association publishes no fee.
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; retrieved 28 Oct 2026).
Every point below is drawn from a record cited further down this page, and several of them differ from what an automated summary or a listing sheet might tell you.
| Window ending September 9, 2026 | Qualified sales | Median price | Range |
|---|---|---|---|
| 12 months | 9 | $340,000 | $250,000 to $419,000 |
| 24 months | 13 | $365,000 | $250,000 to $450,000 |
| 36 months | 17 | $365,000 | $250,000 to $450,000 |
| 60 months | 27 | $395,000 | $250,000 to $530,000 |
| Ten years | 52 | $367,500 | $203,500 to $530,000 |
The sections below follow the order a Colony Point purchase runs: who we are, what the county record says about price, what you are buying, which floor and stack, the association file, the safety status, what you pay every year and at closing, flood and insurance, and then how we find and negotiate the right home.
McGreevy and Comisar are the Colony Point buyer’s agents who read the county record, the state’s condominium registers and the city’s canal bill before you write an offer. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012.
Data updated: October 2026 (Charlotte County Property Appraiser public roll and sales files, downloaded October 28, 2026; Florida DBPR condominium register, October 28, 2026).
A condo in a 63-home building is priced and financed as part of the building, not as a house on a lot. Two homes with identical floor plans can differ by $100,000 because of the floor, the stack and the view, and the same two homes share one roof, one insurance program and one reserve account. Our job is to read the floor and stack before we write the number, to ask the association for the file a lender will ask for, and to put each answer into the offer instead of discovering it after the inspection period has closed.
If you are weighing agents, our side-by-side look at the best real estate agents in Punta Gorda sets out the yardsticks we think a buyer should use: verified production, years in the market, reviews you can read yourself, and whether the agent who tours with you is the agent who negotiates. For a condominium, add three tests: ask each agent which floor and stack the home sits in, whether the building’s reserve study and milestone summary have been requested, and whether the price is drawn from the county’s 13 sales in this building or from a citywide average.
Jesse and Marc have personally sold over $900 million in real estate across more than 4,000 transactions. As the leaders of Domain Realty Group, their team has sold over $2.5 billion. RealTrends ranked Domain Realty Group the #5 real estate team in Florida (RealTrends 2026). The two bring more than 45 years of combined experience to a purchase that is mostly a document review.
For this guide we tracked every qualified Charlotte County sale in the Colony Point condominium through September 9, 2026, split by window, floor, position and plan size, and we read the 63 unit cards, the common-element card, the state’s condominium register, the Florida Division of Corporations record for Colony Point, Inc., the reserve-study database, the 2026 millage chart and two 2025 tax bills. Those checks take a day or two and are the same ones we run for a buyer before the first showing.
Jesse and Marc handle their own buyers. Marc leads buyer representation and negotiation for the team, and the person who walks the building with you is the person who negotiates it. 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 Colony Point buyers at the property. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation to talk.
Jesse McGreevy (Sales Associate, Florida license SL3101296) and Marc Comisar (Broker Associate, Florida license BK3060671) are licensed Florida REALTORS® with Domain Realty, regulated by the Florida Real Estate Commission under Chapter 475, Florida Statutes. Both licenses can be checked on the state’s licensee lookup. Brokered by Domain Realty.
Colony Point buyers in 2026 are paying less than in 2023 and more than they would at Clipper Cove, the other condominium complex we compare it with. Charlotte County recorded 13 qualified sales in 24 months at a $365,000 median and 9 in 12 months at $340,000, with 2026 already the busiest year since 2020.
Data updated: October 2026 (Charlotte County Property Appraiser recorded, qualified sales, 12 and 24 months to September 9, 2026, the newest sale in the county file downloaded October 28, 2026; retrieved 28 Oct 2026).
| Measure | 12 months | 24 months |
|---|---|---|
| Qualified sales | 9 | 13 |
| Median sale price | $340,000 | $365,000 |
| Range | $250,000 to $419,000 | $250,000 to $450,000 |
| Dollar volume | $3,070,700 | $4,638,200 |
| Median per heated square foot | $215.05 | $230.87 |
| Share of the 63 homes that sold | 14.3 percent (9 of 63) | 20.6 percent (13 of 63) |
The 24-month window runs from September 10, 2024 to September 9, 2026, and none of the 13 was a developer sale. A median of 13 sales is an actual sale, the seventh when ranked, so it is not an average of two prices.
| Year | Sales | Median |
|---|---|---|
| 2020 | 9 | $375,000 |
| 2021 | 5 | $440,000 |
| 2022 | 2 | $416,000 (two sales, $395,000 and $437,000) |
| 2023 | 6 | $498,250 (the peak; highest sale on file $530,000 in May 2023) |
| 2024 | 5 | $420,000 |
| 2025 | 4 | $352,500 |
| 2026 to September 9 | 8 | $340,000 |
The arithmetic a buyer should do: $498,250 less $340,000 is $158,250, which is 31.8 percent below the peak. Against 2024, $420,000 less $340,000 is $80,000, or 19.0 percent. Against 2025, $352,500 less $340,000 is $12,500, or 3.5 percent. The slide is flattening: most of the decline came between 2023 and 2025, and 2026 has had the most sales of any year since 2020. The timing coincides with Florida’s condominium safety laws reaching older buildings, but the county file does not show cause, so we treat that link as our reading, not a record.
Price to 2026, not to 2023. A seller who bought in 2023 and quotes the 2023 neighbors is quoting a different market. The right comparables are the eight sales so far in 2026 and the five floor-and-position cohorts in the sections below.
| Price band | Sales |
|---|---|
| Under $300,000 | 1 |
| $300,000 to $349,999 | 5 |
| $350,000 to $399,999 | 4 |
| $400,000 to $449,999 | 2 |
| $450,000 and up | 1 |
Six of the 13 sales closed below $350,000, five of them between $300,000 and $349,999, and seven closed at $350,000 or more, so a buyer with $350,000 is shopping at about the middle of the recent record, just below the $365,000 median.
Thirteen sales in 730 days is one sale about every 56 days, or roughly 6.5 a year. Forty-seven of the 63 homes have had at least one qualified sale on file since 2009. The building trades often for its size, so patience and alerts work: you do not need to take the first home you see, and you should not expect a month with nothing to see.
Matched by address to 1 Colony Point Drive, the Southwest Florida MLS export of October 29, 2026 holds one Colony Point closing in the 12 months to that date, listed at $325,000 and sold for $306,700 on January 23, 2026 after 41 days on market, and no Colony Point listing was active or under contract on October 29. Concessions are not in that export. Information not available at time of publishing (checked 2026-11-10). For context only, the whole of Punta Gorda Isles (Punta Gorda Isles-wide, Southwest Florida MLS) showed 66 closings in ZIP 33950, an 86.5 median days on market and a 95.9 percent median sale-to-list in the 12 months to October 29, 2026; that figure mixes houses and condominiums and is not a Colony Point number.
The county file holds 35 pairs of qualified sales of the same home more than six months apart. In the four most recent pairs we checked, the change between purchase and resale ran from minus 14.7 percent to plus 2.6 percent a year. The spread is the point: in this building the price you pay for the floor and the year matters as much as the building itself.
At Colony Point you buy one two-bedroom condominium home in a single three-story, U-shaped building of 63 homes, recorded in 1971 and built in 1972, plus an undivided share of the common elements: pool, clubhouse, office, carports, docks and 1,400 lineal feet of concrete seawall. Colony Point, Inc. runs the building.
Data updated: October 2026 (Charlotte County Property Appraiser roll and common-element parcel card; Florida DBPR condominium register; Florida Division of Corporations; read October 28, 2026).
| Plan (county heated area) | Homes | Share of building | 2026 county just value |
|---|---|---|---|
| 1,581 square feet | 57 | 90.5 percent | $282,209 |
| 1,716 square feet | 3 | 4.8 percent | $299,013 |
| 1,751 square feet | 3 | 4.8 percent | $305,112 |
| Total | 63 | 100 percent | $17,898,288 |
The check: 57 times 1,581 is 90,117 square feet, 3 times 1,716 is 5,148 and 3 times 1,751 is 5,253, which adds to 100,518 square feet of heated area. Every home is a two-bedroom. The county’s 2026 value is the county’s number for tax purposes, not what a buyer will pay: the 24-month median sale of $365,000 is 1.29 times the 1,581 square foot value of $282,209, and the 12-month median of $340,000 is 1.20 times.
The common-element parcel, 4.24 acres, carries a pool of 846 square feet under a 2,800 square foot screen cage, a clubhouse of 790 air-conditioned square feet (1,702 with porches), an office of 360 square feet, a 560 square foot shed, 11 carport structures totaling 11,487 square feet, one detached garage of 990 square feet, concrete docks of 372 and 2,502 square feet, 540 lineal feet of wood pilings, 1,400 lineal feet of concrete seawall and 29,200 square feet of paving. The unit cards carry no land value because the land sits in the common element. What a buyer owns and what the association owns is set by the declaration, which is the first document to read.
The state’s condominium register lists the condominium under record number PR1U016057 with 63 units, recorded September 1, 1971. Colony Point, Inc. is a Florida not-for-profit corporation filed September 27, 1971, active, with an annual report filed April 23, 2026 on the Florida Division of Corporations. It operates under Chapter 718, the Condominium Act. The register shows no age restriction, but the declaration and rules are the controlling documents on age, leasing and pets.
Colony Point Drive also holds single-family homes and vacant lots in other Punta Gorda Isles sections. Those are separate properties with their own taxes, flood readings and sales. We never mix them into a Colony Point figure, and when a listing says “Colony Point” you should check whether it means the building at 1 Colony Point Drive or a house on the same street.
On October 28, 2026 an automated search answer described Colony Point as having “about 64 units” ranging “from roughly 1,200 to over 1,900” square feet. The county roll shows 63 homes in three plans of 1,581, 1,716 and 1,751 square feet; the 64th parcel is the common element, not a home. If a summary does not match the county card, trust the card.
A buyer who knows that the county recorded 13 qualified sales in this one building in 24 months at $365,000, and that the third floor sold about $92,000 above the first, is already asking better questions than most. The next step is a short working session: book your Colony Point buyer consultation, see how we represent buyers across Southwest Florida, or call Marc at (239) 287-5873. If you own a home you will sell to fund the move, get a Colony Point home valuation first so the two timelines line up, or call Jesse direct at (239) 898-6072. Colony Point sits inside Punta Gorda Isles, and the wider neighborhood’s picture is in our Punta Gorda Isles buyer guide.
Floor and position set the price more than plan size at Colony Point. In 24 months the first floor sold five times at a $310,000 median, the third floor six times at $402,000, and the north-side stacks nine times at $385,000 against $310,000 for three west-wing sales. Choose the floor first, then the stack.
Data updated: October 2026 (Charlotte County Property Appraiser recorded, qualified sales, 24 and 60 months to September 9, 2026; floor and position are our reading of the unit letters and stack numbers; retrieved 28 Oct 2026).
Units run from A1 to C21, which is 21 stacks on three floors. The letter A marks the first floor, B the second and C the third, and the number is the stack. That floor reading is ours, drawn from the county geometry and listing text, so confirm it against the recorded plat or the declaration for the home you want.
| Floor | 24 months | Per square foot | 60 months |
|---|---|---|---|
| First (A) | 5 sales, $310,000 | $196.08 | 9 sales, $365,000 |
| Second (B) | 2 sales, $332,500 and $340,000 | not enough sales for a median | 6 sales, $443,500 |
| Third (C) | 6 sales, $402,000 | $241.40 | 12 sales, $430,000 |
In 24 months the third floor median was $402,000 less $310,000, or $92,000 above the first floor: 29.7 percent more. Over 60 months the gap is $430,000 less $365,000, or $65,000: 17.8 percent. In the latest 12 months the first floor sold four times at $308,350 and the third floor four times at $377,500, a $69,150 gap of 22.4 percent. The second floor has too few sales in 24 months to quote a median, so we show both prices.
A higher floor means a longer view over the harbor side of the building and fewer neighbors overhead; a lower floor means shorter trips with groceries and a boat or kayak. We do not know from a public record how each floor is reached, so ask at the showing how you reach the home and where the carport or parking sits relative to the door.
| Position (stacks) | 24 months | 60 months |
|---|---|---|
| North side (7 to 17) | 9 sales, $385,000 | 18 sales, $407,000 |
| West wing (18 to 21) | 3 sales, $310,000 | 4 sales, $325,000 |
| East wing (1 to 6) | 1 sale at $250,000 | 5 sales, $440,000 |
The positions are our reading of where each stack sits in the U-shaped footprint. The record so far says the north side has been the strongest and most active, with nine of the 13 recent sales; the west wing has sold lower in both windows; and the east wing is too thin in 24 months to rank. These are small groups, so treat them as the record so far, not a rule.
Multiply the per-square-foot median by the standard plan: $230.87 times 1,581 is about $365,000, the overall 24-month median; and $196.08 times 1,581 is about $310,000, the first-floor median. If an asking price is far from the figure your floor produces, ask why: condition, a rare view or a different plan size may explain it, and a seller’s hope does not.
The 1,716 and 1,751 square foot homes are six of the 63. The 1,751 square foot plan sold once in 24 months, at $419,000, and over 60 months the four larger-plan sales had a $452,500 midpoint. With so few sales, price a larger home as a negotiation between the standard-plan record for its floor and the extra 135 to 170 square feet, never from a formula.
No recorded deed at Colony Point names a boat slip, so a slip should not be assumed. Some deeds name a carport or parking space, and the county card shows 11 carport structures and a detached garage as common elements. Ask Colony Point, Inc. in writing what is assigned to the home you are buying.
Data updated: October 2026 (Charlotte County Property Appraiser legal descriptions and common-element parcel card, read October 28, 2026).
The common-element parcel carries concrete docks of 372 and 2,502 square feet, 540 lineal feet of wood pilings and 1,400 lineal feet of concrete seawall, plus 11 carport structures of 11,487 square feet in all (about 1,044 square feet each on average) and one 990 square foot detached garage. None of the 63 legal descriptions we read names a slip. Some name a carport or a parking space. The card does not show how many spaces or slips exist or who holds the right to use them.
The building sits on Charlotte Harbor at the end of Colony Point Drive. The City of Punta Gorda’s manatee speed-zone map names a “Colony Point” exit to the harbor, and the city’s code treats the Punta Gorda Isles access channels as Slow Speed Minimum Wake. Chapter 6 of the city code governs vessels, docks and waterways. Because the building is on the harbor edge, we read no internal canal bridge between its docks and open water, but no clearance table is published, so confirm the route and any air-draft limit by chart before you buy a boat for it.
Request the full Chapter 718 resale package from Colony Point, Inc. before your inspection period ends: the declaration, articles, bylaws, rules, most recent year-end financial report, current budget, the question-and-answer sheet, the reserve study and milestone summary, insurance declarations, recent minutes and an estoppel certificate.
Data updated: October 2026 (Florida Statutes 718.503, 718.504, 718.111 and 718.116, read October 28, 2026; Florida DBPR estoppel fee schedule, read October 28, 2026).
| Document | What it answers | Who issues it |
|---|---|---|
| Declaration of condominium, articles, bylaws | What you own, leasing and pet limits, approval of sales, assessments | Colony Point, Inc. |
| Rules and regulations | Parking, docks, pool, pets, quiet hours | Colony Point, Inc. |
| Current annual budget | The monthly fee and what it covers | Colony Point, Inc. |
| Most recent year-end financial report | Reserves, delinquencies, loans | Colony Point, Inc. |
| Structural integrity reserve study | Components, remaining life, funding | Licensed preparer via the association |
| Milestone inspection summary | Findings and repairs required | Association, from the engineer’s report |
| Insurance declarations | Master policy limits, deductibles, flood | Association’s agent |
| Minutes, last 12 to 24 months | Repairs, assessments, disputes | Association |
| Estoppel certificate | Status of this home’s account, assessments due | Association or its manager |
| Question-and-answer sheet | Plain-language summary of rights and fees | Association |
No fee or budget figure for Colony Point is published on any public page we could read, so we print none. The budget tells you the fee and what it pays for; the year-end report tells you how much is in reserves; the minutes tell you whether a special assessment has been discussed. A buyer who sees reserves that are small next to the reserve study’s schedule is looking at either a rising fee or a future assessment, and should price it.
Section 718.111(12)(g) requires condominium associations of 25 or more units to post their official records online from January 1, 2026. At 63 homes, Colony Point is inside that rule. We found no public association website, which may mean it is owner-login only. Ask the manager or board for access to the portal or for the records directly.
An estoppel certificate states what the home owes the association as of a date. Under Section 718.116(8), as adjusted by the state, the base fee is capped at $299, with $119 more if delivered within 3 business days on an expedited request and up to $179 more if the account is delinquent; a transfer or approval fee, where the declaration provides one, is capped at $150 per applicant. The Florida Department of Business and Professional Regulation publishes the current schedule with its next update due by July 1, 2027. On a rushed, delinquent file the three add to $597, our arithmetic ($299 plus $119 plus $179). The contract says who pays.
Write the request, name the documents, and keep the date each arrives. Your seven-day right under Section 718.503 runs from receipt of the package, so the date matters, and we log it for you.
As of October 28, 2026, the state’s database of reserve-study reporting forms submitted before July 2025 lists a Colony Point, Inc. entry, the newer database for July 2025 on does not list Colony Point for ZIP 33950, and we found no public record of its milestone inspection. A listing does not show what a study found and a missing record is not proof either way, so ask the association for both documents in writing and make delivery a condition of your offer.
Data updated: October 2026 (Florida DBPR SIRS database for ZIP 33950, read October 28, 2026; Florida Statutes 553.899 and 718.112; retrieved 28 Oct 2026).
Two Florida laws start at three habitable stories, and Colony Point is a three-story building, so both apply to it. The structural integrity reserve study under Section 718.112(2)(g) had to be completed by existing associations by December 31, 2025, repeats every 10 years, and is submitted to the state within 45 days. The milestone inspection under Section 553.899 applies to buildings of three habitable stories or more; for a building that reached 30 years before July 1, 2022, the first inspection was due before December 31, 2024, and a summary goes to owners within 45 days. With a county year built of 1972, Colony Point falls in that group.
The Florida Division of Business and Professional Regulation keeps two public SIRS databases (both read October 28, 2026). The one for reporting forms submitted before July 2025 lists an entry named “Colony Point, Inc SIRS Reporting” in ZIP 33950 (DBPR SIRS database, before July 2025); the Division displays only complete submissions, so a reporting form was submitted. The one for July 2025 on lists 11 associations in ZIP 33950 and Colony Point is not one of them. The City of Punta Gorda Building Division is the local enforcement office for milestone reports, and we could not load its milestone pages by script. No primary document we could read shows what the reserve study found or whether the milestone inspection was done.
It does not mean no study exists; the association may have completed one and not yet filed it, or filed it under a different name or ZIP. It does not mean the building is sound or unsound. It means you cannot confirm from outside, so confirm from inside. A listing remark that a building “passed” is not a record and we do not rely on one.
If a study is done and the reserves match its schedule, you can price the building’s age with confidence. If the study shows a shortfall, expect either a higher fee or a special assessment, and price it before you commit. If no study is done, a lender may decline, an insurer may ask questions, and a future buyer will have the same problem when you sell. We do not print what a study contains or any assessment amount, because none is public.
A Colony Point owner pays five recurring costs: the association fee, which is not published and must be requested; the Punta Gorda Isles canal line, $384.65 per home on the 2025 tax bill; property tax at 16.8148 mills; condominium (HO-6) insurance; and flood insurance. On a 1,581 square foot home we estimate $5,171 a year in tax and canal before the rest.
Data updated: October 2026 (Charlotte County Property Appraiser 2026 Final Rate Chart, October 2, 2026; Charlotte County Tax Collector 2025 bills read October 28, 2026; City of Punta Gorda fiscal 2027 canal resolution packet; retrieved 28 Oct 2026).
Colony Point, Inc. publishes no fee, and neither do we. The one Colony Point listing that closed in the 12 months to October 29, 2026 reported $868 a month in the Southwest Florida MLS, labelled here as reported in the listing, never as the association’s record. The budget in the resale package is the source. Ask what the fee includes, because water, sewer, trash, cable, pool, exterior insurance and reserves vary from building to building.
Condominium homes at Colony Point carry the City of Punta Gorda’s Punta Gorda Isles canal maintenance assessment on the county tax bill: $384.65 per home on the 2025 bill, identical on a 1,581 and a 1,751 square foot home. The city levies condominium land by the square foot within 120 lineal feet of the water, $0.141 in fiscal 2025-26 and $0.156 in fiscal 2026-27, the rate adopted at the September 9, 2026 final budget hearing. Single-family canal lots pay a flat $1,500 for fiscal 2027.
Working it backward, $384.65 divided by $0.141 is about 2,728 square feet of assessed land per home. At $0.156 the same land would bill about $426 (2,728 times $0.156 is $425.57), assuming the levied area and the split stay unchanged. That $426 is our estimate from the rate change, not a published bill. The county’s separate Alligator Creek Waterway unit charge applies to some Punta Gorda Isles parcels; the 2025 Colony Point bills we read on October 28, 2026 carried no such line, the canal line being the only non-ad valorem charge, but check the bill for the home you buy.
The 2026 millage for tax district 155, the City of Punta Gorda, is 16.8148 mills. Applied to the county’s 2026 value of a 1,581 square foot home, $282,209 times 16.8148 mills is $4,745.29 before any exemption.
| Taxing authority | Mills | On $282,209 |
|---|---|---|
| Charlotte County | 6.1275 | $1,729.24 |
| Environmentally sensitive lands levy | 0.2000 | $56.44 |
| City of Punta Gorda | 3.9928 | $1,126.80 |
| Water-management district levies | 0.2225 | $62.79 |
| Schools (state 3.0240 and local 3.2480) | 6.2720 | $1,770.01 |
| Total | 16.8148 | $4,745.29 |
| Plan | County 2026 value | Ad valorem at 16.8148 mills | Plus canal line, about $426 | Per month |
|---|---|---|---|---|
| 1,581 square feet | $282,209 | $4,745.29 | $5,170.86 | $430.91 |
| 1,716 square feet | $299,013 | $5,027.84 | $5,453.41 | $454.45 |
| 1,751 square feet | $305,112 | $5,130.40 | $5,555.97 | $463.00 |
This is our arithmetic, not a bill, and the authority lines add to the total within a cent of rounding. A homestead exemption lowers the taxable value, the real bill depends on your closing date and the following year’s value, and none of these lines includes the association fee, HO-6 insurance or flood insurance.
The master policy is paid for out of the association fee; your HO-6 policy and, where required, your flood policy are yours. We print no premium because none is published for this building. Get quotes by the stack inside your inspection period; the flood and insurance sections below explain why the stack matters.
Every Colony Point home reads FEMA zone AE on its county unit card, but the stack decides the detail. Twenty-seven homes read AE at 9 feet only, nine add Coastal A, 18 read AE at 10 and 9 feet, and nine corner homes touch VE at 11 feet. The county’s evacuation layer returns Zone A.
Data updated: October 2026 (FEMA flood map panel 12015C0237G effective December 15, 2022, read from the county unit cards; Charlotte County evacuation layer; retrieved 28 Oct 2026).
| Stack group | Stacks | Homes | What the unit cards read |
|---|---|---|---|
| AE at 9 feet only | 1 to 6, 10, 14, 15 | 27 | Zone AE, 9 feet |
| AE plus Coastal A | 19 to 21 | 9 | AE at 9 feet and Coastal A |
| AE at 10 and 9 feet | 9, 11, 12, 13, 16, 17 | 18 | AE at 10 feet and at 9 feet |
| Corner stacks touching VE | 7, 8, 18 | 9 | AE at 10 and 9 feet, VE at 11 feet, Coastal A |
The check: 27 plus 9 plus 18 plus 9 is 63 homes. The number after the letter in a unit label is its stack, so a home labelled B14 is in the first group and C18 in the last. Do not use one number for the whole building: the building sits in a special flood hazard area, but a corner stack and an inland stack are different insurance purchases.
Zone AE is a high-risk area where the map shows a base flood elevation. Zone VE adds wave action along the coast and generally rates higher. Coastal A marks the Limit of Moderate Wave Action, where waves between 1.5 and 3 feet are expected. For a condominium the building’s lowest floor and its mechanical equipment matter more than your floor, and an elevation certificate for the building, if the association has one, is the document that prices flood cover.
In this small record, no. The nine corner homes in the VE-touching stacks sold three times in 24 months at a $390,000 median, above the building’s overall $365,000. The flood group changes the quote you get, not the price, in the record so far.
The county’s layer places the building in Evacuation Zone A, the first zone ordered out, and Charlotte County ordered Zones A and B to evacuate on September 27, 2022 ahead of Hurricane Ian. Check your own address on the county’s Know Your Zone page. The county’s wind layer shows 130 miles per hour, Exposure C.
OpenFEMA records for ZIP 33950 as a whole show 194 claims after Hurricane Ian in 2022 with $875,728 paid, an average of about $4,514 a claim, and 1,935 claims after Helene and Milton in 2024 with $130.8 million paid, about $67,577 a claim. These are ZIP-wide numbers. Nothing is published for Colony Point itself, and we make no damage claim about this building.
The City of Punta Gorda is a Class 5 community in FEMA’s Community Rating System, which gives flood policyholders inside a special flood hazard area a 25 percent discount on National Flood Insurance Program premiums. Private flood insurers price on their own formulas.
Before closing at Colony Point you need an HO-6 condominium policy for your interior and liability, the association’s master policy confirmed, and flood cover, which a lender requires because the building is in a special flood hazard area. Get quotes by stack before your inspection period ends.
Data updated: October 2026 (Florida Statutes 627.715 and 627.711; FEMA flood map service; Citizens Property Insurance Corporation requirements, read October 28, 2026).
The association insures the building shell and common elements, as the declaration provides, and pays for it through the fee. Ask for the declarations page: the limits, the wind and named-storm deductible (often a percentage of insured value), the flood coverage if any, and the renewal date. A large deductible shows up later as a special assessment on owners, which is why we ask for it.
An HO-6 covers what the declaration makes the owner’s responsibility: interior finishes, cabinets, fixtures, contents and personal liability, plus loss-assessment cover for a share of a master-policy deductible or special assessment. Read how the declaration splits the boundary between the association’s insurance and yours, because the HO-6 you need depends on it.
A lender requires flood insurance on a condominium unit in a special flood hazard area. Florida law also requires certain Citizens policies with wind coverage in a flood area to carry flood (Section 627.715). Ask whether the association carries flood on the building, what it pays, and what your unit-owner policy would add. Quotes differ by stack because the map readings differ.
For a unit in a building, the roof covering, roof deck attachment and openings are the building’s, so the mitigation report an insurer wants is the building’s. Section 627.711 sets up the uniform mitigation verification form. Ask the association whether one exists and, if so, get a copy before you ask for quotes.
We write an insurance contingency into the offer when the market allows, or we get the quotes before the inspection period ends so the decision to proceed or cancel is made with real numbers. A condominium in a three-story 1972 building that cannot get a quote at a price you can carry is not a bargain at any price.
A Colony Point buyer has a statutory right under Section 718.503 to cancel within 7 days, excluding Saturdays, Sundays and legal holidays, after the later of signing and receiving the association’s core documents, a right to a question-and-answer sheet, a right to an estoppel certificate, and a seller flood disclosure under Section 689.302. Use the 7 days; a waiver of them has no effect anyway.
Data updated: October 2026 (Florida Statutes 718.503, 718.504, 718.116, 689.302 and 689.261, read October 28, 2026).
On a condominium resale, Section 718.503(2) makes the contract voidable by the buyer for 7 days, excluding Saturdays, Sundays and legal holidays, after the later of the buyer signing the contract and receiving the declaration, articles, bylaws and rules, the annual financial statement and budget and the question-and-answer sheet, unless the contract states the buyer received them more than 7 such days before signing; any waiver of that right has no effect. The same subsection entitles you to the milestone inspection summary if applicable and the most recent reserve study or a statement that none has been completed. The clock starts on the later date, which is why we keep the dates. We read the 2025 and 2026 text of the statute on October 28, 2026; both carry the 7-day window.
Section 718.504 requires a plain-language sheet answering the questions buyers ask: fees, voting, leasing and the right to use common elements. Read it first; it tells you what to look for in the longer documents.
Section 718.116(8) lets the buyer or seller ask the association for a statement of the account. The fee caps are in the checklist section above. If the certificate shows money owed or an approved assessment, you need to know before closing.
Section 689.302 requires the seller to disclose at or before contract whether they have filed a flood insurance claim, received federal flood assistance or know of flood damage during their ownership. It covers only the seller’s ownership, so we also read the permit history and ask the association about building-wide events.
Section 689.261 requires the contract to carry a notice that the property tax bill may change after the sale. Read it with the tax section below.
A financed Colony Point buyer pays Florida’s mortgage documentary stamp tax of 35 cents per $100 and a 2-mill intangible tax on the loan, plus lender, title, inspection, insurance and prorated charges. On a $365,000 purchase with 20 percent down, the two state taxes on the $292,000 loan total $1,606.
Data updated: October 2026 (Florida Statutes 201.08, 201.02 and 199.133; Charlotte County Clerk recording fees; Florida DBPR estoppel fee schedule; retrieved 28 Oct 2026).
Section 201.08 imposes documentary stamp tax on a recorded mortgage at $0.35 per $100 of the amount secured, with no cap. Section 199.133 adds a nonrecurring intangible tax of 2 mills, or $0.002 per dollar, on the loan. The deed stamp of $0.70 per $100 under Section 201.02 is customarily a seller cost in Florida, though the contract decides: on $365,000 it is $2,555, which a buyer does not pay under that custom.
| Item on a $365,000 purchase | 10 percent down | 20 percent down | 25 percent down |
|---|---|---|---|
| Down payment | $36,500 | $73,000 | $91,250 |
| Loan amount | $328,500 | $292,000 | $273,750 |
| Mortgage documentary stamp tax at $0.35 per $100 | $1,149.75 | $1,022.00 | $958.30 |
| Intangible tax at 2 mills | $657.00 | $584.00 | $547.50 |
| State taxes on the loan | $1,806.75 | $1,606.00 | $1,505.80 |
A cash buyer pays neither tax. The Charlotte County Clerk charges $10.00 to record the first page and $8.50 for each page after it. This is our arithmetic from the statutory rates, not a closing estimate; your lender’s Loan Estimate is the document that binds.
In Charlotte County the seller customarily pays for the owner’s title policy (Attorneys’ Title Fund Services, a Florida title insurer, lists Charlotte as a traditional seller-pay county, in its county-by-county survey of Florida practice), and the Florida Realtors and Florida Bar AS IS contract lets the parties allocate it in paragraph 9(c). We tell you what is normal for the seller before you write the offer, and the premium follows the state’s promulgated rate, so ask the title company for the quote.
Expect the estoppel certificate fee, which is capped at $299 plus $119 if expedited and up to $179 more if delinquent. Where the declaration requires approval of a buyer, the transfer fee is capped at $150 per applicant. Ask whether Colony Point requires approval and what the contract says about who pays.
Florida property taxes are paid in arrears, so the seller credits the buyer for the part of the year the seller owned the home. The canal line rides on the same November bill and prorates with it. Association fees prorate to the closing date. If the seller has already paid the year’s bill, the credit runs the other way.
Budget separately for a general inspection of the unit, a four-point and wind report if your insurer requires one, a termite report, the first year of flood premium if you finance, and an appraisal. For a condominium the appraiser and lender also look at the building’s reserve study, insurance and owner-occupancy figures.
After you buy at Colony Point the county reassesses your home at its own just value, not your price, and that value then drives the tax bill. Twelve of the 63 homes are assessed below just value today because of caps that end on a sale. If you homestead, you can also carry portable savings in.
Data updated: October 2026 (Charlotte County Property Appraiser roll and exemption pages, read October 28, 2026; Florida Statute 193.155; retrieved 28 Oct 2026).
Under Section 193.155, the Save Our Homes cap limits assessment increases for a homestead, and a change of ownership removes the seller’s cap. Twelve of the 63 homes, 19.0 percent, are assessed below just value on the 2026 roll, with the largest gap $91,682. The median gap is $0, so most homes are already at just value. A buyer of one of the 12 should expect the assessment to jump to just value.
The county’s 2026 values of $282,209, $299,013 and $305,112 are set as of January 1 with statutory adjustments. Buyers have paid more: the 24-month median of $365,000 is 1.29 times the standard plan’s value. Do not assume the tax bill will track your price.
A buyer who makes the home a permanent residence can apply for the homestead exemption with the Charlotte County Property Appraiser by March 1 of the year after the purchase. A buyer who is selling another Florida homestead may transfer up to $500,000 of the accumulated Save Our Homes difference under the portability rule in Section 193.155, within the three-year window, using the county’s DR-501T form. We do not publish a homestead share for Colony Point.
The $384.65 canal assessment is a non-ad valorem charge. A homestead exemption does not reduce it.
Since August 17, 2024, a Colony Point buyer must sign a written agreement with their agent before touring a home, stating a compensation amount that is objectively ascertainable and fully negotiable. Offers of compensation no longer appear on the MLS, though a seller may still agree to pay part or all of it.
Data updated: October 2026 (National Association of Realtors settlement materials; Florida Realtors forms guidance; Florida Statutes 475.278; retrieved 28 Oct 2026).
The National Association of Realtors’ practice changes require an MLS participant working with a buyer to have a written agreement before the tour. It must state a specific compensation, bar the agent from collecting more than the stated amount from any source, and tell the buyer that fees are not set by law. Florida Realtors adds that a range is not an acceptable statement.
Florida Realtors released updated forms effective January 5, 2026. Buyer brokerage agreements come in four versions, EBBA-8nr, 8sa, 8tb and 8tn, one for each relationship a buyer can choose. The single-agent version reduces what the buyer owes by compensation the broker receives from a seller or the seller’s broker.
Section 475.278 presumes licensees are transaction brokers unless a single-agent 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 represents only you in the negotiation, ask for the single-agent form.
We put the agreement in front of you before the first tour, explain the four versions in plain language, write a fixed figure, and show where a seller contribution would offset it. At Colony Point, where the negotiation turns on the building’s paperwork, we recommend single agency.
We find a Colony Point home by choosing the floor and stack with you first, then watching Southwest Florida MLS, our pocket contacts and the building’s own grapevine for the right match. With about 6.5 sales a year in 63 homes, the right home comes up, and the discipline is not to chase the wrong one.
Data updated: October 2026 (Charlotte County Property Appraiser recorded sales, 24 months to September 9, 2026; retrieved 28 Oct 2026).
Tell us your budget, your tolerance for stairs, how you will use the dock and whether the harbor view matters. From that we pick two or three stacks, pull their recorded sales and write the number we would pay for a home in each. The 24-month record gives a first-floor price near $310,000 and a third-floor price near $402,000; the question is which of those you are actually shopping for.
Some condominium sales begin with a neighbor, a property manager or an estate rather than a listing. We keep a list of buyers and ask the people who know the building. When a home is quietly available, we bring it to you before it is posted, and we tell you whether the price reflects the floor and the paperwork.
We set up an alert on the building address so that a Colony Point listing reaches you the day it is posted. Many Punta Gorda Isles listings are labelled by street or city only, so we watch the address as well as the name.
At each showing we check the ceiling and window condition, signs of past water intrusion, the air-handler age, the balcony or lanai condition, the electrical panel, the smell of the carport, the view from each window and the parking relative to the door. We also photograph the common areas and ask the board or manager for a few minutes.
Before we write, we ask the listing agent for the resale package, the fee, the reserve and study status, the master insurance, the last assessment and the rules on leasing, pets and docks. The answers go into a one-page summary for you.
We negotiate Colony Point offers by pricing the specific floor and stack from the 13 recorded sales, then using the association’s paperwork as leverage: the 7-day right, the inspection period, the insurance quote and the reserve study. Marc Comisar leads buyer negotiation for McGreevy and Comisar and represents you.
Data updated: October 2026 (Charlotte County Property Appraiser recorded sales, 12 and 24 months to September 9, 2026; retrieved 28 Oct 2026).
The county carries every standard home at $282,209, yet buyers paid from $250,000 to $450,000 for the same plan in 24 months. A west-wing first-floor home belongs near the $310,000 cohort; a north-side third-floor home belongs near $385,000 to $402,000. Our offer starts from the cohort and adjusts for condition, view and what the paperwork shows.
The 7-day right, the inspection period and the financing and insurance deadlines are four clocks. We start them on documents received, not on contract date, and we ask for the package before the offer where possible so the clocks run on real facts.
If the study shows a shortfall, we ask the seller to credit it. If a special assessment is pending, we ask who pays it. If the estoppel shows arrears, we require them paid at closing. If the master policy deductible is large, we say so in the price.
Seller concessions and the cash share for the building are not in the Southwest Florida MLS export we hold. Information not available at time of publishing (checked 2026-11-10). We treat concessions as a negotiable term and do not assume them.
If the association will not provide the package, if the study is missing and no schedule is given, or if no insurer will quote at a carryable price, we tell you to walk, in writing, before the inspection period ends.
Financing a Colony Point condo means qualifying twice: you for the loan, and the building for the lender’s condominium review. Lenders ask about reserves, special assessments, insurance, owner-occupancy and the structural reserve study and milestone documents, so the association’s file is part of your loan approval.
Data updated: October 2026 (Freddie Mac Primary Mortgage Market Survey; Federal Housing Finance Agency; HUD FHA condominium guidance, read October 28, 2026).
Lenders send the association a questionnaire covering the number of units, the share owner-occupied, delinquency, insurance, reserves, pending litigation and special assessments. A building with an unfinished study, a large unfunded repair or heavy investor ownership can fail the review. Ask your lender early whether Colony Point has been reviewed and what they need.
A cash buyer avoids the mortgage taxes and the lender’s review, and may find more room to negotiate, but the building’s insurance and paperwork matter just as much. The cash share of Colony Point’s recent sales is not in the Southwest Florida MLS export we hold. Information not available at time of publishing (checked 2026-11-10).
On $365,000, a 10 percent down payment is $36,500, 20 percent is $73,000 and 25 percent is $91,250. Larger down payments reduce the loan and the mortgage taxes shown in the closing section.
Check the current rate on Freddie Mac’s weekly survey and ask for a Loan Estimate; we do not quote a rate because it moves weekly. Remember to add the canal line, tax, HO-6 and flood to the payment when you test what you can carry.
Buy Colony Point for an open-harbor position, larger homes and a single small association, at about $75,000 more at the 24-month median; buy Clipper Cove for buildings 27 to 32 years newer at a lower entry price. Both sit inside Punta Gorda Isles and both are condominiums, so the paperwork questions apply to each.
Data updated: October 2026 (Charlotte County Property Appraiser recorded, qualified sales, 12, 24 and 60 months to September 9, 2026, same method for both; Florida DBPR SIRS databases; retrieved 28 Oct 2026).
Both columns use the same window, September 10, 2024 to September 9, 2026, and the same county method.
| Colony Point | Clipper Cove at Punta Gorda Isles | |
|---|---|---|
| Homes | 63, one 1972 building on the harbor | 144, built 1999 to 2004, Bal Harbor Boulevard |
| Size | 1,581 to 1,751 square feet | 1,517 square feet (all) |
| 24 months | 13 sales at $365,000; $230.87 per square foot | 12 sales at $290,000; $191.17 per square foot |
| 12 months | 9 sales at $340,000 | 8 sales at $290,000 |
| 60 months | 27 sales at $395,000 | 39 sales at $339,000 |
| 2026 county value, median | $282,209 | $264,337 |
| Flagged waterfront by the county | 63 of 63 | 60 of 144 |
| Turnover, 24 months | 20.6 percent of homes | 8.3 percent of homes (12 of 144) |
| Stories | Three, so the reserve-study and milestone laws apply | Appear to be two-story, so those laws may not apply |
| State SIRS databases (October 28, 2026) | Listed in the before-July-2025 database; not listed in the July 2025 and after database for ZIP 33950 | Not listed in either |
At the 24-month median, $365,000 less $290,000 is $75,000, 25.9 percent more. Per square foot, $230.87 less $191.17 is $39.70, 20.8 percent more, on homes about 64 square feet larger on average. Over 60 months the gap is $395,000 less $339,000, or $56,000; in 12 months it is $340,000 less $290,000, or $50,000. The county’s 2026 values differ by only $17,872, so the market is paying more for position than the county’s value does.
Choose Colony Point if the harbor position, a larger plan and a single association of 63 homes matter more than the building’s age, and if you are prepared to read the reserve study, milestone summary and insurance before you buy. Choose it knowing that its price has fallen from the 2023 peak and may still be finding its level.
Choose Clipper Cove if a building 27 to 32 years newer and a lower entry price matter more than harbor position. Its buildings appear to be two-story, and the reserve-study and milestone laws start at three habitable stories, so they may not apply there. Its structure is more complex: three Bal Harbor associations and a Village master association. See our Clipper Cove buyer guide.
Both are condominiums inside the City of Punta Gorda in Punta Gorda Isles, both need an HO-6 and flood policy, and neither appears in the state’s July 2025 and after reserve-study database for ZIP 33950. Both need the association’s file before you decide.
Daily life at Colony Point is harbor-edge condominium living at the end of Colony Point Drive: a pool and clubhouse in the building, Fishermen’s Village 9 minutes away, City Hall 10, Punta Gorda Airport 18 and Southwest Florida International 57. Schools are assigned by the district locator, which is only a guide.
Data updated: October 2026 (OSRM open routing engine on OpenStreetMap road data, free-flow fastest route, run September 29, 2026; Charlotte County Public Schools boundary locator; retrieved 28 Oct 2026).
| Destination | Distance | Drive time |
|---|---|---|
| Isles Yacht Club | 1.9 miles | 6 minutes |
| Nature Park | 2.5 miles | 7 minutes |
| St. Andrews South | 2.7 miles | 9 minutes |
| Fishermen’s Village | 2.8 miles | 9 minutes |
| Punta Gorda Isles Civic Association | 3.2 miles | 9 minutes |
| Punta Gorda City Hall | 3.4 miles | 10 minutes |
| Laishley Park Marina | 4.0 miles | 12 minutes |
| Punta Gorda Airport | 7.0 miles | 18 minutes |
| AdventHealth Port Charlotte | 8.6 miles | 19 minutes |
| Englewood Beach | 29.5 miles | 52 minutes |
| Southwest Florida International Airport | 42.0 miles | 57 minutes |
These are free-flow estimates from our routing run and ignore traffic and season.
At a Colony Point Drive address the district’s boundary locator returned Sallie Jones Elementary, Punta Gorda Middle and Charlotte High. We ran it at a single-family address on the same street, not at the building itself, so treat it as a guide and confirm for your address and year with the district. The elementary school is 4.1 miles and 11 minutes away, the middle school 4.6 miles and 12 minutes, and the high school 4.3 miles and 12 minutes.
The building sits at the harbor end, with docks on the common elements. The city’s rules make the Punta Gorda Isles access channels Slow Speed Minimum Wake, and the manatee map names a Colony Point exit to the harbor. Your use of the docks follows the association’s rules, not a deed.
County roll mailing addresses show 38 of the 63 owners in Florida and 25 receiving the notice out of state, led by Wisconsin (5), Indiana (4), Illinois (3) and Michigan (3). That is a proxy for how homes are used, not a statement about residency, and it explains why a showing in February and one in July can feel different. Ask the board about seasonal occupancy, quiet hours and guest rules.
Colony Point’s strengths are harbor-edge position, larger-than-typical Isles condominium plans, a small single association and prices below the 2023 peak; its cautions are the building’s age, unpublished fees, an unconfirmed reserve-study and milestone status, flood readings by stack and a canal line on the tax bill.
Data updated: October 2026 (Charlotte County Property Appraiser roll and sales files; Florida DBPR; retrieved 28 Oct 2026).
If the paperwork comes back clean, the price is right for the floor and the insurance quote fits your budget, Colony Point is a sound purchase. If any of the three fails, walk away or price it in. If you are still comparing neighborhoods inside the Isles, our Bird Section buyer guide covers the single-family canal side.
Many Colony Point buyers are also selling a Florida home, and the two sales need one plan: the sale price funds the purchase, the closings have to line up, and a Florida homestead may carry portable Save Our Homes savings into Colony Point 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 Statute 193.155; retrieved 28 Oct 2026).
If your current home is at Colony Point, start with a free Colony Point home valuation built from the building’s own recorded sales, and see how we sell a Colony Point condo with the paperwork ready. Call Jesse direct at (239) 898-6072.
If your home is elsewhere in the city, our guide to buying a home in Punta Gorda sets the wider market, and the Punta Gorda area guide covers every community around the harbor.
A sale-contingent offer is weaker in a building that trades about every eight weeks. The cleaner plan is usually to list first, or to ask for post-closing occupancy on your sale. We plan the two timelines and the portability filing before you commit to either contract.
A custom Colony Point alert tells you about a home the day it is posted, filtered by building address, floor, plan size and price. With a sale about every 56 days in this building, the buyer who sees a correctly priced home first gets to tour it.
Data updated: October 2026 (Charlotte County Property Appraiser recorded sales, 24 months to September 9, 2026; retrieved 28 Oct 2026).
Price and bedrooms are the least useful filters here, because every home is a two-bedroom. The ones that matter are the building address, the floor, the plan size and the water. Many Punta Gorda Isles condominium listings carry the street or city only, so we also watch the address.
Create an account on our property search and save the search, or tell us your criteria and we will build it and send you the link. Alerts reach Jesse and Marc too, so a person with a view of the building tells you whether a new listing is on a good stack. Call Marc at (239) 287-5873, or use the Colony Point buyer consultation form.
Book a Colony Point buyer consultation through the form on this page or by phone. It is a working session, not a sales meeting: we build your annual carrying number, screen floors and stacks against your budget and give you the document list. There is no charge.
Data updated: October 2026 (Charlotte County Property Appraiser recorded sales, our analysis).
A carrying-cost model for the stacks that fit you, with the canal line separated from the tax line and flood priced in; the recorded sales for your floor and position; the flood group and evacuation zone for any stack you name; a document request list for Colony Point, Inc.; and an estimate of cash to close from the state rates in this guide.
Your timing, whether you are financing, whether you will make it your homestead, whether you are selling a Florida home with portability to carry, how you will use the dock and parking, and which homes you have already seen.
Request your Colony Point 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.
Jesse McGreevy is a top-reviewed Colony Point realtor, and Marc Comisar is a top-reviewed Colony Point realtor as well. The quotes below are five-star reviews from buyers we represented, reproduced word for word, each labelled with the site where it was posted. None names Colony Point. We publish no aggregate rating.
★★★★★ “We used Jesse to represent us on purchasing a property in Naples, and he worked our deal like it was for him! 100% satisfied.” Verified Google review
★★★★★ “We were introduced to Jesse a few years ago and we asked that he find us a retiremnet home in a great location and at a great price. Help helped us accomplish this goal in a very short time and at an unbelievable price. He has also done a very professional job in helping us find investment properties. Jesse has done a fantastic job for us.” Verified Zillow review
★★★★★ “I have purchased two condominiums, one in ’09 and one in ’10 from Marc. (One was in Grandezza and the other home was in Miromar Lakes.) Since this time I have also sold one of the units through Marc. I was very pleased with Marc’s professionalism and honesty. There are always issues that arise, which needs the agent’s attention, and Marc or someone from his team have always been there to address these issues.” Verified Zillow review
These are the Colony Point questions no primary source we could read on October 28, 2026 answered. We name each gap and the document that closes it, rather than print a figure from a listing sheet, and we close them for our buyers during the inspection period.
These are the questions buyers ask us most about Colony Point, drawn from real search phrasing and our own showings, each answered from the records cited on this page. Call Marc at (239) 287-5873 for anything we have not covered.
Confirm your cash or get pre-approved, sign a written buyer agreement before touring, and choose a floor and stack. Ask the listing agent for the association’s resale package, write the offer on the Florida contract with an inspection period that fits a condominium, start your seven-day right under Section 718.503 when the documents arrive, get insurance quotes by stack, and close with a title company once the lender has cleared the building.
Yes. Colony Point is at 1 Colony Point Drive, Punta Gorda, ZIP 33950, inside the incorporated City of Punta Gorda. Every unit sits in tax district 155, the City of Punta Gorda, with a 2026 millage of 16.8148. Owners pay city taxes, and building permits come from the City of Punta Gorda Building Division.
Colony Point has 63 homes in one three-story, U-shaped building, plus a common-element parcel that makes 64 county parcels. The state’s condominium register lists 63 units under record PR1U016057, recorded September 1, 1971. An automated answer that says about 64 units is counting the common element.
All 63 homes are two-bedroom condominiums built in 1972, in three plans by the county’s heated area: 57 homes of 1,581 square feet, 3 of 1,716 and 3 of 1,751. The total is 100,518 square feet. A listing that shows a size outside those three numbers deserves a question to the listing agent.
The county recorded 13 qualified sales in the 24 months to September 9, 2026 at a $365,000 median, from $250,000 to $450,000, with a median of $230.87 per heated square foot. In the latest 12 months there were nine sales at a $340,000 median, from $250,000 to $419,000. None of the 13 was a developer sale.
Since the 2023 peak, yes. The calendar-year median went from $498,250 in 2023 to $420,000 in 2024, $352,500 in 2025 and $340,000 for 2026 to September 9, about 32 percent below the peak. The slide has flattened, and 2026 has recorded more sales than any year since 2020. Price to 2026, not to 2023.
The third floor. In 24 months six third-floor sales had a $402,000 median against $310,000 for five first-floor sales, a gap of $92,000. Over 60 months the third floor was $430,000 and the first floor $365,000. The second floor has too few recent sales to quote a median, and the floor reading is our own from unit letters.
It has in the record so far. North-side stacks sold nine times in 24 months at $385,000, against three west-wing sales at $310,000 and one east-wing sale. The groups are small, so we use them as a guide to where to look first, not a rule, and then adjust for view, condition and floor.
No fee is published by Colony Point, Inc. or on any public page we could read, so we print none. The current budget in the association’s resale package states the fee and what it covers. The one Colony Point listing that closed in the 12 months to October 29, 2026 reported $868 a month in the Southwest Florida MLS, labelled here as reported in the listing, not as the association’s figure.
No deed we read names a boat slip. The docks, pilings and 1,400 feet of seawall are common elements, so use of a dock space is a matter for the declaration, the rules and the board. Ask in writing what is assigned, whether it transfers with the sale, whether there is a waiting list and what it costs before you count on a berth.
Some deeds name a carport or parking space. The county card shows 11 carport structures totaling 11,487 square feet and a 990 square foot detached garage as common elements, but not how many spaces there are or who holds them. Ask whether your home has an assigned space, whether it is deeded and whether it transfers.
We cannot say from a public record. Florida’s milestone inspection law applies to buildings of three habitable stories or more, and with a 1972 year built the first inspection was due before December 31, 2024. We found no primary record of its status and do not rely on a listing remark. Ask the association for the summary delivered to owners.
On October 28, 2026 the state’s database of SIRS reporting forms submitted before July 2025 listed a Colony Point, Inc. entry, and the database for July 2025 on, which shows 11 associations for ZIP 33950, did not list Colony Point. A listing shows a form was submitted, not what the study found, and a missing entry never proves no study exists. Existing associations had to complete the study by December 31, 2025 and file within 45 days, so ask for the study or a written status and a date.
Under Section 553.899, buildings of three habitable stories or more need a milestone inspection when they reach 30 years, then every 10 years, with a summary to owners within 45 days. A building that reached 30 years before July 1, 2022 had its first inspection due before December 31, 2024. Check the statute for the current text.
A SIRS is a study by a licensed professional that lists the structural and safety components of a building, their remaining life and the cost to replace them, and shows how much the association must reserve. Section 718.112(2)(g) requires it for condominiums of three stories or more and repeats it every 10 years. The reserve schedule tells a buyer whether fees will rise.
The county’s unit cards show zone AE for every home, with readings that vary by stack: 27 homes at AE 9 feet only, nine with Coastal A, 18 at AE 10 and 9 feet, and nine corner homes that also touch VE at 11 feet. The maps took effect December 15, 2022. Check your stack and confirm with FEMA’s Flood Map Service Center.
The county’s evacuation layer returns Zone A for the building. Charlotte County ordered Zones A and B to evacuate on September 27, 2022 ahead of Hurricane Ian. Look up the address on the county’s Know Your Zone page before you buy, and plan to leave early when a storm approaches.
If you finance, expect the lender to require it, because the building is in a special flood hazard area. Cash buyers are not required to buy it, but the risk is the same. Ask whether the association carries flood on the building and what your own policy would add. Quotes vary by stack, so get them before the inspection period ends.
An HO-6 covers what the declaration makes the owner’s responsibility: interior finishes, cabinets, fixtures and contents, plus personal liability and loss-assessment cover toward the master policy’s deductible or a special assessment. The association’s master policy covers the building shell and common elements. Read the declaration’s boundary language, because it decides what you must insure.
We cannot give a number, because no premium is published for this building and quotes vary by stack, roof and the master policy. Get an HO-6 quote and a flood quote for the specific home early. Wind mitigation information for the building, if the association has it, and the building’s age and condition all move the price.
Under Section 718.116(8), as adjusted by the state, the fee is capped at $299, plus $119 more if delivered within 3 business days on an expedited request and up to $179 more if the account is delinquent. The statute sets a delivery deadline for the association. A transfer fee, where charged, is capped at $150 per applicant. The contract says who pays.
Section 718.503 makes the contract voidable by the buyer within 7 days, excluding Saturdays, Sundays and legal holidays, after the later of the buyer signing and receiving the declaration, articles, bylaws, rules, financial statement, budget and question-and-answer sheet. The right runs from that date, so we track it, and any waiver has no effect. Do not rush it before you have read the budget, the reserve study status and the insurance declarations.
Only if the declaration provides for approval of transfers, which we have not read for Colony Point. Where an association does screen buyers, the approval fee is capped at $150 per applicant. Florida law also bars discrimination in housing. Ask the association whether approval is required, how long it takes and what it asks for.
The state’s condominium register shows no age restriction for Colony Point. The declaration and rules are the controlling documents on age, so confirm them before you buy if age matters to you.
Leasing rules are set by the declaration and the association’s rules, which we have not published here. Ask for the leasing section of the declaration, any minimum lease term, any limit on the number of leases a year and any approval process before you buy as an investment.
It is the City of Punta Gorda’s Punta Gorda Isles canal maintenance assessment, $384.65 per home on the 2025 bill, the same on a 1,581 and a 1,751 square foot home. The city levies condominium land by the square foot within 120 lineal feet of the water, $0.141 in fiscal 2025-26 and $0.156 in fiscal 2026-27.
Yes, it rides on the property tax bill, so it follows the home and prorates at closing with the rest of the November bill. Our estimate for fiscal 2027 is about $426, from the rate change from $0.141 to $0.156, assuming the levied area is unchanged. That is an estimate, not a published bill.
The 2026 millage is 16.8148. On the county’s 2026 value of $282,209 for a 1,581 square foot home, that is $4,745.29 before exemptions, plus the canal line, about $5,171 together. The larger plans come to about $5,028 and $5,130 before the canal line. These are our estimates, not bills.
They can. Twelve of the 63 homes are assessed below just value because of caps, and a sale removes the seller’s cap. The county reassesses at its own just value, not your price. A homestead exemption and portability of up to $500,000 of Save Our Homes savings can soften the change if you qualify.
Colony Point is one 1972 building of 63 harbor-edge homes of 1,581 to 1,751 square feet; Clipper Cove is 144 homes of 1,517 square feet built from 1999 to 2004 on Bal Harbor Boulevard. Over 24 months to September 9, 2026, Colony Point sold at a $365,000 median and Clipper Cove at $290,000, a $75,000 difference.
It depends on the building, the price and your plans, not the label. In an older building the reserve study, the insurance and the fee decide the return as much as the price does. At Colony Point the record shows prices falling from the 2023 peak, so the question is whether today’s price and file are right for the home.
Florida’s condominium safety laws have changed how older buildings are priced, financed and insured, and prices at Colony Point have fallen from the 2023 peak. That can be an opportunity or a warning depending on the building’s file. Buy when the reserve study, milestone summary, insurance and budget are in hand and the numbers work for you.
The building’s reserve study and milestone status, the budget and fee, the reserve balance, any special assessment, the master insurance and deductible, the rules on leasing and pets, the flood zone and the lender’s willingness to finance. Then the home itself: floor, view, condition and parking. This page applies each of those to Colony Point.
Add your down payment, the mortgage stamp and intangible taxes if you finance, lender and title charges, inspections, prorations and any association fees. On a $365,000 purchase with 20 percent down, the down payment is $73,000 and the two state taxes on the loan are $1,606. Your lender’s Loan Estimate is the binding document.
Yes. Since August 17, 2024, an MLS participant working with a buyer must have a written agreement before touring a home, stating a specific compensation figure that is fully negotiable. Florida Realtors updated its forms on January 5, 2026. We explain the four versions and recommend the single-agent form for a condominium purchase.
At a Colony Point Drive address the district’s boundary locator returned Sallie Jones Elementary, Punta Gorda Middle and Charlotte High. We ran it at a single-family address on the same street, so confirm for the building and the school year with the district before you rely on it. The locator is only a guide.
By our routing run, Fishermen’s Village is 2.8 miles and 9 minutes, City Hall 3.4 miles and 10 minutes, Punta Gorda Airport 7.0 miles and 18 minutes, and Southwest Florida International Airport 42.0 miles and 57 minutes. These are free-flow estimates and ignore traffic.
Yes. The county’s common-element card lists a pool of 846 square feet under a 2,800 square foot screen cage, a clubhouse of 790 air-conditioned square feet and a 360 square foot office. Ask the association about hours, guest rules and who maintains them, because those costs are in the fee.
Not a mandatory one for single-family lots. Colony Point is different: it is a condominium, so Colony Point, Inc. is a Chapter 718 association with its own fee, reserves and rules. The voluntary civic association for the wider neighborhood has no power to assess or approve a sale.
Often, but the lender reviews the building as well as you. They ask about reserves, special assessments, insurance, owner-occupancy and the structural documents. Ask your lender early whether Colony Point has been reviewed and what they need, because a building that cannot pass review limits you to cash buyers on resale.
Florida does not require one for a residential purchase, and many buyers close with a title company. A condominium has more documents, so some buyers ask an attorney to read the declaration. We can help you decide, and we never give legal advice; an attorney licensed in Florida is the right person for that.
Colony Point, Inc., a Florida not-for-profit corporation filed September 27, 1971, active, with an annual report filed April 23, 2026. It operates under Chapter 718 through a board elected by owners. The Florida Division of Corporations record names its officers; we do not reproduce individual names.
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 Colony Point buyer is handed several of these during a purchase, and reading them before the offer costs nothing.
| Document | Issuing body | Link |
|---|---|---|
| Milestone and SIRS inspections guide | Florida Department of Business and Professional Regulation | Milestone and SIRS inspections guide |
| SIRS Reporting and Database page (search by ZIP) | Florida Department of Business and Professional Regulation | DBPR SIRS reporting and database |
| FY2027 budget hearing packet with the Punta Gorda Isles canal assessment resolution | City of Punta Gorda | Fiscal 2027 canal assessment packet (PDF) |
| 2026 Final Millage Rate Chart | Charlotte County Property Appraiser | 2026 Final Rate Chart (PDF) |
| Condominium register extract, Colony Point record PR1U016057 | Florida Department of Business and Professional Regulation | Condominium register extract (CSV) |
| Estoppel certificate fees, current adjusted amounts | Florida Department of Business and Professional Regulation | Estoppel certificate fee schedule (PDF) |
| Florida Statutes 718.503, condominium resale disclosure | The Florida Senate | Fla. Stat. 718.503 |
| Charlotte County evacuation zone map | Charlotte County | Charlotte County evacuation zones (PDF) |
| Form DR-501T, transfer of homestead assessment difference | Charlotte County Property Appraiser | Portability application form (PDF) |
| Exclusive Buyer Brokerage Agreement, single agent, EBBA-8sa, redline | Florida Realtors | Single agent buyer brokerage agreement (PDF) |
Every source below was read or checked on October 28, 2026 unless a line gives another date. Where a figure in this guide is our own tabulation of a public file rather than a source’s statement, the text says so beside the figure. Southwest Florida MLS figures are cited as text because the system is member-access only, and no listing site is linked.
McGreevy and Comisar are the Southwest Florida team Colony Point buyers call when a condominium purchase has to be priced on the county record and closed with the building’s paperwork in hand. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008, lead the #1 team in Southwest Florida since 2012, and read the file before they write the offer.
By Jesse McGreevy and Marc Comisar. For this guide we tracked every qualified Charlotte County sale in Colony Point through September 9, 2026 and read the county roll, the state’s condominium register and reserve-study database, the 2026 millage chart and the city’s canal assessment packet, so the figures here come from public records rather than estimates. Meet the team on our about McGreevy and Comisar page, return to the Colony Point neighborhood page, or read about the wider Punta Gorda Isles community.
If you are searching for the best buyer’s agent for a Colony Point condo, 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 moving to the harbor, 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 a Colony Point address and we will send back the floor and stack, the flood group, the recorded comparables for that floor and the questions to put to the association, with the source behind every figure. Call Jesse direct at (239) 898-6072, book a Colony Point buyer consultation, or read how we represent buyers.
Updated October 2026. This guide is general information about buying a condominium at Colony Point at Punta Gorda Isles, Punta Gorda, Florida. It is not legal, tax or insurance advice, and it is not an offer of representation. Data checked October 2026 against the Charlotte County Property Appraiser, Charlotte County GIS and the City of Punta Gorda. Statutory figures change annually and market figures change monthly. Brokered by Domain Realty.