Punta Gorda, Florida
Buying a Spinnaker Point condo? We check the plan, the recorded sales, the dock answer, 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.
Buyers come first on this page. If you are shopping for a condominium at Spinnaker Point at Punta Gorda Isles, the facts that set your offer are which of the two floor plans you are looking at, what the association hands over about its finances and its dock, and how much the county has actually recorded for that plan. Spinnaker Point is a waterfront condominium neighborhood of 70 homes inside Punta Gorda Isles in Punta Gorda, Florida, and its full neighborhood record sits on our Spinnaker Point community guide. What follows is the purchase file: recorded prices by plan, the paperwork to demand, the yearly bill, the flood and insurance picture and the closing math. By Marc Comisar and Jesse McGreevy. We pulled every qualified Charlotte County sale at Spinnaker Point through September 9, 2026, the newest Punta Gorda Isles deed in the county file. Call Marc at (239) 287-5873 or Jesse direct at (239) 898-6072.
Updated November 2026.
A Spinnaker Point buyer should know that the condominium is 70 homes from 1989 in two plans, 1,110 and 1,682 square feet, that the county recorded 13 qualified sales in 36 months at a $295,000 median, that no unit deed names a boat slip, that dues are unpublished, and that the whole property sits in flood Zone AE.
Data updated: November 2026 (Charlotte County Property Appraiser, files downloaded 1 Nov 2026)
Each point below opens a longer section further down with the record behind it. A few of them will contradict what a listing remark, an automated estimate or a quick search answer tells you, and that is the reason we put them first.
The order below follows a real Spinnaker Point purchase: the recorded prices, which plan and which rights you are buying, what the association owes you on paper, the yearly and closing costs, the flood and insurance file, how we search and negotiate, and the questions buyers put to us most often.
McGreevy and Comisar are the buyer’s agents who check a Spinnaker Point unit’s plan, its recorded comparables, the association’s finances, the dock arrangement and the flood file before you sign anything. Marc Comisar and Jesse McGreevy are Top 1% Real Estate Agents Nationally Since 2008, lead the #1 team in Southwest Florida since 2012, and rank as the #5 real estate team in Florida (RealTrends 2026).
Data updated: November 2026 (Charlotte County Property Appraiser, files downloaded 1 Nov 2026; RealTrends 2026 ranking as published)
From the street, the five Spinnaker Point buildings look interchangeable, and in one sense they are: each holds the same 14 homes in the same positions. That sameness is why the small facts matter so much. Two units with matching floor plans can differ in the condition of their kitchens and baths, in what the seller has replaced, in whether a dock hookup is in use by that owner, and in how a lender reads the association’s budget. Our work is to find those differences before the offer and turn them into a number. Thirteen recorded sales over three years, ten of them the 1,110 square foot plan, give us a cleaner comparison set than most single-family streets in Punta Gorda ever produce, as long as someone actually separates the plans.
When you weigh agents against each other, our comparison of the best real estate agents in Punta Gorda lists the yardsticks we would use ourselves: verified production, time in the market, reviews you can read word for word, and whether the agent who tours with you is the one who negotiates. At Spinnaker Point add three questions of your own. Ask the agent which plan the 36-month comparables came from. Ask how a slip is assigned at this particular dock. Ask what the condominium resale package must contain before your contract binds you.
A trophy shelf does not read an estoppel certificate. What more than 4,000 transactions across Southwest Florida give a buyer is pattern recognition: the budget line that hides a deferred roof, the master policy deductible that turns one storm into an owner assessment, the lender question about owner occupancy that stalls a condominium loan in week three. We have seen each of those enough times to catch it early.
Marc leads buyer representation for the team, and Jesse works his own buyers directly. Nobody hands you to a junior agent after the first tour, so the person who walks the Spinnaker Point dock with you is the one who writes and negotiates the contract. Marc is at (239) 287-5873 and Jesse is at (239) 898-6072. The office of record is 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, and we meet Spinnaker Point buyers on Bal Harbor Boulevard. Three genuine five-star reviews from buyers we represented appear word for word in the reviews section below.
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 either license can be confirmed on the state’s public licensee search. Brokered by Domain Realty.
The Spinnaker Point market in 2026 is quiet and lower than its peak: the county recorded 13 qualified sales in the 36 months to September 9, 2026 at a $295,000 median and $248 per square foot, six in 24 months at $278,750, and only two in the latest 12 months, at $200,000 and $267,500.
Data updated: November 2026 (Charlotte County Property Appraiser, files downloaded 1 Nov 2026)
Spinnaker Point here means the 70 residential condominium units the Charlotte County Property Appraiser carries for the condominium at 4000 Bal Harbor Boulevard. We tracked every deed in the county sales 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. Each window ends on September 9, 2026, the newest qualified deed anywhere in the Punta Gorda Isles plat sections in the file downloaded November 1, 2026, and starts on the same calendar day in an earlier year. The newest Spinnaker Point sale in the file is dated May 8, 2026. We print no owner names and no unit numbers.
| Window ending September 9, 2026 | Qualified sales | Median price | Median per square foot | Low to high |
|---|---|---|---|---|
| 12 months | 2 | no median (two sales: $200,000 and $267,500) | not computed | $200,000 to $267,500 |
| 24 months | 6 | $278,750 | $243.67 | $200,000 to $403,000 |
| 36 months | 13 | $295,000 | $248 | $200,000 to $403,000 |
| 60 months | 23 | $303,000 | $254.50 | $200,000 to $432,700 |
Thirty-six months is the window we print as the headline, because 13 sales is the first count large enough to show a real middle. The 24-month median of $278,750 is the midpoint of the two middle sales, $275,000 and $282,500. Across 36 months the recorded dollar volume was $3,903,000; across 24 months it was $1,738,000. Two sales in 12 months tell you that homes changed hands, not where the market sits, so treat them as data points rather than a trend.
| Calendar year | Qualified sales | Median |
|---|---|---|
| 2015 | 4 | $178,750 |
| 2016 | 3 | $159,000 |
| 2017 | 5 | $159,900 |
| 2018 | 6 | $180,000 |
| 2019 | 5 | $185,100 |
| 2020 | 8 | $193,500 |
| 2021 | 10 | $257,500 |
| 2022 | 4 | $365,000 |
| 2023 | 5 | $325,000 |
| 2024 | 4 | $307,500 |
| 2025 | 5 | $282,500 |
| 2026, to September 9 | 1 | $267,500 |
Any year with fewer than five sales describes those few deeds and nothing more, so 2022’s $365,000 is the median of four sales and the 2026 figure is a single sale. Read together, the years still show the shape buyers care about: a long flat stretch below $200,000 through 2020, a jump in 2021 and 2022, and a step down each year since. A seller who bought near the top remembers prices in the high $300,000s and low $400,000s; the recent record does not support them.
Lower recent prices help a buyer only when you can show the seller the same record. Our offers carry the plan-matched comparables, so a seller can see that the 36-month 1,110 square foot median is $288,750, not the $391,000 a neighbor paid in March 2022. The repeat-sale record, covered in the negotiation section, shows that most owners who bought before 2021 still sit on a large gain at today’s level, and owners with room to move tend to negotiate more readily than owners trying to recover a 2022 purchase price.
| Recorded | Building | Plan, sq ft | Price | Per sq ft |
|---|---|---|---|---|
| January 2, 2025 | Building 1 | 1,110 | $310,000 | $279.28 |
| April 7, 2025 | Building 4 | 1,682 | $403,000 | $239.60 |
| April 11, 2025 | Building 2 | 1,110 | $282,500 | $254.50 |
| June 10, 2025 | Building 3 | 1,110 | $275,000 | $247.75 |
| December 10, 2025 | Building 1 | 1,110 | $200,000 | $180.18 |
| May 8, 2026 | Building 1 | 1,682 | $267,500 | $159.04 |
By price band over 24 months, one sale closed under $250,000, three between $250,000 and $299,999, one between $300,000 and $349,999, and one at $400,000 or more. The two most recent deeds are the lowest per square foot in the table. We do not know the condition of either home, and a single low sale in a thin market can reflect a dated interior, an estate or a quick-close arrangement as easily as a falling market. We read the listing history and the record card before we lean on either one.
The Southwest Florida MLS export of October 29, 2026 for ZIP 33950 holds no Spinnaker Point row: no closing at 4000 Bal Harbor Boulevard in the 12 months to that date and no active or pending listing on that date. So days on market, sale-to-list ratio and price-reduction share for the building cannot be stated from it. Information not available at time of publishing (checked 2026-11-10). We are not substituting an Isles-wide figure, because a pool dominated by canal houses says little about a 1,110 square foot condominium, and many Punta Gorda Isles closings are entered in a different MLS than the one most Southwest Florida agents search.
Six different homes of 70 sold in 24 months, a turnover of about 8.6 percent. A buyer can use that two ways. Patience costs little, because prices have drifted down rather than up, so waiting for the right plan and building is reasonable. And when the right home does appear, the buyer who already has a pre-approval, an insurance quote path and a document checklist is the one who gets it, which is why we build the file before the tour.
At Spinnaker Point you are buying one of 70 condominium homes, built in 1989, in five buildings of 14 homes each at 4000 Bal Harbor Boulevard, with an undivided share of 4.98 acres of common grounds that hold a pool, a tennis court and a shared concrete dock with 33 hookups.
Data updated: November 2026 (Charlotte County Property Appraiser, files downloaded 1 Nov 2026; Florida DBPR condominium register)
Spinnaker Point is a Chapter 718 residential condominium, recorded with the state on February 6, 1989, with its managing entity listed in the Florida Department of Business and Professional Regulation register as MA00018769. One association runs it: Spinnaker Point Condominium Association, Inc., a Florida not-for-profit corporation, document N24528, filed February 15, 1988, active, with its 2026 annual report on file with the Division of Corporations. There is no second association and no master association over it. This page covers only the condominium at 4000 Bal Harbor Boulevard, ZIP 33950, and not any of the other Southwest Florida properties that share the Spinnaker name, including the ones at Burnt Store Marina.
The county roll places 14 homes in each of five buildings. The county’s unit numbering shows homes on two floors, seven to a floor, with the end positions holding the larger plan. Every home carries a 1989 year built on the roll. Because each building repeats the same arrangement, the comparison between two listings usually comes down to building, floor, exposure and condition rather than to a different product.
The common element is one county parcel of 4.98 acres. On the county’s card it holds a community pool of 800 square feet, a tennis court of 6,480 square feet and a concrete dock carrying 33 water and 33 electric hookups, along with paving, fencing and a small bathhouse. Whether the pool is heated, whether the court is lined for pickleball and what the guest rules are belong to the association, and none of it is published.
All 70 homes carry the county’s waterfront flag. The property fronts a canal in the southern part of the Punta Gorda Isles system, on the Alligator Creek side, and the City of Punta Gorda’s canal maintenance district maintains the seawall. The dock itself is an association common element, not the city’s. The boating section further down explains the route to the harbor and why we trace it per boat.
The county record shows no gate and no garages. No published age restriction applies, and Punta Gorda Isles has no master homeowners association; the Punta Gorda Isles Civic Association exists, and membership is voluntary. Whether any building has an elevator is not stated on any public record we could read, so a buyer who wants to avoid stairs should ask in writing.
Spinnaker Point is inside the incorporated City of Punta Gorda, so city services, the city’s building permits, the city’s canal assessment and the city’s share of the property tax all apply. The city’s zoning layer shows multi-family zoning on the property, with the single-family canal homes of the surrounding Punta Gorda Isles section around it.
Choose the 1,110 square foot plan for the lower price, with a 36-month median of $288,750 on ten sales; choose the 1,682 square foot end home for more room at a lower price per square foot, with three 36-month sales from $267,500 to $403,000. The smaller plan costs more per foot and less in total.
Data updated: November 2026 (Charlotte County Property Appraiser, files downloaded 1 Nov 2026)
| Measure | 1,110 sq ft plan | 1,682 sq ft end plan |
|---|---|---|
| Homes on the roll | 50 | 20 |
| Sales in 36 months | 10 | 3 |
| 36-month median | $288,750 | no median (three sales) |
| 36-month range | $200,000 to $340,000 | $267,500 to $403,000 |
| 36-month median per sq ft | $260.14 | not computed |
| Sales in 60 months | 18 | 5 |
| 60-month median | $297,500 | $370,000 |
| 60-month median per sq ft | $268.02 | $219.98 |
| County preliminary 2026 just value (January 1, 2026, not yet certified) | $221,723 | $307,386 |
| County certified 2025 just value | $245,310 | $343,128 |
The 36-month median for the 1,110 plan is the midpoint of $282,500 and $295,000. The end plan’s five sales over 60 months ran from $267,500 to $432,700. Every figure is from the county’s qualified sales and parcel roll, both downloaded November 1, 2026, and the county’s parcel record cards for the preliminary 2026 values.
A home that is half again as large does not sell for half again the price, because much of what a buyer pays for is shared: the water, the pool, the tennis court, the address and the dock. That is why the 1,110 plan’s 60-month median per square foot, $268.02, sits well above the end plan’s $219.98, while the end plan’s 60-month median price, $370,000, sits well above the smaller plan’s $297,500. Compare plans on total price when you set a budget, and on price per foot only within the same plan.
The county cards carry most 1,110 square foot homes as two-bedroom homes. The plan suits a seasonal owner, a buyer trading down from a house, or anyone who wants the lowest monthly number at a Punta Gorda Isles waterfront address. With 50 of them, it is also the plan that comes to market most often: ten of the 13 sales in 36 months were this size.
Most 1,682 square foot end homes appear on the county cards as three-bedroom homes, and the end positions bring windows on more than one side. The plan suits a buyer who wants a guest room or an office, or a full-time owner who needs space. There are only 20, and three sold in 36 months, so a buyer set on this plan should expect to wait and should have alerts running.
The county’s unit numbering shows homes on two floors in each building. Thirteen sales over 36 months are too few to measure a premium for one floor or one building, so we do not claim one. What changes from home to home is real but personal: stairs, the view from that position, morning or afternoon sun, distance to the dock and the pool, and the state of the interior.
A listing that shows more than 1,682 square feet for an end home has usually counted an enclosed lanai or a Florida room. The county’s figure is the one an appraiser and the county’s own values use, and it is the figure behind every per-foot number on this page. Ask the listing agent where the extra footage came from and whether the enclosure was permitted.
A Spinnaker Point buyer who already knows that the 1,110 plan recorded a $288,750 median on ten sales over 36 months, and that only 33 dock hookups serve 70 homes, is ahead of most of the market. The next step is a short working session: book your Spinnaker Point buyer consultation, see how we represent buyers in Southwest Florida, or call Marc at (239) 287-5873. If a home you own has to sell first, get a Spinnaker Point condo valuation if it is here, or call Jesse direct at (239) 898-6072 so the two closings line up.
A Spinnaker Point condo does not come with a deeded boat slip on the county record. The common grounds hold one shared concrete dock with 33 water and 33 electric hookups for 70 homes, and none of the 70 unit legal descriptions names a dock. Any slip right comes from the association’s documents or a recorded instrument, so ask in writing.
Data updated: November 2026 (Charlotte County Property Appraiser, files downloaded 1 Nov 2026)
The county’s record card for the common element lists the concrete dock and its hookups as improvements, in the same list as the pool, the tennis court and the paving. A hookup count is the best public proxy for how many boats the dock can serve, but the county does not count slips, and a hookup is not a promise of a place for your boat. With 33 hookups and 70 homes, simple arithmetic says that fewer than half of the owners can have a boat at the dock at the same time.
The legal description of a Spinnaker Point unit on the roll names the unit and the condominium. It does not name a dock or slip number. Next door at Windjammer Point, 66 of the 69 unit legal descriptions name a numbered dock, which is why buyers who move between the two complexes are often surprised. At Spinnaker Point, whatever right an owner has to tie up a boat is set by the declaration, the association’s rules or an assignment list the association keeps.
Ask for the answers on the association’s letterhead or by the manager’s email, not in conversation. If a listing says a slip “comes with” the home, ask for the document that says so and have your attorney read it before the inspection period ends.
The City of Punta Gorda regulates docks in its residential canals more tightly than most Florida codes. Nothing may be fastened to or rest against the seawall or its cap, docks and lifts must stand on their own pilings, and floating docks and lift canopies are not allowed. Work that the code does not allow by right goes to a special canal permit and a public hearing. A buyer hoping to add a lift at an association dock needs both the association’s consent and the city’s rules on its side.
If a slip matters to the price you are paying, the contract should say so. We write a condition that the association confirm in writing, before the inspection period ends, how a dock position is assigned and whether one will be available to you, and we tie your right to cancel to that answer. A seller who believes the slip transfers should have no difficulty with that clause.
Some buyers rent a slip at a city or private marina while they wait for an association position, and some decide the condominium is for living and keep the boat elsewhere. The Isles Yacht Club runs a private marina, and Laishley Park Municipal Marina is about 13 minutes away by our routing test. Neither is part of a Spinnaker Point purchase, and each sets its own terms.
Before signing, a Spinnaker Point buyer should request the full condominium resale package under Florida Statutes Section 718.503, the estoppel certificate, the adopted budget and reserve schedule, the master insurance declarations, the association’s written position on the reserve study and milestone laws, and written answers on docks, leasing, pets and parking.
Data updated: November 2026 (Florida Statutes 2026, Chapter 718; DBPR estoppel fee schedule)
A selling unit owner must hand the buyer the governing documents: the declaration, the articles of incorporation, the bylaws and rules, the annual financial statement and budget, and the association’s frequently asked questions and answers sheet, plus the structural integrity reserve study or a statement that none has been completed, and any milestone inspection summary where one applies. These are the documents that tell you what you are joining. Ask for them as early as the seller can deliver them; reading them in the last two days of a window is how buyers miss things.
The estoppel certificate is the association’s signed statement of what is owed on the unit: the regular assessment and how often it is billed, the date it is paid through, any special assessment levied and any other balance. The Department of Business and Professional Regulation publishes the inflation-adjusted fee caps, currently no more than $299 for the certificate, $119 more for delivery within three business days, and up to $179 more when the unit is delinquent. Who pays is set by the contract.
Chapter 718 requires an annual budget with reserve accounts for roof replacement, building painting and pavement resurfacing, among other items, unless owners vote to waive or reduce them where the law still allows it. Read three lines closely. First, what reserve balance and annual reserve contribution does the budget show? Second, have owners voted to waive or cut reserves? Third, what does the master insurance premium cost, and how much has it moved since 2022? A low dues figure built on waived reserves is a future assessment.
Ask for the declarations page of the master policy: the carrier, the wind deductible, any flood policy on the buildings and the loss history. The association insures the buildings and common elements; your HO-6 covers what the master policy does not. A high wind deductible keeps dues down and moves risk onto every owner after a storm.
The rules decide whether the home fits your plans: minimum lease terms and the number of leases a year, approval of buyers and tenants, pets by number and size, parking spaces per unit, guest rules for the pool and dock, and renovation approvals for floors, windows, shutters and lanai enclosures. None of these is published for Spinnaker Point. Florida law also binds a buyer to any rental restriction already in force at closing, so read every amendment and ask whether one is pending.
Florida now requires condominium associations with 25 or more units to post key records on a website or app, including the governing documents, the budget and financial reports. Spinnaker Point, at 70 units, falls inside that duty, and the records can sit behind an owner login. The seller can download them for you, which is often faster than a manager.
Spinnaker Point probably falls outside both laws, but the association’s written position is the record. Florida’s structural integrity reserve study and milestone inspection rules apply to condominium buildings three or more habitable stories tall, and the county’s unit numbering shows homes on two floors. The state’s public SIRS databases held no Spinnaker Point entry when read September 29, 2026.
Data updated: November 2026 (Florida Statutes 718.112 and 553.899; DBPR SIRS databases as read September 29, 2026)
After the 2021 Surfside collapse, Florida added two duties for older condominium buildings. Section 718.112 requires a structural integrity reserve study at least every ten years, covering the roof, structure, fireproofing, plumbing, electrical, waterproofing, windows and exterior doors, with reserves for those items that owners cannot waive. Section 553.899 requires a milestone inspection by an architect or engineer once a building reaches a set age, with a second phase only if the first finds substantial deterioration. Both laws use the same threshold: three habitable stories or more, as determined under the Florida Building Code.
The county’s unit numbering shows homes on two floors in every building, which would place Spinnaker Point below the threshold. The state publishes two SIRS databases, one for submissions before July 2025 and one for submissions since, and neither carried a Spinnaker Point row when read on September 29, 2026. A different condominium with the same name elsewhere in Florida does appear, which is a good reminder to check the county and the address before relying on any database hit.
An absence from a database can mean three things: the building is below the threshold, a study was done and not reported, or a required study was not done. A unit numbering pattern is also not a Florida Building Code story determination. So we do not tell you the buildings are exempt or that anything has passed. We ask the association for its written statement of whether the buildings are three habitable stories or more, and on what determination, and we put that statement in your file.
A two-floor 1989 building is outside the new mandates but not outside the arithmetic. Roofs, paint, the dock, the pool and the stairs all wear out, and Chapter 718 still expects reserves for roof, paint and paving unless owners waive them. Ask for the roof dates and permits, any engineer’s report, any balcony or walkway repair history, and the reserve balances. A building without a statutory study puts more weight on the association’s own records, not less.
Windjammer Point, next door, has homes on three floors on the county numbering, so both laws apply there, and its association completed its study. That is one of the real choices between the two complexes, and the comparison section below sets it out.
A Spinnaker Point owner pays property tax at the 2026 city rate of 16.8148 mills, the county’s $78.00 Alligator Creek Waterway charge, a Punta Gorda Isles canal line ($321.62 on a 1,110 square foot home’s 2025 bill), association dues that are not published, and an HO-6 policy. One sampled 2025 bill totaled $4,410.91.
Data updated: November 2026 (Charlotte County Property Appraiser, files downloaded 1 Nov 2026; Charlotte County Tax Collector 2025 bill; Charlotte County and City of Punta Gorda budget documents)
| Line on a 2025 bill, 1,110 sq ft home | Amount |
|---|---|
| Ad valorem property tax | $4,011.29 |
| Alligator Creek Waterway | $78.00 |
| Punta Gorda Isles canal maintenance | $321.62 |
| Total | $4,410.91 |
The ad valorem figure is the total less the two non-ad valorem lines. The 2025 rate on that bill was 16.6185 mills. Your bill will differ with the assessed value, any exemption and the plan, so we read the parcel’s own bill for every home you shortlist rather than relying on one sample.
Charlotte County’s Alligator Creek Waterway unit charges $78.00 per home per year, adopted for fiscal 2026 and approved for fiscal 2027. It was $25.00 in fiscal 2025. The money pays for keeping the Alligator Creek channel dredged, marked and clear, the route the southern Punta Gorda Isles canals use to reach Charlotte Harbor. The county’s budget documents tie the higher rate to an entrance channel dredge.
The city’s Punta Gorda Isles canal maintenance district pays for seawall upkeep and replacement and canal maintenance. Single-family canal lots pay a flat rate; condominium land is billed by the square foot of land within 120 feet of the canal, and each unit carries an allocation of the complex’s charge. For fiscal 2027 the city adopted $0.156 per square foot on September 9, 2026. If the 2025 line of $321.62 moves with the rate, it would come to about $356, an estimate to confirm on the November 2026 bill. The flat single-family lot charge is not a Spinnaker Point charge.
We print no dues figure because no public source carries one that we can trace to an adopted budget. Listing remarks sometimes show a figure, but it is typed by a listing agent and may be a year or two old, and at a 1989 condominium the insurance line alone has moved a great deal since 2022. Ask for the budget and the estoppel, and note what the dues include: master insurance, reserves, water and sewer, trash, cable or internet, grounds, pool and dock.
Plan for an HO-6 policy on the interior, contents and liability, with loss-assessment coverage, and flood coverage if you finance. The insurance section below goes through each layer.
Add the ad valorem tax for your price from the tax section, the $78.00 and canal lines, the dues from the estoppel and your HO-6 and flood quotes. Two units at the same price can carry different costs if one plan has a larger canal allocation or a different insurance answer, so we build the sheet for each unit you consider.
Spinnaker Point is in FEMA Zone AE with a base flood elevation of 9 feet, outside the Coastal A Zone, on a map panel effective December 15, 2022. It is in Charlotte County Evacuation Zone A and the 130 mph design wind zone. A lender will require flood insurance on a financed purchase.
Data updated: November 2026 (FEMA flood layer as printed on the county record cards; Charlotte County GIS evacuation and wind layers)
Zone AE marks land that FEMA expects to flood in a one-percent-annual-chance event, with a base flood elevation set by a study. At Spinnaker Point the record cards carry the same entry for every home: panel 12015C0239G, effective December 15, 2022, Zone AE, base flood elevation 9 feet on the 1988 vertical datum, inside the special flood hazard area and outside the Coastal A Zone. Outside the Coastal A Zone means the map does not expect breaking waves of the size that zone describes.
The panel took effect in December 2022, and its study was drawn before Hurricane Ian made landfall near Punta Gorda that September. FEMA’s Flood Map Service Center is where you pull the current panel and any later map change. We do not describe flood damage at Spinnaker Point, because we have no primary record of it, and the seller’s flood disclosure is where that history belongs.
A first-floor home and a second-floor home stand in different places relative to the base flood elevation, and insurers price that. No elevation certificate for a Spinnaker Point building is public. The association may have one, and an insurer may ask for it, so put it on your request list. A lender decides whether a second-floor unit needs its own flood policy from the building’s zone and the master coverage, so do not assume an upstairs home needs none.
Charlotte County’s evacuation map places Spinnaker Point in Zone A, the first zone ordered to leave when surge threatens. The county’s Know Your Zone lookup confirms any address. An evacuation zone is not a flood zone: one decides insurance and construction, the other decides when you leave.
The county’s wind layer puts the property in a 130 mph design zone. The buildings are the original 1989 structures. Roof age, window and door protection and the last re-roof permit are association facts, and they move insurance quotes, so ask for them early.
In Punta Gorda, when the cost of repairing or improving a building exceeds half the structure’s market value, the work is a substantial improvement or substantial damage, and the building must meet current flood rules. For a condominium the city and the association’s contractor measure that building by building. It matters to a buyer because a major storm repair can trigger it, and the association’s plan for that event is a fair question.
Before closing on a Spinnaker Point condo, expect the association’s master policy on the buildings, your own HO-6 for the interior and contents, and flood coverage if you finance, because the property is in Zone AE. The City of Punta Gorda’s Community Rating System Class 5 cuts NFIP flood premiums 25 percent, and Citizens already requires flood coverage in a special flood hazard area.
Data updated: November 2026 (City of Punta Gorda flood readiness page; FEMA Community Rating System list; Citizens Property Insurance; Florida Statutes 627.711 and 627.351)
The association insures the structures and common elements under a master policy, and its declarations tell you the carrier, the wind deductible and any building flood coverage. Florida law permits an association to carry flood coverage on the buildings but does not require it. Ask for the declarations with the resale package, and read the wind deductible in dollars: a percentage deductible applied to five buildings is a large number, and any part not covered by reserves can come back to owners as an assessment.
An HO-6 policy covers your interior finishes, improvements, contents, liability and, with the right endorsement, your share of a master-policy deductible passed through as a loss assessment. Because there are only two plans at Spinnaker Point, you can ask several agents to quote identical coverage on the same plan and compare. Ask how the quote changes between a first-floor and a second-floor unit, and how much loss-assessment coverage it includes.
A lender financing a unit in Zone AE will require flood coverage. The National Flood Insurance Program writes condominium unit coverage, and some private carriers do as well. NFIP premiums now reflect each building’s own risk, and most cannot rise more than 18 percent a year. Inside the City of Punta Gorda, the Class 5 Community Rating System standing takes 25 percent off NFIP premiums. We have not seen a Spinnaker Point flood premium we could cite, so we print none; we get a quote on the actual unit.
Citizens Property Insurance already requires flood coverage on policies for property in a special flood hazard area, and every Spinnaker Point home is in one. Under Section 627.351 the requirement widens to every Citizens personal residential policy from January 1, 2027, whatever the zone. Read Citizens’ own flood page before relying on a summary, because dates and terms change.
Section 627.711 sets the uniform mitigation verification form that documents roof covering, roof-deck attachment, roof-to-wall connection and opening protection for insurance credits. In a condominium those features belong to the association, so the report comes from the association, not from your own walk-through. My Safe Florida Home, the state’s hardening grant program, has included condominium associations and unit owners in some rounds; check its current eligibility page.
We send your agent the plan, the building, the 1989 year built, the flood panel and the zone, so the quote is written on the right home. We set the insurance deadline inside the inspection period so a surprise lands while you can still act.
A Spinnaker Point buyer is entitled to the condominium resale documents under Section 718.503, with a statutory right to cancel after receiving them, an estoppel certificate under Section 718.116, the seller’s flood disclosure under Section 689.302, a property tax warning in the contract under Section 689.261, and a written explanation of agency under Section 475.278.
Data updated: November 2026 (Florida Statutes 2026: 718.503, 718.116, 689.302, 689.261 and 475.278)
Section 718.503 requires a resale contract to carry specific language giving the buyer the right to cancel by written notice within a short statutory period after receiving the governing documents, the budget and financial statement, and the frequently asked questions sheet. The exact period, how it is counted and what starts it are written into the statute and into the condominium rider of the Florida contracts, and we calendar the deadline from the date you actually receive the documents. The right ends at closing. If the contract leaves out the required language, the statute lets the buyer void it before closing. The right protects a buyer who reads the documents; it does not replace your inspection period, and it can expire while you wait.
Under Section 718.116, the estoppel certificate states what is owed on the unit, including any special assessment that has been levied. The fee caps are adjusted by the state, and the current maximums are $299, $119 more for rush delivery and up to $179 more for a delinquent account. Read it for the regular assessment, any special assessment, the balance and any transfer or approval charge.
Section 689.302 requires a residential seller to give the buyer, at or before the signing of the contract, a flood disclosure covering any flood insurance claims the seller has filed for the property and any federal flood assistance the seller has received for it. Ask for it with the offer. An answer of “no” or “unknown” is still information; a missing form is a flag.
Section 689.261 requires a Florida residential sale contract to warn that the buyer should not rely on the seller’s current property taxes, because a sale can change the assessment. At Spinnaker Point, where 42 of 70 homes were assessed below just value on the certified 2025 values, that warning is concrete, and the tax section below shows why.
Section 475.278 presumes a licensee acts as a transaction broker unless a single-agent relationship or no brokerage relationship is set in writing. A transaction broker owes limited confidentiality and no loyalty. If you want an agent who negotiates only for you, sign a single-agent buyer agreement, and ask us to explain each choice before the first tour.
If the package is late, incomplete or does not match the estoppel, tell us that day. We put the problem to the seller’s side in writing, ask for the corrected document and, where the contract allows, use your cancellation rights or the inspection period to protect the deposit. Rights that are not used on time are usually rights lost.
On a $295,000 Spinnaker Point purchase with 20 percent down, the loan is $236,000, and Florida’s two taxes on that loan come to $1,298: $826.00 of mortgage documentary stamp tax and $472.00 of nonrecurring intangible tax. Title, lender, inspection, insurance, estoppel and prorations come on top, and the down payment is $59,000.
Data updated: November 2026 (Florida Statutes 201.02, 201.08 and 199.133; Charlotte County Clerk recording fees; DBPR estoppel fee schedule; arithmetic ours)
| Line, $295,000 purchase, 80 percent financing (estimate) | Amount | How we got it |
|---|---|---|
| Purchase price | $295,000 | the 36-month median |
| Down payment | $59,000 | 20 percent of $295,000 |
| Loan amount | $236,000 | $295,000 less $59,000 |
| Mortgage documentary stamp tax | $826.00 | $0.35 per $100 of $236,000, Section 201.08 |
| Nonrecurring intangible tax | $472.00 | 0.2 percent of $236,000, Section 199.133 |
| State taxes on the loan | $1,298.00 | $826.00 plus $472.00 |
| Deed documentary stamps, normally a seller cost | $2,065.00 | $0.70 per $100 of $295,000, Section 201.02 |
These are estimates built from statutory rates, not a closing statement. The lender’s Loan Estimate and the title agent’s settlement statement are the binding documents.
Title insurance premiums follow a state-promulgated schedule and are quoted by the title agent, so we leave the figure to the written quote. The lender’s origination and processing charges, the appraisal, the credit report, the flood determination, any survey the title agent wants, the home inspection, and the first year of HO-6 and flood premiums are all quotes you gather. The Charlotte County Clerk records the deed and mortgage at $10.00 for the first page and $8.50 for each page after.
In Charlotte County, as in Lee, the seller customarily pays the owner’s title policy and the buyer pays for the lender’s policy, but the contract controls and the custom can be negotiated. We tell you what the specific seller expects before you write.
A condominium closing adds association items: the estoppel certificate, up to $299 plus any rush or delinquency add-on, any application or approval fee the rules set for a buyer, and any capital contribution the declaration requires on a transfer. Ask for the association’s schedule early. The contract decides who pays each.
Florida property tax is paid in arrears, so the seller usually credits the buyer for the part of the year the seller owned the home, prorated against the coming November bill, which carries the $78.00 Alligator Creek line and the canal line with it. Dues are prorated to the closing date. If the seller has already paid the bill, the credit runs the other way.
Start with the $59,000 down payment. Add the $1,298 of state taxes on the loan, then the title and lender quotes, the inspection, the first-year HO-6 and flood premiums, the estoppel and any association charge your contract assigns to you, and the prorations. Your lender’s Loan Estimate totals the loan side; our sheet adds the association and tax lines so the number does not move on closing day.
A cash buyer pays no mortgage stamp tax and no intangible tax, so the $1,298 drops out, and no lender reviews the association. The resale package, the estoppel, the insurance quotes and the title work are still yours to complete. With many owners living outside Florida part of the year, remote cash closings are routine here. Confirm any wiring instructions by phoning a number you already know, never one in an email.
A Spinnaker Point buyer’s property tax resets after the purchase. At the 2026 city-district rate of 16.8148 mills, a $295,000 home comes to about $4,262 a year with homestead and $4,960 without, before the $78.00 Alligator Creek line and the canal line. Forty-two of the 70 homes were assessed below just value on the certified 2025 values.
Data updated: November 2026 (Charlotte County Property Appraiser, files downloaded 1 Nov 2026; 2026 final rate chart; Florida Statutes 193.155 and 196.031)
The Property Appraiser’s just value is its estimate of a home’s value as of January 1 of the tax year, with statutory adjustments; it is not a market value. The assessed value is the figure after any cap. The preliminary 2026 just value (January 1, 2026, not yet certified) is $221,723 for every 1,110 square foot home and $307,386 for every 1,682 square foot home, down from the certified 2025 values of $245,310 and $343,128. On the certified 2025 values, forty-two of the 70 homes carried an assessed value below just value because a cap had held their assessments down. The 36-month median sale of $295,000 is about 1.33 times the 1,110 plan’s preliminary 2026 just value.
A sale ends the seller’s cap. The next January 1 assessment starts from a new just value, and the cap begins again from there. A seller who has owned for a decade may be paying on a value far below yours, which is exactly why Section 689.261 puts a warning in your contract. We calculate your figure from the price, not from the seller’s bill.
| Line (estimate) | With homestead | Without homestead |
|---|---|---|
| School taxable value | $270,000 ($295,000 less $25,000) | $295,000 |
| School tax, 6.2720 mills | $1,693.44 | $1,850.24 |
| Non-school taxable value | $243,589 ($295,000 less $25,000 less $26,411) | $295,000 |
| Non-school tax, 10.5428 mills | $2,568.11 | $3,110.13 |
| Ad valorem total | $4,261.55 | $4,960.37 |
The non-homestead total is $295,000 times 16.8148 mills. The homestead column applies the $25,000 exemption to every levy and the additional exemption of $26,411 for 2026 to non-school levies. This illustration assumes the county’s value lands at the price; the bill is the record.
| Owner type (estimate) | Ad valorem | Alligator Creek | Canal line, FY2027 estimate | Total a year | About a month |
|---|---|---|---|---|---|
| Homestead, 1,110 sq ft | $4,261.55 | $78.00 | about $356 | about $4,696 | about $391 |
| Second home, 1,110 sq ft | $4,960.37 | $78.00 | about $356 | about $5,394 | about $450 |
The canal estimate scales the 2025 line of $321.62 on a 1,110 square foot home to the fiscal 2027 rate of $0.156 per square foot; confirm it on the November 2026 bill. A 1,682 square foot home’s allocation may differ, and its bill is the place to read it.
The 16.8148 mills for the City of Punta Gorda districts break down as county 6.1275, environmentally sensitive lands 0.2000, city 3.9928, inland navigation 0.0394, water management 0.1831, and schools 3.0240 plus 3.2480. The city’s share was adopted below its rollback rate for fiscal 2027.
To claim the exemption you must hold title, make the home your permanent residence on January 1, and file with the Charlotte County Property Appraiser by March 1. A second home or a rental does not qualify. A fall closing usually means filing the following winter.
Section 193.155 lets an owner leaving a Florida homestead carry part of the Save Our Homes difference to a new homestead established within three years, using Form DR-501T filed by March 1. At a Spinnaker Point price near $295,000, a long-held prior homestead can offset a large part of the reset. Run the numbers before you sell the old home.
Amendment 3 is on the November 3, 2026 ballot. If adopted, it would change homestead exemptions on non-school levies from 2027. It would not touch a non-ad valorem line such as the Alligator Creek or canal charge. The Property Appraiser’s explainer is the place to read the outcome before relying on any projected saving.
Since August 17, 2024, a buyer working with an MLS participant signs a written agreement before touring a home, and the agreement states compensation that is specific and negotiable. Offers of compensation are no longer published in the MLS, though a seller may still agree to pay some or all of what you owe, which reduces your share.
Data updated: November 2026 (National Association of Realtors settlement materials; Florida Realtors forms and guidance; Florida Statutes 475.278)
The practice changes that followed the National Association of Realtors settlement require a written buyer agreement before a tour, a compensation figure that is objectively ascertainable rather than open-ended, and a promise that the agent will not accept more than the agreed amount from any source. The agreement must say plainly that broker fees are not set by law and are fully negotiable. Florida Realtors guidance notes that a range, such as two to three percent, does not meet the rule.
Florida Realtors publishes its exclusive buyer brokerage agreement in four versions, released with the January 2026 forms update, each matched to a brokerage relationship a buyer can choose. The single-agent version, EBBA-8sa, is the one under which your agent owes you loyalty. Read the version in front of you before you sign it.
A seller or listing broker may agree to pay part or all of your agreed compensation, and under the single-agent form that payment reduces what you owe. If the seller pays nothing, you pay the agreed amount at closing. Whether a lender allows that cost inside the loan depends on the program, so we raise it with your lender at pre-approval.
You see the agreement before the first tour, with a specific figure and a line showing how any seller contribution offsets it. Nothing about it should surprise you on the settlement statement.
We find the right Spinnaker Point home by fixing your monthly number and your plan first, then screening every available unit against its recorded comparables, the association’s paperwork and the dock answer, and touring only the ones that survive. With two sales in the last 12 months, being ready matters more than being early.
Data updated: November 2026 (Charlotte County Property Appraiser, files downloaded 1 Nov 2026)
We start from the full monthly cost: principal and interest at today’s rate, property tax at your purchase value, the $78.00 and canal lines, the dues from the budget, the HO-6 and the flood premium. At a condominium the dues and insurance can swing that number more than the price does, so we build it before the first showing, not after the offer.
The 1,110 plan and the 1,682 end plan are different purchases. We confirm which you need by bedrooms, storage and how many people will use the home, and we build your comparison set from that plan’s recorded sales only.
If you own a boat or plan to, the dock answer comes before the tour. We ask the association how positions are assigned and whether one is open, so you do not fall for a unit whose slip story collapses in the inspection period.
Some Spinnaker Point owners sell quietly or call a local team before listing, often from out of state at the end of a season. As the #1 team in Southwest Florida since 2012, we hear about some of those homes before the portals do, and we run each one through the same screen as a listed home.
We bring the plan, the building, the county card, the 2025 bill lines, the recorded sales for that plan and the flood panel. On site we look at the unit, then the building: the roof line, the stairs and walkways, the parking, the dock and the condition of the common areas. You leave knowing what you would be buying, not just what it looks like.
The offer is written from the plan-matched comparables, with conditions for the resale package, the estoppel, the insurance quotes and the dock answer, and a calendar for each deadline. You approve every line before it goes out.
If a private dock at your own seawall is the point, a condominium may not be the right purchase. Our guide to buying in Punta Gorda Isles covers the single-family canal homes and how they trade. If a newer, larger single-plan condominium on the same boulevard appeals, our page on buying a Clipper Cove condo covers 144 homes in one 1,517 square foot plan, where the county recorded 12 sales in 24 months at $290,000. For the whole city, see our guide to buying in Punta Gorda.
We negotiate a Spinnaker Point purchase from the recorded sales of the same plan, the association’s documents and the seller’s own history: ten 1,110 square foot sales over 36 months ran from $200,000 to $340,000 at a $288,750 median, and the repeat-sale record shows how much room most sellers have.
Data updated: November 2026 (Charlotte County Property Appraiser, files downloaded 1 Nov 2026; Florida Realtors and Florida Bar AS IS contract)
A 1,110 square foot home is measured against the ten 1,110 sales, and an end home against the three end-plan sales over 36 months and five over 60. The neighborhood median blends both plans and misleads in either direction, and an automated estimate built on two recent sales can be badly off.
The county file holds 17 resale pairs where the second sale fell in the last 60 months, with a median gain of about 70 percent. Three of those resales recorded a loss, and each was a home bought in 2021 or 2022: a 1,110 bought for $391,000 in March 2022 resold for $340,000 in April 2024, down 13.0 percent; an end home bought for $432,700 in April 2022 resold for $403,000 in April 2025, down 6.9 percent; and an end home bought for $295,000 in July 2021 resold for $267,500 in May 2026, down 9.3 percent. A seller who bought before 2021 usually has room to meet a fair offer; a seller who bought at the peak may hold out, and the record tells you which you are dealing with.
The two most recent deeds, $200,000 in December 2025 and $267,500 in May 2026, both sat below their plan’s county just value in both years, the certified 2025 value and the preliminary 2026 value. We do not know their condition. We use them to show a seller that the market has accepted lower prices, and we do not pretend they set the value of a renovated home.
A special assessment on the estoppel, thin reserves in the budget, an old roof, a high master deductible, a lender that balks at the project or a dock answer that disappoints are all reasons to adjust price or terms. They count inside the inspection period and the statutory cancellation window and very little after, so we read fast and respond in writing.
On the Florida AS IS contract, a blank inspection period defaults to 15 days, the initial deposit is due within 3 days of the effective date and any additional deposit within 10 if those blanks are left empty, and the loan approval period defaults to 30 days. We set each date to fit the association documents, the insurance quotes and the dock answer rather than accepting defaults. The deposit sits with a title agent, attorney or broker escrow and comes back to you on a timely termination under the inspection, financing or condominium provisions.
Sale-to-list ratio and price-reduction share for Spinnaker Point are Southwest Florida MLS fields we are pulling and will add here with their own date label; the county record covers closings through September 9, 2026. The county shows what closed, not what was asked, so we do not claim a negotiating discount from it.
You can finance a Spinnaker Point condo with a conventional loan, and possibly an FHA or VA loan if the project qualifies, or buy with cash. At 20 percent down on the $295,000 median, the loan is $236,000, and principal and interest run about $1,415 a month at an illustrative 6 percent. Check today’s average on Freddie Mac’s survey.
Data updated: November 2026 (Freddie Mac Primary Mortgage Market Survey; Federal Housing Finance Agency conforming loan limit; arithmetic ours at illustrative rates)
A condominium loan has two approvals: yours and the association’s. The lender reviews the budget and reserves, the share of owners behind on dues, any litigation, the master insurance and, in general terms, how many units are owner-occupied versus investor-owned or seasonal. Government-backed loans also look for project approval. A project that fails review limits the buyers who can finance it, which affects resale value as well as your own loan, so we ask your lender about the project before you write.
| Down payment | Loan | at 5 percent | at 6 percent | at 7 percent |
|---|---|---|---|---|
| 5 percent ($14,750) | $280,250 | $1,504 | $1,680 | $1,865 |
| 10 percent ($29,500) | $265,500 | $1,425 | $1,592 | $1,766 |
| 20 percent ($59,000) | $236,000 | $1,267 | $1,415 | $1,570 |
| 25 percent ($73,750) | $221,250 | $1,188 | $1,327 | $1,472 |
Principal and interest only, 30-year fixed, on the $295,000 median; arithmetic, not a forecast. Add the tax and non-ad valorem lines from the tax section (about $391 a month with homestead or $450 without, both estimates), the dues, the HO-6 and the flood premium to reach the carrying cost. A $295,000 purchase is far below the conforming loan limit the Federal Housing Finance Agency publishes.
Both programs set project rules for condominiums, and not every association meets them or has applied. A buyer with a low down payment on one of these programs should confirm project eligibility first, because a condominium that does not qualify cannot be financed that way however strong the buyer is.
Cash is common in Punta Gorda Isles condominiums. The cash-versus-financed share for Spinnaker Point 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 review and the loan taxes but still needs every association document and insurance quote.
A financed unit in Zone AE carries required flood coverage, and that premium belongs in the monthly number from the first conversation. We price it during the inspection period so it never arrives as a surprise at the closing table.
Choose Spinnaker Point for a lower entry price, two-story buildings below the state’s three-story reserve-study threshold and a pool and tennis court on the grounds; choose Windjammer Point for larger floor plans and a numbered dock named in nearly every unit’s legal description, in three-story buildings that carry the state’s reserve-study and milestone duties.
Data updated: November 2026 (Charlotte County Property Appraiser, files downloaded 1 Nov 2026)
| Measure | Spinnaker Point | Windjammer Point |
|---|---|---|
| Address | 4000 Bal Harbor Blvd | 3640 Bal Harbor Blvd |
| Homes, year built on the roll | 70, 1989 | 69, 1990 to 1992 |
| Plans | 1,110 sq ft (50) and 1,682 sq ft (20) | 1,405 sq ft two-bedroom (39) and 1,830 sq ft three-bedroom (30) |
| Floors on the county unit numbering | two | three |
| Reserve study and milestone laws | below the three-story threshold on the numbering; no DBPR row as of Sept 29, 2026 | three habitable stories, both laws apply; the association completed its study |
| Dock | shared concrete dock, 33 hookups; no unit legal names a dock | 66 of 69 unit legals name a numbered dock |
| 36-month sales and median | 13 at $295,000 | 10 at $334,950 |
| 36-month median per sq ft | $248 | $238 |
| 24-month sales | 6 at $278,750 | 3, $250,000 to $302,000, no median |
| 60-month median | $303,000 (23 sales) | $385,000 (21 sales) |
| Peak calendar median | 2022, $365,000 (4 sales) | 2023, $429,500 (4 sales); 2022, $413,000 (9) |
| Owners mailing outside Florida | 39 of 70 | 33 of 69 |
| Assessed below just value (certified 2025 values) | 42 of 70 | 31 of 69 |
Both columns use the same county files and the same windows ending September 9, 2026. Our Windjammer Point community guide carries its record in full.
Windjammer Point’s 36-month median sits about $40,000 above Spinnaker Point’s, but its median per square foot is lower, $238 against $248. Plan size explains it: Windjammer’s smaller plan is 295 square feet larger than Spinnaker’s smaller plan. Compare the two on total price for budget and on price per foot only within similar sizes.
Spinnaker Point costs less to enter, its two-floor buildings sit outside the statutory reserve-study and milestone regime on the county numbering, and the county’s card shows a pool and a tennis court on the grounds. For a buyer who wants the lowest price at a Punta Gorda Isles waterfront address, it is the stronger fit.
Windjammer offers larger plans and, for most units, a dock named in the recorded legal description, which is the closest thing a condominium buyer gets to a deeded slip. A completed reserve study is also a comfort to some buyers, though it carries the statutory funding that comes with it.
Both are on Bal Harbor Boulevard in the southern Punta Gorda Isles canals, inside the City of Punta Gorda, in Zone AE, in Evacuation Zone A, on the Alligator Creek line, and in the city’s canal district. Both have unpublished dues. Both need the same resale package and estoppel review.
For most buyers the deciding question is the boat. If you need a place at the dock you can rely on, Windjammer’s recorded dock names are a real advantage. If you do not, Spinnaker Point’s lower price and shorter buildings usually win.
A boat leaving Spinnaker Point starts on a canal in the southern Punta Gorda Isles system, on the Alligator Creek side, with a short run south through Alligator Creek to Charlotte Harbor; Buckley’s Pass opened that southern connection in 2020. Whether a particular boat clears the route depends on its draft and air draft, so we trace it per boat.
Data updated: November 2026 (Charlotte County Alligator Creek Waterway budget; City of Punta Gorda canal records; NOAA Coast Pilot 5)
From the dock, the canals of the southern Isles lead toward Alligator Creek, which the county keeps dredged and marked through its Alligator Creek Waterway unit, the same unit that bills the $78.00 line. Buckley’s Pass, a channel opened in 2020, joined the southern Punta Gorda Isles canals to Alligator Creek and shortened the run to the harbor from this part of the Isles.
Across Punta Gorda Isles, the only fixed spans that block masts are the two West Marion Avenue bridges, over Bass Inlet and Sail Fish Canal, at the north end of the Isles. Spinnaker Point is in the southern canals, far from those bridges. We still do not attach a sailboat label, a clearance figure or a controlling depth to this dock, because depth and clearance vary along a route and with the tide. Our guide to Punta Gorda Isles sailboat water explains the Isles-wide picture; for your boat we trace the route from the slip with its draft and air draft.
NOAA’s Coast Pilot describes Charlotte Harbor as a sheltered harbor, with gentle tidal currents inside compared with the passes to the Gulf. From the harbor, Boca Grande Pass, Pine Island Sound and the Peace River are all within a day’s boating.
All man-made canals in Punta Gorda Isles are inside a manatee speed zone. The city’s waterfront manual asks owners to move boats out of the canals before or during a hurricane watch and forbids tying anything to the seawall. An association dock may add its own rules on boat size, lifts and guests.
Send the boat’s length, beam, draft and air draft, and tell us whether you need water and power at the dock. We check the route with the chart and local captains and ask the association about the dock’s depth and assigned positions.
Daily life at Spinnaker Point is a waterfront condominium on Bal Harbor Boulevard in southern Punta Gorda Isles: a pool and tennis court on the grounds, the Isles Yacht Club about 8 minutes away, Fishermen’s Village about 10, and Punta Gorda City Hall about 11. The district’s locator zones the address to Sallie Jones Elementary, Punta Gorda Middle and Charlotte High.
Data updated: November 2026 (OSRM routing from 4000 Bal Harbor Blvd, run September 29, 2026; Charlotte County Public Schools boundary locator)
| Destination | Distance | Drive, no traffic |
|---|---|---|
| Isles Yacht Club | 2.4 mi | 8 min |
| Fishermen’s Village | 3.0 mi | 10 min |
| Ponce de Leon Park | 3.1 mi | 10 min |
| Punta Gorda Isles Civic Association hall | 3.5 mi | 10 min |
| Punta Gorda City Hall | 3.7 mi | 11 min |
| Laishley Park Municipal Marina | 4.3 mi | 13 min |
| Punta Gorda Airport | 6.3 mi | 17 min |
| AdventHealth Port Charlotte | 8.8 mi | 21 min |
| Downtown Fort Myers | 25.3 mi | 40 min |
| Englewood Beach | 29.1 mi | 52 min |
| Southwest Florida International Airport | 39.2 mi | 55 min |
These are free-flow times on the OSRM routing engine from the address as matched by the U.S. Census geocoder. Winter traffic on US 41 and I-75 adds minutes.
The Charlotte County Public Schools boundary locator assigned 4000 Bal Harbor Boulevard to Sallie Jones Elementary, Punta Gorda Middle and Charlotte High when it was checked. The district describes the locator as only a guide, and boundaries and choice rules change, so confirm the specific address with the district before relying on an assignment.
Inside the city limits, water and sewer, trash collection, police and marine patrol and building permits are City of Punta Gorda services. Ask the association whether water, sewer and trash are paid through the budget or billed to each unit.
The pool and tennis court are on the common grounds. Off the grounds, everything is optional and separate from the purchase: the Punta Gorda Isles Civic Association and its clubs, St. Andrews South Golf Club, the Isles Yacht Club, the downtown Harborwalk, Ponce de Leon Park’s boat ramp and the city marina. None comes with a Spinnaker Point home, and the two private clubs set their own membership terms.
By county roll mailing addresses, a proxy and not a measure of residency, 39 of the 70 owners receive mail outside Florida. That points to a building with a winter peak and quieter summers. Ask the association how it handles storm preparation for closed units, who checks on a unit when its owner is away, and what the rules say about guests using a unit when the owner is not there.
The county cards show paved parking and no garages. How many spaces go with a unit, whether any are assigned, and whether any storage comes with a home are set by the association’s documents, so ask before you write.
Spinnaker Point’s strengths for a buyer are a waterfront Punta Gorda Isles address at a $295,000 36-month median, two simple plans, a pool and tennis court, a city-maintained seawall and two-floor buildings. Its weaknesses are thin sales, a shared dock with no deeded slips, unpublished dues and rules, and Zone AE with Evacuation Zone A.
Data updated: November 2026 (Charlotte County Property Appraiser, files downloaded 1 Nov 2026)
Spinnaker Point fits a buyer who wants a canal-front condominium in Punta Gorda Isles at a moderate price, uses the pool or court, and either has no boat or is flexible about where it lives. It fits less well a buyer who needs a guaranteed slip, a single-level building with an elevator, or a known dues figure before the first tour.
Many Spinnaker Point buyers fund the purchase from the sale of another Florida home, which means one plan for two closings: the sale price, the dates and, for a Florida homestead, the portability filing that can carry part of the Save Our Homes savings to the new home. We run both sides together.
Data updated: November 2026 (Florida Statutes 193.155; Charlotte County Property Appraiser exemption page and Form DR-501T)
If you own here and are moving from a 1,110 to an end home, or the other way, start with our Spinnaker Point condo valuation, built from the same recorded sales, and read how we sell a Spinnaker Point condo. Call Jesse direct at (239) 898-6072.
We list and sell across Southwest Florida, so the same team can price your current home and line it up with a Spinnaker Point purchase. Call Jesse direct at (239) 898-6072 for the sale side and Marc at (239) 287-5873 for the purchase.
A purchase contingent on a sale is a weaker offer. The cleaner paths are to sell first and rent back, to time both contracts to close the same week, or to use a bridge loan or other funds. Your equity, your lender and the season decide which fits, and we plan the portability filing, the January 1 residency date and the March 1 deadline around the closings.
If you leave a Florida homestead and set up a new one within three years, Form DR-501T moves part of the Save Our Homes benefit to the new home. At a price near $295,000, a long-held prior homestead can cover much of the reset shown in the tax section. Run the figures before you list the old home.
A custom Spinnaker Point alert reports a matching home the day it lists, filtered by plan, floor, price and dock remarks. With two qualified sales in the last 12 months, the buyer who hears first is often the only one who tours, so we set alerts before the search starts.
Data updated: November 2026 (Charlotte County Property Appraiser, files downloaded 1 Nov 2026)
Search by the address, 4000 Bal Harbor Boulevard, rather than by a community name, because listings are entered under several names. Then filter by living area to separate the 1,110 and 1,682 plans, by floor, and by price band. Dock and parking fields are filled in by listing agents and are not reliable, so we read those listings ourselves and check them against the association’s answer.
Create an account on our property search and save the search, or tell us your criteria and we will build it and send the link. Matching listings also reach Marc and Jesse, so you hear from a person who has already looked at the plan, the building and the recorded comparables. Call Marc at (239) 287-5873 or use the Spinnaker Point buyer consultation form.
The Southwest Florida MLS export of October 29, 2026 shows no active or pending Spinnaker Point listing, so no list price is printed here. Information not available at time of publishing (checked 2026-11-10).
Book a Spinnaker Point buyer consultation through the form on this page or by calling Marc at (239) 287-5873. It is a working session: we build your carrying cost, match you to a plan, list the association documents to request, and show you the recorded comparables. There is no cost and no obligation.
Data updated: November 2026 (Charlotte County Property Appraiser, files downloaded 1 Nov 2026)
A monthly carrying model for the plan you need, with the $78.00 Alligator Creek and canal lines separated from the property tax and a place for dues and insurance; the plan-matched recorded sales; the flood panel, evacuation zone and county card for any address you name; the request list for the association; and an estimate of cash to close from the state rates on this page.
Your timing, how you will pay, whether you will homestead, whether a Florida home must sell first, whether you will lease the unit, whether you own a boat and its size, whether stairs are a concern, and which listings you have already seen.
Request your Spinnaker Point buyer consultation, see how we represent buyers across Southwest Florida, or call Marc Comisar at (239) 287-5873. You can also call Jesse direct at (239) 898-6072. You will be working with Top 1% Real Estate Agents Nationally Since 2008, with no obligation.
Marc Comisar is a top-reviewed Spinnaker Point realtor, and the three quotes below are genuine five-star reviews from buyers he represented, reproduced word for word with the site each was posted on. None of them concerns Spinnaker Point, and we have not edited them. We publish no aggregate rating.
★★★★★ “Marc is a very market knowledgeable guy. He knows how to get things done quick and is very efficient with the buying process. Marc is also very patient with your buying process to find the right home for you and your family! Great guy! Thanks again for all your work.” Verified Zillow review
★★★★★ “Marc, is a highly capable, personable, and honest realtor. He was also very busy, but either he or his assistant Ed were always there to help and answer questions. He was very helpful in helping us to find a short-term rental property to live in while the home he helped us find was being built. There were times when the stress of the process of moving 2000 miles, finding a rental place, and a new home in less than a month got the best of us, but Marc was always cool and reasonable. You will like him and you can trust him in every way.” Verified Zillow review
★★★★★ “He met us within 20 minutes to see it and we loved it. We worked with him on the offer and the transaction was seamless!” Verified Google review
Several Spinnaker Point facts that matter to a buyer are not in any public record we could read: the dues, the reserves, how a dock position is assigned, whether there is an elevator, and the MLS-only market figures. Each has a document or a source that settles it, and we close each one for our buyers during the inspection period.
Data updated: November 2026 (Charlotte County Property Appraiser, files downloaded 1 Nov 2026)
These are the questions Spinnaker Point buyers ask us and type into search, answered from the county record, the statutes and the documents cited on this page.
Pick the plan first, 1,110 or 1,682 square feet, and get pre-approved or confirm cash. Sign a buyer agreement before touring, ask the association about dock assignment early, and write the offer from that plan’s recorded sales. Then read the resale package and estoppel and get HO-6 and flood quotes inside the inspection period. Call Marc at (239) 287-5873.
Spinnaker Point is a 70-home waterfront condominium at 4000 Bal Harbor Boulevard in the southern canals of Punta Gorda Isles, inside the City of Punta Gorda. It was recorded with the state in February 1989 and is run by one association, Spinnaker Point Condominium Association, Inc.
Every home is addressed 4000 Bal Harbor Boulevard, Punta Gorda, FL 33950, with a building and unit number. The property sits on Bal Harbor Boulevard in southern Punta Gorda Isles, next to Windjammer Point at 3640 Bal Harbor Boulevard.
Seventy homes in five buildings of 14 each, all with a 1989 year built on the county roll, plus one common-element parcel of 4.98 acres.
The county roll carries two: 50 homes of 1,110 square feet, mostly two-bedroom on the cards, and 20 end homes of 1,682 square feet, mostly three-bedroom on the cards. A listing that shows more footage has usually counted an enclosed lanai.
The county recorded 13 qualified sales in the 36 months to September 9, 2026 at a $295,000 median and $248 per square foot. By plan, the ten 1,110 square foot sales had a $288,750 median; the three end-plan sales ran from $267,500 to $403,000.
Yes, compared with the peak. The calendar median was $365,000 on four sales in 2022, $325,000 in 2023, $307,500 in 2024 and $282,500 in 2025, and the one 2026 sale through September 9 was $267,500. The 24-month median is $278,750 on six sales.
The top sale in the last 36 months was $403,000 for a 1,682 square foot end home in April 2025. Over 60 months the top was $432,700, also an end home, in April 2022.
Yes. All 70 homes carry the county’s waterfront flag, and the property fronts a canal in the southern Punta Gorda Isles system, with a shared concrete dock on the common grounds.
Not by deed. The county counts 33 water and 33 electric hookups on one shared dock for 70 homes, and no unit legal description names a dock. Whether a position is assigned to a unit, and whether it passes to a buyer, is set by the association’s documents. Ask in writing before you rely on it.
Possibly. The only fixed bridges that block masts anywhere in Punta Gorda Isles are the two West Marion Avenue spans at the north end, and Spinnaker Point is in the southern canals. Depth and dock space still decide it, so we trace the route for your boat’s draft and air draft and confirm a position with the association.
Yes. The county’s common-element card lists a community pool of 800 square feet and a tennis court of 6,480 square feet. Pool heating, court lining and guest rules are association matters.
No public source publishes them. The dues are set in the association’s adopted budget, and the estoppel certificate states the exact amount, the paid-through date and any special assessment for the unit you are buying.
No. Punta Gorda Isles has no mandatory master association. The Punta Gorda Isles Civic Association is voluntary, so the Spinnaker Point condominium fee is the only association fee.
It is Charlotte County’s Alligator Creek Waterway assessment, $78.00 per home for fiscal 2026 and approved for fiscal 2027, up from $25.00 in fiscal 2025. It pays for dredging and marking the Alligator Creek channel to Charlotte Harbor.
It is the City of Punta Gorda’s Punta Gorda Isles canal maintenance line, which funds seawall and canal upkeep. A 1,110 square foot home’s 2025 bill carried $321.62. Condominium land is billed by the square foot near the canal, and at the fiscal 2027 rate that line would be about $356, an estimate to confirm on the November 2026 bill.
The study law applies to condominium buildings three or more habitable stories tall, and the county’s unit numbering shows Spinnaker Point homes on two floors. The state’s SIRS databases held no Spinnaker Point row when read September 29, 2026. The association’s written position in the resale package is the record to rely on.
The milestone inspection law under Section 553.899 uses the same three-story threshold. On the county numbering the buildings have two floors, which would place them below it. Ask the association for its written statement and for any engineer’s report on the buildings.
No public record we read says. Ask the association or the listing agent in writing, especially if you are considering a second-floor home.
FEMA Zone AE with a base flood elevation of 9 feet, on panel 12015C0239G effective December 15, 2022, outside the Coastal A Zone. Every home carries the same entry.
If you finance, yes, because the property is in a special flood hazard area. A cash buyer is not required to carry it by a lender, though Citizens already requires flood coverage for its policies in such a zone. The city’s Class 5 rating cuts NFIP premiums 25 percent.
Charlotte County Evacuation Zone A, the first zone ordered out when storm surge threatens. Confirm any address on the county’s Know Your Zone lookup.
We do not print a premium because we have none we can cite, and quotes change with the plan, the floor, the coverage and the master deductible. With only two plans, you can ask several agents to quote identical coverage and compare. We send them the details.
Nothing we read describes it as one, and Punta Gorda Isles has no age restriction. The declaration and rules are the documents that would say otherwise.
Leasing rules are in the association’s documents, which are not public: minimum terms, leases a year and any approval. Florida law binds a new buyer to any rental restriction in force at closing, so read every amendment and ask whether one is pending.
The pet rules are not published. Ask for the rules in the resale package and confirm number, size and where pets may walk. Assistance animals are governed by fair-housing law regardless of a pet rule.
The district’s boundary locator assigned 4000 Bal Harbor Boulevard to Sallie Jones Elementary, Punta Gorda Middle and Charlotte High. The locator is only a guide, so confirm the address with Charlotte County Public Schools.
By our routing test, Punta Gorda Airport is 6.3 miles and about 17 minutes, Southwest Florida International Airport 39.2 miles and about 55 minutes, and Englewood Beach 29.1 miles and about 52 minutes, all without traffic.
On a $295,000 purchase with $236,000 financed, the state’s mortgage stamp tax is $826.00 and the intangible tax $472.00. Add title and lender charges, inspection, insurance, the estoppel and prorations. The lender’s Loan Estimate is the binding figure.
The state cap is $299, plus $119 for delivery within three business days and up to $179 more if the unit is delinquent. The contract decides whether buyer or seller pays.
Probably not. Forty-two of the 70 homes were assessed below just value on the certified 2025 values because of a cap that ends at the sale. At $295,000 the first-year ad valorem tax would be about $4,262 with homestead and $4,960 without, as estimates, plus the two non-ad valorem lines.
Hold title, make the home your permanent residence by January 1, and file with the Charlotte County Property Appraiser by March 1. If you are leaving another Florida homestead, file Form DR-501T for portability at the same time.
Yes. Since August 17, 2024, an agent working with you must have a written agreement before the first tour, with a specific, negotiable compensation figure. A seller may still agree to pay part or all of it.
Choose Spinnaker Point for a lower price, two-story buildings and a pool and tennis court; choose Windjammer Point for larger plans and a dock named in nearly every unit’s legal description, in three-story buildings under the reserve-study and milestone laws. The comparison table above sets out the figures.
Yes, if both you and the project qualify. The lender reviews the association’s budget, reserves, delinquencies, insurance and occupancy, and FHA or VA loans need program approval for the project. Ask the lender about the project before you write.
The county records closings, not listing dates. The Southwest Florida MLS export of October 29, 2026 holds no Spinnaker Point closing, so days on market for the building cannot be stated. Information not available at time of publishing (checked 2026-11-10).
Generally yes. Foreign buyers often pay cash, and some lenders offer loans to non-resident buyers. Florida has added restrictions on property purchases by people tied to certain countries, so a foreign buyer should take legal advice on eligibility before contracting.
The county’s common-element card shows fencing, paving and the dock but no guardhouse or gate.
The association’s state filings were updated in 2026 to the care of a St. Petersburg management company. Managers change, so confirm the current one on the estoppel request.
Sometimes. Owners occasionally sell quietly or call a local team first, and we hear about some of those homes before they reach the portals. Tell us your plan and price and we will tell you when one fits.
If you cancel in writing within the statutory window after receiving the documents, or within the inspection period on the AS IS contract, the deposit comes back to you. Missing a deadline is the usual way a buyer loses that protection, so we calendar each one.
Choose an agent who prices from the plan-matched county record, reads the association’s documents and gets the dock answer in writing. 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.
Each document below links to the agency or body that issues it, so it stays current when the issuer updates it. A Spinnaker Point buyer will be handed, or should ask 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 caps | Florida Department of Business and Professional Regulation | Estoppel certificate fees (PDF) |
| Charlotte County evacuation zones map | Charlotte County | Evacuation zones map (PDF) |
| Alligator Creek Waterway, fiscal 2026 adopted and fiscal 2027 approved budget | Charlotte County | Alligator Creek Waterway budget (PDF) |
| Florida condominium register extract, including Spinnaker Point | Florida Department of Business and Professional Regulation | Condominium register extract (CSV) |
| Fiscal 2027 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 | Waterfront Property Owner’s Manual |
| Punta Gorda Isles canals and blueway trails map | Charlotte County | Canals and blueway trails map (PDF) |
| Form DR-501T, transfer of homestead assessment difference | Charlotte County Property Appraiser | Portability application (PDF) |
| 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 |
| AS IS Residential Contract for Sale and Purchase, ASIS-7 | Florida Realtors and The Florida Bar | Florida AS IS contract, ASIS-7 (PDF) |
| Exclusive Buyer Brokerage Agreement, single agent, EBBA-8sa | Florida Realtors | Single-agent buyer agreement (PDF) |
Every source below was read or checked for this page or for our Spinnaker Point community guide. Where a figure is our own tabulation of a public file, the text says so beside it. No Southwest Florida MLS figure for Spinnaker Point is printed, and no competitor brokerage, aggregator or listing portal appears here, by policy.
McGreevy and Comisar are the Southwest Florida team Spinnaker Point buyers call when a condominium has to be priced from the plan-matched county record and closed with the association’s paperwork and the dock answer 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 tracked every qualified Charlotte County sale at Spinnaker Point through September 9, 2026, split the record by plan, read the county roll for all 70 homes and the common-element card, broke down a 2025 tax bill, and checked the state’s condominium register, both reserve-study databases, the flood and evacuation layers and the school locator. Meet the team on our about McGreevy and Comisar page, go back to the Spinnaker Point community guide, or explore the Punta Gorda area guide.
If you are searching for the best buyer’s agent for a Spinnaker Point 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, buying a winter home, 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.
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 and plan of any Spinnaker Point home you are weighing and we will send back its recorded comparables, its 2025 bill lines, the flood and evacuation result and the questions to put to the association, with the source for each. Call Marc at (239) 287-5873, call Jesse direct at (239) 898-6072, book a Spinnaker Point buyer consultation, or read how we represent buyers.
Updated November 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 November 2026. This page is general information about buying a condominium at Spinnaker Point 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.