Punta Gorda, Florida
Buying a Windjammer Point condo? We read the unit's dock in the legal, the plan's recorded sales, the reserve study, the flood file 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.
This page is written for buyers. A purchase at Windjammer Point at Punta Gorda Isles turns on three questions that no listing photo answers: which numbered dock the unit’s recorded legal description names, what the association’s completed reserve study commits owners to fund, and what the county has recorded for the same floor plan since 2023. Windjammer Point is a three-story waterfront condominium neighborhood of 69 homes inside Punta Gorda Isles in Punta Gorda, Florida, and the long-form neighborhood record lives on our Windjammer Point community guide. Below is the buying file instead: prices by plan, the dock evidence, the document list, the annual bill, flood and insurance, and the arithmetic of closing. Written by Marc Comisar and Jesse McGreevy. We pulled every qualified Charlotte County sale at Windjammer Point through September 9, 2026, the newest Punta Gorda Isles deed in the county file. Reach Marc at (239) 287-5873 or call Jesse direct at (239) 898-6072.
Updated November 2026.
A Windjammer Point buyer should know that the condominium holds 69 homes built from 1990 to 1992 in two plans, 1,405 and 1,830 square feet; that the county recorded 10 qualified sales in 36 months at a $334,950 median; that 66 of 69 unit legal descriptions name a numbered dock; and that the reserve study was completed in December 2024.
Data updated: November 2026 (Charlotte County Property Appraiser, files downloaded 1 Nov 2026)
The short list below is the version we read aloud to a buyer on the first phone call. Each item has its own section further down, with the record that supports it and the document that confirms it for a particular unit.
The sections run in the order a Windjammer Point purchase actually unfolds: what the county has recorded, what you are buying and which dock comes with it, the boat route, the association’s paperwork, the yearly and closing costs, the flood and insurance file, how we search and negotiate, and the questions buyers send us most.
McGreevy and Comisar are the Windjammer Point buyer’s agents who read the unit’s legal description for its dock, match the offer to the same plan’s recorded sales, and open the reserve study and estoppel before your deposit is at risk. Marc Comisar and Jesse McGreevy are Top 1% Real Estate Agents Nationally Since 2008 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)
Windjammer Point looks simple on a listing sheet: two plans, five buildings, one association. The detail underneath is where buyers get caught. One unit’s legal names Dock 415; the next names a dock with a different number from the unit; a third names no dock at all. One building’s 2026 sale came in above the county’s preliminary value while another came in below it. A reserve study exists, which is good news, and it also means the budget has to fund what the study says. A buyer’s agent here earns the fee by turning each of those details into a sentence in the contract or a line in the offer price.
Before you hire anyone, our comparison of the best real estate agents in Punta Gorda sets out the tests we would apply to ourselves: production you can verify, years in this market, reviews you can read in full, and whether the agent who opens the door also writes and negotiates the contract. For Windjammer Point add a fourth test. Ask the agent to show you, from the county roll, which dock the unit you like is tied to and how many of the last ten sales were the same plan.
A list of awards does not read a dock schedule. What 4,000+ transactions in Southwest Florida teach is where condominium purchases go sideways: the master policy whose wind deductible was never converted to dollars, the reserve line that funds less than the study recommends, the lender questionnaire that sits unanswered in the manager’s inbox. We look for those on the first day, not the last.
Marc runs the team’s buyer side and Jesse represents his own buyers as well. You will not be passed to a junior agent after the first showing; the person who walks the Windjammer Point dock with you writes the offer and handles the negotiation. 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 buyers at 3640 Bal Harbor Boulevard. Three five-star reviews from buyers appear word for word further down the page.
Jesse McGreevy (Sales Associate, Florida license SL3101296) and Marc Comisar (Broker Associate, Florida license BK3060671) are licensed Florida REALTORS® with Domain Realty. The Florida Real Estate Commission licenses and disciplines agents under Chapter 475 of the Florida Statutes, and the state’s public licensee search shows both licenses. Brokered by Domain Realty.
The Windjammer Point market in 2026 is thin and below its 2023 high: the county recorded 10 qualified sales in the 36 months to September 9, 2026 at a $334,950 median and $238 per square foot, no qualified sale at all in 2025, and three 2026 sales at $250,000, $285,000 and $302,000.
Data updated: November 2026 (Charlotte County Property Appraiser, files downloaded 1 Nov 2026)
Windjammer Point on this page means the 69 residential units the Charlotte County Property Appraiser carries at 3640 Bal Harbor Boulevard. We tracked every deed in the county’s sales file against that list. A sale counts when it is qualified under the state’s sale codes 01 or 02, improved, and recorded for more than $1,000. All windows end on September 9, 2026, the newest qualified deed in any Punta Gorda Isles plat section in the files downloaded November 1, 2026; each begins on the same calendar date in an earlier year. The newest Windjammer Point sale in the file is August 18, 2026. Owner names and unit numbers stay off this page.
| Window to Sep 9, 2026 | Sales recorded | Middle price | Per square foot | Lowest and highest | Dollar volume |
|---|---|---|---|---|---|
| Last 12 months | 3 | under five sales, no median | not computed | $250,000 and $302,000 | $837,000 |
| Last 24 months | 3 | the same three sales | not computed | $250,000 and $302,000 | $837,000 |
| Last 36 months | 10 | $334,950 | $238.40 | $250,000 and $480,000 | $3,530,900 |
| Last 60 months | 21 | $385,000 | $270.46 | $250,000 and $531,000 | $8,178,300 |
The 36-month median of $334,950 is the average of the two middle sales, $334,900 and $335,000. That window is the one we print as the headline because it is the first with enough deeds to have a middle at all. Notice that the 24-month and 12-month rows hold the very same three deeds: between September 9, 2024 and September 8, 2025 the county recorded no qualified Windjammer Point sale.
| Year | Qualified sales | Median price |
|---|---|---|
| 2015 | 3 sales | $200,000 |
| 2016 | 7 | $210,000 |
| 2017 | 1 sale | $253,000 |
| 2018 | 4 sales | $243,500 |
| 2019 | 3 sales | $220,000 |
| 2020 | 9 | $267,000 |
| 2021 | 3 sales | $359,500 |
| 2022 | 9 | $413,000 |
| 2023 | 4 sales | $429,500 |
| 2024 | 3 sales | $334,900 |
| 2025 | none recorded | no sale |
| 2026, through September 9 | 3 sales | $285,000 |
A year with three or four deeds describes those few homes, not a market. Even so, the outline is clear enough to use. Prices sat in the low $200,000s for most of the decade before 2020, climbed sharply through 2021 and 2022, reached their high median in 2023, eased in 2024, stopped entirely in 2025, and reopened in 2026 at levels roughly a third below the 2023 median.
| Recorded | Building, from the street address | Plan | Price | Per square foot |
|---|---|---|---|---|
| March 4, 2026 | Building 5 | 1,405 sq ft two-bedroom | $302,000 | $214.95 |
| June 23, 2026 | Building 1 | 1,830 sq ft three-bedroom | $285,000 | $155.74 |
| August 18, 2026 | Building 1 | 1,405 sq ft two-bedroom | $250,000 | $177.94 |
The three-bedroom recorded at a lower price than the March two-bedroom, which is unusual for a plan with 425 more square feet. We do not know the interior condition, the view or the terms behind any of the three deeds. Each could reflect a dated kitchen, an estate, a quick close or a seller who simply wanted out, and a buyer should not treat the August figure as the price of every two-bedroom.
A year with no recorded sale cuts both ways. For a buyer it means little competition and room to ask questions, because the next listing is not being chased by a crowd. It also means the comparables are scattered across time, so pricing takes judgment. We bridge the gap with the 60-month plan medians, the 2026 county values and the condition of each comparable as far as the listing history shows it.
Three different homes out of 69 sold in the latest 12 months, about 4.3 percent of the condominium. Over 36 months, ten sales equal about 14.5 percent. At that pace a buyer waiting for one particular plan, floor and dock may wait a season or two, which is why an alert set to the address matters more here than at a larger community.
The Southwest Florida MLS export of October 29, 2026 for ZIP 33950 holds no Windjammer Point row: no closing at 3640 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, months of supply and price-reduction counts for the building cannot be stated from it. Information not available at time of publishing (checked 2026-11-10). We do not borrow an Isles-wide figure in their place, because a canal-home average says little about a 69-unit condominium and many Punta Gorda Isles closings are entered in a different MLS from the one most Southwest Florida agents search.
At Windjammer Point you buy one of 69 condominium homes in five three-story buildings at 3640 Bal Harbor Boulevard on the Albatross Canal, built in phases from 1990 to 1992, with an undivided share of 5.17 acres of common elements holding a pool and a concrete dock basin of numbered slips.
Data updated: November 2026 (Charlotte County Property Appraiser, files downloaded 1 Nov 2026; Florida DBPR condominium register; Florida Division of Corporations)
The Florida Department of Business and Professional Regulation lists the property as “Windjammer Point, A Condo”, project PR1P020963, 69 units, recorded March 16, 1990, with Windjammer Point Condo Assn., Inc. as managing entity MA00019528, in care of a management company in Port Charlotte. The corporation behind it, Windjammer Point Condominium Association, Inc., is document N30515 at the Division of Corporations, filed February 6, 1989, active, with its 2026 annual report filed February 3, 2026. One association runs the buildings, the grounds, the pool, the dock and the master insurance. There is no master association above it.
The county’s year-built field tells the construction story: 43 homes carry 1990, 15 carry 1991 and 11 carry 1992. The buildings went up in sequence as phases of the same condominium, and all five share the same two plans. A buyer comparing a 1990 home with a 1992 home is comparing the same product two years apart, so the difference usually lives in renovation and position rather than in design.
Thirty-nine homes are the 1,405 square foot two-bedroom and thirty are the 1,830 square foot three-bedroom end home, spread over three floors. All 69 carry the county’s waterfront flag. The plan section that follows compares them in detail.
The common element is a 5.17 acre county parcel. Its record card lists the condominium’s pool, 13,700 square feet of concrete dock, 1,400 linear feet of wood pilings, and 37 dock electric and 37 dock water hookups, along with a small restroom building and a canopy. The card shows no clubhouse, fitness room or tennis court. Rules for the pool, guests and dock use are the association’s and are not published.
The seawall in front of the buildings belongs to the City of Punta Gorda and is maintained through the Punta Gorda Isles canal district. The docks and pilings attached in front of it are association property. The city replaced sections of the Windjammer Point frontage in 2024, and riprap at the base of the new wall came before the city’s canal committee in 2025, which the dock section covers.
There is no gate; Punta Gorda Isles streets are public. No age restriction is published for Windjammer Point. Punta Gorda Isles has no master homeowners association, and the civic association is voluntary. Whether a building has an elevator is not stated in any public record we read, so a buyer who cannot manage stairs should ask in writing before touring a third-floor home.
Several places in the country share the Windjammer Point name, and some listing feeds attach it to neighboring Bal Harbor Boulevard addresses. On the Charlotte County roll this condominium is 3640 Bal Harbor Boulevard only. Every figure on this page refers to that address.
Windjammer Point is inside the incorporated City of Punta Gorda, ZIP 33950. City water and sewer, city permits for dock and building work, the city’s share of the tax bill and the city’s canal assessment all apply to it.
Pick the 1,405 square foot two-bedroom if you want the deeper sales record and the lower county value, with eight 36-month sales at a $334,950 median; pick the 1,830 square foot three-bedroom end home for more room and windows on three sides, knowing it recorded only two 36-month sales, at $285,000 and $480,000.
Data updated: November 2026 (Charlotte County Property Appraiser, files downloaded 1 Nov 2026)
| Measure | 1,405 sq ft two-bedroom | 1,830 sq ft three-bedroom |
|---|---|---|
| Homes on the roll | 39 | 30 |
| Qualified sales, 36 months | 8 | 2 |
| 36-month median | $334,950 | no median, two sales |
| 36-month median per square foot | $238.40 | not computed |
| 36-month range | $250,000 to $430,000 | $285,000 and $480,000 |
| Qualified sales, 60 months | 16 | 5 |
| 60-month median | $382,500 | $480,000 |
| 60-month median per square foot | $272.24 | $262.30 |
| 2026 preliminary just value | $238,850 | $303,323 |
| 2025 certified just value | $274,678 | $349,988 |
The county assigns a single value to every home of each plan, regardless of floor or building. The preliminary 2026 gap between the plans is $64,473; the certified 2025 gap was $75,310.
Two three-bedroom sales in three years cannot set a price. The $480,000 sale and the June 2026 sale at $285,000 sit $195,000 apart for the same floor plan. Sixty months give five sales at a $480,000 median and $262.30 a square foot, which is a better guide to what the plan commands when it is in good order, but the June deed shows that a three-bedroom in unknown condition can trade far below that. When we price a three-bedroom we lean on the 60-month plan record, the two-bedroom trend over the same months, and the specific home’s finishes.
Over 60 months the three-bedroom’s median per square foot, $262.30, sat a little below the two-bedroom’s $272.24, which is the normal pattern: larger homes cost more in total and slightly less per foot. The 2026 deeds do not follow it, because the June three-bedroom recorded at $155.74 a square foot. Treat that as a single data point about a single home.
The end home has windows on three sides instead of two and one less shared wall. A third bedroom serves as an office, a guest room or storage for a boat owner’s gear. The two-bedroom costs less to buy, carries a lower county value and therefore a lower tax at any given price, and usually has the deeper pool of comparables when you sell. Which matters more depends on how you will use the home, not on any rule.
The homes sit on three floors. Ten sales in 36 months are too few to measure a premium for one floor or one building, and we do not claim one. What changes with the floor is personal: the climb, the view over the dock basin, the breeze, and how far the walk is to your slip.
If a listing shows more than 1,405 or 1,830 square feet, an enclosed lanai or storage room has probably been counted. The county figure is the one appraisers and the Property Appraiser use, and every per-foot number on this page is built on it. Ask where the extra footage came from and whether the enclosure was permitted by the city.
If you already know that eight of the last ten Windjammer Point sales were the 1,405 square foot two-bedroom, and that 66 of 69 unit legals name a numbered dock, you are ahead of most buyers looking in Punta Gorda Isles. The next step is a short planning call: book your Windjammer Point buyer consultation, read how we represent buyers in Southwest Florida, or call Marc at (239) 287-5873. If you already own a Windjammer Point home and want to trade plans, start with the Windjammer Point condo valuation or call Jesse direct at (239) 898-6072.
The dock that comes with a Windjammer Point unit is the one its recorded legal description names: 66 of the 69 legals name a numbered dock, three name none, and on at least seven the dock number differs from the unit number. You prove it from the county roll, the recorded deed and a written answer from the association.
Data updated: November 2026 (Charlotte County Property Appraiser, files downloaded 1 Nov 2026; Charlotte County Clerk condominium books)
On the county roll, a typical Windjammer Point legal reads in the form “Bldg 4 Un 415 & Dock 415”. The dock is written into the description of the unit, which is the closest thing to a deeded slip a condominium usually offers. Contrast that with many Punta Gorda Isles condominiums, including Spinnaker Point down the boulevard, where no unit legal mentions a dock at all and slips are handed out by the association.
Three of the 69 legals name no dock. If one of those units is the one you like, the listing’s dock claim needs a source: an assignment by the association, a lease, a recorded instrument, or nothing. Ask which before the inspection period closes.
On at least seven units the dock number in the legal is not the unit number. That is not a defect by itself, since docks were allocated as phases sold, but it means the slip in front of a building may not belong to the unit above it. Walk the dock with the legal description in hand and find the post marked with your number.
The common-element card counts 37 dock electric and 37 dock water hookups for a dock basin that serves 66 named slips. Not every slip has its own pedestal. If you plan to run a lift, charge batteries or wash down a boat at the slip, ask which pedestal serves your dock and whether any meter or fee applies.
Three Windjammer Point legals also name a parking space. Everywhere else parking is set by the association’s rules, which are not public. If a covered or specific space matters to you, add it to the written questions.
The wall is the city’s, maintained through the canal district. The concrete dock, pilings, lifts and pedestals are association common elements or owner equipment, depending on the documents. When the city replaced sections of the frontage in 2024, the association, as the owner of what sits in front of the wall, carried the job of clearing and restoring the dock structures. Ask how that work was paid for and whether any balance remains.
Riprap is loose rock set at the base of a seawall. In 2025 Windjammer Point owners took it to the city’s Punta Gorda Isles Canal Advisory Committee. An owner raised it in public comment on April 21, 2025. On June 16, 2025, the association’s treasurer asked the committee to reduce the rock already placed and to look at alternatives for future work, and the committee’s consensus was that staff would work with property owners case by case. On July 21, 2025, staff told the committee that the rock was placed on engineering grounds and that the meeting with the association had not yet happened. If you are buying for a particular boat, stand on your slip at low tide and ask the association whether riprap affects it.
The city’s Chapter 6 code governs docks and lifts in the Isles: nothing may attach to or pass through the seawall cap, lifts and pilings stand on their own, lift canopies are not allowed, and anything outside the by-right list needs a special permit heard by the canal committee. The committee’s February 2025 packet lists a boat-lift permit for 3640 Bal Harbor Boulevard filed in January 2025. The association’s dock rules sit on top of the city’s.
A boat leaving Windjammer Point starts on the Albatross Canal in the southern Punta Gorda Isles canals, runs to Alligator Creek and from there into Charlotte Harbor; Buckley’s Pass opened the southern canals to Alligator Creek in 2020. Whether your particular boat makes the trip depends on its draft and air draft, so we trace the route per boat.
Data updated: November 2026 (Charlotte County Alligator Creek Waterway Unit; City of Punta Gorda canal records; NOAA Coast Pilot 5)
From the dock basin, the Albatross Canal joins the network of canals in the southern part of the Isles. Those canals reach Alligator Creek, which the county keeps dredged and marked through its Alligator Creek Waterway Unit. Buckley’s Pass, a channel opened in 2020, links the southern canals to the creek and shortened the run to the harbor for this part of the Isles. The county codes the condominium’s common element into that same unit, which is why the $78.00 line appears on owners’ bills.
Across all of Punta Gorda Isles, the only fixed spans that stop a mast are the two West Marion Avenue bridges at the north end of the Isles. Windjammer Point is in the southern canals, well away from them. We still do not put a sailboat label, a clearance number or a controlling depth on this dock. Depth changes with the tide and along the route, and a figure printed once would be wrong for somebody’s keel. Our Punta Gorda Isles sailboat water guide sets out the Isles-wide picture, and for your own boat we trace the path from the slip.
The Alligator Creek unit exists to dredge, maintain, clear and mark the creek for navigation. The county’s recent notice agenda records an entrance-channel dredge project, which is the reason the per-unit rate rose from $25.00 in fiscal 2025 to $78.00. That rate is adopted for fiscal 2026 and approved for fiscal 2027.
NOAA’s Coast Pilot describes Charlotte Harbor as a sheltered body of water. From it, Boca Grande Pass to the Gulf, Pine Island Sound and the Peace River are all within reach in a day on the water.
Every man-made canal in Punta Gorda Isles is inside a manatee speed zone. The city’s Waterfront Property Owner’s Manual asks owners to move boats out of the canals ahead of a hurricane and prohibits tying vessels to the seawall. Association rules may add limits on boat length, lifts and guest boats.
Send the boat’s length, beam, draft and air draft, and tell us whether you need shore power. We check the route against the chart and local knowledge, confirm which slip the unit’s legal names, and ask the association about depth at that slip and any riprap near it.
Before you sign, request the Section 718.503 resale package, the completed reserve study, any milestone inspection summary, the current budget and reserve schedule, the master insurance declarations, the estoppel certificate, the dock rules and the record for the unit’s numbered slip. At Windjammer Point those documents carry the facts no public source shows.
Data updated: November 2026 (Florida Statutes 718.503, 718.111, 718.112 and 718.116; DBPR estoppel fee schedule)
The study recommends what the association should set aside each year for the structural items it covers. The budget shows what it actually sets aside. Check that each study component has a reserve line, that the line funds at least the recommended amount, and whether any component near the end of its life, often a roof, is funded on time. A gap between the two is the early warning of a special assessment.
Under Section 718.116 the estoppel states what is owed on the unit, including any special assessment already levied. DBPR’s adjusted caps are $299 for the certificate, $119 more for delivery within three business days, and up to $179 more when the account is delinquent. Order it the day the contract is signed.
Board minutes show what the association argued about: insurance renewals, roof bids, dock repairs, the riprap question, rule changes. A buyer who reads twelve months of minutes rarely meets a surprise at the first owners’ meeting.
Windjammer Point’s structural integrity reserve study was completed on December 29, 2024 by Reserve Advisors, LLC and delivered to owners on January 21, 2025, according to the state’s public database, which lists five buildings, a $5,200 study cost and no special assessment tied to it. For your fees, it means the budget must fund the study’s schedule.
Data updated: November 2026 (DBPR SIRS public database, read September 29, 2026; Florida Statutes 718.112)
Under Section 718.112 an association responsible for a building three habitable stories or higher must have a structural integrity reserve study, prepared by a qualified professional, covering items such as the roof, structure, fireproofing, plumbing, electrical systems, waterproofing and exterior painting, windows and exterior doors, and other major components. Windjammer Point’s buildings have three floors of homes, so the law applies to all five. The study is repeated at least every ten years.
The database fields show a completed study, its date, its preparer, its delivery date to owners, the number of buildings and the $5,200 cost, and no special assessment linked to it. It does not show the reserve balance, the annual contribution the study recommends, or which components it judged near the end of their lives. Those are in the study, which you receive in the resale package. We do not describe the study’s findings here because we have not read the study itself.
The original statutory deadline for the first study was December 31, 2024. Windjammer Point’s study is dated two days before it. For a buyer that means the association has a professional schedule in hand and the reserve obligations that follow from it are already in its budget cycle, rather than ahead of it.
For budgets adopted after December 31, 2024, an association may not waive or reduce reserve funding for the items the study covers. That makes dues more predictable over time and harder to keep artificially low. A buyer should read the dues as a reflection of real costs, compare them with the study’s recommendation, and treat a budget that funds less than the study as a question to ask, not a bargain.
The database lists no special assessment tied to the study. That is a statement about the database, not a promise about the future. An association can levy an assessment for other reasons, such as insurance deductibles, a storm or dock work. The estoppel and the minutes are where you find any assessment that exists or is being discussed.
Ask for the reserve schedule in the current budget, the year-end reserve balance, and any funding plan the board adopted. If the study recommends a large project within a few years, ask how the board intends to pay for it.
Windjammer Point’s three-story buildings, built from 1990 to 1992, fall under Florida’s milestone inspection law in Section 553.899. Whether the initial inspection report exists, and what it says, is not on a public page we cite, so ask the association for the phase one summary and any phase two report in the resale package.
Data updated: November 2026 (Florida Statutes 553.899; DBPR condominium milestone inspections page)
A condominium building three stories or more must have a milestone inspection once it reaches 30 years of age, and every ten years afterwards. Phase one is a visual examination by a licensed architect or engineer. If the inspector finds substantial structural deterioration, a phase two inspection follows, with testing as needed. The association must give owners a summary of the inspector’s findings.
The county year-built record puts the five buildings at 1990, 1991 and 1992. Each reached its thirtieth year between 2020 and 2022, which placed the initial inspections on the state’s catch-up schedule. Whether the City of Punta Gorda, as the local building official, granted any extension is a city record.
We never describe a building as having cleared the milestone law or as sitting outside it. The statute does not issue a certificate of approval. It requires a report, and the report either finds substantial deterioration or does not. Ask for the summary and read it with us.
A phase one report that finds no substantial deterioration settles a question for the next ten years. A phase two report with a repair scope tells you what work is coming and whether reserves or a special assessment will pay for it. Either is better than not knowing, and both belong in your offer’s reasoning.
The phase one summary, any phase two report, the engineer’s repair scope, any repair permits from the city, and the board’s plan to fund repairs.
A Windjammer Point owner pays city-district property tax at the 2026 rate of 16.8148 mills, the county’s Alligator Creek Waterway charge set at $78.00 per unit, the unit’s share of the city’s Punta Gorda Isles canal assessment shown on its own bill, association dues that are not published, and an HO-6 insurance policy.
Data updated: November 2026 (2026 final millage rate chart; Charlotte County Alligator Creek Waterway budget; City of Punta Gorda FY2027 canal assessment resolution)
| Cost layer | What we can state | Where you confirm it |
|---|---|---|
| Ad valorem property tax | 16.8148 mills on the taxable value for 2026 | Your purchase price and the 2026 rate chart |
| Alligator Creek Waterway | $78.00 per unit, the rate the county budget sets | The unit’s tax bill |
| Punta Gorda Isles canal assessment | a per-unit allocation of the city’s rate, $0.156 per square foot of land within 120 feet of the canal for FY2027 | The unit’s tax bill |
| Association dues | not published | The budget and the estoppel |
| HO-6 and flood insurance | priced per unit | Your agent’s quote |
The county sets the Alligator Creek Waterway rate at $78.00 per unit, adopted for fiscal 2026 and approved for fiscal 2027, up from $25.00 in fiscal 2025. The condominium’s common element is coded into the unit. Confirm the line on the unit’s bill.
The City of Punta Gorda’s canal district maintains seawalls and canals across the Isles. Single-family lots pay a flat rate, but the flat lot rate is not a Windjammer Point charge. Condominium land is assessed by the square foot of land within 120 feet of the canal, and the condominium’s charge is allocated to the units. For fiscal 2027 the city adopted $0.156 per square foot on September 9, 2026. The per-unit dollar figure appears on each unit’s tax bill; we have not sampled a Windjammer Point bill, so we print no dollar figure for it.
No public source we could trace to an adopted budget carries the Windjammer Point dues. A listing may show a figure, but it is typed by a listing agent and can be out of date, especially where insurance has risen since 2022. Read the budget and the estoppel, and list what the dues include: master insurance, reserves, water and sewer, trash, cable or internet, grounds, pool and dock.
You carry an HO-6 for the interior, improvements, contents, liability and loss assessment, and flood cover if you finance. The insurance section explains each.
Golf, yacht club and civic association memberships are separate and voluntary. Punta Gorda Isles has no master association fee and no community development district.
Start with the property tax at your price, add the $78.00 line and the canal line from the bill, add the dues from the estoppel, then the HO-6 and flood quotes. Two units at the same price can cost different amounts to carry if their plans differ or if the insurance answers differ. We build the sheet unit by unit.
Windjammer Point is in FEMA flood Zone AE with a 9 foot base flood elevation on panel 12015C0239G, effective December 15, 2022, in Charlotte County Evacuation Zone A and a 130 mph design wind zone. For a buyer it means a lender will require flood insurance, and a storm plan belongs in the purchase file.
Data updated: November 2026 (FEMA National Flood Hazard Layer as carried on the county record cards; Charlotte County GIS evacuation and wind layers)
Zone AE is FEMA’s label for land with a one percent annual chance of flooding where a base flood elevation has been set by study. At Windjammer Point that elevation is 9 feet. The designation is the same for every unit on the county’s cards, because the zone is mapped to the land, not to the floor a home sits on.
Panel 12015C0239G took effect on December 15, 2022, a few months after Hurricane Ian came ashore near Punta Gorda; the study behind it was prepared earlier. FEMA’s Flood Map Service Center is where to pull the current panel and any later revision. We do not describe flood or storm damage at Windjammer Point, because we have no primary record of it; the seller’s flood disclosure is where any claim history belongs.
A third-floor home sits far above the base flood elevation, but the building’s ground floor does not, and the master policy and lender rules look at the building. Do not assume an upper-floor unit needs no flood coverage. The lender decides from the zone and the association’s coverage, and an insurer may ask for an elevation certificate for the building. The county’s elevation-certificate layers returned no certificate for the Windjammer Point parcels when we checked in September 2026, so ask the association.
Charlotte County’s evacuation map places Windjammer Point in Zone A, the first area ordered to leave when storm surge threatens. The county’s emergency managers warn that shelters may not open inside the county, so plan to go elsewhere. An evacuation zone sets when you leave; a flood zone sets insurance and building rules. They are different maps.
The county’s wind layer places the property in a 130 mph design wind zone. The buildings are 1990 to 1992 originals, so roof covering, window and door protection and the dates of any re-roofing matter to insurers. Those are association facts.
Inside Punta Gorda, when repair or improvement costs exceed half the market value of a structure, the building must be brought up to current flood rules. For a condominium the test runs on the building, and a major storm repair can trigger it. Ask the association whether any building was evaluated under the rule after Ian or Milton.
Before closing on a Windjammer Point condo you need the association’s master policy declarations in hand, your own HO-6 policy for the interior and contents, and flood coverage if you finance. The City of Punta Gorda’s Class 5 Community Rating System standing takes 25 percent off National Flood Insurance Program premiums, and wind mitigation credits depend on the association’s report.
Data updated: November 2026 (City of Punta Gorda CRS certification; FEMA CRS eligible communities, April 1, 2026; Citizens Property Insurance; Florida Statutes 718.111, 627.711 and 627.351)
Under Section 718.111 the association insures the buildings and common elements at replacement cost. Its declarations page names the carrier, the limits, the named-storm deductible and any building flood coverage. Convert the named-storm deductible into dollars. A percentage applied to five buildings becomes a large number, and whatever the reserves do not cover can be passed to owners as an assessment.
An HO-6 covers the interior finishes and improvements the association does not insure, your belongings, your liability, and, with the right endorsement, your share of a master deductible passed on as a loss assessment. Because Windjammer Point has only two plans, you can collect several quotes on identical coverage and compare like with like. Ask how the price differs between floors and how much loss-assessment coverage is included.
A lender financing a home in Zone AE requires flood insurance. The National Flood Insurance Program writes unit coverage, and private carriers may too. Under Risk Rating 2.0, premiums reflect each building’s own risk, and most annual increases are capped at 18 percent. Inside the City of Punta Gorda the Class 5 rating cuts NFIP premiums by 25 percent. We print no Windjammer Point premium, because we have none we could cite; we get a quote on the actual unit.
Citizens Property Insurance already requires flood coverage for policies on property inside a special flood hazard area, and every Windjammer Point home is in one. Under Section 627.351 the requirement extends to every Citizens personal residential policy from January 1, 2027, regardless of zone. Check Citizens’ own pages for current terms.
Section 627.711 sets the uniform mitigation verification form that records roof covering, deck attachment, roof-to-wall connection and opening protection. In a condominium those features are the association’s, so the report comes from the association. My Safe Florida Home has opened rounds to condominium associations and unit owners; check its current eligibility page before you count on a grant.
We send your agent the plan, the building, the year built, the flood panel and the zone so the quote is written on the right home, and we set the insurance deadline inside your inspection period so that a bad quote arrives while you still have choices.
A Windjammer 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 brokerage relationships 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 lists what a resale seller must deliver: the declaration and its amendments, articles, bylaws and rules, the annual financial statement and budget, the frequently asked questions sheet, the association’s most recent structural integrity reserve study or a statement that none exists, and any milestone inspection summary. The contract must say that the buyer may cancel by written notice within a statutory period after receiving them. We calendar that period from the day you actually receive the documents, using the statute and the condominium rider. The right ends at closing, and a contract without the required language is voidable by the buyer before closing.
The estoppel, issued by the association under Section 718.116, states what is owed on the unit, any special assessment levied, and any other amount the association can collect. The current caps are $299, plus $119 for three-business-day delivery and up to $179 more if the account is delinquent. The certificate binds the association for the amounts it states, which is why we read it line by line.
Section 689.302 requires a residential seller to tell the buyer, at or before contract, whether the seller has filed a flood insurance claim on the property and whether the seller has received federal flood assistance for it. Ask for the form with the first offer.
Section 689.261 requires a residential sale contract to warn the buyer not to rely on the seller’s current property tax, because a sale can change it. At Windjammer Point, where 31 of 69 homes were assessed below just value on the certified 2025 values, that warning has a number behind it.
Under Section 475.278 a Florida licensee is presumed to act as a transaction broker unless a single-agent relationship or no brokerage relationship is set in writing. A transaction broker gives limited confidentiality and no loyalty. If you want an agent who negotiates only for you, sign a single-agent buyer agreement.
Florida courts require a residential seller to disclose known facts that materially affect value and are not readily observable. Ask the seller directly about leaks, repairs, insurance claims and dock disputes, and put the answers in writing.
If the package arrives late, arrives incomplete or disagrees with the estoppel, tell us the same day. We put the problem to the seller’s side in writing, request the corrected document, and use your rights under the contract to protect the deposit if it is not fixed in time.
On a $334,950 Windjammer Point purchase with 20 percent down, the loan is $267,960 and the down payment $66,990. Florida’s two taxes on that loan total $1,473.92: $938.00 of mortgage documentary stamp tax and $535.92 of nonrecurring intangible tax. Title, lender, inspection, insurance, estoppel and prorations are added to that.
Data updated: November 2026 (Florida Statutes 201.02, 201.08 and 199.133; Charlotte County Clerk recording fees; DBPR estoppel fee schedule; arithmetic ours)
| Item, estimate at the 36-month median with 80 percent financing | Figure | The math |
|---|---|---|
| Price | $334,950 | the 36-month county median |
| Down payment | $66,990 | $334,950 times 0.20 |
| Loan | $267,960 | $334,950 times 0.80 |
| Mortgage documentary stamp tax | $938.00 | $267,960 is 2,679.6 hundreds, rounded up to 2,680 because the tax applies to each $100 or fraction; 2,680 times $0.35 (Section 201.08) |
| Nonrecurring intangible tax | $535.92 | $267,960 times 0.002 (Section 199.133) |
| Loan taxes together | $1,473.92 | $938.00 plus $535.92 |
| Deed documentary stamp tax, customarily paid by the seller | $2,345.00 | $334,950 is 3,349.5 hundreds, rounded up to 3,350; 3,350 times $0.70 (Section 201.02) |
These figures are estimates from the statutory rates, not a settlement statement. Your lender’s Loan Estimate and the title agent’s closing disclosure are the binding numbers.
Title insurance premiums follow a schedule set by the state, so the title agent quotes them. Lender fees, the appraisal, credit report, flood determination, survey if required, home inspection, and the first year of HO-6 and flood premiums are all quotes. The Charlotte County Clerk records documents at $10.00 for the first page and $8.50 for each additional page.
Who pays the owner’s title policy, and who chooses the title agent, is set by the contract. Custom varies across Southwest Florida, so we confirm what the particular seller expects before the offer is written and put the answer in the contract.
Add the estoppel certificate, up to $299 plus any rush or delinquency add-on, any buyer application or approval fee the association charges, and any capital contribution the declaration requires on transfer. The contract decides who pays each item, so ask for the association’s fee list early.
Florida property tax is paid in arrears, so a seller usually credits the buyer for the part of the year the seller owned the home, measured against the November bill that carries the $78.00 Alligator Creek line and the canal line. Dues are prorated to the closing date. If the seller has already paid the year’s bill, the credit runs the other way.
Start with the $66,990 down payment. Add the $1,473.92 of loan taxes, the title and lender quotes, the inspection, the first-year HO-6 and flood premiums, the estoppel and any association charge assigned to you, then the prorations. The lender’s estimate covers the loan side; our sheet adds the association and tax lines so closing day holds no surprise.
A cash buyer pays no mortgage stamp tax and no intangible tax, so the $1,473.92 disappears, and no lender reviews the association. The resale package, the estoppel, the insurance quotes and the title work still apply. Remote cash closings are common at Windjammer Point, where 33 of 69 county roll mailing addresses are outside Florida (a proxy, not residency). Confirm any wiring instruction by calling a number you already trust, never a number in an email.
After you buy at Windjammer Point, the property tax resets to your purchase. At the 2026 city-district rate of 16.8148 mills, a $334,950 home comes to about $5,632 a year without homestead and about $4,933 with it, before the $78.00 Alligator Creek line and the canal line. Thirty-one of 69 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 Department of Revenue homestead amounts; Florida Statutes 193.155 and 196.031)
The just value is the Property Appraiser’s estimate as of January 1, adjusted as statute requires; it is not a market price. The assessed value is the just value after any cap. The taxable value is the assessed value after exemptions. At Windjammer Point the 2026 preliminary just values, set as of January 1, 2026 and not yet certified, are $238,850 for every two-bedroom and $303,323 for every three-bedroom. The certified 2025 values were $274,678 and $349,988, so the one-year change is minus 13.0 percent and minus 13.3 percent. Across all 69 units the total fell from $21,212,082 to $18,414,840, minus 13.2 percent.
Thirty-one of 69 homes carried an assessed value below just value on the certified 2025 values, because a cap had held them down. A purchase ends the seller’s cap. Your first assessment starts from a fresh just value on the January 1 after you buy, and the cap restarts from there.
| Line (estimate, assuming the county’s value equals the price) | With homestead | Without homestead |
|---|---|---|
| School taxable value | $309,950 ($334,950 less $25,000) | $334,950 |
| School levies, 6.2720 mills | $1,944.01 | $2,100.81 |
| Non-school taxable value | $283,539 ($334,950 less $25,000 less $26,411) | $334,950 |
| Non-school levies, 10.5428 mills | $2,989.29 | $3,531.31 |
| Ad valorem total | $4,933.30 | $5,632.12 |
The without-homestead total is $334,950 times 16.8148 mills. The homestead column applies the $25,000 exemption to every levy and the indexed additional exemption of $26,411 to non-school levies only. Because the county’s 2026 just value for a two-bedroom is well below the 36-month median, the assessed value after a purchase may land below the price; the bill is the final word.
The 2026 rate for the City of Punta Gorda districts is made up of the county at 6.1275, environmentally sensitive lands at 0.2000, the city at 3.9928, inland navigation at 0.0394, water management at 0.1831, and the two school levies at 3.0240 and 3.2480.
Add the $78.00 Alligator Creek Waterway charge and the unit’s canal assessment line, which you read on its bill. We do not estimate the canal line for Windjammer Point because we have not sampled a unit’s bill.
To claim homestead you must hold title and make the home your permanent residence on January 1, then file with the Charlotte County Property Appraiser by March 1. A second home or a rental does not qualify.
Section 193.155 lets an owner who leaves a Florida homestead move part of the Save Our Homes difference to a new homestead set up within three years, using Form DR-501T filed by March 1. At a Windjammer Point price, a long-held prior homestead can offset much of the reset.
Amendment 3 was on the November 3, 2026 ballot. If adopted it would change homestead exemptions on non-school levies from 2027. It would not affect non-ad valorem lines such as the Alligator Creek or canal charge. Read the Property Appraiser’s explainer for the result before counting on any saving.
Since August 17, 2024, a buyer working with an MLS participant signs a written agreement before touring, and that agreement states a specific, negotiable compensation figure. Offers of compensation no longer appear in the MLS, though a seller can still agree to pay some or all of your agent’s fee, which reduces what you owe.
Data updated: November 2026 (National Association of Realtors practice changes; Florida Realtors guidance; Florida Statutes 475.278)
The practice changes that followed the National Association of Realtors settlement require a written agreement before a tour, a compensation figure that can be objectively determined, and a commitment that the agent will not take more than the agreed amount from any source. The agreement must say plainly that fees are not set by law and are negotiable.
Florida Realtors publishes exclusive buyer brokerage agreements for each relationship a buyer can choose. The single-agent form is the one under which your agent owes you loyalty. Read the version in front of you before signing.
A seller or listing broker may agree to pay all or part of your agreed compensation, and that payment offsets what you owe. If the seller pays nothing, you pay the agreed amount at closing. Whether a lender lets you finance that cost depends on the program, so we raise it at pre-approval.
You see our agreement before the first tour, with one figure and a clear line showing how any seller contribution reduces it. Nothing about it should surprise you on the closing statement.
We find the right Windjammer Point home by settling your monthly budget, your plan and your dock needs first, then checking every available unit against its legal description, its plan’s recorded sales and the association’s paperwork, and touring only the units that survive. With three sales in the last 12 months, readiness counts for more than speed.
Data updated: November 2026 (Charlotte County Property Appraiser, files downloaded 1 Nov 2026)
We build the full monthly cost before the first showing: principal and interest at the rate your lender quotes, property tax at your price, the $78.00 and canal lines, the dues from the budget, and HO-6 and flood premiums. At a condominium, dues and insurance can swing the monthly figure as much as the price can.
The two-bedroom and the three-bedroom are separate purchases with separate comparables. We pin down which you need by bedrooms, storage, guests and how you will use the home, then build the comparison set from that plan alone.
If you own a boat or plan to, we read the legal description for every candidate unit before you tour it. Units with no dock in the legal, or with a dock number far from the building, go to the bottom of the list unless the association can show a recorded or written alternative.
Floor and building show no measurable price effect in ten sales, but they shape daily life: stairs, view, sun, the walk to the slip. We note each for you, along with whether an elevator serves the building once the association answers.
For a serious candidate we ask the listing agent for the budget, the most recent minutes and the master insurance declarations before you visit, so the tour answers questions instead of raising them.
The offer is built from same-plan comparables, with contingencies for the resale package, the estoppel, insurance quotes, the dock confirmation and inspection, and a calendar for every deadline. You approve each line before it goes out.
If a private dock behind your own house is the goal, a single-family canal home may suit you better, and our guide to buying in Punta Gorda Isles covers those homes and how they trade. If you want a condominium with a larger, older harborfront building, our page on buying a Colony Point condo covers 63 homes in one three-story building from 1972, where the county recorded 13 sales in 24 months at $365,000. For the whole city, read our guide to buying in Punta Gorda.
We negotiate a Windjammer Point purchase with the plan-matched county record, the 2026 county values, the repeat-sale history and the condition evidence on the table, and we use the contract’s document, dock and insurance contingencies to keep your deposit safe while the association’s paperwork is read.
Data updated: November 2026 (Charlotte County Property Appraiser, files downloaded 1 Nov 2026)
An asking price often rests on the 2022 and 2023 sales, when the calendar medians were $413,000 and $429,500. Our offer letter sets out the same-plan sales since September 2023 and the three 2026 deeds, so the seller sees what buyers have actually paid recently.
The county file holds 12 pairs of sales of the same home where the resale fell in the 60 months to September 9, 2026. The median gain across those pairs is about 76 percent. Two recent resales recorded losses: a two-bedroom bought for $335,000 in October 2023 resold for $302,000 in March 2026, down 9.9 percent, and a two-bedroom bought for $413,000 in June 2022 resold for $250,000 in August 2026, down 39.5 percent. We do not know the condition of either home. What the pairs tell a buyer is that most long-held owners still have room to move, and that recent buyers who paid near the peak are the ones most likely to hold firm.
Against the 2026 preliminary just values, the two 2026 two-bedroom sales closed above $238,850 and the three-bedroom closed below $303,323. Against the certified 2025 values of $274,678 and $349,988, two of the three closed below. Just value is not market value, so we use it as context in a negotiation, never as the price.
Inspection findings, an old roof on the building, a dock without power, a missing elevator, an unfunded reserve line or an upcoming assessment can each justify a lower price or a seller credit. We put the evidence in writing and ask for a specific remedy.
Thirty-three of 69 county roll mailing addresses are outside Florida, a proxy, not residency. Sellers living elsewhere often list in winter and may prefer a remote closing. A clean offer with flexible timing can be worth as much to such a seller as a higher number.
Every deadline in the contract is calendared: document delivery, the cancellation window, inspections, insurance, the estoppel and financing. We tell you each date in advance and act on it the day it arrives.
You finance a Windjammer Point condo with a conventional, government-backed or portfolio loan, and the lender reviews the association as well as you: its budget, reserves, insurance, owner-occupancy, delinquencies and any litigation. Start the association questionnaire early, because a condominium loan stalls on the project review more often than on the borrower.
Data updated: November 2026 (Freddie Mac PMMS; FHFA conforming loan limits; HUD FHA condominium approval lookup)
Ask the lender whether it has closed loans at Windjammer Point recently, what its project review requires, and how it treats a budget that funds the reserve study in full. A lender familiar with Florida condominiums after the 2022 law changes saves weeks.
The lender sends the association a questionnaire covering owner-occupancy, delinquencies, reserves, insurance, litigation and any structural or safety concern. The reserve study and any milestone report feed into the answers. Ask the manager how long it takes and what it costs.
FHA loans require the project to be on HUD’s approved list or to obtain a single-unit approval. Check the HUD lookup for Windjammer Point before you choose a program. VA has its own condominium review.
Freddie Mac’s weekly survey publishes average mortgage rates, and the Federal Housing Finance Agency sets the conforming loan limit. A loan at the 36-month median with 20 percent down sits well inside the conforming range. Your lender’s written quote, not a national average, sets your rate.
A loan on a second home or investment unit carries different pricing and down-payment rules, and the association’s leasing rules may affect eligibility. Tell the lender how you will use the home at the start.
Some buyers close in cash to win the home and refinance later. That still requires the association to pass a lender’s review at refinance, so read the same documents either way.
Choose Windjammer Point for larger two- and three-bedroom plans and a numbered dock named in nearly every unit’s legal description, with a reserve study already on file; choose Spinnaker Point for a lower entry price and two-story buildings below the state’s three-story threshold.
Data updated: November 2026 (Charlotte County Property Appraiser, files downloaded 1 Nov 2026)
| Measure | Windjammer Point | Spinnaker Point |
|---|---|---|
| Street address | 3640 Bal Harbor Blvd | 4000 Bal Harbor Blvd |
| Homes and years built | 69, 1990 to 1992 | 70, 1989 |
| Floor plans | 1,405 sq ft two-bedroom (39); 1,830 sq ft three-bedroom (30) | 1,110 sq ft (50); 1,682 sq ft (20) |
| Floors on county numbering | three | two |
| Reserve study and milestone | both laws apply at three habitable stories; study completed | below the three-story threshold on the numbering; no state database row as of September 29, 2026 |
| Dock in the unit legal | 66 of 69 name a numbered dock | none; shared concrete dock with 33 hookups |
| Sales and median, 36 months | 10 at $334,950 | 13 at $295,000 |
| Median per sq ft, 36 months | $238 | $248 |
| Sales, 24 months | 3, from $250,000 to $302,000, no median | 6 at $278,750 |
| Median, 60 months | $385,000 on 21 sales | $303,000 on 23 sales |
| Highest calendar median | 2023, $429,500 (4 sales); 2022, $413,000 (9) | 2022, $365,000 (4 sales) |
| County roll mailing addresses outside Florida | 33 of 69 | 39 of 70 |
| Assessed below just value, certified 2025 | 31 of 69 | 42 of 70 |
Both columns come from the same county files and the same windows ending September 9, 2026. Our Spinnaker Point community guide carries that condominium’s full record.
Windjammer’s 36-month median is $39,950 higher than Spinnaker’s, yet its per-foot median is $10 lower. The plans explain it: Windjammer’s smaller home is 295 square feet larger than Spinnaker’s smaller home, and its end home is 148 square feet larger than Spinnaker’s. Compare total price for budget and per-foot price only between similar sizes.
The dock named in the legal description is the headline: for a boat owner it is the nearest thing to certainty a condominium offers. The plans are larger, and the reserve study is complete and on the state’s database.
Spinnaker costs less to enter, its two-floor buildings sit below the three-story line that triggers the reserve-study and milestone laws on the county numbering, and its grounds carry a tennis court as well as a pool. For a buyer who wants the lowest price at a Bal Harbor Boulevard waterfront address and does not need a dedicated slip, it is the more natural fit.
Both sit on Bal Harbor Boulevard in the southern Punta Gorda Isles canals, inside the City of Punta Gorda, in Zone AE and Evacuation Zone A, on the Alligator Creek line and inside the city’s canal district. Both have unpublished dues, and both need the same resale package and estoppel review.
The boat. If you need a slip you can count on, Windjammer’s recorded dock names carry real weight. If not, the price gap and the shorter buildings at Spinnaker often win.
Daily life at Windjammer Point centers on a low-rise building on Bal Harbor Boulevard, a numbered slip on the Albatross Canal for most units, the condominium’s own pool, and St. Andrews South Golf Club less than a mile away, with Fishermen’s Village and the Isles Yacht Club each under ten minutes by car.
Data updated: November 2026 (OSRM routing from the Windjammer Point parcel, September 29, 2026; Charlotte County Public Schools boundary locator)
| From 3640 Bal Harbor Blvd to | Distance | Drive, no traffic |
|---|---|---|
| Spinnaker Point, 4000 Bal Harbor Blvd | 0.6 mi | 3 min |
| St. Andrews South Golf Club, 1901 Deborah Dr | 0.8 mi | 3 min |
| Isles Yacht Club, 1780 W Marion Ave | 2.0 mi | 7 min |
| Fishermen’s Village, 1200 W Retta Esplanade | 2.6 mi | 9 min |
| Punta Gorda Isles Civic Association, 2001 Shreve St | 3.1 mi | 9 min |
| Punta Gorda City Hall, 326 W Marion Ave | 3.3 mi | 10 min |
| Laishley Park Municipal Marina | 3.9 mi | 12 min |
| Punta Gorda Airport | 5.9 mi | 15 min |
| AdventHealth Port Charlotte, 2500 Harbor Blvd | 8.5 mi | 19 min |
These are free-flow times from our routing test on the OSRM engine, run September 29, 2026. Season and time of day add time.
Bal Harbor Boulevard is a residential street of canal homes and low-rise condominiums. The dock basin is the social center of most days: lifts, wash-downs and boats leaving for the harbor. The pool on the common element is the other gathering place. The card lists no clubhouse or fitness room, so those live elsewhere.
St. Andrews South Golf Club sits less than a mile away. The Isles Yacht Club is about seven minutes by car. The Punta Gorda Isles Civic Association runs clubs and events for members. All three are separate, voluntary memberships with their own terms.
Windjammer Point runs on City of Punta Gorda water and sewer, city trash collection, the city police and the city’s marine patrol on the canals. Mail goes to 3640 Bal Harbor Blvd with the building and unit number, Punta Gorda, FL 33950. Check internet providers on the FCC’s National Broadband Map and ask whether the association has a bulk contract in its budget.
Charlotte County Public Schools’ boundary locator returned Sallie Jones Elementary, Punta Gorda Middle and Charlotte High School for 3640 Bal Harbor Boulevard on September 29, 2026, each about 11 to 12 minutes by car. Treat that as only a guide; boundaries change, so run the exact address in the district’s locator before your inspection period ends.
Activity at the dock basin follows the calendar: more boats and visitors in the winter months, a quieter building in summer, and hurricane preparation from June to November that includes moving boats out of the canals when the city asks.
The case for Windjammer Point is a numbered dock in 66 of 69 unit legals, two larger plans, a completed reserve study and a 36-month median well below the 2023 high. The case against is a thin sales record, unpublished dues, three-story buildings with milestone and reserve duties, no published elevator answer, and flood Zone AE.
Data updated: November 2026 (Charlotte County Property Appraiser, files downloaded 1 Nov 2026; DBPR SIRS database)
Windjammer Point suits a buyer who wants a waterfront condominium with a dock named in the record, room for guests or a home office, and an association that has already completed its reserve study. It suits less well a buyer who needs a known dues figure before touring, cannot manage stairs without confirmation of an elevator, or wants a single-family seawall.
Many Windjammer 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 into the new home. We plan both sides together.
Data updated: November 2026 (Florida Statutes 193.155; Charlotte County Property Appraiser exemptions page and Form DR-501T)
If you own a two-bedroom and want the three-bedroom, or the reverse, start with our Windjammer Point condo valuation, built from the same county record, and read how we sell a Windjammer Point condo. Call Jesse direct at (239) 898-6072.
We list and sell across Southwest Florida, so one team can price your current home and line its closing up with a Windjammer Point purchase. Call Jesse direct at (239) 898-6072 for the sale and Marc at (239) 287-5873 for the purchase.
A purchase that depends on a sale is a weaker offer. Cleaner options are to sell first and rent back, to close both in the same week, or to bridge with other funds. Your equity, your lender and the season decide which fits, and we plan the portability filing around the January 1 residency date and the March 1 deadline.
Leave a Florida homestead and set up a new one within three years, file Form DR-501T, and part of the Save Our Homes benefit follows you. Run the numbers before listing the old home.
Set a Windjammer Point alert on the street address, 3640 Bal Harbor Boulevard, filtered by living area for the plan, then by floor and price, and it will report a matching listing the day it appears. With three qualified sales in the last 12 months, hearing first often means being the only buyer who tours.
Data updated: November 2026 (Charlotte County Property Appraiser, files downloaded 1 Nov 2026)
Search by the address, not the community name, because listings carry several names. Use living area to separate the 1,405 and 1,830 square foot plans. Dock and parking fields are typed by listing agents and are not reliable, so we check each listing’s legal description ourselves.
Create an account on our home search and save the search, or send us your criteria and we will set it up and send you the link. Matching listings also reach Marc and Jesse, so the call you get comes from someone who has already read the unit’s legal and its plan’s comparables. Call Marc at (239) 287-5873 or use the Windjammer Point buyer consultation form.
The Southwest Florida MLS export of October 29, 2026 shows no active or pending Windjammer Point listing, so no list price is printed here. Information not available at time of publishing (checked 2026-11-10).
Book a Windjammer Point buyer consultation through the form on this page or by calling Marc at (239) 287-5873. In one session we build your carrying cost, match you to a plan, read the dock in the legal for any unit you name, and list the association documents to request. It costs nothing and commits you to nothing.
Data updated: November 2026 (Charlotte County Property Appraiser, files downloaded 1 Nov 2026)
A monthly cost model for your plan with the $78.00 Alligator Creek line and the canal line separated from the tax; the same-plan county sales; the dock named in the legal, the flood panel and the evacuation zone for any unit you name; the association request list; and an estimate of cash to close from the statutory rates on this page.
Your timing, how you will pay, whether you will claim homestead, whether a Florida home must sell first, whether you plan to lease the unit, your boat’s size and draft, whether stairs are a concern, and which listings you have already seen.
Request your Windjammer Point buyer consultation, read about 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 work with Top 1% Real Estate Agents Nationally Since 2008, with no obligation.
Marc Comisar is a top-reviewed Windjammer Point realtor, and Jesse McGreevy works buyers alongside him. The three quotes below are genuine five-star reviews from buyers we represented, copied word for word, each labelled with the site where it was posted. None of them is about Windjammer Point, none has been edited, and we publish no aggregate rating.
★★★★★ “Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he’s helped us settle into the area. 100% recommendation!” Verified Google review
★★★★★ “Jesse listened to what we were looking for and found us exactly what we wanted. Jesse was always available to answer any questions and helped us through the entire process.” Verified Google review
★★★★★ “Marc, provided excellent service and was extremely professional in all aspects of the home buying process. My wife and I were very pleased we had the opportuntiy to work with Marc Comisar. Ryan and Rochelle Brindley” Verified Zillow review
Several facts that matter to a Windjammer Point buyer are not in any public record we could read: the dues, the reserve balance, what the reserve study recommends, whether a milestone report exists, whether a building has an elevator, and the MLS-only market figures. Each has a document or source that answers it, and we close each one during the inspection period.
Data updated: November 2026 (Charlotte County Property Appraiser, files downloaded 1 Nov 2026)
Buyers ask us these questions about Windjammer Point by phone, by email and in search. Each answer comes from the county record, the statutes or the public documents listed in the sources.
Choose the plan, two-bedroom or three-bedroom, and get pre-approved or confirm your cash. Sign a buyer agreement before touring, read each candidate unit’s legal description for its dock, and write the offer from that plan’s recorded sales. Then read the resale package, the reserve study and the estoppel, and bind insurance inside the inspection period. Call Marc at (239) 287-5873.
Windjammer Point is a 69-home condominium at 3640 Bal Harbor Boulevard on the Albatross Canal in Punta Gorda Isles, inside the City of Punta Gorda, ZIP 33950. It was built in five phases from 1990 to 1992, recorded with the state on March 16, 1990, and is run by Windjammer Point Condominium Association, Inc.
The county recorded 10 qualified sales in the 36 months to September 9, 2026 at a $334,950 median, ranging from $250,000 to $480,000. The three 2026 sales recorded $302,000, $285,000 and $250,000.
The 36-month median is $238 per square foot, from $238.40 on the 1,405 square foot two-bedroom sales. Over 60 months the condominium’s median was $270.46.
Sixty-nine, in five three-story buildings: 39 two-bedroom homes of 1,405 square feet and 30 three-bedroom end homes of 1,830 square feet.
The county roll dates 43 homes to 1990, 15 to 1991 and 11 to 1992, matching the five construction phases.
No. Sixty-six of the 69 unit legal descriptions name a numbered dock and three name none. Check the legal for the unit you want and confirm the slip with the association in writing.
On at least seven units the legal names a dock with a different number from the unit. Docks were allocated as the phases sold, so the slip may not sit below the unit. Find the post with the number in your legal.
The dock carries 37 electric and 37 water hookups on the county card, so not every numbered slip has its own pedestal. Ask which pedestal serves your slip.
Lifts are allowed under the city’s Chapter 6 code, standing free of the seawall, and the city’s permit list shows a lift permit at the address in January 2025. The association’s dock rules also apply, so get its approval in writing.
We do not label the dock for sailboats or print a clearance. The only fixed spans that stop masts in Punta Gorda Isles are the two West Marion Avenue bridges at the north end, far from the southern canals, but depth and clearance must be traced for your boat. Our sailboat water guide covers the Isles.
From the Albatross Canal through the southern canals to Alligator Creek, which Buckley’s Pass connected to those canals in 2020, then into Charlotte Harbor.
The association’s dues are not published in any source we can trace to an adopted budget. The current budget and the estoppel certificate state them; ask what they include.
No. Punta Gorda Isles has no master homeowners association. The civic association is voluntary.
Yes. The state database shows a structural integrity reserve study completed December 29, 2024 by Reserve Advisors, LLC, delivered to owners January 21, 2025, covering five buildings at a cost of $5,200, with no special assessment tied to it.
The state database ties none to the reserve study. Any assessment levied for another reason appears on the estoppel certificate and in the minutes, so read both.
The buildings fall under Section 553.899, but whether a report exists is not on a public page we cite. Ask the association for the phase one summary and any phase two report.
No public record we read says. Ask the association or the listing agent in writing before you tour a third-floor home.
No age restriction is published for Windjammer Point, and we found no 55-and-over registration. Confirm the current rules in the association’s documents.
Leasing rules are in the declaration and rules, which are not public. Ask for minimum lease terms, rental caps and any waiting period after purchase before you offer.
Pet rules are in the association’s documents and are not published. Ask for the current rules and any pending amendment.
FEMA Zone AE with a 9 foot base flood elevation, on panel 12015C0239G effective December 15, 2022.
Charlotte County Evacuation Zone A, the first zone ordered out when storm surge threatens.
A lender requires it on a financed purchase in Zone AE, and Citizens requires it on policies in a special flood hazard area. A cash buyer is not compelled by a lender but should weigh the risk.
At the 2026 rate of 16.8148 mills, a $334,950 home comes to about $5,632 a year without homestead and about $4,933 with it, as an estimate. Add the $78.00 Alligator Creek line and the canal line on the unit’s bill.
It is the county’s Alligator Creek Waterway rate, set at $78.00 per unit for fiscal 2026 and approved for fiscal 2027. It funds dredging and marking of the creek. Confirm it on the unit’s bill.
The city charges condominium land $0.156 per square foot within 120 feet of the canal for fiscal 2027, and each unit carries a share. The dollar figure is on the unit’s tax bill. The flat single-family lot rate does not apply.
The 2026 preliminary just value is $238,850 for every two-bedroom and $303,323 for every three-bedroom, set as of January 1, 2026 and not yet certified. Just value is not market value.
Often not. Thirty-one of 69 homes were assessed below just value on the certified 2025 values, and a purchase resets the assessment. Plan on your own figure.
At $334,950 with 20 percent down, the down payment is $66,990 and the state loan taxes are $1,473.92, as an estimate. Add title, lender, inspection, insurance, estoppel and prorations.
The seller customarily pays the deed documentary stamp tax, $0.70 per $100 under Section 201.02, which is $2,345.00 at $334,950. The contract controls.
Up to $299, plus $119 for delivery within three business days and up to $179 more if the account is delinquent, under DBPR’s adjusted caps.
Section 718.503 gives a resale buyer a right to cancel by written notice within a statutory period after receiving the documents, ending at closing. We calendar it from the day you receive them.
Check HUD’s condominium approval lookup for the current status. If the project is not listed, ask your lender about a single-unit approval.
The Southwest Florida MLS export of October 29, 2026 holds no Windjammer Point closing, so days on market for the building cannot be stated. Information not available at time of publishing (checked 2026-11-10).
Windjammer has larger plans, numbered docks in 66 of 69 legals and a completed reserve study; Spinnaker has a lower 36-month median of $295,000, two-story buildings and a shared dock with 33 hookups.
St. Andrews South Golf Club is about three minutes by car, the Isles Yacht Club about seven, Fishermen’s Village about nine and Punta Gorda Airport about fifteen, on free-flow routing.
The district’s boundary locator returned Sallie Jones Elementary, Punta Gorda Middle and Charlotte High School for the address on September 29, 2026. Treat it as only a guide and re-check the address.
The City of Punta Gorda, through the Punta Gorda Isles canal district. The docks and pilings in front of the wall belong to the association.
The city replaced sections of the frontage in 2024. In 2025 owners and the association asked the city’s canal committee about riprap at the base of the wall; the committee’s consensus was that staff work with owners case by case.
Pick an agent who reads the unit’s legal for its dock, prices from the same plan’s county record and opens the reserve study before you are bound. 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 links to the agency that issues it, so the copy you open is the issuer’s current one. A Windjammer Point buyer will see several of these during a purchase, and reading them before the offer costs nothing.
| Document | Issued by | Open it |
|---|---|---|
| Structural Integrity Reserve Study explainer | Florida Department of Business and Professional Regulation | SIRS explainer (PDF) |
| Estoppel certificate fee caps | Florida Department of Business and Professional Regulation | Estoppel fees (PDF) |
| Statewide condominium register, including Windjammer Point | Florida Department of Business and Professional Regulation | Condominium register (CSV) |
| Alligator Creek Waterway budget, fiscal 2026 adopted and fiscal 2027 approved | Charlotte County | Alligator Creek budget (PDF) |
| Canal assessment resolutions and budget packet, fiscal 2027 | City of Punta Gorda | FY2027 canal packet (PDF) |
| 2026 final millage rates | Charlotte County Property Appraiser | 2026 rate chart (PDF) |
| Hurricane evacuation zones | Charlotte County | Evacuation map (PDF) |
| Punta Gorda Isles canals and blueway trails | Charlotte County | Canals map (PDF) |
| Waterfront Property Owner’s Manual | City of Punta Gorda | Owner’s manual |
| Canal Advisory Committee packet, June 16, 2025, with the Windjammer Point presentation | City of Punta Gorda | June 2025 packet (PDF) |
| Portability application, Form DR-501T | Charlotte County Property Appraiser | Form DR-501T (PDF) |
| AS IS Residential Contract, ASIS-7 | Florida Realtors and The Florida Bar | ASIS-7 contract (PDF) |
We read or checked each source below for this page or for our Windjammer Point community guide. Where a figure is our own count from a public file, the text says so. No Southwest Florida MLS figure for Windjammer Point is printed, and no listing portal, aggregator or competing brokerage is cited.
McGreevy and Comisar are the Southwest Florida team Windjammer Point buyers call when a condominium has to be priced from its own plan’s county record and closed with the dock, the reserve study and the association’s paperwork confirmed. 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 Windjammer Point through September 9, 2026 to its building and plan, read the county roll and legal descriptions for all 69 homes and the common-element card, worked the 2026 tax rate and the statutory closing taxes, and checked the state condominium register, both reserve-study databases, the city’s canal committee record, and the flood, evacuation and school layers. Meet the team on our about McGreevy and Comisar page, return to the Windjammer Point community guide, or explore the Punta Gorda area guide.
If you are looking for the best buyer’s agent for a Windjammer 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 moving from a house to 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.
Tell us the building and plan of any Windjammer Point home you are considering and we will send back its same-plan county sales, the dock its legal names, the flood and evacuation result and the questions for the association, each with its source. Call Marc at (239) 287-5873, call Jesse direct at (239) 898-6072, book a Windjammer 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 Windjammer 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.