Punta Gorda, Florida
What is your Clipper Cove condo worth? A written range from 12 Charlotte County recorded sales of one 1,517 square foot plan, split by section, canal flag and condition. Free valuation from McGreevy and Comisar. Call (239) 898-6072.
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Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and the #5 real estate team in Florida (RealTrends 2026). Top 1% Real Estate Agents Nationally Since 2008, with over $900 million in personal sales and more than $2.5 billion sold by the Domain Realty Group team.
By Jesse McGreevy and Marc Comisar. Updated October 2026. If you own a Clipper Cove condo, this page was written for you first: what the county says your home sold for, what it did not, and how to read the difference. Clipper Cove at Punta Gorda Isles is a condominium neighborhood inside Punta Gorda Isles in Punta Gorda, Florida, on Bal Harbor Boulevard. Our Clipper Cove neighborhood guide covers daily life, the two associations and the flood maps; this page covers price, and how a 1,517 square foot three-bedroom earns it.
A Clipper Cove condo is worth about $290,000 on the last two years of evidence. Charlotte County recorded 12 qualified sales between September 10, 2024 and September 9, 2026 at that median, every one of them the same 1,517 square foot three-bedroom plan. Section, canal side and condition move one home around that figure.
Data updated: October 2026 (Charlotte County Property Appraiser recorded, qualified sales, 24 months to September 9, 2026, the newest sale in the county file downloaded October 28, 2026; our analysis).
We pulled every qualified Charlotte County sale in Clipper Cove through September 9, 2026, the newest deed in the county file. Clipper Cove is 144 condominium homes in two sections, Clipper Cove at Bal Harbor (48 homes) and Clipper Cove Village (96 homes), and the county roll gives all 144 the same living area. That is rare. On most streets a valuation has to untangle size, layout and lot. Here the plan is fixed, so the only questions left are which section, whether the county marks the home canal-side, what shape the inside is in, and what the recorded documents attach to it. This page works through those four questions in order and shows the arithmetic each time.
| Figure | What it measures | Window and source |
|---|---|---|
| $290,000 | Median of 12 qualified recorded sales (middle pair $285,000 and $295,000) | 24 months to September 9, 2026, Charlotte County Property Appraiser, our analysis |
| $249,000 to $415,000 | Lowest and highest of those 12 sales | Same window and source |
| $191.17 | Median price per square foot, which is $290,000 divided by 1,517 | Same window and source |
| $290,000 | Median of 8 qualified sales (too few to lean on alone) | 12 months to September 9, 2026, same source |
| $297,500 | Median of 8 Clipper Cove Village sales | 24 months, same source |
| $263,500 | Median of 4 Clipper Cove at Bal Harbor sales | 24 months, same source |
| $300,000 against $252,000 | Median of 7 canal-side sales against 5 sales the county does not flag canal-side | 24 months, same source |
The first row is the headline. The last three rows are the reason a single headline is never the whole answer: the same plan sold for $297,500 in one section and $263,500 in the other, and for $300,000 where the county records canal frontage against $252,000 where it does not. The 12 sales in the table sum to $3,510,900, so the average is $292,575, a little above the median because one canal-side sale reached $415,000.
The selection is simple and we state it once. We tracked every parcel on the 2026 roll, all 146 of them, and kept the ones that are homes. Clipper Cove means the Property Appraiser’s two condominium codes, CLI for Clipper Cove at Bal Harbor and CLV for Clipper Cove Village, which together cover 144 residential units plus two common-element parcels that never sell. A sale counts when the Department of Revenue qualification code on the deed is 01 or 02, the parcel is improved, and the price is above $1,000. Islander Point, the separate 52-home condominium farther along Bal Harbor Boulevard, is left out of every Clipper Cove figure on this page. No developer first sales fall in the window, so every sale here is a resale between owners.
Ask three things in this order. Is the home in the Village or at Bal Harbor? Does the county flag it canal-side, which on the record means a Village building numbered 10 to 24? And has the inside been kept or updated since the building was new? Those three answers choose between a figure near $250,000 and a figure near $310,000 for the identical floor plan, and they are the first three lines of every Clipper Cove valuation file we write.
Clipper Cove sellers choose McGreevy and Comisar because we price from the 12 county-recorded sales of the same plan, adjusted for section and canal side, rather than from a portal estimate. We are Top 1% Real Estate Agents Nationally Since 2008, and the #1 team in Southwest Florida since 2012.
Data updated: October 2026 (Charlotte County Property Appraiser recorded, qualified sales to September 9, 2026; our analysis).
If you are weighing the best real estate agents in Punta Gorda, the test for a one-plan condominium is easy to apply. Ask what comparable sales the agent will put in your hands, whether each sale is the same section and the same canal flag as your home, and whether the agent can say why a $415,000 sale in 2025 should not set your price in 2026. We lead Domain Realty Group, and the method we use on a 1,517 square foot Clipper Cove condo is the method we use on every other property: public record first, then adjustments, then a written range.
Every Clipper Cove valuation comes from a partner, not a call center. Call Jesse direct at (239) 898-6072 and we will start with your building number.
The fastest route to a Clipper Cove condo valuation is the address form at the top of this page, which takes about sixty seconds and goes to Jesse McGreevy and Marc Comisar. We reply with the sales from your section and canal flag, a written range, the paperwork a buyer will ask for and a seller net sheet.
Data updated: October 2026 (Charlotte County Property Appraiser recorded, qualified sales to September 9, 2026; Florida DBPR estoppel fee schedule; our analysis).
Enter your address in the free Clipper Cove condo valuation form and tell us whether you plan to sell this season, next year or only want to know. A partner answers. If you would rather talk first, call Jesse direct at (239) 898-6072 or Marc Comisar at (239) 287-5873. You are working with Top 1% Real Estate Agents Nationally Since 2008, and the file costs nothing and carries no obligation.
A price range with the recorded sales behind it, listed by date, section, building, floor and price. The adjustment we made for section and for the canal flag, in dollars, with the reason. The county’s 2026 just value for your parcel and why it differs from a sale price. The tax-bill lines a buyer will see, including the Alligator Creek line and, if your building carries one, the Punta Gorda Isles canal line. A list of the association documents a buyer is entitled to and the ones worth ordering before you list. And a net sheet that starts from the price and ends with what you keep. If any figure on the sheet looks wrong to you, you should be able to find its source, and you can only do that with the file in hand.
Owners a year or more from selling who want to know whether to wait. Owners who bought in 2022 or 2023 and want to know what the market has done since. Heirs settling an estate with a Bal Harbor Boulevard address. Out-of-state owners, and the county roll shows 73 of the 144 owners with a mailing address outside Florida, who have not been inside the unit since last winter. Owners deciding between selling, renting and holding. If you already know you are moving, our guide to selling a Clipper Cove condo takes the listing from price to closing.
Online estimates swing at Clipper Cove because the model has almost nothing recent to work with: the county recorded one qualified sale in all of calendar 2025 and eight so far in 2026. The 12 sales in the county list are the real comparable set, and a handful of them can move a median by thousands of dollars.
Data updated: October 2026 (Charlotte County Property Appraiser recorded, qualified sales to September 9, 2026; our analysis; CFPB final rule on automated valuation models, 89 FR 64538).
An automated estimate is a statistical model. It needs many recent, similar sales to settle on a number, and Clipper Cove gives it very few: 12 sales in 24 months across 144 homes, which is 8.3 percent of the units changing hands in two years. A turnover that low is healthy for a quiet condominium community and hard on a model. When the data is thin, the estimate leans on older sales, on neighboring buildings, or on nearby condominiums that are not the same product. Each of those pulls in a different direction, and which one dominates changes from day to day as the model refreshes.
Take the 24-month list and move one sale. Add the canal-side $415,000 sale recorded on September 6, 2024, four days before the window opens, and the count becomes 13 and the median becomes $295,000. Drop the highest sale instead and 11 remain with a median of $285,000. Drop the lowest and 11 remain with a median of $295,000. A swing of $5,000 either way from one sale is already 1.7 percent of the headline, and an estimate built on 8 sales is moved more by each. Here is the full table of those experiments.
| Experiment on the 24-month list | Sales | Median |
|---|---|---|
| As published (September 10, 2024 to September 9, 2026) | 12 | $290,000 |
| Start four days earlier, which adds the September 6, 2024 sale at $415,000 | 13 | $295,000 |
| Remove the highest sale ($415,000) | 11 | $285,000 |
| Remove the lowest sale ($249,000) | 11 | $295,000 |
| Remove the two highest and keep the other ten | 10 | $280,000 |
| Widen to 36 months (September 10, 2023 to September 9, 2026) | 17 | $295,000 |
| 60-month window (September 10, 2021 to September 9, 2026) | 39 | $339,000 |
The lesson is not that the median is unreliable. It is that a median of a dozen sales needs a human reading of each sale before it is applied to one home, which is what the remaining sections of this page do.
The 60-month median of $339,000 sits $49,000 above the 24-month median of $290,000, which is 16.9 percent of $290,000. Any model that weights older sales will land somewhere between the two. The 2022 sales had a median of $390,000 and the 2023 sales $365,000; together those 22 sales have a median of $377,500. A seller who reads a $370,000 estimate and a buyer who reads the last three months of closings are not looking at the same market, and the listing price that comes from the first reader will sit for months.
One AI answer for Punta Gorda Isles condominiums labelled 2002 Bal Harbor Boulevard as another community. It is not. On the state condominium register and the county roll, 2002 Bal Harbor Boulevard is Clipper Cove Village, and 2000 Bal Harbor Boulevard is Clipper Cove at Bal Harbor. Automated models and chatbots that match on a name rather than a parcel can mix the two sections, mix in Islander Point at 1080 Bal Harbor Boulevard, or pick up the Lee County condominium that shares the Clipper Cove Village name. A valuation tied to the parcel number avoids all three errors.
A model also tends to carry whatever the last listing said: the number of bathrooms, an updated kitchen, a boat slip, a garage. On a one-plan community that is exactly the information that separates one sale from the next, and it is exactly the information a model cannot verify. The county record tells you the section, the building, the floor, the year built and the waterfront flag. The recorded condominium documents tell you what is attached to the unit. We use both, and then we walk the inside.
Federal regulators issued final quality control standards for automated valuation models used in mortgage lending, published as 89 FR 64538 and posted by the Consumer Financial Protection Bureau. The standards ask a lender to keep policies that give high confidence in a model’s estimates, guard against manipulated data and conflicts of interest, follow nondiscrimination law and test the model on a random sample. It is a useful reminder that the institutions that buy these models treat them as something to test, not something to trust. A lender’s appraiser will still reach for the same recorded sales we do.
The county file cannot carry days on market or sale-to-list ratio. Matched by address, the Southwest Florida MLS export of October 29, 2026 holds one Clipper Cove closing in its 12 months: listed at $249,000, sold for $249,900 on May 15, 2026, after 135 days on market. One sale is not a median. For context only, the MLS figures for all of Punta Gorda Isles, houses and condominium units blended, in the export of October 29, 2026, were 66 closings in ZIP 33950 at a $632,500 median, 86.5 median days on market and a 95.9 percent median sale-to-list ratio; the 12 condominium, villa or attached closings among them had a $303,350 median, 66.5 median days on market and 94.4 percent of list. They describe a different mix of homes than Clipper Cove, so do not apply them to a Clipper Cove condo.
One floor plan makes Clipper Cove a near-perfect valuation test because all 144 homes are the same 1,517 square foot three-bedroom on the county record. Price per square foot is just price divided by 1,517 and adds nothing a price does not. What separates one sale from another is section, canal flag, condition and what the recorded documents attach.
Data updated: October 2026 (Charlotte County Property Appraiser 2026 parcel roll and recorded, qualified sales to September 9, 2026; our analysis).
Most valuations spend their effort on adjustments for size. A 1,900 square foot house and a 2,200 square foot house are not the same product, so the appraiser or the agent scales one toward the other, and every scale factor is a judgment that can be argued. At Clipper Cove that whole layer disappears. The 144 homes are 1,517 square feet each, built between 1999 and 2004 in 34 buildings of two stories as the county records and the unit numbering indicate. If two sales differ in price, the difference lives in something other than size.
It removes the size adjustment, the bedroom adjustment and most of the era adjustment, since the oldest and newest buildings are separated by five years of construction rather than fifty. It also removes the temptation to compare a Clipper Cove unit with a larger Punta Gorda Isles house, because the unit has no larger sibling. What remains is a short list of questions, each of which the county record can answer in part.
Because the denominator never changes, price per square foot is a relabeling of price. The table shows the arithmetic for the prices that matter on this page.
| Price | Divided by 1,517 sq ft | What it marks |
|---|---|---|
| $249,000 | $164.14 | Lowest sale in the 24-month list |
| $252,000 | $166.12 | Median of the 5 sales the county does not flag canal-side |
| $263,500 | $173.70 | Median of the 4 Bal Harbor sales |
| $290,000 | $191.17 | Median of all 12 sales |
| $297,500 | $196.11 | Median of the 8 Village sales |
| $300,000 | $197.76 | Median of the 7 canal-side sales |
| $415,000 | $273.57 | Highest sale in the list |
A buyer who quotes you “$191 a foot” is quoting the median price in different clothes. The useful numbers are the price bands and the medians by group, which the next sections build.
Search tools usually draw a circle around the address and average whatever sold inside it. For Clipper Cove that circle would pull in Islander Point, a 1974 condominium of two-bedroom, 1,114 square foot homes with a 24-month median of $165,000, and Emerald Pointe, and the single-family houses on the surrounding Punta Gorda Isles streets, which sold at a $700,000 median in the 12 months to September 9, 2026. None of them is comparable. The 12 sales in the county list share the plan, the year range and the two associations, and that is the comparable set.
Clipper Cove is a thin, fast-reading market: 12 recorded sales in 24 months across 144 identical homes, and eight of them since January 2026. If you are selling, start with your free Clipper Cove condo valuation and call Jesse direct at (239) 898-6072. If you are buying in Punta Gorda Isles instead, read how we represent buyers in Southwest Florida and call Marc at (239) 287-5873. You are working with Top 1% Real Estate Agents Nationally Since 2008.
It cannot tell you the finish level, the age of the air conditioner, whether the screened lanai has been enclosed, or whether the kitchen is the original. The county record cards give living area and bedroom count and nothing more about the interior. That is why every valuation we write ends with a walkthrough, and why Test Three below carries as much weight as the first two.
Test one is which section your home belongs to. Clipper Cove at Bal Harbor has 48 homes at 2000 Bal Harbor Boulevard and a 24-month median of $263,500 on 4 sales; Clipper Cove Village has 96 homes at 2002 Bal Harbor Boulevard and a median of $297,500 on 8 sales. They are separate associations with separate budgets.
Data updated: October 2026 (Charlotte County Property Appraiser recorded, qualified sales to September 9, 2026; Florida DBPR condominium register extract downloaded October 28, 2026; Florida Division of Corporations; our analysis).
The two sections share a plan and a boulevard and little else. Bal Harbor is 10 buildings recorded between 1999 and 2001 as three condominiums of 16 homes each, now run by one master association, Clipper Cove at Bal Harbor Master Association, Inc. The Village is 24 buildings of four homes, recorded between 2001 and 2004 as eight condominiums of 12 homes each, merged in 2007 under Clipper Cove Village Master Condominium Association, Inc. Each association sets its own budget, reserves, insurance and rules, and neither publishes them on a public page.
| Window ending September 9, 2026 | Bal Harbor (48 homes) | Village (96 homes) | Gap |
|---|---|---|---|
| 12 months | 2 sales, $252,000 and $285,000 (too few for a median) | 6 sales, median $295,000 | not computed |
| 24 months | 4 sales, median $263,500 | 8 sales, median $297,500 | $34,000 |
| 36 months | 5 sales, median $275,000 | 12 sales, median $305,000 | $30,000 |
| 60 months | 14 sales, median $334,500 | 25 sales, median $339,900 | $5,400 |
Read across the rows. The Village runs $34,000 above Bal Harbor in 24 months, which is 12.9 percent of the Bal Harbor median ($34,000 divided by $263,500). The gap is $30,000 in 36 months, 10.9 percent of $275,000. In the 60-month window it shrinks to $5,400, which is 1.6 percent of $334,500. The section premium that looks solid in recent sales almost disappears in the longer record.
Look at the calendar years. Bal Harbor’s 2022 median was $415,000 on five sales, above the Village’s $375,000 on six. In 2023 the order reversed: Bal Harbor $347,000 on five sales, the Village $419,500 on six. In 2024 Bal Harbor sold two homes at a $262,450 median and the Village four at $357,500. With five or six sales a year, one or two canal-side sales decide the Village median. That is what happened in 2023, when four of the six Village sales were canal-side, and it is why we do not treat “Village is worth more than Bal Harbor” as a rule. It is a tendency that comes almost entirely from the canal flag, which Test Two takes up.
None of the 48 Bal Harbor homes carries the county’s waterfront flag. In the Village, Buildings 10 to 24 do and Buildings 1 to 9 do not. In the 24-month list all four Bal Harbor sales are non-canal, seven of the eight Village sales are canal-side, and the eighth, a Building 9 sale at $249,000 in May 2026, is the only Village non-canal sale in the window. So the section comparison and the canal comparison are tangled, and you cannot separate them with 12 sales. In 36 months two Village non-canal sales appear, $252,600 and $249,000, and both sit below the Bal Harbor 36-month median of $275,000, even though the county values every Village Building 1 to 9 home higher than every Bal Harbor home. Two sales are not a trend. They are a reason to look at your own building, not at your section’s average.
Two associations mean two sets of documents. The Village manager is named three different ways on public records: the state register lists one firm, the Division of Corporations filing another and the county roll a third. We take that as a reason to confirm the current manager from the estoppel certificate rather than from a website. Bal Harbor’s master association lists its registered agent and principal address at 2000 Bal Harbor Boulevard on the Division of Corporations record. Neither association’s dues are published, and we do not guess at them.
We start from the section’s own recent sales when there are enough of them, and fall back to the 36-month or 60-month section medians when there are not. We then adjust for the canal flag, then for building, floor and condition. For a Bal Harbor home the starting point is the $263,500 median, bracketed by the four sales between $249,900 and $285,000. For a Village canal-side home the starting point is the $300,000 canal median, bracketed by seven sales between $275,000 and $415,000. For a Village home in Buildings 1 to 9 we start from the two non-canal Village sales at $249,000 and $252,600 and compare them against Bal Harbor, with the caution above.
Test two is the county’s waterfront flag. Sixty of the 144 homes carry it, every one of them a Clipper Cove Village home in Buildings 10 to 24. In the 24-month list, 7 canal-side sales had a $300,000 median and 5 sales without the flag had a $252,000 median, a gap of $48,000.
Data updated: October 2026 (Charlotte County Property Appraiser 2026 parcel roll and recorded, qualified sales to September 9, 2026; Charlotte County Tax Collector 2025 tax bills; our analysis).
The flag is a field on the Property Appraiser’s record for each parcel. It is not an opinion, and it does not say how a buyer reaches the water, how deep the canal is, or whether any boat can be kept there. It says the county’s data treats that parcel as waterfront. Because it is the county’s field, it is the one any buyer, lender or appraiser can check without us, and it is the field this page uses.
| Window ending September 9, 2026 | Canal-side sales | Not flagged | Gap | Gap as share of the not-flagged median |
|---|---|---|---|---|
| 12 months | 5 sales, median $295,000 | 3 sales, median $252,000 | $43,000 | 17.1 percent |
| 24 months | 7 sales, median $300,000 | 5 sales, median $252,000 | $48,000 | 19.0 percent |
| 36 months | 10 sales, median $310,000 | 7 sales, median $252,600 | $57,400 | 22.7 percent |
The arithmetic: $295,000 minus $252,000 is $43,000, and $43,000 divided by $252,000 is 17.1 percent. $300,000 minus $252,000 is $48,000, and $48,000 divided by $252,000 is 19.0 percent. $310,000 minus $252,600 is $57,400, and $57,400 divided by $252,600 is 22.7 percent. All three windows put the canal-side median 17 to 23 percent above the rest. Those are differences between medians of small groups, so we call the premium a pattern in the record, not a law.
On the 2026 roll the 60 canal-side homes carry a median just value of $283,679. The 36 Village homes in Buildings 1 to 9 carry $264,337, and every one of the 48 Bal Harbor homes carries $219,207. The canal-side figure is $19,342 above Buildings 1 to 9 and $64,472 above Bal Harbor. The county appraiser is making the same ordering the market makes, with smaller gaps, because just value is set as of January 1 and trails sale prices.
A canal-side Village home pays a Punta Gorda Isles canal maintenance line on its tax bill: $327.36 on the 2025 sample bill we read, against $142.48 on a Bal Harbor bill and none on a Buildings 1 to 9 bill. The extra $327.36 a year set against a $48,000 median premium is a ratio of about 147 years of the line ($48,000 divided by $327.36 is 146.6). The carrying cost does not offset the premium. Buyers who pay it are paying for something else: the view, the setting, the possible water access.
It does not promise a slip, a dock or boating access. A slip, a garage bay or a parking designation attaches to a unit only through the recorded condominium instrument. At least eight unit legal descriptions on the county roll carry short designations that look like garage, slip or parking references, and we have not read the instruments behind them. Whether the canal walls behind Buildings 10 to 24 are city-maintained district seawalls or association-owned walls is something the county record does not settle either; the district description names the Clipper Cove parcels, which suggests city coverage, and the City Canal Maintenance office holds the record that confirms it. The city says most, not all, of the Punta Gorda Isles canal system has no fixed bridges and publishes no canal-by-canal clearance table, so a sailboat owner has to check the route.
Canal-side prices in the 24-month list run from $275,000 to $415,000, a range of $140,000 on the same plan. The flag explains where the middle sits, not where a given home lands. The seven canal-side sales cluster: five of them fall between $295,000 and $310,000, one sits at $275,000 and one at $415,000, far above the rest. A median of $300,000 describes five of the seven canal sales well and the other two less so. We treat the $415,000 sale as an outlier to be explained before it is used, not a ceiling to be quoted.
Test three is what the county record cannot see: the inside of the home and the instruments recorded against it. Even among the five sales the county does not flag canal-side, prices ran from $249,000 to $285,000 on the same plan, and condition, attachments and the association’s finances explain the rest.
Data updated: October 2026 (Charlotte County Property Appraiser recorded, qualified sales to September 9, 2026; Florida Statutes 718.116 and 718.503; Florida DBPR estoppel fee schedule; our analysis).
Two homes of equal size, section and canal flag can sell $30,000 apart. The county record can tell you they are the same plan in the same building class. It cannot tell you that one has new impact windows and a replaced air handler and the other has the original builder-grade finishes. A walkthrough can.
The age and tonnage of the air conditioner, the water heater, the flooring, the kitchen and both bathrooms’ fixtures, the windows and sliders, the lanai and its screening, the smoke and carbon monoxide devices, and the paint and trim. We photograph each, note the year where a label or permit gives it, and compare the home with the two or three sales in its own group. A home that has been kept well but not updated sells near the group median. A home with a full interior update sells above it. A home that needs the work sells below.
The declaration of condominium and its amendments say what belongs to the unit and what belongs to the association: garage bays, parking spaces, storage, any boat slip, and the limited common elements that go with them. The county common-element records show ten detached garage buildings at Bal Harbor and 24 at the Village, plus a small clubhouse at the Village, and no pool, dock or tennis court on either record. A garage bay or a slip assigned to your unit is a value item. One that is not assigned is not. The recorded instrument decides, and a listing’s marketing copy does not.
A buyer prices the monthly dues, the reserve balance, any special assessment already approved or being discussed, and the master insurance deductible alongside the unit price. A difference in annual dues weighs more with a buyer who plans to own for years than the same amount off the price, because the dues come every year. None of those figures is public for either Clipper Cove association, so we get them from the association’s estoppel certificate and the resale package under Florida Statute 718.503 before a price is set. The estoppel fee is capped by the state; the Department of Business and Professional Regulation currently publishes $299 for preparation and delivery, $119 more if delivered within three business days, and up to $179 more if the unit is delinquent.
| Group, 24 months | Sales | Lowest | Median | Highest | Spread |
|---|---|---|---|---|---|
| Canal-side Village | 7 | $275,000 | $300,000 | $415,000 | $140,000 |
| Not flagged canal-side (4 Bal Harbor, 1 Village) | 5 | $249,000 | $252,000 | $285,000 | $36,000 |
| Bal Harbor | 4 | $249,900 | $263,500 | $285,000 | $35,100 |
| Village | 8 | $249,000 | $297,500 | $415,000 | $166,000 |
The non-canal group is tight, $36,000 from lowest to highest. The canal group is loose. A condition and attachment effect is easier to see where prices cluster, and harder where one sale reaches far above the rest. That is why the walkthrough matters more on a canal-side home: the cost of a mistake is larger when the spread is wider.
Floor and year built do not show a measurable effect on Clipper Cove prices in the sales we have, and we say so rather than invent a premium. First-floor homes had a $295,000 median on 8 sales and second-floor homes $280,000 on 4, but over 36 months the order reverses. Samples this small do not support an adjustment.
Data updated: October 2026 (Charlotte County Property Appraiser recorded, qualified sales to September 9, 2026; our analysis).
A valuation that quotes a “second-floor premium” or “newer building premium” for a 144-home community should be asked for the sales behind it. The record here does not support one.
The county record cards show each unit’s position through its number; a unit on the first floor and one on the second share a building. In the 24-month list, 8 first-floor sales had a $295,000 median and 4 second-floor sales $280,000. Over 36 months it flips: 10 first-floor sales at $295,000 and 7 second-floor sales at $310,000. A premium that changes sign when you add 5 sales is not a premium. Several second-floor buyers want a view over a canal and several first-floor buyers want no stairs; the market in 12 to 17 sales has not picked a side.
The roll years built in the 24-month list are 1999 (1 sale, $285,000), 2000 (1, $252,000), 2001 (1, $275,000), 2002 (7, $295,000) and 2003 (2, $300,000 and $310,000). It looks as if newer is better, until you notice that the 2002 group includes both a $249,900 Bal Harbor sale and a $415,000 canal-side sale, and that year built tracks the section and the phase. Bal Harbor is 1999 to 2002 and Village 2001 to 2004. Year built is a proxy for where in the community the building stands, not a driver of price by itself.
| 24-month price band | Sales |
|---|---|
| Under $250,000 | 2 |
| $250,000 to $274,999 | 1 |
| $275,000 to $299,999 | 5 |
| $300,000 to $324,999 | 3 |
| $325,000 to $349,999 | 0 |
| $350,000 and up | 1 |
Five of the 12 sales landed in a single $25,000 band, $275,000 to $299,999, and 8 of 12 landed between $275,000 and $324,999. That concentration is the market telling you where a typical home clears. A list price far outside the band needs a reason that the buyer can see.
The number of bedrooms and the living area are constants, so they cannot explain a spread. The street name is also a constant: every home is on Bal Harbor Boulevard, either at 2000 or 2002. And the unit’s listing history is not an input we weigh from a model, since a long time on the market is more often a pricing signal than a feature of the home.
Clipper Cove prices fell from the 2022 peak and have since steadied. The calendar-year median went from $390,000 in 2022 to $365,000 in 2023 and $287,500 in 2024, and the eight sales recorded in 2026 through September 9 have a $290,000 median, about 26 percent below 2022 and level with 2024.
Data updated: October 2026 (Charlotte County Property Appraiser recorded, qualified sales to September 9, 2026; our analysis).
Prices are not dropping right now on this record, and they are not rising. They fell, then stopped. The more useful question for an owner is how far above the pre-2022 level the current prices still sit, and the record answers that too.
| Year | Qualified sales | Median | Change from prior year | Bal Harbor (n, median) | Village (n, median) |
|---|---|---|---|---|---|
| 2020 | 13 | $225,000 | not shown | 7, $210,000 | 6, $263,500 |
| 2021 | 11 | $239,900 | plus 6.6 percent | 3, $269,900 | 8, $228,500 |
| 2022 | 11 | $390,000 | plus 62.6 percent | 5, $415,000 | 6, $375,000 |
| 2023 | 11 | $365,000 | minus 6.4 percent | 5, $347,000 | 6, $419,500 |
| 2024 | 6 | $287,500 | minus 21.2 percent | 2, $262,450 | 4, $357,500 |
| 2025 | 1 | $415,000 | one sale, no comparison | none | 1, $415,000 |
| 2026 to September 9 | 8 | $290,000 | plus 0.9 percent against 2024 | 2, $268,500 | 6, $295,000 |
The percentage changes are straight arithmetic on the medians. For 2022, $390,000 minus $239,900 is $150,100, and $150,100 divided by $239,900 is 62.6 percent. For 2023, $365,000 minus $390,000 is minus $25,000, which is 6.4 percent of $390,000. For 2024, $287,500 minus $365,000 is minus $77,500, which is 21.2 percent of $365,000. The 2026 median compared with 2024 is $2,500 higher, 0.9 percent. The 2025 row is a single sale and means nothing as a median.
The 2019 median was $233,000 and the 2020 median was $225,000. The 2026 median of $290,000 is $57,000 above 2019, which is 24.5 percent, and $65,000 above 2020, which is 28.9 percent. So a Clipper Cove owner who bought before 2021 is still well ahead, and an owner who bought in 2022 or 2023 near the top is behind. Both are true at once.
| Window ending September 9, 2026 | Sales | Median | Low to high | Dollar volume | Median per sq ft |
|---|---|---|---|---|---|
| 12 months | 8 | $290,000 | $249,000 to $310,000 | $2,271,000 | $191.17 |
| 24 months | 12 | $290,000 | $249,000 to $415,000 | $3,510,900 | $191.17 |
| 36 months | 17 | $295,000 | $249,000 to $420,000 | $5,348,500 | $194.46 |
| 60 months | 39 | $339,000 | $200,000 to $449,900 | $13,248,800 | $223.47 |
| All history in the file (January 1, 2009 on) | 159 | $219,000 | $106,500 to $449,900 | $36,747,700 | $144.36 |
The 24-month median is 14.5 percent below the 60-month median: $339,000 minus $290,000 is $49,000, and $49,000 divided by $339,000 is 14.5 percent. We use the 24-month window as the headline for two reasons: it holds 12 sales rather than 8, and it begins after the peak had already passed.
Twelve sales in 24 months is one every two months on average, and the record is lumpy. The county file shows no qualified Clipper Cove sale between March 3, 2025 and January 26, 2026, a gap of 329 days, and then eight sales between January 26 and August 13, 2026. The file does not say why. It does show that activity resumed in 2026 at prices level with 2024. Turnover in the 24 months was 12 distinct homes of 144, or 8.3 percent.
Measuring that takes active listings, months of supply and days on market, which come from the Southwest Florida MLS and not from the county file. On October 29, 2026 the Southwest Florida MLS export held no active or pending Clipper Cove listing and one closing in its 12 months, after 135 days on market; so thin a feed cannot measure months of supply. Information not available at time of publishing (checked 2026-11-10). What the county record can say is that sellers in 2026 are getting 2024 prices and not 2022 prices, and that buyers have 144 identical homes to compare, so the home that is priced to the last 12 sales sells and the home that is priced to the 2022 sales waits.
Not by itself. A seller who must sell this year is selling into the current market whatever the median did in 2022. A seller who can wait has to weigh the carrying cost of a second year against a market that has been level for two years. We give you the arithmetic for both in the file: the net from selling this season, and the net from holding twelve months, using the tax and association figures you actually pay.
The 12 recorded Clipper Cove sales from September 10, 2024 to September 9, 2026 range from $249,000 to $415,000 and sum to $3,510,900. Seven were canal-side, five were not, eight were in the Village and four at Bal Harbor, and eight fell between $275,000 and $324,999.
Data updated: October 2026 (Charlotte County Property Appraiser recorded, qualified sales to September 9, 2026, joined to the 2026 parcel roll; our analysis).
This is the full comparable set for a Clipper Cove condo. The table lists each sale by recorded date, section and condominium street address, building number, floor, roll year built, living area, the county’s waterfront flag, price and price per square foot. It names no owner, buyer or seller and shows no unit numbers.
| Recorded | Section (street address) | Building | Floor | Built | Sq ft | Canal-side | Price | Per sq ft |
|---|---|---|---|---|---|---|---|---|
| Sept 17, 2024 | Village (2002 Bal Harbor Blvd) | 12 | 1 | 2003 | 1,517 | yes | $300,000 | $197.76 |
| Nov 14, 2024 | Bal Harbor (2000 Bal Harbor Blvd) | 1 | 1 | 2002 | 1,517 | no | $249,900 | $164.73 |
| Dec 16, 2024 | Bal Harbor (2000 Bal Harbor Blvd) | 6 | 1 | 2001 | 1,517 | no | $275,000 | $181.28 |
| Mar 3, 2025 | Village (2002 Bal Harbor Blvd) | 13 | 1 | 2002 | 1,517 | yes | $415,000 | $273.57 |
| Jan 26, 2026 | Bal Harbor (2000 Bal Harbor Blvd) | 4 | 2 | 1999 | 1,517 | no | $285,000 | $187.87 |
| Feb 20, 2026 | Village (2002 Bal Harbor Blvd) | 17 | 1 | 2002 | 1,517 | yes | $295,000 | $194.46 |
| Apr 16, 2026 | Village (2002 Bal Harbor Blvd) | 13 | 1 | 2002 | 1,517 | yes | $310,000 | $204.35 |
| Apr 20, 2026 | Village (2002 Bal Harbor Blvd) | 17 | 1 | 2002 | 1,517 | yes | $295,000 | $194.46 |
| May 7, 2026 | Village (2002 Bal Harbor Blvd) | 9 | 1 | 2002 | 1,517 | no | $249,000 | $164.14 |
| May 27, 2026 | Village (2002 Bal Harbor Blvd) | 10 | 2 | 2003 | 1,517 | yes | $310,000 | $204.35 |
| June 16, 2026 | Bal Harbor (2000 Bal Harbor Blvd) | 3 | 2 | 2000 | 1,517 | no | $252,000 | $166.12 |
| Aug 13, 2026 | Village (2002 Bal Harbor Blvd) | 18 | 2 | 2002 | 1,517 | yes | $275,000 | $181.28 |
Source: Charlotte County Property Appraiser sales file (downloaded October 28, 2026), qualified and improved sales only, joined to the roll. Floor comes from the unit number; the building numbers are the condominium’s own.
Sort by canal flag first. The seven canal-side rows are $300,000, $415,000, $295,000, $310,000, $295,000, $310,000 and $275,000; they sum to $2,200,000, an average of $314,286, and a median of $300,000. The five rows without the flag are $249,900, $275,000, $285,000, $249,000 and $252,000; they sum to $1,310,900, an average of $262,180, and a median of $252,000. The two groups together sum to $3,510,900, which ties to the headline volume.
Building 17 appears twice, on February 20 and April 20, 2026, both first-floor canal-side sales at $295,000. Two sales in two months in the same building at an identical price is the kind of evidence a valuation can lean on, because it removes building, floor, year and canal flag from the question. It is also a sample of two, and we treat it as a check on the group median, not as a rule.
Five sales fill the 36-month window before September 10, 2024. They are listed so you can see what the earlier part of the record looked like.
| Recorded | Section | Building | Floor | Canal-side | Price |
|---|---|---|---|---|---|
| Sept 15, 2023 | Village | 21 | 2 | yes | $420,000 |
| Sept 29, 2023 | Bal Harbor | 9 | 2 | no | $330,000 |
| Mar 19, 2024 | Village | 15 | 2 | yes | $420,000 |
| May 6, 2024 | Village | not shown | 1 | no | $252,600 |
| Sept 6, 2024 | Village | not shown | 1 | yes | $415,000 |
Add these five to the 12 and you have the 17 sales behind the 36-month median of $295,000. Four of the five sit at or above $330,000. By the spring of 2026 the typical canal-side price had come down to $295,000 to $310,000, which is the movement the calendar-year table shows.
It shows recorded price. It does not show seller concessions, closing-cost credits, or whether the buyer paid cash, which affect what a price means. Concessions and the cash versus financed share are not in the Southwest Florida MLS export we hold. Information not available at time of publishing (checked 2026-11-10). It also does not show condition. We close that gap with the walkthrough.
Find the row that matches your section, canal flag and floor. If there is a row, that is your nearest comparable and the starting point. If there is not, widen to the 36-month list and the calendar-year table, and then adjust. In the file we send you, every row we used is listed with the dollar adjustment applied to it, so the arithmetic can be checked by you or by an appraiser.
The repeat-sale record shows 28 Clipper Cove homes that sold twice since September 2021, with a median gain of about 70 percent over a median hold of about six years. The one home bought at the 2023 peak and resold in the window brought about 31 percent less than its purchase price.
Data updated: October 2026 (Charlotte County Property Appraiser recorded, qualified sales, resale pairs with the later sale from September 10, 2021 to September 9, 2026; our analysis).
A repeat sale compares a home with itself. That cancels section, building, floor and plan in one step, which makes it one of the cleanest ways to see what the market did to a Clipper Cove condo over time.
Across the 28 pairs the median change from the earlier qualified sale to the later one is plus 69.9 percent, over a median of about six years. Converted to a yearly rate, 1.699 raised to the power of one sixth is about 1.092, or roughly 9 percent a year compounded. That conversion is a rough one: it takes a median gain and a median hold and treats them as one home. The range is wide. Pairs whose earlier sale predates 2021 show gains from 29.4 percent to 171.4 percent, because the earlier deeds in the pairs are spread across many years and price levels.
Two homes bought in 2016 resold in 2026, one at $295,000 for a gain of 29.4 percent and one at $310,000 for a gain of 34.2 percent. Working backward, $295,000 divided by 1.294 is about $228,000, and $310,000 divided by 1.342 is about $231,000, which matches the 2016 calendar-year median of $228,000. Ten years of ownership produced roughly a third more price, which is a reminder that the pairs with 70 percent gains and more must have started from earlier, lower prices.
One home that was bought in early 2023 for $449,900, the highest recorded Clipper Cove sale since 2009, was resold in 2026 for $310,000. That is $139,900 less, and $139,900 divided by $449,900 is 31.1 percent. It is the only pair in the window that began at the peak. We do not identify the unit and the county record does not tell us why the owner sold; it tells us what the two deeds recorded.
If you bought before 2021, you have probably more gain than loss in this market, and what you decide to do is about timing and taxes, not about whether you are underwater. If you bought in 2022 or 2023, the 24-month median of $290,000 is $100,000 below the 2022 median of $390,000 and $75,000 below the 2023 median of $365,000, which are 25.6 percent and 20.5 percent. Those figures are medians for the whole community, not statements about your home, but they tell you what the typical purchaser of that period faces.
A repeat sale pair ignores improvements the owner made, the carrying cost of the years in between, and the closing costs on both ends. It also covers only homes that sold twice, which is a self-selected group. We use pairs to understand direction and scale, and the 12 recent sales to set a price.
The county’s 2026 just value is $219,207 for every Clipper Cove at Bal Harbor home, $264,337 at the median for Village Buildings 1 to 9, and $283,679 at the median for canal-side Village homes. Just value is a January 1 appraisal for tax purposes, not a price, and recent sales ran about 1.10 times the overall median just value.
Data updated: October 2026 (Charlotte County Property Appraiser roll, October 2026 file; recorded, qualified sales to September 9, 2026; Florida Statutes 193.155; our analysis).
The county sends every owner a value each year, and many owners take it for the county’s opinion of what the home would sell for. It is not. It is the Property Appraiser’s just value as of January 1, set under statutory rules that include cost-of-sale adjustments, and it feeds the tax bill. It is a useful second data point and a poor list price.
| Group | Homes | 2026 just value (median) | 24-month sale median | Sale divided by just value |
|---|---|---|---|---|
| Clipper Cove at Bal Harbor | 48 | $219,207 | $263,500 (4 sales) | 1.20 |
| Village, canal-side (Buildings 10 to 24) | 60 | $283,679 | $300,000 (7 sales) | 1.06 |
| Village, Buildings 1 to 9 | 36 | $264,337 | $249,000 (1 sale) | 0.94 |
| All Clipper Cove | 144 | $264,337 | $290,000 (12 sales) | 1.10 |
The ratios are divisions: $263,500 divided by $219,207 is 1.202; $300,000 divided by $283,679 is 1.058; $249,000 divided by $264,337 is 0.942; $290,000 divided by $264,337 is 1.097. Every Bal Harbor home carries the same just value, $219,207, which is why its ratio is the highest: the county carries one value for all 48, and the market has paid more than that for the plan. The Buildings 1 to 9 row rests on a single sale and is shown only so the table is complete.
The 144 homes carry a total just value of $36,620,396 and a total assessed value of $33,707,225. The difference, $2,913,171, is the amount by which assessment caps have held taxable value below just value. Forty-seven of the 144 homes, 32.6 percent, are assessed below their just value; the gap is largest on one home at $142,719 and averages about $61,982 across the 47 ($2,913,171 divided by 47). By section, 15 of 48 Bal Harbor homes and 32 of 96 Village homes sit below their just value. Those 47 owners pay tax on a lower number than a new buyer would, which matters in the tax section below.
Three reasons. The date: just value is set as of January 1, while a sale closes any day of the year, so a market that moves between January and closing moves the ratio. The method: Florida law has the appraiser reflect the costs of a typical sale in just value, so it deliberately sits below a sale price. And the group: the county applies one value to many similar homes, so it cannot see a renovated kitchen or a better building. We use the ratio as a cross-check on our own range. A range that implied a ratio of 1.4 on a home the county values at the community median would send us back to the comparables.
Not as a list price, not as an appraisal and not as a promise of next year’s tax bill. If you are comparing it with a sale price from before 2024, remember the market has moved. For the bigger picture of Punta Gorda Isles pricing, see our Punta Gorda Isles home value guide, which covers single-family canal homes and the full community.
Clipper Cove sold at a median 74.8 percent above Emerald Pointe’s over the same 24 months, 12 sales at $290,000 against 34 at $165,950, and $191.17 against $140.49 per square foot. Over 60 months Emerald Pointe’s median is down 33.6 percent from its five-year level and Clipper Cove’s is down 14.5 percent.
Data updated: October 2026 (Charlotte County Property Appraiser recorded, qualified sales to September 9, 2026, same selection method and same windows for both; our analysis).
Emerald Pointe is the condominium community most often set beside Clipper Cove in Punta Gorda searches, so a Clipper Cove owner should know how the two compare. Emerald Pointe sits on East Marion Avenue on the Peace River, outside every Punta Gorda Isles plat. Clipper Cove sits on Bal Harbor Boulevard inside the Punta Gorda Isles canal district.
| Measure | Clipper Cove | Emerald Pointe |
|---|---|---|
| 24-month sales, median | 12 at $290,000 | 34 at $165,950 |
| 12-month sales, median | 8 at $290,000 | 22 at $157,500 |
| 36-month and 60-month median | $295,000 and $339,000 | $201,000 and $250,000 |
| 24-month median per sq ft | $191.17 | $140.49 |
| 24-month median against 60-month median | minus 14.5 percent | minus 33.6 percent |
| Homes and years built | 144, 1999 to 2004 | about 303 residential, 1975 to 1984 |
| Units | one plan, 1,517 sq ft, 3 bedrooms | villas, townhouses and midrise units, 836 to 3,339 sq ft (midrise median 1,147) |
| Building height and the structural laws | two-story; the statutes begin at three habitable stories | midrise buildings of 3 or 4 stories fall under both laws |
| Water | 60 canal-side homes in the Punta Gorda Isles canal system | Peace River frontage and an association marina |
| Non-ad valorem lines on the 2025 bill | $78 Alligator Creek plus $0 to $327 canal | none on the sampled bill |
| Location | inside Punta Gorda Isles | outside Punta Gorda Isles, East Marion Avenue |
| Associations | two master associations | one association |
| State SIRS database rows, October 28, 2026 | none | none |
The price gap is $124,050 at the 24-month median ($290,000 minus $165,950), which is 74.8 percent of Emerald Pointe’s median. The per-square-foot gap is $50.68 ($191.17 minus $140.49), 36.1 percent. The per-square-foot gap is smaller than the price gap because the average Emerald Pointe unit is smaller. A midrise unit has a median of 1,147 square feet against Clipper Cove’s 1,517. The closest Emerald Pointe plans in size are a 1,550 square foot stack with one sale in 12 months at $175,000 and the 1,480 to 1,618 square foot townhouses, which sold between $147,500 and $220,000 in the same period. Even the like-for-like pieces are priced well under $290,000.
It says the two communities are not competing for the same buyer at the same budget. A buyer with $165,000 does not step up to $290,000 on a whim, and a buyer with $290,000 who wants a Peace River marina community has a wider range of Emerald Pointe homes to choose from. Where they do overlap is the buyer who wants a Punta Gorda condominium and is comparing newer construction, a single uniform plan and Punta Gorda Isles canals against an older building, a lower entry price and river frontage.
Choose Clipper Cove for a newer, uniform three-bedroom in two-story buildings inside the Punta Gorda Isles canal system; choose Emerald Pointe for a lower entry price, Peace River frontage and an on-site marina.
Colony Point, the 63-home condominium in a single 1972 three-story building, is the closer comparison for a buyer who wants to stay inside Punta Gorda Isles. Using the same selection method and window, Colony Point recorded 13 qualified sales in the 24 months to September 9, 2026 at a $365,000 median and $230.87 per square foot, with 9 sales at $340,000 in the last 12 months. Clipper Cove’s $290,000 median is $75,000 below Colony Point’s, which is 20.5 percent of $365,000. Our Colony Point home value guide sets out the same tests for that building.
Prices are set by the last dozen or few dozen sales of the product, not by a neighboring community’s median. Each community has its own paperwork and its own buyers. And a median of a small group moves when one sale is added. That is why we value the home, not the postcode.
Building paperwork moves a Clipper Cove condo’s value because a buyer prices the association as well as the unit: the budget, the reserves, any special assessment, the master insurance and the association’s structural integrity statement all sit in the resale package. The documents are not public, so a complete package supports your price and a slow one costs you.
Data updated: October 2026 (Florida Statutes 718.503, 718.116, 718.112 and 553.899; Florida DBPR SIRS databases read October 28, 2026; Florida DBPR estoppel fee schedule).
Neither Clipper Cove association publishes dues, budgets, reserve balances, insurance deductibles or pet and lease rules on a public page. Everything below comes from the statute or from the association’s own documents.
Section 718.503 entitles a buyer of a resale condominium unit to a set of documents: the declaration of condominium, the articles of incorporation and bylaws and rules, the association’s annual financial statement and budget, a milestone inspection summary where one applies, the association’s most recent structural integrity reserve study or a statement that it has not completed one, the turnover inspection report where one exists, the frequently-asked-questions document, and a governance form. Section 718.503(2)(d) gives the buyer a right to void the contract by written notice within 7 days, excluding Saturdays, Sundays and legal holidays, after the later of signing and receiving the declaration, articles, bylaws and rules, annual financial statement and budget, and FAQ document, unless the contract acknowledges that the buyer had those documents more than 7 such days before signing. A waiver has no effect, the right ends at closing, and a contract without the required clause is voidable before closing. A package delivered early shortens the time a contract stays open to that right.
An estoppel certificate states what the unit owes the association and whether any special assessment is pending. Florida Statute 718.116 governs it and the Department of Business and Professional Regulation publishes the current fee limits: not more than $299 for preparation and delivery, $119 more for delivery within three business days, and up to $179 more if the unit is delinquent. DBPR’s schedule also lists a transfer fee of up to $150 per applicant where an association charges one. The next fee update is due by July 1, 2027. A seller who orders the estoppel early removes a week from the closing timeline and shows the buyer the dues number before the buyer asks.
A buyer will read the annual budget for the monthly dues, the operating reserve and the replacement reserves for roofs, paving and structures. We cannot publish those numbers for either association because they are not public. What we can say is how they move value: a buyer comparing two identical $290,000 Clipper Cove homes with different dues will pay less for the one with the higher dues. Hold the budget and the latest financial statement ready before you list.
We found no special assessment on any public record for either Clipper Cove association, and no association document is public, so we cannot say either way. The estoppel certificate must state any special assessment. A pending or recent assessment is the single most price-sensitive item in a condominium sale, which is why we ask for the estoppel before we set a final price.
The association carries the master policy and the unit owner carries an HO-6 policy; the master policy’s deductible and any loss assessment history are association records. Every Clipper Cove unit is in FEMA Zone AE with a base flood elevation of 9 feet NAVD88 on flood map panel 12015C0237G effective December 15, 2022, so a lender will require flood cover. Citizens has required flood insurance on new wind policies in a special flood hazard area since April 1, 2023, so that requirement already reaches Clipper Cove. The City of Punta Gorda holds Community Rating System Class 5, which gives flood policyholders a 25 percent discount on National Flood Insurance Program premiums. A buyer who can see the master policy declaration and an HO-6 quote on day one prices with less fear.
Florida Statute 718.112 requires a structural integrity reserve study for each condominium building that is three habitable stories or higher, and Florida Statute 553.899 applies milestone inspections to buildings of three habitable stories or more. The county records and unit numbering indicate that Clipper Cove’s buildings are two-story, which would place them below the statutes’ height threshold. We have checked the state’s own databases. As of October 28, 2026 the DBPR structural integrity reserve study databases hold no row for either Clipper Cove association: we read all 4,314 rows of the database for submissions from July 2025 and all 6,086 rows of the earlier database. An empty result is consistent with two-story buildings, and it does not prove anything on its own. The association states its own position in the resale package, either with a study or with a statement that none has been completed, and that statement is what a buyer relies on.
The milestone statute sets the first inspection by December 31 of the year a covered building reaches 30 years. For a building that did reach the height threshold, a 1999 roll year would put that date at December 31, 2029, which has not arrived. We found no public state database of milestone reports by building, and the City of Punta Gorda Building Division holds the building records. For a two-story building the question does not arise, and a good package says so in writing.
When the package is complete and clean, we price at the group median or above. When a special assessment is pending, we price below and say why. When the package is not yet in hand, we say in the file that the price is provisional and name the documents that would change it.
A buyer of a Clipper Cove condo at the $290,000 median would face about $4,177 of ad valorem tax with a homestead exemption or $4,876 without, at the 2026 City of Punta Gorda rate of 16.8148 mills, plus $78 to about $440 of non-ad valorem lines depending on the building. These are estimates; the November bill governs.
Data updated: October 2026 (Charlotte County Property Appraiser 2026 final rate chart dated October 2, 2026; Charlotte County Tax Collector 2025 bills; City of Punta Gorda FY2027 resolution packet; Charlotte County Alligator Creek Waterway MSBU budget; our arithmetic).
A seller’s tax bill is a poor guide to a buyer’s. The assessed value resets on a sale, the caps start again, and two non-ad valorem lines ride on top. Showing a buyer the full bill at the pricing stage is better than letting them find it in underwriting.
The 2026 millage in the City of Punta Gorda tax districts is 16.8148: county 6.1275, Environmentally Sensitive Lands 0.2000, city 3.9928, West Coast Inland Navigation 0.0394, Southwest Florida Water Management 0.1831, and school 3.0240 plus 3.2480. The school lines add to 6.2720, which leaves 10.5428 for the rest.
Without a homestead exemption, $290,000 times 16.8148 mills is $290,000 divided by 1,000, times 16.8148, which is $4,876.29.
With a homestead exemption, the school portion is taxed on $290,000 minus the first $25,000, which is $265,000, times 6.2720 mills, which is $1,662.08. The non-school portion is taxed on $290,000 minus $25,000 minus the additional $26,411 for 2026, which is $238,589, times 10.5428 mills, which is $2,515.40. Together that is $4,177.48.
| Building group | Alligator Creek | Canal line (FY2027 estimate) | With homestead, per year | Without homestead, per year |
|---|---|---|---|---|
| Village Buildings 1 to 9 | $78.00 | none | $4,255.48 ($354.62 a month) | $4,954.29 ($412.86 a month) |
| Bal Harbor | $78.00 | about $158 (estimate) | about $4,413 (about $368 a month) | about $5,112 (about $426 a month) |
| Village canal-side | $78.00 | about $362 (estimate) | about $4,617 (about $385 a month) | about $5,316 (about $443 a month) |
Every row assumes the $290,000 median as both just value and assessed value, 2026 rates, and a full tax year. The monthly figure is the annual figure divided by 12. A first-year bill is rarely a full-year homestead bill; the exemption applies from the January 1 after the buyer qualifies, so the first bill is often the non-homestead number. The tax bill, not this table, is the number to rely on.
We read three 2025 bills, one from each pricing group, at the 2025 millage of 16.6185. Account numbers and owners are withheld.
| Sampled unit (non-homestead) | 2025 assessed value | Ad valorem | Alligator Creek | Canal line | Total bill |
|---|---|---|---|---|---|
| Bal Harbor, Building 2 | $225,654 | $3,750.03 | $78.00 | $142.48 | $3,970.51 |
| Village, canal-side | $283,679 | $4,714.32 | $78.00 | $327.36 | $5,119.68 |
| Village, Buildings 1 to 9 | $230,321 | $4,041.47 | $78.00 | none | $4,119.47 |
The Charlotte County Alligator Creek Waterway municipal service benefit unit charged $78.00 per equivalent residential unit in FY2026 and has approved $78.00 for FY2027; it was $25.00 in FY2025, so the current rate is more than three times the old one. The county’s budget sheet says the assessment funds the entrance channel dredge, with debt proceeds of $1,723,000 and a FY2027 principal repayment of $345,000. The line appears on every Clipper Cove bill we sampled. The county’s published maximum rate is $100.00. This line was not on most owners’ mental list of costs three years ago, and a buyer will see it.
The Punta Gorda Isles canal maintenance assessment reaches condominiums through the city code’s per-square-foot rate for land not zoned single-family, which the city allocates to each unit. The FY2026 rate on the 2025 bills was $0.141 per square foot, and the FY2027 rate set on September 9, 2026 is $0.156. Working backward from the bills, $142.48 divided by $0.141 is about 1,010 square feet allocated to each Bal Harbor unit, and $327.36 divided by $0.141 is about 2,322 square feet for each canal-side Village unit. At the new rate those allocations give about 1,010 times $0.156, about $158, and about 2,322 times $0.156, about $362. Those FY2027 numbers are our estimates; confirm them on the November 2026 bill. Buildings 1 to 9 carry no line.
Forty-seven of 144 owners are assessed below just value now. Those gaps average about $61,982, which at 16.8148 mills is about $1,042 a year of tax ($61,982 divided by 1,000, times 16.8148). A buyer whose assessment resets to just value can therefore pay about that much more than the seller did. Florida Statute 689.261 requires the contract to warn the buyer not to rely on the seller’s current taxes, and we put the buyer’s estimate in the listing for that reason.
Florida lets a homesteader carry part of the accumulated Save Our Homes benefit to a new Florida homestead when the move falls within the statutory window and the portability form is filed on time. The Property Appraiser’s form DR-501T and Florida Statute 193.155 govern the details. Amendment 3, which voters approved on November 3, 2026 (61.99 percent yes on the state's unofficial count; 60 percent was needed), changes homestead exemptions from 2027; the state certifies the result later in November.
Selling a Clipper Cove condo at the $290,000 median costs $2,030 in deed documentary stamps at $0.70 per $100, an estoppel certificate of up to $299, prorated property taxes, title and closing charges, and a commission that is negotiable and set in your listing agreement. Add your mortgage payoff to see what you keep.
Data updated: October 2026 (Florida Statutes 201.02 and 718.116; Florida DBPR estoppel fee schedule; our arithmetic).
The full walk-through is on our Clipper Cove seller guide. This is the short version, set against the price a valuation produces.
| Line at a $290,000 price | Amount | How it is figured |
|---|---|---|
| Deed documentary stamps | $2,030.00 | $290,000 divided by $100, times $0.70, under Florida Statute 201.02 |
| Estoppel certificate | up to $299.00 | the DBPR cap for preparation and delivery; $119 more for three-business-day delivery |
| Tax proration, illustration | $1,968.94 | 2025 Bal Harbor sample bill of $3,970.51, times 181 of 365 days, for a July 1 closing |
| Subtotal of the three known lines | $4,297.94 | $2,030.00 plus $299.00 plus $1,968.94 |
The tax proration is an illustration, not a prediction. The actual figure depends on the 2026 bill and on your closing date. Commission is negotiable and is set in your listing agreement with us. Who pays the owner’s title policy is negotiable; in much of Southwest Florida the seller pays, and Attorneys’ Title Fund Services lists Charlotte among the state’s traditional seller-pay counties, but the contract controls. Title premiums follow the state’s promulgated rates. We give you a written net sheet before you list.
At $2,030 per $290,000, the deed stamps are 0.7 percent of the price whatever the price is. A $10,000 price change moves the stamps by $70, so the stamps never drive a pricing decision. A pending special assessment, a missing package or a slow estoppel does.
A free in-person comparative market analysis is the most accurate Clipper Cove valuation you can get short of an appraisal, and it costs nothing. One of us walks the home, reads the section and building, the canal flag and the condition, and returns a written range with the recorded sales, the adjustments and a net sheet.
Data updated: October 2026 (Charlotte County Property Appraiser recorded, qualified sales to September 9, 2026; our analysis).
Call Jesse direct at (239) 898-6072 or Marc Comisar at (239) 287-5873, or request a free in-person Clipper Cove CMA and we will schedule the visit around your week, including a video walkthrough for owners who are away for the season. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, and the walkthrough happens at your Clipper Cove home. You are working with Top 1% Real Estate Agents Nationally Since 2008.
Your unit’s building number and your most recent tax bill. Any association documents you hold: the declaration, the rules, the latest budget and any notice of assessment. The recorded instrument or plat page that assigns a garage bay, slip or parking space, if you have one. Receipts or permits for work you have done inside. Your HO-6 declarations page. None of this is required for a first conversation; it all helps for the written file.
The CMA becomes the listing plan: price, preparation list, the package of association documents, photography and timing. Our Clipper Cove seller guide shows how we take a condominium from that plan to the closing table. If you also own or are watching a house, our Punta Gorda Isles home value guide covers single-family canal homes, and our Punta Gorda home value guide covers the wider city. For a house in the single-family Bird Section, see the Bird Section home value guide.
If you are on the purchase side, our guide to buying a Clipper Cove condo covers the two sections, the canal flag, the documents to request and the closing costs, and how we represent buyers explains the agreement and the process. Call Marc at (239) 287-5873.
Most Clipper Cove condos are worth between about $250,000 and $310,000 today, and the median of the last 12 recorded sales is $290,000. Where yours falls depends on section, canal flag and condition. A Bal Harbor home sits near $263,500, a canal-side Village home near $300,000. Call Jesse direct at (239) 898-6072 for a written range.
The median of the 12 qualified sales recorded from September 10, 2024 to September 9, 2026 is $290,000, with a middle pair of $285,000 and $295,000. The 12-month median is also $290,000 on 8 sales, the 36-month median is $295,000 on 17 sales and the 60-month median is $339,000 on 39 sales.
Eight qualified sales were recorded in the 12 months from September 10, 2025 to September 9, 2026, totaling $2,271,000. That is 8 of 144 homes, or 5.6 percent, and it is too few to lean on alone, which is why we show the 24-month list of 12 sales beside it.
A Zestimate is an automated model, and Clipper Cove gives it very little to work with: one qualified sale in all of 2025 and eight in 2026 so far. When the data is thin the model leans on older sales or on nearby condominiums that are not the same product. Our file uses the county list of 12 sales and a walkthrough.
Trust one that shows its comparable sales and lets you check them. An estimator that returns one number without the sales behind it cannot be tested. The county’s recorded sales list is public, and the table on this page reproduces the 12 sales in the 24-month window so you can test any estimate yourself.
They dropped, then steadied. The calendar-year median went from $390,000 in 2022 to $365,000 in 2023 and $287,500 in 2024. Eight sales in 2026 through September 9 have a $290,000 median, 0.9 percent above 2024. The record shows a decline from the peak and two years of near-level pricing, not a fresh slide.
No. The 2022 median was $390,000 and the 24-month median is $290,000, which is $100,000 or 25.6 percent lower. The highest recorded sale since 2009 was $449,900 in early 2023, and the highest sale in the last 24 months was $415,000, a canal-side Village home recorded in March 2025.
We can speak to Clipper Cove from the county record, not to the whole state from it. Statewide figures vary by county and by building, and Florida Realtors publishes monthly market reports for readers who want them. For a Clipper Cove condo the useful statistic is the local one: a $290,000 median across the last 12 sales.
On recent sales, yes. Seven canal-side Village sales had a $300,000 median in 24 months, and four Bal Harbor sales had a $263,500 median, a difference of $36,500 or 13.9 percent of the Bal Harbor figure. Over 60 months the two sections are within $5,400 of each other, so the canal flag explains most of the recent gap.
The record does not show a consistent premium either way. In 24 months, 8 first-floor sales had a $295,000 median and 4 second-floor sales $280,000. In 36 months, 10 first-floor sales had $295,000 and 7 second-floor sales $310,000. A premium that changes sign with five more sales is not a premium, and we do not adjust for floor.
It can, but only if the recorded condominium instrument assigns one to your unit. The county common-element records show ten detached garage buildings at Bal Harbor and 24 at the Village, and no pool or dock on either record. A garage bay or slip that is not assigned to your unit adds nothing. We read the declaration before we count one.
It depends on the unit and the instrument. The county’s waterfront flag on 60 Village homes says the parcel is treated as waterfront, not that a slip or dock comes with it. A slip, if any, comes from the recorded condominium documents. A sailboat owner also has to check the canal route, because the city says most, not all, of the Punta Gorda Isles system has no fixed bridges.
The county’s just value is set as of January 1 under statutory rules that include cost-of-sale adjustments, and it applies one value to many similar homes. Recent Clipper Cove sales ran about 1.10 times the median just value ($290,000 divided by $264,337). The county value is a tax figure, not a list price.
Assessment caps limit how fast taxable value can grow, so 47 of the 144 homes are assessed below their just value, by $61,982 on average. When a home sells the assessment resets, and the buyer’s bill is computed from the higher number. We show the buyer’s estimate in the listing so there is no surprise.
Nobody can say, and we will not guess. The record gives a sense of scale: the 2016 median was $228,000 and the 2026 median is $290,000, which is 27.2 percent higher over ten years, or about 2.4 percent a year compounded. Two homes bought in 2016 resold in 2026 for 29.4 and 34.2 percent more than the earlier price.
Yes, and it is the most price-sensitive item in a condominium sale. We found no special assessment on any public record for either Clipper Cove association, but no association documents are public, so we cannot say either way. The estoppel certificate must state any pending or approved special assessment, and we order it before setting a final price.
That depends on what they buy and what they cost, and neither association publishes its dues. They typically fund the master insurance, exterior maintenance and reserves under the declaration, which you can confirm in the resale package. A buyer compares two identical homes by their dues as well as their price, so a lower fee supports a higher price.
The Department of Business and Professional Regulation currently publishes not more than $299 for preparation and delivery, $119 more for delivery within three business days and up to $179 more if the unit is delinquent. The next update is due by July 1, 2027. Ordering it early shortens the closing timeline.
The statute lists the declaration, articles, bylaws and rules, the annual financial statement and budget, a milestone summary where one applies, the association’s most recent structural integrity reserve study or a statement that none has been completed, the turnover inspection report where one exists, the frequently-asked-questions document and a governance form. The buyer may void within 7 days, excluding Saturdays, Sundays and legal holidays, after the later of signing and receiving the declaration, articles, bylaws and rules, financial statement and budget, and FAQ document, and a nonconforming contract is voidable before closing.
The statute applies to buildings of three habitable stories or higher, and the county records and unit numbering indicate Clipper Cove’s buildings are two-story. The state’s databases hold no row for either association as of October 28, 2026. The association states its own position in the resale package, and that statement is what a buyer relies on.
The milestone statute also begins at three habitable stories. For a two-story building the question does not normally arise, and a good resale package says so in writing. A buyer who sees a clear statement from the association prices with less fear than one who sees silence.
Every Clipper Cove unit is in FEMA Zone AE with a base flood elevation of 9 feet NAVD88 on flood map panel 12015C0237G, effective December 15, 2022. Lenders require flood insurance in that zone, and the City of Punta Gorda holds Community Rating System Class 5, which gives a 25 percent discount on National Flood Insurance Program premiums. We show buyers the quote early.
A buyer who finances will, because the unit is in a special flood hazard area. Citizens also requires flood cover on wind policies in such an area, a rule in effect since April 1, 2023. A cash buyer is not forced to buy it, but most insurers and every lender will ask. We suggest a buyer gets an HO-6 and flood quote before the inspection period ends.
Ad valorem tax at 16.8148 mills for the City of Punta Gorda districts in 2026, the Alligator Creek Waterway line of $78.00, and for Bal Harbor and canal-side Village homes a Punta Gorda Isles canal line. The 2025 sample bills showed $142.48 for Bal Harbor, $327.36 for a canal-side Village home and none for Village Buildings 1 to 9.
It is a Charlotte County municipal service benefit unit charge of $78.00 per equivalent residential unit for FY2026, approved at the same figure for FY2027, up from $25.00 in FY2025. The county budget says it funds the Alligator Creek entrance channel dredge. It appeared on every Clipper Cove bill we sampled.
The city levies the canal maintenance assessment on condominium land at a per-square-foot rate rather than the per-lot rate that applies to single-family lots, and allocates it to each unit. The 2025 bills show $142.48 for a Bal Harbor unit and $327.36 for a canal-side Village unit. We estimate about $158 and about $362 at the FY2027 rate.
About $4,876 a year at 2026 rates without a homestead exemption and about $4,177 with one, before the non-ad valorem lines of $78 to about $440. The arithmetic: $290,000 divided by 1,000 times 16.8148 is $4,876.29, and the homestead version is $1,662.08 for school plus $2,515.40 for the rest. The November bill governs.
Clipper Cove has two condominium associations, Clipper Cove at Bal Harbor Master Association and Clipper Cove Village Master Condominium Association. There is no mandatory master homeowners association over Punta Gorda Isles as a whole; the Punta Gorda Isles Civic Association is voluntary. Dues, rules and fees are in each condominium’s documents and are not public.
We found no age restriction on the public record for Clipper Cove, and we will not claim one. Any occupancy or age rule would be in the recorded declaration and the association’s rules, which come with the resale package. Ask for them before you advertise the home as anything.
Rental rules, minimum lease terms and pet rules are set in each association’s declaration and rules, and neither association publishes them. They are in the resale package. Because they affect the buyer pool, and about half the owners on the county roll mail outside Florida, we read them before we choose a price or a marketing plan.
The October 2026 county roll shows 73 of the 144 owners with a mailing address outside Florida, led by Michigan with 13, New York with 10, Minnesota with 7 and New Jersey with 6. A mailing address is a proxy for seasonal ownership, not proof of residency. It does tell us where a buyer is likely to come from.
Over the same 24 months Clipper Cove recorded 12 sales at $290,000 and Emerald Pointe 34 at $165,950. Clipper Cove is newer, with one plan and two-story buildings; Emerald Pointe is older, larger in unit count and on the Peace River, outside Punta Gorda Isles. We compare them in a table above.
Islander Point is a separate 52-home condominium at 1080 Bal Harbor Boulevard, built in 1974, with two-bedroom homes of 1,114 square feet. Its 24-month median was $165,000 on 5 sales. It has its own association and is excluded from every Clipper Cove figure on this page.
Yes. On the state condominium register and the county roll, 2002 Bal Harbor Boulevard is Clipper Cove Village and 2000 Bal Harbor Boulevard is Clipper Cove at Bal Harbor. One AI answer labelled 2002 Bal Harbor Boulevard with a different name, which is an example of why we tie a valuation to the parcel.
Your tax bill and the Property Appraiser’s record show the legal description, which begins CLI for Clipper Cove at Bal Harbor or CLV for Clipper Cove Village. The building number follows. Buildings 10 to 24 of the Village carry the waterfront flag. If you send us your parcel number we will look it up.
You are not alone and you have options. The 2022 median was $390,000 and the 24-month median is $290,000, so the typical 2022 purchase is worth about 25.6 percent less than the 2022 median on paper. If you do not have to sell, holding is a legitimate choice. If you do, price to the last 12 sales and we will show you the net.
The record shows level prices for two years after a decline and a quiet 2025 before sales picked up in 2026. We do not forecast. If you need to sell this year, sell into the market that exists. If you can wait, we will give you the net from selling now and the net from holding twelve months, using your own tax and association figures.
A cash buyer trades price for speed and certainty, a listing exposes the home to the full buyer pool, and a sale by owner saves the commission but takes on the pricing and paperwork risk yourself. With 12 sales in two years, a pricing mistake costs more than it does in a large market. We will show the net sheet for each route.
A comparative market analysis is prepared by a listing team to set a price that sells; an appraisal is prepared by a licensed appraiser for a lender to support a loan. Both use recent comparable sales. For Clipper Cove, a CMA built from the 12 county sales usually anticipates the appraisal, which helps avoid a low-appraisal surprise after you sign a contract.
At $290,000 the deed documentary stamps are $2,030, the estoppel is up to $299, and a July 1 closing prorates taxes by 181 of 365 days. Commission is negotiable and set in your listing agreement, and title and closing fees follow state rates. Our Clipper Cove seller guide has the full sheet.
Yes, it is free, and no, you do not have to list with us. You keep the comparable sales, the adjustments and the net sheet either way. Many of our valuations go to owners who are a year or more from selling. Call Jesse direct at (239) 898-6072 or Marc Comisar at (239) 287-5873 to start one.
The best Clipper Cove listing agent prices from the county’s recorded sales for your section and canal flag, not from a portal, and can explain the documents a condominium buyer asks for. McGreevy and Comisar, the #1 team in Southwest Florida since 2012 and among the Top 1% Real Estate Agents Nationally Since 2008, build every valuation that way.
Clipper Cove sellers deciding who should price and market their condo can read what clients say about working with Jesse McGreevy and Marc Comisar. Each quote below is copied exactly as the client wrote it, with the review site named beneath it. We publish no aggregate score and never edit, combine or summarize a client’s words.
Jesse McGreevy is a top-reviewed Clipper Cove realtor, and so is his partner Marc Comisar. These clients sold, bought, or did both with the team.
★★★★★ “I had a great experience working with Marc Comisar and Jesse McGreevy. They were professional, knowledgeable, and made the entire process feel smooth from beginning to end.” Verified Google review
★★★★★ “Very impressive team. Marc, especially, was patient with me as my stress level mounted. Both Comisar and McGreevy are very knowledgeable and responsive. Excellent service from them. Highly recommend them to others.” Verified Zillow review
★★★★★ “Jesse provided timely, relevant advice throughout the long, complex process of selling our house in Southwest Florida. Our original buyer backed out, jeopardizing months of painstaking preparations. Within only a few days, Jesse found a qualified buyer for our home, and the deal sailed through! His aggressive action resurrected a dead sale!” Verified Zillow review
When you ask for a Clipper Cove valuation, the partner who answers your first call is the partner at your closing. Call Jesse direct at (239) 898-6072. You are working with Top 1% Real Estate Agents Nationally Since 2008.
Every document behind the figures and rules on this page is public and free, and each is linked to the issuing authority’s own copy rather than a reprint. Clipper Cove’s association budgets, declarations and rules are not public and come with the resale package.
| Document | Publisher | Link |
|---|---|---|
| 2026 final millage rate chart, October 2, 2026 | Charlotte County Property Appraiser | 2026 final rate chart PDF |
| FY2027 canal assessment resolutions and budget packet, September 9, 2026 | City of Punta Gorda | FY2027 canal packet PDF |
| Florida condominium register extract | Florida DBPR | Condominium register CSV |
| Estoppel Certificate Fees, current limits | Florida DBPR | Estoppel fee schedule PDF |
| Structural Integrity Reserve Study explainer | Florida DBPR | SIRS explainer PDF |
| Alligator Creek Waterway MSBU, FY2026 adopted and FY2027 approved budget | Charlotte County | Alligator Creek budget PDF |
| Evacuation zone map | Charlotte County | Evacuation zones PDF |
| Florida Statute 718.503, resale disclosure | Florida Senate | Statute 718.503 |
| Florida Statute 718.116, estoppel certificates | Florida Senate | Statute 718.116 |
| Portability form DR-501T | Charlotte County Property Appraiser | DR-501T PDF |
Retrieved on October 28, 2026 unless a line gives another date. Market figures carry the window and pull date stated beside them in the body. We cite county, city, state, federal and statutory sources, and our own pages.
By Jesse McGreevy and Marc Comisar, who together bring over 45 years of combined direct experience in Southwest Florida real estate. For this Clipper Cove valuation guide we tracked all 12 qualified recorded sales in the 24 months to September 9, 2026, the 2026 roll for all 144 condominium homes, the state condominium register, both state structural integrity reserve study databases and the 2025 tax bills for three units.
If you are thinking, “I need someone to sell my condo in Clipper Cove at Punta Gorda Isles, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Punta Gorda, Port Charlotte, Charlotte County, Babcock Ranch, Estero, Bonita Springs, Naples and Fort Myers. Whether you are selling in Clipper Cove at Bal Harbor, Clipper Cove Village, Colony Point, Emerald Pointe or a canal home elsewhere in Punta Gorda Isles, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com. Read about McGreevy and Comisar, and return to the Clipper Cove neighborhood guide for the two associations, the flood maps and daily life on Bal Harbor Boulevard. Sellers ready for a number can request a free Clipper Cove condo valuation and call Jesse direct at (239) 898-6072. Buyers can read how we represent buyers and call Marc at (239) 287-5873.
Brokered by Domain Realty. Jesse McGreevy (SL3101296) and Marc Comisar (BK3060671) are licensed Florida real estate professionals regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes.
Updated October 2026. Market data from the Charlotte County Property Appraiser public sales file and 2026 parcel roll, Charlotte County GIS and the City of Punta Gorda, checked October 2026. This Clipper Cove condo values guide is general information, not an appraisal and not legal, tax or insurance advice; for your own condo, ask us for the file.