Punta Gorda, Florida
What is your Colony Point condo worth? A real number from 13 Charlotte County sales in 24 months, adjusted for your floor, stack position, plan and the building's paperwork, not an algorithm. Free valuation from McGreevy and Comisar. Call (239) 898-6072.
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By Jesse McGreevy and Marc Comisar. Updated October 2026. Jesse and Marc help condominium owners put a defensible number on a home before the first showing, and this page is that number for one building. Colony Point is a condominium community inside Punta Gorda Isles in Punta Gorda, Florida, and our Colony Point neighborhood guide covers the building, the harbor and daily life while this page stays on price.
A Colony Point condo is worth what the county’s recorded sales say neighbors in the same building paid. In the 24 months to September 9, 2026, Charlotte County recorded 13 qualified sales at a $365,000 median, from $250,000 to $450,000. The latest 12 months show 9 sales at $340,000.
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).
Colony Point at Punta Gorda Isles is one building: a three-story, U-shaped condominium of 63 two-bedroom homes at 1 Colony Point Drive, where the street ends at Charlotte Harbor. We pulled every qualified Charlotte County sale in the building through September 9, 2026, the newest deed in the county file. We tracked 13 of them in the last 24 months, and this page values a home from those sales rather than from a portal’s guess. Nothing on the page comes from the single-family homes and vacant lots elsewhere on Colony Point Drive, which are a different product on a different street and are kept out of every figure.
| Figure | What it measures | Window and source |
|---|---|---|
| $365,000 | Median of 13 qualified sales, an actual sale because the count is odd | 24 months to September 9, 2026, Charlotte County Property Appraiser, our analysis |
| $340,000 | Median of 9 qualified sales, also an actual sale | 12 months to September 9, 2026, same source |
| $395,000 | Median of 27 qualified sales | 60 months to September 9, 2026, same source |
| $282,209 | The county’s 2026 just value for each of the 57 homes of 1,581 square feet | Charlotte County Property Appraiser roll, October 2026 file |
The first three answer “what do buyers pay?” over three horizons. The fourth answers a different question, “what does the county assess?”, and the two should never be swapped. The gap between them is the reason a general-purpose estimate misses in this building, and the sections below walk through it one test at a time.
Start from the 24-month median of $365,000, which is $230.87 per heated square foot. Move to the 2026 level, where the 12-month median is $340,000 and the 2026 calendar-year median is also $340,000 on 8 sales. Then adjust for three things the county file lets us measure: the floor, the position of the stack inside the U-shaped building, and the plan size. Last, read the building’s paperwork, because a buyer’s lender and insurer will. Those steps are Tests One, Two and Three below, followed by the flood and paperwork checks. If you own at Colony Point and want the result for your own unit, the free Colony Point valuation form takes about a minute, and Jesse’s direct line is (239) 898-6072.
It does not give a price for any single unit, and it never prints a unit number beside a date and a price. It does not publish an association fee, because the association does not publish one on any public page we could find. It does not say what the building’s structural reserve study contains, because no public record we could read shows it. Where a Southwest Florida MLS figure for this one building is needed, such as days on market, the page says so with a date and the county record carries the weight. Every statement below is sourced to a county, state or federal record listed at the end.
Colony Point owners choose McGreevy and Comisar because we value a condo from the building’s own recorded sales, by floor and position, and we open the association file before a buyer’s lender does. 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, 24 months to September 9, 2026; our analysis).
If you are comparing the best real estate agents in Punta Gorda, a useful test in a 63-home building is to ask each agent for the sales behind the number, by floor, not for a neighborhood average. A single-building condominium behaves like a small market of its own, and the average of 13 sales hides a $92,000 gap between the first and third floors. We lead Domain Realty Group, and the method is the same whether the home is a first-floor unit at the west wing or a third-floor unit on the north side.
McGreevy and Comisar are a top-reviewed Southwest Florida team, and every Colony Point valuation comes from a partner, not a call center. Call Jesse McGreevy at (239) 898-6072 to start one.
A written range with the recorded sales we used, described by date, floor, plan size and price; the adjustments and the reason for each; the building’s paperwork checklist with what is in hand and what is not; and a net sheet. If you would rather have the building explained first, the Colony Point neighborhood guide is the place to start.
The fastest way to a Colony Point condo valuation is the address form at the top of this page, which takes about a minute and goes straight to Jesse McGreevy and Marc Comisar. We reply with the building’s recorded sales, your floor and stack position, the plan size and a written range.
Data updated: October 2026 (Charlotte County Property Appraiser recorded, qualified sales, 24 months to September 9, 2026; our analysis).
Enter your address in the free Colony Point condo valuation form and tell us whether you plan to sell this season, next year, or simply want to know. A partner answers. If you would rather talk first, call Jesse McGreevy 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.
You get a range, not a single number, because a 63-home building has real spread. You also get the sales that set the range, so you can see why a third-floor north-side comparison counts more for your home than a west-wing first-floor one, or the reverse. And you get a short list of the association documents your buyer will ask for, so you can request them early.
Owners who are a season or two from selling, owners deciding whether to hold through the 2026 price level or list now, heirs settling an estate, and owners who live in the Midwest and have not seen the unit since spring. The county’s roll shows 25 of the 63 owners receive their tax notice at an address outside Florida, led by Wisconsin, Indiana, Illinois and Michigan, so a valuation that works over email and video is the normal case here. If you already know you are selling, our guide to selling a Colony Point condo covers the listing plan from pricing through closing.
A partner reads your request, pulls the unit’s floor, stack and plan from the county roll, and replies with a first range. The in-person walkthrough, described in the CMA section near the end of this page, follows when you want the written file.
An online estimate misses at Colony Point because the county carries one value for every home of the same plan, while buyers have paid anywhere from $250,000 to $450,000 for that plan in 24 months. The spread comes from floor, stack, view, condition and the building’s paperwork, none of which a portal sees.
Data updated: October 2026 (Charlotte County Property Appraiser roll, October 2026 file, and recorded, qualified sales to September 9, 2026; our analysis).
Automated estimates feed on two inputs for a condominium: the county’s assessed numbers and the last few sales a model decides are similar. Colony Point defeats both. The roll lists 57 homes at 1,581 square feet, and every one of them carries the same 2026 just value, $282,209. The other six homes carry $299,013 (three homes of 1,716 square feet) and $305,112 (three homes of 1,751 square feet). Three plans, three values, 63 homes. Yet the 12 sales of the 1,581 square foot plan in the last 24 months closed at a median of $352,500, and the individual prices ran from $250,000 to $450,000.
A model sees 63 residential parcels, one building year (1972), two bedrooms on every card, and a handful of recent deeds. It does not see which floor a deed belongs to, whether the unit sits on the north side with a long view or at the west wing, whether the stack touches a high-hazard flood line, or what the association’s most recent reserve study said. In the 24-month record, those unseen variables moved the price by tens of thousands of dollars: first-floor homes sold at a $310,000 median and third-floor homes at $402,000, on identical square footage. A model that averages them returns a number that is wrong for both.
On October 28, 2026, an AI search answer comparing Colony Point with Clipper Cove described Colony Point as having “~64 units” ranging “roughly 1,200 to over 1,900 sq. ft.” The county roll says otherwise. Colony Point has 63 homes in three plans of 1,581, 1,716 and 1,751 square feet, 100,518 square feet of living area in all. The “64” is the number of parcels, because the roll also carries one parcel for the common element, the 4.24-acre tract that holds the pool, clubhouse, carports and docks. The sources an AI answer drew on were a forum thread, a brokerage page and a portal, and none was the county. We state the building from the county’s own record, and we suggest you check any building count you see against it.
Florida sets just value as of January 1 each year and applies statutory adjustments for the costs of sale, so the county’s figure is expected to sit below what buyers pay. At Colony Point, the 24-month median sale of $365,000 is about 1.29 times the $282,209 just value of a 1,581 square foot home, and the 12-month median of $340,000 is about 1.20 times. That ratio is a statement about how the county works, not a forecast, and it shifts each year. We use just value for one purpose on this page: to show that the county does not distinguish a first-floor west-wing home from a third-floor north-side one, which is why you cannot read your price off it.
Portal estimates such as the Zestimate are built for the widest possible audience. In a single 63-home building the data is too thin for a model to learn floor or stack, and the sale that most distorts it may be an outlier, such as the $250,000 third-floor sale recorded in January 2026, which the county file does not explain. A 2024 federal rule on quality control for automated valuation models used in mortgage lending exists because these tools are imperfect, and a condominium building with a handful of annual sales is where the imperfection shows. Use an estimate as a prompt for questions, then replace it with the building’s record.
Dividing price by the roll’s heated area gives a second view that does not depend on plan size. The 24-month median is $230.87 per square foot and the 12-month median is $215.05. Applied to a 1,581 square foot home, those figures give about $365,000 and about $340,000, which agree with the price medians because most sales are of that plan. Per-square-foot figures start to separate by floor: first-floor homes ran at $196.08 per square foot and third-floor homes at $241.40 over 24 months. The extra $45.32 per square foot on the third floor is the floor premium expressed another way.
If you want one sentence for the building, it is this: over 24 months, a typical 1,581 square foot Colony Point condo recorded at about $365,000, with most sales between $300,000 and $449,999, and the 2026 price level has been lower, at $340,000. The rest of this page explains how to place a particular home inside that range.
Floor is the first test at Colony Point because it shows the widest gap in the record. Over 24 months, five first-floor homes sold at a $310,000 median and six third-floor homes at $402,000, a difference of $92,000. Second-floor homes sold twice, at $332,500 and $340,000.
Data updated: October 2026 (Charlotte County Property Appraiser recorded, qualified sales, 24 and 60 months to September 9, 2026; floor reading is our own, from unit letters and county geometry).
Colony Point’s units are lettered A, B and C, with 21 stacks across the U-shaped building. In our reading of the county’s unit geometry and the listing text on file, A is the first floor, B the second and C the third. That reading is ours, not a county field, and we apply it consistently. The county does not publish a floor, which is one more reason an automated model cannot price by it.
| Floor | 24 months to September 9, 2026 | Median per square foot | 60 months to September 9, 2026 | Median per square foot |
|---|---|---|---|---|
| First | 5 sales at $310,000 | $196.08 | 9 sales at $365,000 | $230.87 |
| Second | 2 sales, $332,500 and $340,000 (no median printed) | not printed | 6 sales at $443,500 | $280.52 |
| Third | 6 sales at $402,000 (midpoint of $385,000 and $419,000) | $241.40 | 12 sales at $430,000 | $258.42 |
Two sales cannot make a median, so the second floor’s 24-month cell shows the two prices. The six third-floor medians are a midpoint because an even count has no middle sale. Over 60 months the order is less clean: second-floor homes show $443,500 on six sales, above the third floor’s $430,000 on twelve. We would not rank those two floors on a six-sale sample. What the longer window does confirm is that the first floor has been the lowest of the three in both windows.
In the last 12 months, four first-floor homes sold at $308,350 (the midpoint of $306,700 and $310,000), one second-floor home sold, and four third-floor homes sold at $377,500 (the midpoint of $370,000 and $385,000). The third-floor premium over the first floor is $69,150 on that cut, smaller than the $92,000 gap over 24 months, in line with a market that has come down from the top of the range.
Several reasons are plausible, and the county file proves none of them. Upper floors sit higher above the parking and may see more of the harbor and the pool. A first-floor home is closest to the ground and the docks, and for some buyers that is the draw. The third floor sits under the roof, which makes the building’s roof history a fair question for any buyer. We do not claim to know why any individual buyer paid a price. What the county shows is that, over 24 months, upper-floor buyers paid more.
If you own on the third floor, the 24-month third-floor median of $402,000 and the 12-month midpoint of $377,500 bracket the recent record, and you should expect buyers to compare you with other third-floor sales first. If you own on the first floor, the $310,000 median and the 12-month $308,350 are the anchors. If you own on the second floor, the sample is too small for a median and your valuation should lean on the neighboring floors and on the stack. Write the three medians on a card, then run Tests Two and Three before deciding where inside the band you belong.
Colony Point turned over 13 of its 63 homes in 24 months, about one in five, so a seller is usually competing with a neighbor on the same plan. If you are selling, start with your free Colony Point condo valuation and call Jesse direct at (239) 898-6072. If you are buying here 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.
Position is the second test. Over 24 months, nine north-side sales closed at a $385,000 median, three west-wing sales at $310,000, and one east-wing sale at $250,000. The north side sold $75,000 above the west wing at the median, on the same 1,581 square foot plan in nearly every case.
Data updated: October 2026 (Charlotte County Property Appraiser recorded, qualified sales, 24 and 60 months to September 9, 2026; stack positions are our reading of unit locations).
Colony Point has 21 stacks, numbered 1 to 21, around a U. From our reading of unit locations, stacks 1 to 6 form the east wing, stacks 7 to 17 the north side, and stacks 18 to 21 the west wing. The building sits at the harbor end of Colony Point Drive, so the open water of Charlotte Harbor is at the back of the U, and the wings and the north side face different views. We say “our reading” because the county records the units and their parcels, not a view.
| Position | 24 months | Median per square foot | 60 months |
|---|---|---|---|
| North side, stacks 7 to 17 | 9 sales at $385,000 | $239.29 | 18 sales at $407,000 (midpoint of $395,000 and $419,000) |
| West wing, stacks 18 to 21 | 3 sales at $310,000 | $196.08 | 4 sales at $325,000 (midpoint) |
| East wing, stacks 1 to 6 | 1 sale at $250,000 | one sale | 5 sales at $440,000 |
The east wing is the table’s warning label. One sale at $250,000 over 24 months says almost nothing, and five sales at $440,000 over 60 months say the opposite. A single low-priced sale can sit beside a strong history, so the east wing’s price should be read from the longer window and from the individual comparisons, not from the 24-month cell alone.
Nine of the 13 recent sales were on the north side, which is why it carries the most weight. Those nine sold at $385,000, or $239.29 per square foot. If your stack is on the north side, the building’s best-documented comparison set is your own. If your stack is in a wing, the sample is thin and a careful valuation uses the neighboring north-side stacks as the ceiling and the wing sales as the floor, then places the home by view and condition.
The two tests interact, and the 13 recorded sales let us see it, within the limits of tiny samples. Of the six third-floor sales, five were on the north side. Those five closed at a $419,000 median; if you set aside the one 1,751 square foot home among them, the other four have a midpoint of $402,500. The three first-floor north-side sales closed at $365,000, and the two first-floor west-wing sales at $308,350 (the midpoint of $306,700 and $310,000). So the first-floor north side sold about $56,650 above the first-floor west wing, and the third-floor north side sold about $54,000 above the first-floor north side. These are small counts, and we present them as the record so far, never as a rule.
The U shape matters because the arms of the U enclose the pool and clubhouse court, so a home in a wing can look across the court at neighbors, while the north side faces outward. The county’s common-element card lists the pool under a screen cage, the clubhouse, an office, 11 carport structures, one detached garage, concrete docks and 1,400 lineal feet of concrete seawall, all held in common. None of those is a unit-specific feature, but where your stack sits relative to them is part of what buyers weigh. We ask every owner to describe what they see from the lanai and to send a photo, then compare it with the stack’s position.
Most of the 21 stacks had no sale in the last 24 months. Thirteen sales cannot cover 21 stacks, so for most owners the working method is not to find a sale in your own stack but to find the nearest stack with the same floor and the same side of the building, then adjust. A valuation file shows which sale it borrowed from and why.
Plan size is the third test, and at Colony Point it matters less than floor or position because 57 of 63 homes are the same 1,581 square feet. The six larger homes, three of 1,716 and three of 1,751 square feet, are rare. One 1,751 square foot home sold in the last 24 months, at $419,000.
Data updated: October 2026 (Charlotte County Property Appraiser roll, October 2026 file, and recorded, qualified sales to September 9, 2026; our analysis).
Every Colony Point home has two bedrooms on the county card. The roll gives the three plans these counts and county values: 57 homes of 1,581 square feet at $282,209, three homes of 1,716 square feet at $299,013, and three homes of 1,751 square feet at $305,112. Total living area is 100,518 square feet and total just value is $17,898,288.
| Plan | Homes | County 2026 just value | Just value per square foot | 24-month sales | 60-month sales |
|---|---|---|---|---|---|
| 1,581 square feet | 57 | $282,209 | $178.50 | 12 at $352,500 ($222.96 per square foot) | 23 at $385,000 |
| 1,716 square feet | 3 | $299,013 | $174.25 | none | 4 larger-plan sales at $452,500 (midpoint of $440,000 and $465,000), counting both larger plans together |
| 1,751 square feet | 3 | $305,112 | $174.25 | 1 at $419,000 | included in the larger-plan row |
The county values the two larger plans at $174.25 per square foot, a little below the $178.50 it assigns the standard plan. Buyers, though, paid more per home for the larger plans: the 60-month larger-plan midpoint of $452,500 sits $67,500 above the 60-month standard-plan median of $385,000. Part of that gap is size and part is location, because the six larger homes cluster in a few places in the building rather than spreading evenly across floors and wings. Plan size and position overlap, which is why we do not apply a flat per-square-foot premium.
Twelve of the 13 recent sales were the standard plan. Their median is $352,500, which is the midpoint of $340,000 and $365,000, and their median per square foot is $222.96. Because the standard plan is the whole market for practical purposes, a standard-plan owner can read the building’s overall figure of $365,000 as a slightly high reading, since the lone larger-plan sale pulls the total median up by one position. The standard-plan figure of $352,500 is the cleaner anchor for a 1,581 square foot home across all floors, before floor and position adjustments.
With one 24-month sale among the six larger homes, a larger-plan owner has almost no direct comparison. The method is to start from the standard plan on the same floor and side, then add the size. At the county’s own per-square-foot values the extra 135 to 170 square feet are worth $16,804 to $22,903 on the assessor’s scale ($299,013 minus $282,209, and $305,112 minus $282,209). At buyer prices the larger plans have commanded more, as the $452,500 60-month midpoint shows. Our written file for a larger-plan home states both anchors and where we land between them.
All 63 homes were built in 1972, all are two-bedroom, and all share the same common elements. The condominium’s age is the one variable every owner has in common, and it makes condition and building paperwork, rather than year built, the sorting variables. Interior updating, kitchens, windows, doors and air conditioning separate one 1,581 square foot home from another more than anything on the county card, and none of it is visible in the public record. That is why the walkthrough section near the end of this page matters.
Here is the arithmetic for a home we will call a “typical” example, built only from the table values above and not from any one unit. Take a 1,581 square foot home on the third floor of the north side. The nearest evidence is the five third-floor north-side sales at $419,000, or the four standard-plan ones at $402,500. Cross-check against the 12-month third-floor midpoint of $377,500 and the third-floor per-square-foot median of $241.40, which times 1,581 gives about $381,653. The anchors sit between $377,500 and $419,000, and the upper half of that range depends on view and condition. Take a 1,581 square foot first-floor home at the west wing: the two comparable sales at $308,350 and the first-floor per-square-foot median of $196.08, which times 1,581 gives about $310,000. The two examples differ by roughly $70,000 to $110,000 on identical living area, and neither number is an appraisal. They show why one building needs several answers.
Across Colony Point’s recorded sales, a flood group did not discount price in any clear way. Three sales in stacks touching the VE and Coastal A lines closed at a $390,000 median, above the building median. What changes with the flood group is a buyer’s insurance quote and lender requirements, which is a carrying cost.
Data updated: October 2026 (Charlotte County Property Appraiser recorded, qualified sales to September 9, 2026, and unit flood-zone cards read September 29, 2026; FEMA map panel 12015C0237G effective December 15, 2022; our analysis).
Every Colony Point unit card shows a FEMA AE zone, so the building is in a Special Flood Hazard Area, and the stack-by-stack detail is finer. We group the 21 stacks by what the unit cards show. The table is the building’s flood map in one view.
| Stack flood group | Stacks | Homes | 24-month sales | 60-month sales |
|---|---|---|---|---|
| Zone AE at 9 feet only | 1 to 6, 10, 14, 15 | 27 | 2 sales ($250,000 and $420,000) | 9 at $420,000 |
| Zone AE at 9 feet plus Coastal A | 19 to 21 | 9 | 3 at $310,000 | 4 at $325,000 |
| Zone AE at 10 feet and 9 feet | 9, 11, 12, 13, 16, 17 | 18 | 5 at $370,000 | 9 at $450,000 |
| Zone AE at 10 feet, VE at 11 feet, AE at 9 feet and Coastal A | 7, 8, 18 | 9 | 3 at $390,000 | 5 at $390,000 |
The numbers add up to 63: 27, plus 9, plus 18, plus 9. Eighteen of the 27 homes in the first group are in the east wing, which lines up with the thin east-wing sales record. The common-element parcel carries all four designations, which fits a 4.24-acre tract that includes the waterfront. Note that the building as a whole does not have a single base flood elevation. The 10-foot figure that appears for some Colony Point Drive addresses belongs to single-family homes on the street, not to this building, and the condominium’s units run from AE at 9 feet to the corner stacks that touch VE at 11 feet.
The 18 homes at AE 10 and 9 feet sold 5 times at $370,000 in 24 months. The nine corner homes touching VE and Coastal A sold 3 times at $390,000. The west-wing homes with Coastal A sold 3 times at $310,000. There is no simple “more hazard, lower price” pattern: the highest 24-month median among the groups belongs to a group with a VE line. Position and floor explain more than flood group in this small record, because the corner stacks include third-floor north-side homes. With 13 sales, though, we would never call the flood group irrelevant. We call it a cost test.
A flood insurance quote depends on the unit’s elevation, its floor, the building’s construction and the flood zone. An owner on the third floor of a building whose lowest floor is at or above the base flood elevation is in a different position from an owner on the first floor, and policies for condominium units are priced with the building’s characteristics in mind. We do not publish insurance prices for Colony Point, because none is public and quotes change. What we do is tell you which questions your agent and your insurer should answer before an offer: the building’s elevation certificate if one exists, the unit’s floor relative to the base flood elevation, whether the master policy includes flood, and what an individual unit-owner’s policy must add.
Charlotte County’s Know Your Zone layer places the condominium in Evacuation Zone A. For ZIP 33950 as a whole, which is wider than this building, the National Flood Insurance Program’s OpenFEMA data shows 194 claims and $875,728 paid after Hurricane Ian in 2022, and 1,935 claims and $130.8 million paid for the 2024 Helene and Milton events. Those are ZIP-wide figures, not Colony Point figures, and we do not state anything about this building’s storm history that a primary record does not support.
If two comparable homes differ only in flood group, ask each buyer’s insurer for a quote, not an assumption. A seller who has a recent policy declarations page and, if available, an elevation certificate can show a buyer the real number, and that number, rather than a zone letter, is what changes a buyer’s offer. Our valuation file lists your stack’s flood group and tells you which documents to gather.
Yes, Colony Point prices have come down from their 2023 peak. The calendar-year median was $498,250 on six sales in 2023, $420,000 in 2024, $352,500 in 2025, and $340,000 on eight sales in 2026 through September 9. That is about 32 percent below the peak, though still above where the building traded in 2019.
Data updated: October 2026 (Charlotte County Property Appraiser recorded, qualified sales, calendar years 2016 to 2026, through September 9, 2026; our analysis).
The honest way to ask whether prices are dropping in a 63-home building is to count what closed, not to quote a regional headline. Colony Point’s own record answers it, and then adds a wrinkle: the pace of sales picked up while the price fell.
| Year | Qualified sales | Median | Low | High |
|---|---|---|---|---|
| 2016 | 6 | $251,500 | $203,500 | $277,500 |
| 2017 | 4 | $264,250 | $226,000 | $315,000 |
| 2018 | 4 | $315,500 | $250,000 | $370,000 |
| 2019 | 3 | $313,000 | $285,000 | $352,500 |
| 2020 | 9 | $375,000 | $282,500 | $439,900 |
| 2021 | 5 | $440,000 | $355,000 | $450,000 |
| 2022 | 2 | $416,000 (midpoint of two sales) | $395,000 | $437,000 |
| 2023 | 6 | $498,250 | $369,000 | $530,000 |
| 2024 | 5 | $420,000 | $309,900 | $450,000 |
| 2025 | 4 | $352,500 | $332,500 | $450,000 |
| 2026 to September 9 | 8 | $340,000 | $250,000 | $419,000 |
Years with two to four sales are thin, and a median of two is only a midpoint. We print them because the pattern across years is clearer than any one year.
From 2016 to 2023 the building’s median roughly doubled, from $251,500 to $498,250, with steps up in 2018, 2020, 2021 and 2023. The highest sale on file, $530,000 in May 2023, came in that peak year. A seller who bought before 2020 and compares a purchase price with the 2023 peak will see a large gain, and a seller who bought in 2023 or early 2024 will see something closer to flat or negative. Both are true at the same time in the same building.
Each year since the peak has printed a lower median: $420,000 in 2024, which is 15.7 percent under 2023; $352,500 in 2025, 16.1 percent under 2024; and $340,000 in 2026 to date, 3.5 percent under 2025. The slide is real, but the rate of decline has slowed. The drop from 2023 to 2026 is $158,250, or 31.8 percent. Using the 24-month window instead, the median of $365,000 sits 26.7 percent below the 2023 peak, because that window still holds a few 2024 and 2025 sales from higher levels.
Eight sales in 2026 through September 9 is already the most of any year since 2020, which had nine. Higher volume at a lower price is what a market looks like when sellers who want to move accept the going level. Turnover of 13 of 63 homes over 24 months, and 9 over the latest 12, is about one home in five and one in seven. The county file shows when deeds were recorded, not how long each home sat on the market. Matched by address, the Southwest Florida MLS export of October 29, 2026 holds one Colony Point closing in its 12 months, at 41 days on market and about 94.4 percent of list; one sale is not a median, and the county record on this page is complete through September 9, 2026.
The condominium safety laws that followed the 2021 Surfside collapse reached older three-story buildings on a schedule: structural integrity reserve studies were due by December 31, 2025 for existing associations, and milestone inspections for buildings that reached 30 years before July 1, 2022 were due before December 31, 2024. Colony Point, built in 1972, falls inside both. The price slide and the arrival of those deadlines coincide. The county file does not show whether one caused the other, and prices also moved with insurance costs and interest rates across Florida. We note the overlap and leave it as an inference.
| Half-year | Sales | Median |
|---|---|---|
| Second half of 2024 | 1 | $420,000 |
| First half of 2025 | 3 | $365,000 |
| Second half of 2025 | 1 | $340,000 |
| First half of 2026 | 7 | $310,000 |
| July 1 to September 9, 2026 | 1 | $390,000 |
The first half of 2026 shows seven sales at a $310,000 median, which is the low point of the record; the single sale since, at $390,000, is a lone data point and not a trend. Half-year medians of one to seven sales are volatile, and we show them to be transparent about how little the last eight months can support. A seller reading this table should hear two messages. Do not price to 2023. And do not assume the first half of 2026 is the new floor, because which homes sold in that half, three first-floor and four third-floor, shaped that median.
A comparison sale needs a time adjustment before it is useful. Suppose a neighbor’s comparable closed at the 2025 median of $352,500. Moving it to the 2026 level using the medians means multiplying by $340,000 divided by $352,500, which is 0.9645, giving about $340,000. Suppose instead the comparison closed at the 2023 median of $498,250. The same math gives a factor of 0.6824 and about $340,000 as well, which is the point: the factor is large, and a 2023 comparison tells you almost nothing about 2026 without it. Medians are blunt tools and we use them only to show the size of the move. In a written valuation we adjust each comparison with its own date, floor and position.
Over the 10 years to September 9, 2026, the building recorded 52 qualified sales at a $367,500 median, between $203,500 and $530,000. Since the file begins in 2009, it holds 82 qualified sales at a $303,350 median, from $169,000 to $530,000. Against those two figures, the 2026 level of $340,000 is below the ten-year median and above the all-history median. Whether that reads as high or low depends on which horizon you pick, which is why a valuation names its window every time.
The 13 qualified Colony Point sales in the 24 months to September 9, 2026 ranged from $250,000 to $450,000, totaled $4,638,200, and had a median of $365,000 or $230.87 per square foot. Five were on the first floor, two on the second and six on the third, and none was a developer sale.
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).
Qualified means Florida Department of Revenue sale codes 01 and 02 on an improved property, which screens out transfers between related parties, quitclaim deeds, corrective deeds and similar records that are not market sales. We list the sales below by recorded date, floor and plan, with no unit numbers, because a floor and a unit number together would identify a home. No owner or buyer is named.
| Recorded | Floor | Plan | Price | Price per square foot |
|---|---|---|---|---|
| November 12, 2024 | Third | 1,581 square feet | $420,000 | $265.65 |
| January 15, 2025 | Third | 1,581 square feet | $450,000 | $284.63 |
| May 28, 2025 | Second | 1,581 square feet | $332,500 | $210.31 |
| June 26, 2025 | First | 1,581 square feet | $365,000 | $230.87 |
| September 19, 2025 | Second | 1,581 square feet | $340,000 | $215.05 |
| January 23, 2026 | First | 1,581 square feet | $306,700 | $193.99 |
| January 27, 2026 | Third | 1,581 square feet | $250,000 | $158.13 |
| April 3, 2026 | First | 1,581 square feet | $310,000 | $196.08 |
| April 22, 2026 | Third | 1,751 square feet | $419,000 | $239.29 |
| April 29, 2026 | Third | 1,581 square feet | $370,000 | $234.03 |
| May 13, 2026 | Third | 1,581 square feet | $385,000 | $243.52 |
| May 28, 2026 | First | 1,581 square feet | $300,000 | $189.75 |
| August 17, 2026 | First | 1,581 square feet | $390,000 | $246.68 |
Reading the table by floor, the first floor appears five times, the second floor twice and the third floor six times. The last nine rows, from September 19, 2025 on, are the 12-month window. Dividing the total of $4,638,200 by 13 gives an average of $356,785, which is $8,215 below the $365,000 median, because the $250,000 and $300,000 sales pull the average down. We use the median.
The $250,000 third-floor sale in January 2026 is $120,000 below the next-lowest third-floor sale in the table, $370,000. The county file does not say why it closed at $250,000. A condition issue, particular terms, a sale between parties who know each other and coded as qualified, or a price set for a quick close are all possible. We do not call it distressed, because the record does not say, and a valuation that depends on one sale should say how much it depends. Without it, the remaining 12 sales have a median of $367,500 (the midpoint of $365,000 and $370,000), which is $2,500 above the 13-sale median. The outlier moves the median very little, which is a point in the median’s favor.
| Price band | Sales in 24 months |
|---|---|
| Under $300,000 | 1 |
| $300,000 to $349,999 | 5 |
| $350,000 to $399,999 | 4 |
| $400,000 to $449,999 | 2 |
| $450,000 and up | 1 |
Nine of 13 sales, or 69 percent, closed between $300,000 and $399,999. That band is the building’s center of gravity. Above it sit three sales, and below it one. A pricing strategy that sets the list price at $450,000 is aiming at a band where one sale in 13 has closed.
Thirty-five pairs of qualified sales of the same home, more than six months apart, are on file since 2009. Four recent ones show the range. A home bought in July 2020 at $415,000 sold again in April 2026 at $419,000, a gain of 1 percent over almost six years, or about 0.2 percent a year. A home bought in April 2023 at $369,000 sold in August 2026 at $390,000, 5.7 percent over three and a third years, about 1.7 percent a year. A home bought in March 2024 at $450,000 sold in June 2025 at $365,000, an 18.9 percent loss in about 16 months. And a home bought in April 2015 at $280,000 sold in April 2026 at $370,000, a 32 percent gain over eleven years, about 2.6 percent a year. Where you bought sets what you have made, and it says little about what the home is worth to the next buyer.
We do not average them. We sort by floor, then position, then date, then look for the two or three closest to your home, bring them to the current level, and show the work. If you want to see which sales we would use for your unit, ask for the file. The sales above, and the county’s own sales search, are public.
The county’s 2026 value for a Colony Point home is $282,209 for the 1,581 square foot plan, $299,013 for the 1,716 square foot plan and $305,112 for the 1,751 square foot plan. It is a mass-appraisal figure set as of January 1, not a market price, and 12 of the 63 homes are assessed below it.
Data updated: October 2026 (Charlotte County Property Appraiser roll, October 2026 file; 2026 final millage rate chart dated October 2, 2026; our analysis).
When we say “the county’s 2026 value” we mean just value on the Property Appraiser’s roll, the figure the appraiser sets for every parcel each year. It is not a market value, an appraisal or an offer, and we never use it as one. We use it to show what the county does and does not distinguish.
| Plan | Homes | Just value each | Subtotal |
|---|---|---|---|
| 1,581 square feet | 57 | $282,209 | $16,085,913 |
| 1,716 square feet | 3 | $299,013 | $897,039 |
| 1,751 square feet | 3 | $305,112 | $915,336 |
| All plans | 63 | not applicable | $17,898,288 |
The subtotals add to $17,898,288. Dividing by 63 homes gives an average of about $284,100 per home, only about $1,900 above the standard plan’s value, because 57 of the 63 homes carry the same figure. All 63 cards show 1972 as the year built and two bedrooms, and the land value on each unit card is zero because the land belongs to the common element. The 64th parcel holds that land and the amenities.
The roll does not record a floor, a view, a renovation, a roof or a window replacement, an elevation certificate, a reserve balance, or the building’s structural reserve study. A third-floor north-side unit and a first-floor west-wing unit on the same plan are assessed identically, and our sales record shows they traded about $92,000 apart at the floor medians. That is the reason we say a county value cannot stand in for a price at Colony Point.
The Property Appraiser’s roll shows 12 of the 63 homes, or 19.0 percent, assessed below just value, because Florida law limits how fast an assessment can rise for properties with an assessment limitation, such as the Save Our Homes cap in F.S. 193.155. Across the 12, the difference between just value and assessed value is $535,822 in total ($17,898,288 minus $17,362,466 in assessed value across all 63). This matters to a buyer more than to a seller: when a home sells, the new owner’s assessment is reset to just value as of the January 1 after the sale, so the tax bill a seller pays is not the tax bill a buyer will pay. We say what that means in dollars in the taxes section below, and we do not state the exemption status of any owner.
At the 24-month median, the sale price is 1.29 times the 1,581 square foot value, and at the 12-month median 1.20 times. A third-floor sale at $402,000 is 1.42 times, and a first-floor sale at $310,000 is 1.10 times. Those ratios are a quick way to see which homes the county’s number understates the most: the upper floors. They are descriptive. They do not predict the next sale, and just value is recalculated each year.
For the standard plan, just value is $178.50 per square foot; for the two larger plans, $174.25. Market sales ran at $230.87 over 24 months. A buyer comparing the county’s price per square foot with the market’s is comparing a mass-appraisal estimate with transactions, and a valuation should do that only to explain why they differ.
A Colony Point condo’s paperwork moves value because a buyer’s lender and insurer ask for it before closing, and a missing answer widens the buyer’s discount. The file includes the structural integrity reserve study (SIRS), the milestone inspection summary, reserves, any special assessment, the budget and an estoppel certificate.
Data updated: October 2026 (Florida Department of Business and Professional Regulation SIRS database for ZIP 33950, read October 28, 2026; Florida Statutes 718.112, 553.899, 718.503 and 718.116; Florida Division of Corporations, read October 28, 2026).
Colony Point is a three-story building, which is the threshold at which Florida’s two post-Surfside safety laws begin. Both apply to it. We set out what the law requires, what the public record shows today, what it cannot show, and how that translates into the price a buyer is willing to pay.
Under F.S. 718.112(2)(g), a condominium association with a building of three habitable stories or more must have a structural integrity reserve study done by a licensed engineer or architect, repeated every 10 years. Existing associations had to complete the first one by December 31, 2025, and the association submits it to DBPR within 45 days of receiving it. The study looks at roof, structure, fireproofing, plumbing, electrical, waterproofing, windows and other items, and sets the reserve funding the association must collect against them.
DBPR keeps two public SIRS databases. The one for reporting forms submitted before July 2025 lists an entry named “Colony Point, Inc SIRS Reporting” in ZIP 33950. The one for forms submitted from July 2025 on, searchable by ZIP code, lists 11 associations for ZIP 33950, and Colony Point is not among them. Both were read on October 28, 2026, and we state each as a fact about that database on that date. DBPR displays only complete reporting-form submissions, so the older entry shows a SIRS reporting form was submitted before July 2025; it does not show what the study found, and a missing entry would never prove that no study exists. We also do not say what any study contains. The only person who can give a buyer the answer is the association, in writing, through the resale package.
Under F.S. 553.899, a building of three habitable stories or more must have a milestone inspection when it reaches 30 years of age. For a building that had reached 30 years before July 1, 2022, the first inspection was due before December 31, 2024. The county’s roll gives Colony Point a year built of 1972, which puts it in that first group. A summary of the inspection goes to unit owners within 45 days of the report. We could not find the building’s milestone status on a public record we could read. Within city limits, the local enforcement agency is the City of Punta Gorda Building Division, which keeps its own milestone inspection forms and tracking, and an owner or buyer can ask the association for the summary directly. We make no statement that the building passed or completed anything.
The association’s budget, its reserve balance and any special assessment sit in the association’s records. We found none of them on a public page. We also found no recorded special assessment in the public records we searched, and we did not run a lien search. The estoppel certificate is where a special assessment, if there is one, has to be stated, which makes it the single most important document in a resale. A seller who requests the estoppel early knows the answer before the first showing.
Under F.S. 718.503, a unit owner who sells must give the buyer the declaration, articles of incorporation, bylaws, rules, the most recent year-end financial report, the budget and, since 2024, the SIRS and milestone inspection summaries, among other items. The resale contract is voidable by the buyer for 7 days, excluding Saturdays, Sundays and legal holidays, after the later of the buyer signing the contract and receiving the declaration, articles, bylaws and rules, the annual financial statement and budget and the question-and-answer sheet, unless the contract states the buyer received them more than 7 such days before signing; any waiver of that right has no effect. The practical consequence: if the core documents are missing when a buyer signs, the buyer’s 7-day window does not start, and a seller who has the package on day one removes that uncertainty from the deal.
An estoppel certificate states what the unit owes the association and whether any assessment is pending. Under F.S. 718.116(8), as adjusted for inflation by DBPR under Chapter 2017-93, Laws of Florida, the association may charge no more than $299 for the certificate, $119 more for delivery within three business days on an expedited request, and up to $179 more if the unit is delinquent. The schedule is on DBPR’s Estoppel Certificate Fees page, read October 28, 2026, and DBPR next updates it by July 1, 2027.
Condominium associations with 25 or more units must post official records online from January 1, 2026 under F.S. 718.111(12)(g). Colony Point, Inc. has 63 units. We found no public association website, which may mean the site is owner-login only. Colony Point, Inc. is a Florida not-for-profit corporation, filed September 27, 1971, active, with an annual report filed April 23, 2026 (Florida Division of Corporations). The condominium is on the state register as PR1U016057, 63 units, recorded September 1, 1971. Association fee: none published on any public page. The one Colony Point listing that closed in the 12 months to October 29, 2026 reported a mandatory association fee of $868 a month ($10,416 a year) in the Southwest Florida MLS, as reported in the listing and not the association’s record; what the fee includes is not in the export we hold. Information not available at time of publishing (checked 2026-11-10).
We do not put a dollar discount on any document. We describe how it works. A buyer financing with a mortgage faces a lender that reviews the building’s condition and financial health, an insurer that prices the master policy and the unit policy, and an attorney or agent who reads the resale package. Every unanswered question is a reason to offer less or to walk. In this building, the 2023 to 2026 price slide happened while the safety-law deadlines passed, as discussed above. A seller who holds the SIRS status, the milestone summary, the reserve balance and the estoppel at listing is in a different negotiating position from one who says “ask the association.” The difference does not show up in the county’s value. It shows up at the table.
Colony Point sold about $75,000 higher than Clipper Cove at the 24-month median: 13 sales at $365,000 against 12 sales at $290,000. Per square foot the gap is $230.87 against $191.17. Colony Point is a single 1972 harbor building; Clipper Cove is 144 homes built from 1999 to 2004.
Data updated: October 2026 (Charlotte County Property Appraiser recorded, qualified sales, 12, 24, 36 and 60 months to September 9, 2026, same method for both; DBPR SIRS databases read October 28, 2026; our analysis).
Clipper Cove at Punta Gorda Isles is the other condominium that owners and buyers weigh against Colony Point. Our Clipper Cove at Punta Gorda Isles neighborhood guide covers it in depth, and our Clipper Cove condo valuation does what this page does for that complex. The comparison below uses the same windows and the same county method on both.
| Measure | Colony Point | Clipper Cove |
|---|---|---|
| Homes | 63, one three-story building on the harbor | 144, built 1999 to 2004, Bal Harbor Boulevard |
| Home size | 1,581 to 1,751 square feet | 1,517 square feet, all homes |
| 12 months to September 9, 2026 | 9 sales at $340,000; $215.05 per square foot | 8 sales at $290,000; $191.17 per square foot |
| 24 months | 13 sales at $365,000; $230.87 per square foot | 12 sales at $290,000 (midpoint of $285,000 and $295,000); $191.17 per square foot |
| 36 months | 17 sales at $365,000; $230.87 per square foot | 17 sales at $295,000; $194.46 per square foot |
| 60 months | 27 sales at $395,000; $246.68 per square foot | 39 sales at $339,000; $223.47 per square foot |
| 2026 county value, median | $282,209 | $264,337 |
| Calendar 2023 median | $498,250 (6 sales) | $365,000 (11 sales) |
| Calendar 2026 to September 9 | $340,000 (8 sales) | $290,000 (8 sales) |
| Flagged waterfront by the county | 63 of 63 | 60 of 144 |
| 24-month turnover | 20.6 percent of homes | 8.3 percent of homes |
| Owner mailing address in Florida | 60.3 percent | 49.3 percent |
| Homes assessed below just value | 19.0 percent | 32.6 percent |
| SIRS and milestone laws | Three stories, so both laws apply; listed in DBPR’s SIRS database for reporting forms before July 2025, not listed in the July 2025 and after database for ZIP 33950, both read October 28, 2026 | No row in either DBPR SIRS database; the buildings appear to be two stories (our inference from county records and unit numbering), and both laws start at three habitable stories, so they may not apply at all |
The $75,000 difference at the 24-month median is 25.9 percent of Clipper Cove’s median. Colony Point’s standard home is 64 square feet larger, and at Clipper Cove’s own rate of $191.17 per square foot that extra space accounts for only about $12,235, leaving about $62,765 that size does not explain. Position is a candidate, since Colony Point’s homes are all flagged waterfront by the county and sit at the harbor itself, while 60 of Clipper Cove’s 144 homes carry the flag. The county’s 2026 values are only $17,872 apart ($282,209 minus $264,337), so the market has priced a much larger gap than the assessor has.
Windows decide medians in small markets. Count Clipper Cove from September 1, 2024 instead of September 10, 2024 and a September 6, 2024 sale at $415,000 enters, producing 13 sales at $295,000. Count from September 25, 2024 and the figure drops to 11 sales at $285,000. We use one window for both buildings, 24 months to September 9, 2026, which gives Clipper Cove 12 sales at $290,000.
If your buyer is choosing between the two, the buyer sees a $75,000 premium for the older harbor building and a newer building at the lower price. That is a real choice, and a valuation should speak to it. It is not a reason to price down toward Clipper Cove. Colony Point’s own record, especially at the north side and third floor, shows buyers have paid well above $290,000 for the harbor setting. A Colony Point owner whose valuation lands near $290,000 should check whether the home is a first-floor or west-wing unit, which is where the building’s own sales sit closest to Clipper Cove’s median.
It does not show days on market, price cuts or sale-to-list ratios for either building, because those are Southwest Florida MLS fields. The Southwest Florida MLS export of October 29, 2026 holds one closing in each building in its 12 months, too few for a median, and it carries no price-cut field. Information not available at time of publishing (checked 2026-11-10). And it does not show which building’s association is healthier. That is a question for each association’s file.
Colony Point is one condominium of about 1,463 condominium and villa units in 38 associations on Punta Gorda Isles streets, and it prices well below the Isles’ single-family homes. Those homes sold at a $700,000 median on 337 sales in the 12 months to September 9, 2026, against $340,000 at Colony Point.
Data updated: October 2026 (Charlotte County Property Appraiser recorded, qualified sales, 12 months to September 9, 2026; Southwest Florida MLS, 12 months to October 29, 2026, plain-text citation; our analysis).
Colony Point belongs to the Isles’ Punta Gorda Isles community guide, and the community’s page on Punta Gorda Isles home value covers the whole Isles. This section sets the building inside it using parent figures that carry their own labels.
Punta Gorda Isles single-family homes recorded 337 qualified sales at a $700,000 median, $320.54 per square foot, in the 12 months to September 9, 2026 (Charlotte County Property Appraiser, our analysis). Colony Point’s 12-month median is $340,000, or 48.6 percent of that, and $215.05 per square foot, or 67.1 percent. Those two markets share a name and a city, but a Colony Point owner’s comparison set is the building, not the Isles. A home-value figure for “Punta Gorda Isles” quoted without a product type is, in practice, a single-family figure.
The Southwest Florida MLS labels 66 closings in ZIP 33950 as Punta Gorda Isles for the 12 months to October 29, 2026, with a median of 86.5 days on market and a median sale-to-list ratio of 95.9 percent. That is Punta Gorda Isles-wide, in plain text, and mixes houses and condominium units. It is not a Colony Point figure. We use it to say that a typical sale in the Isles is closing close to its list price, and for no other purpose.
With 63 homes against about 1,463 condominium and villa units in 38 associations on Isles streets, Colony Point is about 4.3 percent of the Isles’ condominium and villa stock. The 13 recorded sales in 24 months mean a Colony Point owner is often selling in a pool of a few active neighbors, not a deep market. Thirty-eight associations means thirty-eight sets of rules, reserves and budgets, and the buyer is comparing yours with those.
Punta Gorda Isles sits inside the incorporated City of Punta Gorda, ZIP 33950. That puts Colony Point in the city’s millage district, under the city’s building division and permitting, and inside the city’s canal maintenance assessment district. The city-wide view is in our Punta Gorda home value guide. Our sister valuations for the Isles’ other neighborhoods, such as the Bird Section home valuation, apply the same county method to different products.
A Colony Point buyer’s first-year property tax on a 1,581 square foot home at the county’s $282,209 value is about $4,745 before exemptions, at the 2026 City of Punta Gorda rate of 16.8148 mills, plus a canal line of about $426. Neither figure is a bill; both are our arithmetic.
Data updated: October 2026 (Charlotte County Property Appraiser 2026 Final Rate Chart, October 2, 2026; Charlotte County Tax Collector bills, read October 28, 2026; City of Punta Gorda fiscal 2027 budget hearing packet; our arithmetic).
A seller should know what the buyer’s payment looks like, because it sets how much house a buyer can afford at a given price. Two pieces are specific to Colony Point: how the county resets the assessment after a sale, and the Punta Gorda Isles canal line that appears on a condominium tax bill.
Colony Point sits in tax district 155, the City of Punta Gorda. The 2026 total is 16.8148 mills: County 6.1275, Environmentally Sensitive Lands 0.2000, City 3.9928, West Coast Inland Navigation District 0.0394, Southwest Florida Water Management District 0.1831, and schools 3.0240 plus 3.2480. The components sum to 16.8148 (Property Appraiser 2026 Final Rate Chart, October 2, 2026).
| Step | Amount |
|---|---|
| County 2026 just value, 1,581 square foot home | $282,209 |
| Times 16.8148 mills (divide by 1,000) | $4,745.29 |
| Canal maintenance line, fiscal 2027 estimate | about $425.57 |
| Estimated total before any exemption | about $5,170.86 |
| Per month | about $430.91 |
The $4,745.29 comes from $282,209 times 0.0168148. A buyer who qualifies for a homestead exemption pays less; we do not print any owner’s exemption. A buyer who pays $365,000 will not be assessed at $365,000. The county assesses at just value, which may rise or fall with its own annual reappraisal, so the sale price does not set the tax.
Each Colony Point unit paid $384.65 for the Punta Gorda Isles canal maintenance assessment on the 2025 tax bill, the same on a 1,581 and a 1,751 square foot home (Charlotte County Tax Collector, two bills read October 28, 2026). The city levies condominium land, which it classes as other-zoned, by the square foot within 120 lineal feet of a canal or harbor seawall: $0.141 in fiscal 2025-26 and $0.156 in fiscal 2026-27, the rate adopted at the City’s September 9, 2026 final budget hearing. Single-family lots pay a flat $1,500 in fiscal 2027. Applying the rate change to the 2025 line gives $384.65 times 0.156 divided by 0.141, which is about $425.57. We call that an estimate: it assumes the levied area and the split are unchanged. A condominium buyer from another state often does not expect a canal line on a unit bill, so it belongs in your disclosure conversation. The county’s Alligator Creek Waterway unit charge applies to some Punta Gorda Isles parcels; the 2025 Colony Point bills we read carried no such line, the canal line being the only non-ad valorem charge on each, so check your own bill.
A seller’s assessment may be below just value because of assessment limitations such as the Save Our Homes cap in F.S. 193.155. After a sale, the new owner’s assessment resets to just value on the following January 1. Twelve of the 63 Colony Point homes are assessed below just value today, so for those homes the seller’s bill understates what the buyer will pay. For the other 51, assessed and just value match. A homestead owner who sells may carry up to $500,000 of accumulated benefit to a new Florida homestead through portability. We do not give tax advice, and the county’s Tax Estimator is the place to model a specific parcel.
At the 24-month median price, the estimated first-year tax and canal line of about $5,171 is 1.4 percent of $365,000. At the 12-month median, $5,171 is 1.5 percent of $340,000. Those percentages are before exemptions and before association fees, homeowner’s insurance and flood cover. They are why buyers ask what the all-in monthly cost will be, and why we recommend a seller get the association’s fee in writing before listing.
Selling a Colony Point condo at the $365,000 median carries $2,555 in Florida documentary stamp tax, an association estoppel capped at $299 plus any expedite and delinquency fees, the owner’s title policy that Charlotte County sellers customarily pay (Attorneys’ Title Fund Services lists Charlotte as a seller-pay county), prorated taxes and the canal line, and the agreed commission.
Data updated: October 2026 (Florida Statutes 201.02 and 718.116(8); Florida DBPR Estoppel Certificate Fees, read October 28, 2026; our arithmetic).
The full walkthrough, with commission, title and a net sheet, is on our Colony Point selling guide. Here is the arithmetic that bears on value.
| Item | Basis | Amount |
|---|---|---|
| Documentary stamps on the deed | $0.70 per $100 of price under F.S. 201.02: $365,000 divided by 100 times $0.70 | $2,555 |
| Estoppel certificate | Cap of $299 under F.S. 718.116(8) as adjusted by DBPR | up to $299 |
| Expedited delivery, if needed | Additional cap | up to $119 |
| Delinquent unit, if applicable | Additional cap | up to $179 |
| Property tax proration | $4,745.29 a year before exemptions is about $395.44 a month | by closing date |
| Canal line proration | $384.65 on the 2025 bill is about $32.05 a month | by closing date |
| Owner’s title policy | Charlotte County seller customarily pays, per Attorneys’ Title Fund Services, though the contract decides; premium set under rule 69O-186.003, quote from the closing agent | by quote |
| Commission | Negotiable and set in the listing agreement | by agreement |
At $340,000 the deed stamps are $2,380. These items sit between the sale price and what you net, and a valuation is only useful if it ends in a net number. Request a net sheet with your valuation.
A free in-person comparative market analysis is the most accurate Colony Point valuation available short of an appraisal, and it costs nothing. One of us walks the home, reads the floor and position against the building’s sales, and returns a written range with comparisons and a net sheet.
Data updated: October 2026 (Charlotte County Property Appraiser recorded, qualified sales to September 9, 2026; our analysis).
Call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873, or request a free in-person Colony Point CMA and we will schedule the visit around you, including a video walkthrough for owners who are out of state for the season. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, and the walkthrough happens at your Colony Point home. You are working with Top 1% Real Estate Agents Nationally Since 2008.
The kitchen and baths, the windows and doors, the air handler and water heater, the lanai and its view, the flooring, the electrical panel, and the age of everything an inspector will check. We note which stack you are in and what you see from it. We ask for your carport or parking assignment, your insurance declarations, your most recent tax bill and any elevation certificate, and which association documents you already hold.
A written range tied to the building’s sales, the adjustments with the reasons, a short list of association documents to request, and a net sheet. You can use it to decide whether to list now, wait, or hold.
The CMA becomes the listing plan: price, preparation list, marketing and timing. Our Colony Point seller guide shows how we market a condo with its paperwork ready, and our Punta Gorda seller guide covers the wider city.
If you are on the other side of the table, our guide to buying a Colony Point condo covers the floor choice, the stack flood table and the association file, and how we represent buyers explains the agreement and process. Call Marc at (239) 287-5873.
It depends on your floor, your stack and your plan, and the building’s record shows how much. Charlotte County recorded 13 qualified sales in the 24 months to September 9, 2026 at a $365,000 median, from $250,000 to $450,000, and 9 sales at $340,000 in the latest 12 months. First-floor homes sold at $310,000 and third-floor homes at $402,000 over 24 months. A written range for your unit is free from Jesse and Marc.
The 24-month median is $365,000 on 13 qualified sales, the 12-month median is $340,000 on 9, and the 60-month median is $395,000 on 27, all to September 9, 2026 (Charlotte County Property Appraiser, our analysis). The ten-year median is $367,500 on 52 sales. Which one applies to you depends on how recent a comparison you want, and we recommend the 12-month and 2026 figures for pricing today.
Nine qualified sales were recorded in the 12 months from September 10, 2025 to September 9, 2026, which is about one home in seven of the 63. Over 24 months the count is 13, about one in five. Eight of the nine were recorded in 2026 through September 9, the most of any year since 2020.
The median is $230.87 per heated square foot over 24 months and $215.05 over 12 months, using the county’s living area for each home. Per square foot also varies by floor: $196.08 on the first floor and $241.40 on the third floor over 24 months. Applied to the standard 1,581 square foot plan, $215.05 comes to about $340,000.
They have dropped from the 2023 peak. The calendar-year median was $498,250 in 2023, $420,000 in 2024, $352,500 in 2025 and $340,000 in 2026 through September 9, which is 31.8 percent below the peak. The decline slowed: 2026 is 3.5 percent below 2025. Sales volume rose as the price fell, with eight sales in 2026 already.
Yes. In the 24 months to September 9, 2026, five first-floor homes sold at $310,000 and six third-floor homes at $402,000, a $92,000 difference at the median. Two second-floor homes sold at $332,500 and $340,000. Over 60 months the first floor was again lowest, at $365,000 against $430,000 on the third floor. The county assesses all of these homes identically, so the county’s value cannot show the difference.
In the recent record, yes. Nine north-side sales closed at a $385,000 median over 24 months, and three west-wing sales at $310,000. The wings and the north side face different directions and views, but the county does not record a view, so we infer position from unit locations. The east wing had one sale in the window, so its price is better read from the 60-month record of five sales at $440,000.
In this small record it raised cost, not price. Nine homes in stacks that touch the VE 11 line and Coastal A sold three times at $390,000 over 24 months, above the building median. Insurance is where a flood group shows up: the quote depends on the unit’s elevation, floor and the building’s construction. Ask an insurer for a quote on your unit rather than assuming from a zone letter.
Every unit card shows a FEMA AE zone. By stack, 27 homes are in AE at 9 feet only, 9 homes add Coastal A, 18 homes combine AE at 10 feet and 9 feet, and 9 corner homes touch VE at 11 feet as well as AE and Coastal A (unit cards read September 29, 2026; FIRM panel 12015C0237G effective December 15, 2022). The county’s Know Your Zone layer shows Evacuation Zone A. Check your address on the FEMA Map Service Center.
Colony Point Condominium has 63 homes in one three-story, U-shaped building built in 1972, all two-bedroom. There are three plans by county living area: 57 homes of 1,581 square feet, three of 1,716 square feet and three of 1,751 square feet. The 64th parcel on the county roll is the common element, not a home. Any source that says 64 units or a range of 1,200 to 1,900 square feet is wrong.
Just value is a mass-appraisal figure set as of January 1 with statutory adjustments for the costs of sale, so it normally sits under the market. At Colony Point, the 24-month median sale is about 1.29 times the $282,209 value of the standard plan and the 12-month median is about 1.20 times. The county also gives every standard-plan home the same value, whatever the floor.
It can be a starting point, but in a single 63-home building it has too little data to see floor, stack or the building’s paperwork, and one unusual sale can move it. The county’s roll gives all 57 standard homes the same value, and buyers paid between $250,000 and $450,000 for that plan in 24 months. Use a Zestimate to prompt questions, then replace it with the building’s recorded sales.
By recorded sales, yes. Colony Point had 13 sales at $365,000 over 24 months against 12 at $290,000 for Clipper Cove, a $75,000 difference, or $230.87 against $191.17 per square foot. The buildings are very different: Colony Point is a single 1972 harbor building with larger homes, and Clipper Cove has 144 homes built from 1999 to 2004. Our Clipper Cove at Punta Gorda Isles guide covers the other building.
Colony Point is 63 homes in one 1972 building on the harbor, with homes of 1,581 to 1,751 square feet. Clipper Cove is 144 homes in several buildings on Bal Harbor Boulevard, all 1,517 square feet, built 1999 to 2004. Colony Point’s county value median is $282,209 and Clipper Cove’s is $264,337. Colony Point turned over 20.6 percent of its homes in 24 months; Clipper Cove, 8.3 percent.
The association does not publish a fee on any public page we could find, so we do not print one as the association’s figure. The one Colony Point listing that closed in the 12 months to October 29, 2026 reported $868 a month in the Southwest Florida MLS, as reported in the listing; what it includes is not in the export we hold. Information not available at time of publishing (checked 2026-11-10). The authoritative answer is the budget and the estoppel certificate from Colony Point, Inc.
We could not find the building’s milestone status on a public record. Florida law (F.S. 553.899) required a first inspection before December 31, 2024 for a three-story building that reached 30 years before July 1, 2022, and Colony Point, built in 1972, is in that group. The association holds the summary, and a buyer is entitled to ask for it. We make no statement that the building has passed or completed anything.
On October 28, 2026, DBPR’s database of SIRS reporting forms submitted before July 2025 listed a Colony Point, Inc. entry, and its database for July 2025 on did not list Colony Point among the 11 associations shown for ZIP 33950. The older entry shows a reporting form was submitted; it does not show what the study found, and we do not say what any study contains. A missing entry never proves that no study exists. Existing associations had to complete a SIRS by December 31, 2025 under F.S. 718.112(2)(g). Ask the association for a written status.
A SIRS is an engineer’s or architect’s inspection-based study of a building’s roof, structure, plumbing, electrical systems, waterproofing, windows and other components, and of the reserves needed to replace them. It affects value indirectly: it shapes the reserve contributions, and so the fees and the chance of a special assessment, that a buyer will weigh. Lenders and insurers review it. The dollar effect varies and we do not put a number on it.
A milestone inspection is a structural inspection of a building three habitable stories or taller at 30 years of age, under F.S. 553.899. A building that reached 30 years before July 1, 2022 had its first inspection due before December 31, 2024. The inspector’s report goes to the local enforcement agency, which in Punta Gorda is the Building Division, and a summary goes to unit owners. Required repairs can lead to assessments.
It can, because a buyer will subtract a pending assessment from what they offer, and a buyer’s lender will want to know. We found no special assessment of record for Colony Point in the public records we could read, and we did not run a lien search. The estoppel certificate states any assessment due. A seller should ask for it early, and a valuation should be updated if it shows one.
Under F.S. 718.116(8), as adjusted for inflation by DBPR under Chapter 2017-93, Laws of Florida, the fee is capped at $299, with up to $119 more for delivery within three business days on an expedited request, and up to $179 more if the unit is delinquent. The statute sets the delivery timetable. See DBPR’s Estoppel Certificate Fees page, read October 28, 2026, for the current schedule.
Under F.S. 718.503, the seller delivers the declaration, articles, bylaws, rules, the most recent year-end financial report, the budget and, since 2024, the SIRS and milestone summaries, among other items. The buyer can cancel within 7 days, excluding Saturdays, Sundays and legal holidays, after the later of signing and receiving the core documents, and any waiver of that right has no effect. A seller who requests the package from the association early avoids delay. This is general information, not legal advice.
Florida does not require a seller to hire an attorney for a closing. Many sellers use a title company or a real estate attorney as the closing agent, and a lawyer can help with an estate sale, a trust, a dispute with an association or an unusual contract term. Your closing agent will tell you what documents are needed. This is general information, not legal advice.
The Punta Gorda Isles canal maintenance assessment is a line on the property’s tax bill, so it belongs to the parcel and is divided between seller and buyer at closing, the way taxes are prorated. Colony Point units paid $384.65 each on the 2025 bill. The closing agent computes the proration from the bill. If you are unsure, send us the bill and we will walk through it.
Each unit paid $384.65 on the 2025 tax bill, the same on a 1,581 and a 1,751 square foot home (Charlotte County Tax Collector, read October 28, 2026). The City of Punta Gorda sets condominium land at $0.156 per square foot within 120 lineal feet of the water for fiscal 2027, up from $0.141, which we estimate at about $426 per unit. That estimate assumes the levied area is unchanged and is not a bill.
The county resets the assessment to just value after a sale, as of the following January 1. At the 2026 rate of 16.8148 mills, a 1,581 square foot home at the county’s $282,209 value would owe about $4,745 before exemptions, plus the canal line. Twelve of the 63 homes are assessed below just value today, so their buyers’ bills would be higher than the seller’s. Our arithmetic, not a bill.
Colony Point is in tax district 155, the City of Punta Gorda, where the 2026 total is 16.8148 mills (Charlotte County Property Appraiser 2026 Final Rate Chart, October 2, 2026). The City’s share is 3.9928 mills, the County’s 6.1275 and the school levies total 6.272. The 2025 total was 16.6185 mills. A mill is one dollar per $1,000 of assessed value.
No deed we reviewed names a boat slip. The docks, 372 and 2,502 square feet on the county card, are common elements, and the card also lists 1,400 lineal feet of concrete seawall. Some deeds name a carport or parking space. If your deed or the association’s rules assign you a dock or carport space, say so in your valuation request, because buyers ask. The association can confirm.
Rental rules for a condominium are set by the declaration and the association’s rules, which are not public. A buyer who plans to rent should read them before an offer, and a seller whose likely buyers are investors should have them in hand when the home is listed. We do not state any rental rule for Colony Point, because the association’s documents are the only authority.
The county record shows when deeds were recorded, not days on market. The Southwest Florida MLS export of October 29, 2026 holds one Colony Point closing in its 12 months, at 41 days on market; one sale is not a median. For context, Punta Gorda Isles-wide the MLS median was 86.5 days on 66 closings in ZIP 33950 in the 12 months to October 29, 2026, a figure that mixes houses and condominiums.
The record is small, but January, April and May account for 9 of the 13 recorded sales in 24 months, three in each. One sale each was recorded in June, August, September and November. With 25 of 63 owners receiving their notice out of state, a listing that reaches northern buyers in autumn and winter, when they plan Florida purchases, has a logic of its own. We do not promise a seasonal premium.
The county does not record buyer residence. As a proxy for the owner base, 38 of the 63 owners have a Florida mailing address and 25 receive notices elsewhere, led by Wisconsin, Indiana, Illinois and Michigan. That describes current owners, not the next buyer, but it suggests a Midwest audience is a useful one to reach. We never name a buyer or seller.
We cannot predict prices, and the record does not show a recovery yet. It shows a decline since 2023 that slowed in 2026, with higher volume. What it lets you do is compare. If your carrying cost per month, including the association fee, taxes, the canal line and insurance, exceeds what you expect to gain by waiting, selling now may be sensible. A valuation and net sheet give you the numbers for your own decision.
Not on this evidence. One third-floor sale in January 2026 closed at $250,000, and the county file does not explain why. The next-lowest sale in the window, $300,000, was a first-floor home recorded in May 2026. Without the outlier, the other 12 sales in 24 months have a median of $367,500.
Yes, you may sell as is, but the price reflects it. Buyers discount for unknown condition, and the building’s age makes systems such as air conditioning, windows and plumbing a question. The paperwork matters more than the finishes: the association documents, SIRS status and estoppel are what a lender asks for. We value the home as it is and show what preparation would change.
Use the address form at the top of this page, call Jesse McGreevy at (239) 898-6072, or call Marc Comisar at (239) 287-5873. A partner replies with a range based on the building’s recorded sales, your floor and stack position, and your plan size. If you want the written file with comparisons and a net sheet, we schedule an in-person or video walkthrough.
No. The valuation is free and carries no obligation, and many go to owners a season or more from selling. You keep the comparisons, the adjustments and the net sheet either way. If you decide to sell later, we hope you call us first, but the file is yours regardless.
Your insurance declarations (unit and flood), your latest tax bill, any elevation certificate, your carport or parking assignment, and any association documents you hold, such as the budget, rules and any notice of assessments. If you have receipts for air conditioning, windows or kitchen work, bring them. If you are out of state, photos and a video walk-through work.
A qualified sale carries Florida Department of Revenue sale code 01 or 02 on an improved property, which excludes transfers between related parties, quitclaim and corrective deeds, and other transfers that are not arm’s-length market sales. Our figures also require a price over $1,000. Of 146 deeds on file for the building since 2009, 82 qualify. None of the 13 in our 24-month window was a developer sale.
From the Charlotte County Property Appraiser’s public parcel roll and sales file, downloaded October 28, 2026, in which the newest Charlotte County deed is dated September 9, 2026. We select the 64 parcels whose legal description names Colony Point in ZIP 33950, and keep qualified, improved sales. Charlotte County is a county-first market for us because local MLS coverage is thin.
The county card lists 1,400 lineal feet of concrete seawall among the common elements. The City of Punta Gorda funds canal and seawall maintenance inside the Punta Gorda Isles district through the assessment on your bill, and the city’s seawall replacement status list (revision August 26, 2026) names no Colony Point Drive address. Which wall sections are the city’s and which are the association’s is a question for the association and the city.
Colony Point owners deciding who should value and sell their home can read what clients say about working with Jesse McGreevy and Marc Comisar. Each quote below is the client’s own words, unaltered (one is a continuous excerpt of a longer review), 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 Colony Point realtor, and so is his partner Marc Comisar. These clients bought, sold, or did both with the team.
★★★★★ “Marc’s attention to detail and deep understanding of the Southwest Florida market gave us so much confidence.” Verified Google review
★★★★★ “I can only say he is a refreshing and highly motivated professional. No tricks exaggerations nor falsehoods. His way of bringing quality clients is exceptional. He does not bring lookers. He brings buyers!” Verified Google review
★★★★★ “The sale of our home was not without challenges. Jesse and his team worked extremely hard to get us to the closing table and our home sold!!! Would recommend Domain and the great team to anyone!!!” Verified Zillow review
When you ask for a Colony Point 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. These are the ones a Colony Point owner actually uses, each linked to the issuing authority’s own copy rather than a reprint. The association’s budget, declaration and rules are not public and come with the resale package.
| Document | Publisher | Link |
|---|---|---|
| 2026 Final Millage Rate Chart, tax district 155 | Charlotte County Property Appraiser | 2026 rate chart PDF |
| Fiscal 2027 budget hearing packet with the Punta Gorda Isles canal assessment resolution | City of Punta Gorda | Canal assessment packet PDF |
| Condominium register extract, Colony Point row PR1U016057 | Florida Department of Business and Professional Regulation | Condominium register extract |
| SIRS reporting and database page | Florida Department of Business and Professional Regulation | SIRS reporting page |
| Milestone and SIRS inspections guide | Florida Department of Business and Professional Regulation | Inspections guide |
| Estoppel certificate fee schedule | Florida Department of Business and Professional Regulation | Estoppel fee schedule PDF |
| Florida Statute 718.503, condominium resale disclosure | Florida Senate | Statute 718.503 |
| Florida Statute 718.116, assessments and estoppel certificates | Florida Senate | Statute 718.116 |
| Punta Gorda Isles seawall replacement schedule | City of Punta Gorda | PGI seawall schedule PDF |
| Punta Gorda Isles canal assessment district boundary map | City of Punta Gorda | PGI district map PDF |
| Punta Gorda Isles: Canals and Blueway Trails map | Charlotte County | PGI canal map PDF |
| 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 stated beside them in the body. We cite government, statutory and our own pages. Southwest Florida MLS figures, where used, are cited as text: Punta Gorda Isles-wide closings in ZIP 33950 for the 12 months to October 29, 2026, exported October 29, 2026, member access, not linked.
By Jesse McGreevy and Marc Comisar, who together bring over 45 years of combined direct experience in Southwest Florida real estate. For this Colony Point valuation guide we tracked and pulled every qualified Charlotte County sale in the building through September 9, 2026, read the county roll parcel by parcel, checked the state condominium register, the SIRS database and the corporation record, and priced the tax and canal arithmetic from the 2026 rate chart and the tax bills, so each figure here comes from a public record you can check. Top 1% Real Estate Agents Nationally Since 2008, and top-reviewed by the clients who have sold with us.
If you are thinking, “I need someone to sell my condo in Colony Point 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 at Colony Point, Clipper Cove, the Bird Section, Burnt Store Isles or any of the other Punta Gorda Isles neighborhoods, 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, explore the Punta Gorda area guide, and return to the Colony Point neighborhood guide for everything beyond the price. If you are buying rather than selling, our Colony Point buyer guide and how we represent buyers are the place to start. For a seller’s first step, request your free Colony Point condo valuation and call Jesse direct at (239) 898-6072.
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.
Market data from the Charlotte County Property Appraiser, Charlotte County GIS and the City of Punta Gorda, checked October 2026. Updated October 2026. This Colony Point condo value guide is general information, not an appraisal and not legal, tax or insurance advice. Market figures change monthly and statutory figures change annually. For your specific home, ask us for the file.