Punta Gorda, Florida
What is your Spinnaker Point condo worth? A written range from 13 Charlotte County recorded sales of two plans, 1,110 and 1,682 square feet, adjusted for condition and paperwork. 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 November 2026. This valuation guide is written for the owner of a Spinnaker Point condo who wants a defensible number before deciding anything: what the recorded deeds say, which of the two floor plans you own, and what a buyer will discount for. Spinnaker Point at Punta Gorda Isles is a waterfront condominium neighborhood inside Punta Gorda Isles in Punta Gorda, Florida. Our Spinnaker Point neighborhood guide covers the buildings, the dock, the flood maps and daily life; this page is about price.
A typical Spinnaker Point condo is worth close to $295,000, the median of 13 qualified sales the Charlotte County Property Appraiser recorded in the 36 months to September 9, 2026. That set works out to $248 per square foot. The 1,110 square foot plan and the 1,682 square foot end home sit on either side of it.
Data updated: November 2026 (Charlotte County Property Appraiser, files downloaded 1 Nov 2026)
We pulled every qualified Charlotte County sale at Spinnaker Point through September 9, 2026, the newest Punta Gorda Isles deed in the county file. The figures on this page are Charlotte County Property Appraiser recorded, qualified sales, 36 months to September 9, 2026 (the newest Punta Gorda Isles deed in the county file downloaded November 1, 2026). The newest Spinnaker Point deed in that file is dated May 8, 2026. Alongside the deeds we tracked all 70 homes on the 2026 parcel roll, so every plan, building and county value on this page is counted, not sampled.
Spinnaker Point is a single Chapter 718 condominium of 70 homes in five buildings at 4000 Bal Harbor Boulevard, Punta Gorda, FL 33950, inside the incorporated City of Punta Gorda. The county roll shows every home built in 1989, every home carrying the waterfront flag, and only two living areas: 1,110 square feet (50 homes) and 1,682 square feet (20 homes, the end positions). A short sales list and a fixed pair of plans make this a place where a valuation can be checked line by line, and that is how we build one.
| Figure | What it answers | Window and source |
|---|---|---|
| $295,000 | Middle sale of the 13 qualified recorded sales | 36 months to September 9, 2026, Charlotte County Property Appraiser |
| $248 per sq ft | Median price per square foot of those 13 sales ($247.75 before rounding) | Same window and source |
| $200,000 to $403,000 | Lowest and highest of the 13 | Same window and source |
| $278,750 | Median of the 6 sales in the shorter window (middle pair $275,000 and $282,500) | 24 months to September 9, 2026 |
| $288,750 | Median of the 10 sales of the 1,110 square foot plan | 36 months to September 9, 2026 |
| $303,000 | Median of 23 sales over five years | 60 months to September 9, 2026 |
Read the table from the top. The 36-month median is the headline because it is the shortest window with enough sales to carry a median. The 24-month figure is lower because the two most recent sales, in December 2025 and May 2026, were the two lowest prices in the list. The plan median tells a 1,110 owner where the core of the market sits. The five-year figure still carries the 2022 sales, which is why it sits above the others.
Only two Spinnaker Point sales were recorded in the 12 months to September 9, 2026: $200,000 for a 1,110 square foot home in December 2025 and $267,500 for a 1,682 square foot end home in May 2026. Two sales of two different plans do not make a median, and treating either one as the price of your home would be a mistake. The 24-month window has six sales, which is still thin. The 36-month window has 13, and that is the window the county record supports. When a fourth or fifth sale lands in the 12-month window, the shorter windows will start to carry weight again.
Which plan do you own? What condition is it in, and what comes with it (a dock position, a parking arrangement, storage)? And what does the association’s paperwork show about reserves, assessments and insurance? Those three answers move a Spinnaker Point home from the low $200,000s to the $400,000 neighborhood, and each one gets its own section below, worked from the county record.
Several Florida condominiums use the Spinnaker name. This page is the Spinnaker Point condominium at 4000 Bal Harbor Boulevard in the southern canals of Punta Gorda Isles, run by Spinnaker Point Condominium Association, Inc. It is not the Spinnaker condominium at Burnt Store Marina farther south, and none of the figures here mix the two.
Spinnaker Point sellers choose McGreevy and Comisar because we value their condo from the county’s recorded sales of the same plan, then adjust for condition, dock use and the association’s finances, in writing. We are Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012.
Data updated: November 2026 (Charlotte County Property Appraiser, files downloaded 1 Nov 2026)
Owners comparing the best real estate agents in Punta Gorda can apply one practical test to a two-plan condominium. Ask each agent to name the recorded sales they would use for your plan, to explain why the December 2025 and May 2026 prices should or should not set your price, and to say what the association’s resale package will show a buyer. An agent who answers those three questions with documents is reading the same record a buyer’s lender will read.
The person who reads your sales list is a partner, either Jesse McGreevy or Marc Comisar, and the same partner stays with the listing if you go ahead. That matters on a 70-home condominium because the comparable set is small enough to know by heart, and a partner who has read every one of the 13 deeds will not confuse an end home with a standard home or a 2022 price with a 2026 one.
The county roll shows 39 of the 70 owners with a mailing address outside Florida, led by Ohio and Massachusetts. Those are mailing addresses, a proxy and not residency, but they say a lot about how a Spinnaker Point valuation is usually requested: by phone or email from somewhere north, often in the off-season. We send the written file by email, walk the home by video if you are away, and keep the conversation on your schedule. Call Jesse direct at (239) 898-6072 to start with your building and plan.
To get a free Spinnaker Point condo valuation, enter your address in the form at the top of this page; it takes about a minute and goes straight to Jesse McGreevy and Marc Comisar. We answer with the recorded sales for your plan, a written price range, the association papers a buyer will want and an estimated net sheet.
Data updated: November 2026 (Charlotte County Property Appraiser, files downloaded 1 Nov 2026)
Type your address into the free Spinnaker Point condo valuation form and tell us whether you are selling this winter, next year or simply want a number for planning. A partner reads it, not an assistant. Prefer to talk first? Call Jesse direct at (239) 898-6072 or Marc Comisar at (239) 287-5873. There is no fee and no obligation, and you are dealing with Top 1% Real Estate Agents Nationally Since 2008.
A range, not a single number, with the recorded Spinnaker Point sales behind it listed by date, building, plan and price. The adjustment we applied for condition and for anything that conveys with the unit, stated in dollars with the reason. Your parcel’s preliminary 2026 county just value, and why it is not a sale price. The tax-bill lines your buyer will see, including the Alligator Creek Waterway line and the Punta Gorda Isles canal line. The list of association documents a buyer is entitled to under Florida law, flagged for the ones worth ordering before you list. And an estimated net sheet that starts with the price and ends with what you keep. Every figure in the file names its source, so you can check any of it.
Owners who bought in 2021 or 2022 and want to know where they stand today. Owners who have wintered here for a decade and are deciding whether this is the year. Families settling an estate with a Bal Harbor Boulevard address. Owners weighing a sale against renting the unit out under the association’s rules. And owners who simply want to know whether a recent low sale in their building changed the value of their own home. If you have already decided to move, our guide to selling a Spinnaker Point condo takes the listing from price to the closing table.
For a first answer we need only the address and a sentence about the condition. For the written file, the building and position (end home or standard), your most recent tax bill and anything you hold from the association help. We do not need you to clean, stage or be present; if you are away for the season, a video walk is enough for a first range.
Online estimates swing at Spinnaker Point because only two sales were recorded in the 12 months to September 9, 2026, both below the longer-run median. A model fed two sales leans on older deeds or other buildings. The 13 county-recorded sales over 36 months are the real comparable set for a Spinnaker Point condo.
Data updated: November 2026 (Charlotte County Property Appraiser, files downloaded 1 Nov 2026)
An automated valuation model is a statistical estimate. It works well where many similar homes sell every month and poorly where few do. Spinnaker Point turned over six different homes in 24 months out of 70, which is about 8.6 percent of the condominium in two years. That is a normal pace for a quiet waterfront building and a hard one for a model. When there is little fresh evidence, the model reaches for whatever it can find: older Spinnaker Point sales, sales at other Bal Harbor Boulevard condominiums, or single-family houses on nearby canals. Each source pulls the estimate in a different direction, and the mix changes every time the model refreshes.
The two 12-month sales were $200,000 and $267,500. A model that weights recent sales heavily sees two prices well under the 36-month median and drags the estimate down for every home in the complex. A model that weights size sees a 1,682 square foot home at $267,500, which is $159.04 per square foot, and may apply that rate to a 1,110 square foot home, producing a figure near $176,500. Neither result describes a typical Spinnaker Point home, and both can appear on the same day on two different websites.
| Experiment on the county list | Sales | Median |
|---|---|---|
| 12 months to September 9, 2026 | 2 | no median: $200,000 and $267,500 |
| 24 months to September 9, 2026 | 6 | $278,750 |
| 36 months to September 9, 2026 | 13 | $295,000 |
| 60 months to September 9, 2026 | 23 | $303,000 |
| 36 months, 1,110 square foot plan only | 10 | $288,750 |
| 60 months, 1,110 square foot plan only | 18 | $297,500 |
| 60 months, 1,682 square foot plan only | 5 | $370,000 |
The spread between the shortest window that carries a median and the longest is $24,250, about 8.7 percent of $278,750. That is the range an estimate can wander across simply by choosing a window, before it ever looks at your floor or your kitchen.
Four Spinnaker Point sales were recorded in calendar 2022, at a median of $365,000. A model that still gives those deeds weight will read Spinnaker Point as a $330,000 to $365,000 condominium. Three owners who bought in 2021 and 2022 later resold for less than they paid, which tells you the 2022 level was not where the market settled. A seller who anchors on a 2022-weighted estimate risks a listing that sits.
Spinnaker is a common condominium name in Florida. A search or AI answer can merge this Bal Harbor Boulevard building with a Spinnaker condominium at Burnt Store Marina, a Spinnaker property in another county, or an unrelated listing that borrowed the name. A valuation tied to the parcel and to the condominium’s own plat cannot make that error. When you read any automated figure, check that the address is 4000 Bal Harbor Boulevard before you read the number.
Federal agencies adopted quality control standards for automated valuation models used in mortgage decisions, published at 89 FR 64538 and posted by the Consumer Financial Protection Bureau. The rule asks lenders to have controls that give a high level of confidence in model estimates, to protect against data manipulation and conflicts of interest, to test the model with random samples, and to comply with nondiscrimination law. Lenders treat these tools as something to test. You can too.
The county file records deeds and prices; it does not record days on market, sale-to-list ratios, list prices or how many homes are for sale today. The Southwest Florida MLS export of October 29, 2026 for ZIP 33950 holds no Spinnaker Point row: no closing at 4000 Bal Harbor Boulevard in the 12 months to that date and no active or pending listing on that date. So days on market, sale-to-list ratio, list prices and months of supply for the building cannot be stated from it. Information not available at time of publishing (checked 2026-11-10). Charlotte County is a place where the county record is the stronger source for condominium sales, and every figure on this page comes from it.
The first Spinnaker Point valuation test is the plan. Fifty homes are 1,110 square feet and twenty end homes are 1,682 square feet on the county roll. Over 36 months the smaller plan’s 10 sales had a $288,750 median at $260.14 per square foot; the larger plan sold for more in total and less per foot.
Data updated: November 2026 (Charlotte County Property Appraiser, files downloaded 1 Nov 2026)
Every Spinnaker Point home is one of two sizes, and the size is printed on your county record card. There is no third plan, no penthouse and no garden villa on the roll. Five buildings each hold fourteen homes, and in each building four are the larger end homes and ten are the standard plan. That symmetry makes the first test easy to apply: once we know your plan, we know which slice of the sales list is your comparable set.
| Plan | 36-month sales | 36-month median | 36-month median $/sq ft | 60-month sales | 60-month median | 60-month median $/sq ft |
|---|---|---|---|---|---|---|
| 1,110 sq ft (50 homes) | 10 | $288,750 | $260.14 | 18 | $297,500 | $268.02 |
| 1,682 sq ft (20 homes) | 3 ($267,500, $370,000, $403,000) | no median (under 5) | not computed | 5 | $370,000 | $219.98 |
The 1,110 row carries a median in both windows because it has the sales. The 1,682 row has only three sales in 36 months, so we list them rather than call the middle one a median. Over 60 months the end homes reach five sales, enough for a cautious median of $370,000, with a range of $267,500 to $432,700.
The smaller plan sells for more per square foot. The larger plan sells for more in total. Over 60 months the 1,110 square foot homes recorded a median of $268.02 per square foot and the 1,682 square foot homes $219.98, about 17.9 percent less per foot. In total price, the end homes’ $370,000 median sat about 24.4 percent above the standard plan’s $297,500, while their living area is about 51.5 percent larger. Put plainly, the extra 572 square feet have not sold for anything like the per-foot rate of the first 1,110.
That pattern is normal where every owner shares the same land, pool, tennis court, dock and canal. The shared items carry much of the value, and they belong equally to a 1,110 owner and a 1,682 owner. What the extra space buys is a third room and more light at the end of the building, which buyers pay for, but not at full rate.
The 36-month figure of $248 per square foot blends both plans. Multiply it by 1,110 and you get about $275,300; multiply it by 1,682 and you get about $417,100. The first figure is a little light for a standard home in average condition, and the second is above every end-home sale in the last 36 months. A blended rate is a useful headline and a poor pricing tool. We price each plan from its own sales.
| Method | 1,110 sq ft home | 1,682 sq ft home |
|---|---|---|
| Blended 36-month rate, $248 per sq ft | about $275,300 | about $417,100 |
| Own-plan 36-month median ($260.14 per sq ft on the 1,110) | $288,750 | three sales: $267,500 to $403,000 |
| Own-plan 60-month median | $297,500 | $370,000 |
The own-plan lines are closer to what buyers have actually paid. The blended line overstates the end home by tens of thousands of dollars, and that is the kind of error that leaves a listing sitting through a whole season.
Spinnaker Point has 70 homes and recorded six sales in 24 months, so the next sale in your building will be read by every buyer and every model that follows. If you are selling, start with your free Spinnaker Point condo valuation. Call Jesse direct at (239) 898-6072. If you are shopping for a condominium 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.
Three end homes sold in 36 months: $370,000 in October 2023, $403,000 in April 2025 and $267,500 in May 2026. The spread between the highest and lowest is $135,500 for the identical plan, so condition and timing, not size, explain most of it. Two of the three came after an earlier purchase in 2021 or 2022, and both of those recorded a loss to the seller, which we set out in the repeat-sale section. For an end-home owner, the honest answer is that the plan puts you above a standard home, and the inside of your unit decides by how much.
Ten standard homes sold in 36 months, from $200,000 to $340,000. The middle pair were $282,500 and $295,000. Eight of the ten sat between $275,000 and $340,000, and the $200,000 sale in December 2025 and the $220,000 sale in July 2024 are the two outliers at the bottom. For a standard-plan owner, the core of the market is the $275,000 to $310,000 band, and the question is whether your home looks like the sales at the top of it or the ones at the bottom.
Open the Charlotte County Property Appraiser’s real property search, enter your address, and read the living area on the building tab. If it says 1,110, you own the standard plan. If it says 1,682, you own an end home. Listing remarks sometimes show a larger figure where a lanai has been enclosed; the county figure is the one an appraiser and a lender start from, and it is the one every price per square foot on this page uses.
The second Spinnaker Point valuation test is the inside of the home and what the association’s documents attach to it. The 1,110 square foot plan has sold from $200,000 to $340,000 in 36 months; with one plan and one year built, that spread is mostly condition, timing and any dock, parking or storage arrangement in writing.
Data updated: November 2026 (Charlotte County Property Appraiser, files downloaded 1 Nov 2026)
Every Spinnaker Point building dates from 1989 on the county roll, so there is no newer phase to command a premium. Two homes of the same plan in the same building can still sell $100,000 apart, and the reasons are inside the front door and in the association’s paperwork. The county records neither. That is why this test needs a walkthrough and a document request rather than a database query.
Kitchen and baths: original 1989 finishes or updated, and when. Flooring: tile, laminate or carpet, and whether the transitions are clean. Air conditioning: the age of the system and its service record. Water heater: age and type. Windows and sliding doors: original, replaced, or impact rated, with permits. Electrical panel and plumbing supply lines. The lanai: screened, glassed or enclosed, and whether any enclosure was permitted. Hurricane protection: shutters or impact glass, and whether a wind mitigation report exists under Florida Statute 627.711. Each of these moves a buyer’s offer, and several of them move an insurer’s quote, which a buyer feels as a monthly cost.
We do not know the condition behind any recorded price; the deed does not say. What we can see is the shape of the list. In the 24 months to September 9, 2026, four 1,110 square foot homes sold for $310,000, $282,500, $275,000 and $200,000. The same plan sold for $110,000 less at the bottom than at the top. Some of that is timing, since the top sale closed in January 2025 and the bottom one in December 2025, and some of it is almost certainly condition. We will not guess which home was which. We will walk yours and say where it falls.
The condominium’s common elements, one county parcel of 4.98 acres, include a shared concrete dock that the county record card lists with 33 hookups. Seventy homes share it. No unit legal description on the county roll names a dock or a slip. Any right a Spinnaker Point owner has to tie up a boat comes from the declaration, the association’s rules, or an assignment the association keeps, and none of those is public. That is a sharp contrast with Windjammer Point next door, where 66 of 69 unit legal descriptions name a numbered dock.
For valuation, the point is simple. If your home has a dock position that the association’s documents say passes with the unit, that is worth documenting before you list, because it answers the question every boating buyer asks first. If the position is personal to you, on a waiting list, or not in writing, a buyer will treat the dock as a common amenity rather than part of the purchase. We ask the association what its records say and quote the document, never a listing remark.
The county record cards do not show garages at Spinnaker Point, and parking is governed by the association’s rules. If your unit has an assigned space, a covered space or a storage closet, find the document that says so. A recorded instrument or a written association assignment supports a price; an informal understanding does not.
In a 1989 waterfront condominium, the updates that most often show up in a buyer’s offer are the ones that lower the cost of owning: impact windows and doors, a newer air conditioner, a newer water heater, and documentation that reduces the HO-6 premium. Kitchens and baths matter for the first impression. A seller who has the permits and invoices in a folder makes the buyer’s lender and insurer comfortable, and a comfortable buyer pays closer to the top of the range.
Large layout changes, highly personal finishes and work done without a permit rarely return their cost at sale. Unpermitted work can cost money, because the buyer’s inspector or insurer will flag it. If you are considering a project before listing, ask us first; in most cases a clean, repaired and well-documented original kitchen sells better than a rushed renovation.
| Condition grade | What it usually means here | Where it tends to place a 1,110 home in the 36-month list |
|---|---|---|
| Updated and documented | Impact openings or shutters, newer air conditioner, updated kitchen and baths, permits on file | Upper part of the $275,000 to $340,000 band |
| Well kept, mostly original | Clean original finishes, systems serviced, no open repairs | Middle of the band, near the $288,750 plan median |
| Needs work | Dated finishes, older systems, repairs pending or undocumented | Below the band, toward the $200,000 to $220,000 sales |
This grid is a reading aid, not a formula. The recorded deeds do not carry condition, so the placement comes from our walkthrough and from what the documents show, and it is written into your file with the reasons.
The third Spinnaker Point valuation test is the association: its budget and dues, its reserves, any special assessment, its master insurance and its written position on Florida’s structural laws. None of these figures is published, so they come from the resale package and the estoppel certificate, and a buyer prices them before your home.
Data updated: November 2026 (Florida Statutes 718.112, 718.116 and 718.503; Florida DBPR estoppel fee schedule)
Spinnaker Point Condominium Association, Inc. is a Florida not-for-profit corporation, document number N24528, filed February 15, 1988, and active on the state’s corporate register. It maintains and insures the buildings and the common elements, sets the budget and bills the condominium fee. Every owner is a member. There is no master homeowners association above it, because Punta Gorda Isles has none; the Punta Gorda Isles Civic Association is voluntary. That means the Spinnaker Point budget is the only association budget a buyer has to read, which keeps the question simple and makes the answer matter more.
A buyer reads the annual budget for the monthly or quarterly fee, what it covers, and whether it is rising. We do not print a Spinnaker Point fee figure because no public source carries one; it comes from the budget in the resale package and from the estoppel certificate. What we can say is how it moves value. Two otherwise identical 1,110 square foot homes listed at the same time will not sell for the same price if the fee has just risen sharply for one buyer’s lender calculation, and a buyer who sees a clean, recently adopted budget writes a firmer offer.
Florida Statute 718.112 requires condominium budgets to include reserve accounts for capital items such as roof replacement, building painting and pavement resurfacing, and for any deferred maintenance item above the statutory threshold. For buildings below three habitable stories, owners can vote to waive or reduce those reserves under the statute’s rules. Buyers and lenders read the reserve line and the funding history, and a building that has reserved steadily reads very differently from one that has waived year after year. We ask for the last two budgets and the most recent financial statement before we set a final price.
A special assessment, levied or proposed, is the single most price-sensitive fact in a condominium sale. The estoppel certificate must state any assessment that is due or scheduled. We found no public record that states whether Spinnaker Point has a pending assessment, and we do not guess. If one exists, it belongs in the price conversation from day one, along with who pays it under the contract.
The association carries the master policy on the buildings, and each owner carries an HO-6 policy on the unit’s interior and personal property. Every Spinnaker Point home sits in FEMA flood Zone AE with a base flood elevation of 9 feet, outside the Coastal A Zone, so a buyer with a mortgage will need flood cover. Citizens Property Insurance already requires flood coverage on its policies in a special flood hazard area. The City of Punta Gorda’s Community Rating System Class 5 gives flood policyholders a 25 percent discount on National Flood Insurance Program premiums. The master policy’s deductible, any loss assessment history and the association’s flood policy are association records, and a buyer who can see them early is a calmer buyer.
Florida’s structural integrity reserve study rule, Florida Statute 718.112(2)(g), and the milestone inspection law, Florida Statute 553.899, apply to condominium buildings of three or more habitable stories. The county’s unit numbering shows Spinnaker Point homes on two floors, which would place the buildings below that threshold. When the state’s public SIRS databases were read on September 29, 2026, they held no Spinnaker Point row. Neither fact is a certificate. The association’s written position in the resale package, either a study or a statement that none has been completed, is the record a buyer relies on, and we put that document in your file.
When the package is complete, the budget is current, reserves are funded and no assessment is pending, we price at or above your plan’s median. When an assessment is pending or the reserve history is thin, we price below it and explain why in writing. When we do not yet have the package, the file says the range is provisional and names the documents that would change it. You see the same reasoning a buyer’s agent will use, before the buyer’s agent uses it.
At Spinnaker Point, floor and building show no measurable price effect in the 13 recorded sales of the last 36 months; the sample is too small to separate them from plan, date and condition. Waterfront status and age do not separate homes either, because all 70 carry the county waterfront flag and the 1989 year built.
Data updated: November 2026 (Charlotte County Property Appraiser, files downloaded 1 Nov 2026)
Knowing what does not drive price is as useful as knowing what does. It keeps a seller from paying for an argument a buyer will not accept, and it keeps a buyer’s agent from inventing a discount.
The county’s unit numbering shows homes on two floors in every building. Owners often ask whether a first-floor home sells for more because there are no stairs, or a second-floor home because of the view. With 13 sales spread across two plans, five buildings and three years, any floor-by-floor split leaves a handful of sales on each side, mixed with differences in plan, date and condition. We do not treat that as a measured premium, and we do not quote one. In a valuation, floor is a buyer preference we discuss, not a dollar adjustment we can prove from this record.
The 24-month list includes three sales in Building 1 and one each in Buildings 2, 3 and 4, by street address. Building 1 alone produced a $310,000 sale, a $200,000 sale and a $267,500 end-home sale, which tells you the building number is not setting the price. The five buildings share the same plans, the same grounds and the same dock. We read your building’s position on the canal and its views during the walkthrough, but the sales give no reason to add or subtract a building premium.
On many Punta Gorda Isles streets the county waterfront flag separates two price levels. At Spinnaker Point it separates nothing, because every one of the 70 homes carries it. Every buyer here is buying a canal-side condominium, so the water is in the base price for all of them.
All 70 homes carry a 1989 year built on the county roll. There is no newer phase, so age cannot explain a difference between two sales. What can explain it is whether a particular home’s systems and finishes have been renewed, which is Test Two.
We tracked each of the six deeds in the 24-month window into a price band.
| Price band | Sales, 24 months to September 9, 2026 |
|---|---|
| Under $250,000 | 1 |
| $250,000 to $299,999 | 3 |
| $300,000 to $349,999 | 1 |
| $350,000 to $399,999 | 0 |
| $400,000 and up | 1 |
Four of six sales landed between $250,000 and $349,999. The one sale above $400,000 was an end home in April 2025, and the one below $250,000 was a standard home in December 2025. A seller’s price that sits inside the busy band reaches the most buyers.
The age restriction question, because nothing we reached says Spinnaker Point is a 55-and-over community. A gate, because the county’s common element record shows none. A master association fee, because Punta Gorda Isles has no mandatory one. Owners sometimes expect each of these to matter in a valuation; on this record none of them separates one Spinnaker Point home from another.
Spinnaker Point prices have eased from the 2022 peak but remain far above their pre-2021 level. The calendar-year median peaked at $365,000 on 4 sales in 2022 and was $282,500 on 5 sales in 2025. The 36-month median of $295,000 sits about 59 percent above the 2019 median.
Data updated: November 2026 (Charlotte County Property Appraiser, files downloaded 1 Nov 2026)
“Dropping” depends on the starting line. Measured from 2022, Spinnaker Point medians are lower. Measured from any year before 2021, they are much higher. A seller who bought in 2022 and a seller who bought in 2015 are living in two different markets, even in the same building, and a valuation has to say which one it is measuring from.
| Year | Qualified sales | Median | Note |
|---|---|---|---|
| 2015 | 4 | $178,750 | 4 sales; a single-year description only |
| 2016 | 3 | $159,000 | 3 sales; a single-year description only |
| 2017 | 5 | $159,900 | |
| 2018 | 6 | $180,000 | |
| 2019 | 5 | $185,100 | |
| 2020 | 8 | $193,500 | |
| 2021 | 10 | $257,500 | busiest year in the table |
| 2022 | 4 | $365,000 | 4 sales; the peak year |
| 2023 | 5 | $325,000 | |
| 2024 | 4 | $307,500 | 4 sales; a single-year description only |
| 2025 | 5 | $282,500 | |
| 2026, to September 9 | 1 | $267,500 | 1 sale, an end home |
Where a year shows fewer than five sales, read its median as a description of those few deeds, not as a market level. The 2022 median of $365,000 rests on four sales, and the single 2026 sale is one end home.
| Window to September 9, 2026 | Sales | Median | Median $/sq ft |
|---|---|---|---|
| 12 months | 2 | no median: $200,000 and $267,500 | not computed |
| 24 months | 6 | $278,750 | $243.67 |
| 36 months | 13 | $295,000 | $247.75 |
| 60 months | 23 | $303,000 | $254.50 |
The longer the window, the higher the median, because longer windows hold more of the 2021 to 2023 run. That ordering is the signature of a market that rose quickly, peaked and has been settling. It is not a collapse: the 24-month median is about 5.5 percent below the 36-month figure, and the 36-month figure is about 2.6 percent below the 60-month one.
From the 2020 median of $193,500 to the 2022 median of $365,000 is a rise of about 88.6 percent in two years. From 2022 to 2025 the median fell about 22.6 percent, to $282,500. Net of both moves, 2025 still sat about 46.0 percent above 2020. An owner who bought before 2021 is, on this record, comfortably ahead. An owner who bought in 2022 may be behind, and the repeat-sale section shows three cases.
Ten sales in 2021 is the most in the table, and it is the year prices started to run. Since then the count has held between four and five a year, with only one recorded deed in 2026 through September 9. At about five sales a year across 70 homes, Spinnaker Point turns over roughly 7 percent of its units annually. A low count is not by itself a sign of weakness; it is what a small, owner-occupied and second-home condominium looks like. It does mean each new deed moves the short-window medians more than it would in a larger complex.
The county record cannot answer that by itself, because the answer depends on how many homes are for sale and how long they take to sell. The Southwest Florida MLS export of October 29, 2026 shows no active or pending Spinnaker Point listing, so it gives no months of supply or list prices. Information not available at time of publishing (checked 2026-11-10). What the deeds show is that recent buyers paid less than 2022 buyers, which gives a buyer room to negotiate and gives a seller a reason to price to the current record rather than the old one.
Not on its own. A seller’s decision turns on what you paid, how long you have held, what you are moving to, and what the next few years of carrying costs look like. For an owner who bought before 2021, today’s range likely reflects a gain. For a 2022 buyer, the question is whether the cost of holding (fees, insurance, taxes and the Alligator Creek and canal lines) outweighs the chance of a better price later. We lay out both paths in the written file.
The six qualified Spinnaker Point sales recorded in the 24 months to September 9, 2026 ran from $200,000 to $403,000 with a $278,750 median, four of them 1,110 square foot homes and two of them 1,682 square foot end homes. The two most recent sales were the two lowest, which is why the short-window median sits below the 36-month figure.
Data updated: November 2026 (Charlotte County Property Appraiser, files downloaded 1 Nov 2026)
| Date recorded | Building (by street address) | Plan | Price | Price per sq ft |
|---|---|---|---|---|
| January 2, 2025 | Building 1 | 1,110 sq ft | $310,000 | $279.28 |
| April 7, 2025 | Building 4 | 1,682 sq ft | $403,000 | $239.60 |
| April 11, 2025 | Building 2 | 1,110 sq ft | $282,500 | $254.50 |
| June 10, 2025 | Building 3 | 1,110 sq ft | $275,000 | $247.75 |
| December 10, 2025 | Building 1 | 1,110 sq ft | $200,000 | $180.18 |
| May 8, 2026 | Building 1 | 1,682 sq ft | $267,500 | $159.04 |
The six prices sum to $1,738,000. Six different homes sold, so no home appears twice. Unit numbers and owner names are left off on purpose; the county record carries them for anyone with a reason to look.
Start with the plan column, because it splits the list into two comparable sets. The four standard-plan sales ran from $200,000 to $310,000. The two end-home sales were $403,000 and $267,500, a spread of $135,500 for the identical plan within about 13 months. Then read the dates. The three sales in the first half of 2025 cluster between $275,000 and $310,000 for the standard plan. The December 2025 and May 2026 sales sit well below.
We do not know the condition behind the $200,000 and $267,500 prices; the deeds do not record it, and we will not guess. What the record does show is that both sales sat below their plan’s county just value in both years, the 2025 certified value and the preliminary 2026 value, and that the $267,500 end home had been bought for $295,000 in July 2021. A sale under just value, in a building where most recent sales cleared it comfortably, usually points to condition, a need for a quick sale, or both. A buyer’s agent will still cite those two prices against you, which is why your file explains where your home sits relative to them.
Seven more sales fall between September 9, 2023 and the start of the 24-month list. In date order they were an end home at $370,000 in October 2023, standard-plan homes at $325,000 in October 2023, $295,000 in December 2023, $340,000 and $340,000 in April 2024, $275,000 in June 2024 and $220,000 in July 2024. Together with the six above they make the 13 sales behind the $295,000 median. The 13 prices sum to $3,903,000.
Find the sales of your plan. Note the dates, because a 2023 price and a 2026 price are not the same evidence. Then ask where your home’s condition sits against the highest and lowest of those sales. If you own a standard-plan home with updates and documents, the first-half-2025 cluster and the 2024 pair at $340,000 are your strongest evidence. If your home needs work, the December 2025 sale is the one a buyer will point to. Your written file does this placement with you.
List prices, days on market, concessions, cash or financed purchase, and whether a dock position or parking arrangement went with the unit. Those details sit in the listing record or in the closing file, not in the deed. The Southwest Florida MLS export we hold carries no Spinnaker Point closing, so the sale-to-list ratio, concessions, cash share and dock and garage fields for these sales are not stated. Information not available at time of publishing (checked 2026-11-10).
The Spinnaker Point repeat-sale record shows 17 homes that sold and then resold within the 60 months to September 9, 2026, at a median gain of about 70 percent between the two deeds. Three resales recorded a loss, and each of those homes had been bought in 2021 or 2022, near the top of the run.
Data updated: November 2026 (Charlotte County Property Appraiser, files downloaded 1 Nov 2026)
A repeat sale compares the same home with itself, so plan, building and view drop out of the comparison. What remains is time, condition and whatever the owners did in between. That makes the repeat-sale record the cleanest view of how Spinnaker Point values have actually moved for real owners.
| Plan | First purchase | Resale | Change |
|---|---|---|---|
| 1,110 | 2012, $105,000 | September 2021, $258,000 | up 145.7% |
| 1,110 | 2012, $86,000 | December 2021, $279,900 | up 225.5% |
| 1,110 | 2016, $159,000 | December 2021, $300,000 | up 88.7% |
| 1,110 | 2014, $126,000 | April 2022, $339,000 | up 169.0% |
| 1,682 | 2012, $139,900 | April 2022, $432,700 | up 209.3% |
| 1,110 | 2016, $180,000 | May 2022, $330,000 | up 83.3% |
| 1,110 | 2019, $185,100 | August 2023, $303,000 | up 63.7% |
| 1,110 | 2021, $245,000 | October 2023, $325,000 | up 32.7% |
| 1,110 | 2017, $159,000 | December 2023, $295,000 | up 85.5% |
| 1,110 | March 2022, $391,000 | April 2024, $340,000 | down 13.0% |
| 1,110 | 2021, $200,500 | April 2024, $340,000 | up 69.6% |
| 1,110 | 2021, $257,000 | June 2024, $275,000 | up 7.0% |
| 1,110 | 2018, $155,000 | January 2025, $310,000 | up 100.0% |
| 1,682 | April 2022, $432,700 | April 2025, $403,000 | down 6.9% |
| 1,110 | 2020, $190,000 | April 2025, $282,500 | up 48.7% |
| 1,110 | 2021, $180,000 | December 2025, $200,000 | up 11.1% |
| 1,682 | July 2021, $295,000 | May 2026, $267,500 | down 9.3% |
The median change across the 17 pairs is a gain of 69.6 percent, which we round to about 70 percent. The pairs are not adjusted for improvements made between the two sales, so some of each gain is paid-for work rather than market movement.
A 1,110 square foot home bought for $391,000 in March 2022 resold for $340,000 in April 2024, down 13.0 percent. A 1,682 square foot end home bought for $432,700 in April 2022 resold for $403,000 in April 2025, down 6.9 percent. A 1,682 square foot end home bought for $295,000 in July 2021 resold for $267,500 in May 2026, down 9.3 percent. All three purchases fell in 2021 or 2022. None of the pairs bought before 2021 recorded a loss.
Every owner in the table who bought between 2012 and 2020 resold for more, from 48.7 percent to 225.5 percent more. Owners who bought in 2021 had mixed results: 32.7 and 69.6 percent gains on two homes, single-digit and low-double-digit gains on two more, and one loss. Both 2022 purchases lost money. The lesson for a valuation is that your purchase price tells us nothing about your home’s value today, and the year you bought tells us a great deal about whether today’s range will feel like a gain.
You are not alone, and the record shows what has happened to owners in your position. The question is not whether you can get back to your purchase price on today’s evidence, but which path costs you least: selling now at the current range, or holding and carrying the costs while you wait. We run both in your file, with the carrying costs stated, so the choice is yours with the numbers in front of you.
Improvements between the two deeds, the condition at each sale, and any special assessment paid in between. A home that gained 100 percent may have had a new kitchen; one that gained 7 percent may have been sold as is. The record is a strong guide to direction and a weak guide to any single home, which is why we read it alongside Test Two.
The Charlotte County Property Appraiser’s preliminary 2026 just value, as of January 1, 2026 and not yet certified, is $221,723 for every 1,110 square foot Spinnaker Point home and $307,386 for every 1,682 square foot end home, down from the 2025 certified values of $245,310 and $343,128 (about 9.6 and 10.4 percent lower). Just value is the county’s mass-appraisal figure for tax purposes, not a sale price, and on the 2025 certified values 42 of the 70 homes were assessed below it.
Data updated: November 2026 (Charlotte County Property Appraiser, files downloaded 1 Nov 2026)
We tracked the preliminary 2026 and certified 2025 just value of every Spinnaker Point home and set each plan’s value beside the recorded sales of the same plan.
| Plan | Preliminary 2026 just value (January 1, 2026) | Certified 2025 just value | Recorded sale evidence | Ratio of sale evidence to preliminary 2026 value |
|---|---|---|---|---|
| 1,110 sq ft | $221,723 | $245,310 | 36-month plan median $288,750 | about 1.30 |
| 1,682 sq ft | $307,386 | $343,128 | April 2025 sale $403,000 | about 1.31 |
| Whole complex | 1,110 value as reference | 1,110 value as reference | 36-month median $295,000 | about 1.33 |
Recorded sales of the standard plan ran about 30 percent above its preliminary 2026 just value, and the 36-month median for the whole complex ran about 33 percent above it. Against the certified 2025 values the same ratios were about 1.18 and 1.20. That gap is typical for a Florida roll, which values property as of January 1 using mass-appraisal methods and adjusts for costs of sale.
The December 2025 sale at $200,000 was about 9.8 percent below the standard plan’s preliminary 2026 just value of $221,723 and about 18.5 percent below its certified 2025 value. The May 2026 sale at $267,500 was about 13 percent below the end home’s preliminary 2026 value of $307,386 and about 22 percent below its certified 2025 value. When a recorded sale lands under the county’s own mass-appraisal figure for the plan, something specific to that home or that sale is usually at work. That is why we do not let either sale set your price without knowing more about it.
Florida caps how fast the assessed value of a property can rise each year: 3 percent or the change in the consumer price index, whichever is lower, for a homestead under Save Our Homes, and 10 percent a year on the non-school levies for non-homestead property. When market value rises faster than the cap, assessed value falls behind just value. On the certified 2025 values, 42 of the 70 Spinnaker Point homes were assessed below their just value. A sale resets the cap, so a buyer’s assessment moves toward just value in the following January, and the buyer’s tax bill rises with it.
It is a consistent, county-wide yardstick. Comparing your home’s just value with the plan median tells you whether the county sees anything unusual about it. Watching the plan median from year to year shows the county’s view of the trend. And it is the starting point for estimating a buyer’s tax bill, which we do in the tax section.
Setting a list price. The roll is a January 1 snapshot built for tax fairness across thousands of parcels, and it does not see your kitchen, your dock assignment or your association’s reserves. A listing priced at just value would leave money on the table for most standard-plan homes on this record, and one priced at a multiple of just value without a reason will sit. Use it as context and the sales as evidence.
The county’s real property search shows your parcel’s just value, assessed value, taxable value, exemptions and the sales history. If your just value is far from the plan median, tell us; it may reflect a recorded improvement, a data error worth correcting before you list, or a condition issue the county has picked up.
Spinnaker Point recorded 13 sales at a $295,000 median over 36 months, against 10 at $334,950 at Windjammer Point next door, by the same county method. Spinnaker Point sells for more per square foot ($248 against $238) and less per home, because its plans are smaller and its buildings are two stories.
Data updated: November 2026 (Charlotte County Property Appraiser, files downloaded 1 Nov 2026)
Windjammer Point is the condominium at 3640 Bal Harbor Boulevard, a short walk away on the same southern canals. It is the comparison buyers make most often, and the two complexes differ in ways that move price.
| Measure | Spinnaker Point | Windjammer Point |
|---|---|---|
| Homes, year built | 70, 1989 | 69, 1990 to 1992 |
| Plans | 1,110 sq ft (50) and 1,682 sq ft (20) | 1,405 sq ft two-bedroom (39) and 1,830 sq ft three-bedroom (30) |
| Floors on county numbering | two | three |
| SIRS and milestone | below the three-story threshold on the numbering; no DBPR row (September 29, 2026) | three habitable stories, so both laws apply; the association completed its study |
| Dock | shared concrete dock, 33 hookups; no unit legal names a dock | 66 of 69 unit legals name a numbered dock |
| 36-month sales and median | 13 at $295,000 | 10 at $334,950 |
| 36-month median per sq ft | $248 | $238 |
| 24-month sales | 6 at $278,750 | 3, from $250,000 to $302,000, no median |
| 60-month median | $303,000 (23 sales) | $385,000 (21 sales) |
| Peak calendar median | 2022, $365,000 (4 sales) | 2023, $429,500 (4 sales); 2022, $413,000 (9 sales) |
| Owners mailing outside Florida (county roll, a proxy) | 39 of 70 | 33 of 69 |
| Assessed below just value (certified 2025 values) | 42 of 70 | 31 of 69 |
Both columns come from the same county files, the same qualification rules and the same windows ending September 9, 2026.
Windjammer Point’s 36-month median is $39,950 higher, about 13.5 percent, and its 60-month median is about 27.1 percent higher. Per square foot the order flips: Spinnaker Point’s $248 tops Windjammer Point’s $238. That is the same inversion that runs inside Spinnaker Point between its own plans. Windjammer Point’s homes are larger, so they cost more per home and less per foot.
At Windjammer Point a numbered dock is written into nearly every unit’s legal description, so a buyer knows a boat position conveys. At Spinnaker Point the dock is a common element with 33 hookups and no unit legal names one. For a boating buyer that difference is part of the price gap. For a buyer who does not keep a boat, it matters much less, and Spinnaker Point’s lower entry price becomes the stronger argument.
Windjammer Point’s three habitable stories bring it under Florida’s structural integrity reserve study and milestone inspection laws, and its association has completed its study. That means mandated reserve funding for the structural items, which can show up in the fee. Spinnaker Point’s two floors on the county numbering would place it below that threshold, with the association’s written position as the record. Some buyers see a completed study as reassurance; others see lighter statutory obligations as a cost advantage. Both views show up in offers.
Choose Spinnaker Point for a lower entry price, two-story buildings below the state’s three-story reserve-study threshold and a pool and tennis court on the grounds; choose Windjammer Point for larger floor plans and a numbered dock named in nearly every unit’s legal description, in three-story buildings that carry the state’s reserve-study and milestone duties. For a seller, that sentence is a marketing brief: lead with price, the two-story position and the grounds.
Clipper Cove, another condominium on Bal Harbor Boulevard, is a single 1,517 square foot plan across 144 homes and recorded 12 sales at a $290,000 median in its own 24-month window. Its owners have a separate Clipper Cove condo valuation guide. The three complexes share a boulevard and a canal system, and their records show that plan size, dock rights and building height, not the street, separate their prices.
Building paperwork moves a Spinnaker Point condo’s value because the buyer is buying a share of the association along with the unit. The resale package, the estoppel certificate, the master insurance and the association’s written position on the structural laws decide how confidently a buyer pays your price, and none of them is public.
Data updated: November 2026 (Florida Statutes 718.111, 718.112, 718.116 and 718.503; Florida DBPR estoppel fee schedule and SIRS databases)
Spinnaker Point’s association does not post dues, budgets, reserve balances, insurance deductibles or leasing and pet rules on a public page we could reach. Everything in this section comes from the statutes and from the association’s own documents, which an owner can obtain and a buyer is entitled to see. The practical point for a seller: the faster those documents are in hand, the shorter the stretch in which a buyer can walk away, and the fewer surprises reach the negotiation.
Florida Statute 718.503 requires a unit owner who sells to give the buyer a defined set of documents: the declaration of condominium, the articles of incorporation, the bylaws and rules, the annual financial statement and annual budget, the association’s frequently asked questions and answers document, the governance form, and the association’s most recent structural integrity reserve study or a statement that none has been completed, along with any milestone or turnover inspection summary that applies. The statute gives the buyer a right to cancel within a set period after receiving those documents. The standard Florida condominium contracts carry the same right. We do not quote the day count here because the contract form you sign controls the timing; your closing agent or attorney will confirm it for your contract.
A buyer who reads the budget, the rules and the structural statement before writing an offer has priced them already. A buyer who receives them after signing has a cancellation window in which every surprise becomes a reason to renegotiate. Spinnaker Point sellers who order the package before listing remove that window’s risk and give serious buyers a reason to write a clean offer. We assemble the package with you before the first showing.
The estoppel certificate, governed by Florida Statute 718.116, is the association’s statement of what is owed on the unit: the regular assessment and the date it is paid through, any special assessment levied, and other charges. The Florida 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 account is delinquent. Ordering it as soon as a contract is signed keeps the closing on schedule, and seeing it before you list tells you what a buyer will see.
Florida Statute 718.111, as amended in 2024, requires condominium associations with 25 or more units to post key official records on a website or app from January 1, 2026, including the declaration, bylaws, rules, budget and financial reports. At 70 units Spinnaker Point falls within that duty. The statute allows those records to sit behind an owner login, so an owner can usually download them faster than a buyer can request them. If you can, download them before we meet.
The structural integrity reserve study law, Florida Statute 718.112(2)(g), and the milestone inspection law, Florida Statute 553.899, apply to condominium buildings of three or more habitable stories. The county’s unit numbering shows Spinnaker Point homes on two floors, which would place the buildings below the threshold. The state’s public SIRS databases held no Spinnaker Point row when read on September 29, 2026. Neither of those facts is a certificate of anything. The association’s written position in the resale package is the record, and a buyer’s lender will ask for it.
A building outside the SIRS law still has roofs, paint, paving, a pool, a tennis court and a concrete dock that wear out. Chapter 718 still requires reserves for those items unless owners vote to waive or reduce them. Buyers and their lenders read whether the association funds reserves at the levels its own schedule calls for, and whether it has relied on special assessments instead. A steady reserve history supports a price. A pattern of waivers invites a discount.
The master policy covers the buildings and common elements; the owner’s HO-6 policy covers the interior and contents. The master policy’s declarations page shows the carrier, the wind deductible and whether the association carries flood coverage on the buildings. With every home in Zone AE at a 9-foot base flood elevation, those questions come up in every Spinnaker Point sale. A seller who can hand the buyer the declarations page on day one takes a whole round of questions off the table.
Building permits inside the city come from the City of Punta Gorda, not the county. A buyer, an insurer or an appraiser may ask when the roofs were replaced and under which permits, and whether windows, doors or shutters in your unit were permitted. Gather what you have; we can request the rest from the city’s building records before listing.
Paperwork rarely adds dollars on its own. It protects the dollars the plan and condition earn. When everything is in hand and clean, we price with confidence near or above your plan’s median. When something is pending, we price to it and say so, which is better than letting the buyer’s inspector find it in week two.
At the $295,000 median, a Spinnaker Point buyer would face about $4,262 a year of ad valorem tax with a homestead exemption or about $4,960 without, at the 2026 City of Punta Gorda rate of 16.8148 mills, before the $78.00 Alligator Creek line and the Punta Gorda Isles canal line. These are estimates; the tax bill controls.
Data updated: November 2026 (Charlotte County Property Appraiser 2026 final rate chart; Charlotte County Tax Collector 2025 bill; City of Punta Gorda FY2027 canal resolution; Charlotte County Alligator Creek Waterway budget; our arithmetic)
A seller’s own tax bill is a poor guide to a buyer’s. The seller’s assessed value may be capped below just value, and a sale removes the cap. A buyer who sees the full first-year estimate at the pricing stage is far less likely to stall in underwriting, so we put the estimate in the listing.
The 2026 combined rate in the City of Punta Gorda tax district is 16.8148 mills. The Property Appraiser’s final rate chart breaks it into Charlotte County 6.1275, Environmentally Sensitive Lands 0.2000, City of Punta Gorda 3.9928, West Coast Inland Navigation District 0.0394, Southwest Florida Water Management District 0.1831, and the School Board’s two levies of 3.0240 and 3.2480. The two school levies total 6.2720 mills, and everything else totals 10.5428.
Without a homestead exemption, $295,000 divided by 1,000 and multiplied by 16.8148 is $4,960.37 of ad valorem tax.
With a homestead exemption, the first $25,000 comes off every levy and an additional exemption comes off the non-school levies. For 2026 the additional amount is $26,411. The school levies are figured on $295,000 minus $25,000, which is $270,000, at 6.2720 mills: $1,693.44. The non-school levies are figured on $295,000 minus $25,000 minus $26,411, which is $243,589, at 10.5428 mills: $2,568.11. Together that is $4,261.55.
| Line, estimate at a $295,000 value | With homestead | Without homestead |
|---|---|---|
| Ad valorem tax at 16.8148 mills | $4,261.55 | $4,960.37 |
| Alligator Creek Waterway MSBU | $78.00 | $78.00 |
| Punta Gorda Isles canal line, FY2027 estimate | about $355.83 | about $355.83 |
| Annual total, estimate | about $4,695.38 | about $5,394.20 |
| Monthly, estimate | about $391.28 | about $449.52 |
Every row assumes the buyer’s assessed value equals $295,000, 2026 rates and a full tax year. In practice the county sets the value as of January 1 using its own method, so the assessed figure may come in below the price. The first bill after a purchase is often a non-homestead bill, because the exemption applies from the January 1 after the buyer qualifies and applies. Treat this table as an estimate, and confirm on the November 2026 bill.
A 2025 tax bill for a non-homestead 1,110 square foot Spinnaker Point home shows the stack at work: $4,011.29 of ad valorem tax at the 2025 combined rate of 16.6185 mills, $78.00 for the Alligator Creek Waterway, and $321.62 for the Punta Gorda Isles Canal Maintenance Assessment District, for a total of $4,410.91. Owner and account number are withheld. A buyer at $295,000 without homestead would pay about $949 more ad valorem tax than that bill showed, which is the reset at work.
Every Spinnaker Point home sits in Charlotte County’s Alligator Creek Waterway municipal service benefit unit, which maintains the channel the southern Punta Gorda Isles canals use to reach Charlotte Harbor. The unit charged $25.00 per unit in FY2025, and the county’s budget shows $78.00 adopted for FY2026 and approved for FY2027. Buckley’s Pass opened the southern canals to Alligator Creek in 2020, and this line is part of keeping that route open. A buyer will see it on the bill, and it is the same for both plans.
The City of Punta Gorda’s canal maintenance assessment district maintains the seawalls along the Punta Gorda Isles canals. Single-family canal lots pay a flat lot rate, which is not how a condominium unit is billed. Land that is not single-family is charged by the square foot of land within 120 feet of the seawall, and each condominium unit is billed an allocation of the complex’s charge. The rate was $0.141 per square foot for FY2026 and the city adopted $0.156 for FY2027 on September 9, 2026. The 2025 bill above carried $321.62 for a 1,110 square foot home. If the allocation is unchanged, the FY2027 line would be about $355.83, our estimate; confirm it on the November 2026 bill.
Forty-two of the 70 Spinnaker Point homes were assessed below just value on the certified 2025 values. Each of those owners is paying tax on a capped figure. A buyer starts again from the county’s value after the sale, without the seller’s accumulated cap, and Florida Statute 689.261 requires the contract to carry a property tax disclosure warning the buyer not to rely on the seller’s current taxes. Putting the buyer’s estimate in front of them early keeps that warning from becoming a surprise.
A Florida homestead owner who sells and buys a new Florida homestead within the statutory window can transfer part of the accumulated Save Our Homes difference to the new home, under Florida Statute 193.155, by filing the Property Appraiser’s form DR-501T with the new homestead application. Ask the Property Appraiser for your portable amount before you contract on the next home. The figure can change what you can afford on the purchase side.
A proposed amendment to the Florida Constitution on the November 3, 2026 ballot would change homestead exemptions from 2027 if voters approve it. It would not change the Alligator Creek or canal lines, which are non-ad valorem charges. We will update this page once the result is certified.
Selling a Spinnaker Point condo at the $295,000 median costs $2,065 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. Subtract those and your mortgage payoff to see what you keep.
Data updated: November 2026 (Florida Statutes 201.02 and 718.116; Florida DBPR estoppel fee schedule; Charlotte County Tax Collector 2025 bill; our arithmetic)
The full step-by-step walk-through lives on our Spinnaker Point seller guide. Here is the short version, set against the price your valuation produces.
| Line | Amount | How it is figured |
|---|---|---|
| Deed documentary stamps | $2,065.00 | $295,000 divided by $100, times $0.70, under Florida Statute 201.02 |
| Estoppel certificate | up to $299.00 | DBPR cap for preparation and delivery; $119 more for delivery within three business days |
| Property tax proration, illustration | $2,187.33 | the 2025 bill of $4,410.91 above, times 181 of 365 days, for a July 1 closing |
| Subtotal of the three known lines | $4,551.33 | $2,065.00 plus $299.00 plus $2,187.33 |
The tax proration is an illustration only. Your figure depends on your own bill, whether it has been paid, and your closing date. Commission is negotiable and is set in your listing agreement with us. In Charlotte County the seller customarily pays for the owner’s title insurance policy, but the contract controls; title premiums follow Florida’s promulgated rates. We give you a written net sheet before you sign anything.
The deed stamps are 0.7 percent of the price whatever the price is: $1,925 at $275,000 and $2,821 at $403,000. A $10,000 change in price moves the stamps by $70. Costs like these never decide a list price. A pending special assessment, a slow package or a missing permit can, which is why the paperwork section above carries so much weight.
Florida Statute 689.302 requires a seller of residential property to give the buyer a flood disclosure at or before the contract, stating whether the seller has filed a flood insurance claim on the property and whether the seller has received federal assistance for flood damage to it. It costs nothing to complete and a lot to get wrong. We walk through it with you before listing.
A free in-person comparative market analysis is the most precise Spinnaker Point valuation short of an appraisal, and it costs nothing. One of us walks the home, confirms the plan, reads the condition and what conveys with the unit, reviews the association papers you hold, and returns a written range with the recorded sales and a net sheet.
Data updated: November 2026 (Charlotte County Property Appraiser, files downloaded 1 Nov 2026)
Call Jesse direct at (239) 898-6072 or Marc Comisar at (239) 287-5873, or request a free in-person Spinnaker Point CMA, and we will set the visit around your week. Owners who are away for the season can do the first walk by video. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134; the walkthrough happens at your home on Bal Harbor Boulevard. You are working with Top 1% Real Estate Agents Nationally Since 2008.
Your building and position, and your latest tax bill. Whatever association documents you hold or can download: the declaration, rules, the latest budget, the last financial statement, and any assessment notice. Any written dock, parking or storage assignment. Receipts and permits for work inside the unit, especially windows, doors, shutters and air conditioning. A wind mitigation report if you have one. Your HO-6 declarations page. None of it is required for a first conversation; all of it sharpens the written range.
An appraisal is a licensed appraiser’s opinion of value for a lender or a court, prepared under appraisal standards. A CMA is our analysis of what a buyer is likely to pay in today’s market, built from the same recorded sales plus what we know about buyer behavior, timing and presentation. A CMA is free and points toward a list price; an appraisal is paid and points toward a loan. For most Spinnaker Point sellers deciding whether and when to list, the CMA is the right first step.
The CMA becomes the listing plan: the price, the preparation list, the association package, photography and the launch month. Our Spinnaker Point seller guide shows how we take a condominium from that plan to closing. If you also own a single-family canal home elsewhere in the Isles, our Punta Gorda Isles home value guide covers houses across the neighborhood, and our Punta Gorda home value guide covers the wider city.
On the purchase side, our guide to buying a Spinnaker Point condo covers the two plans, the dock question, the documents to request and the costs of owning, and how we represent buyers explains the agreement and the process. Call Marc at (239) 287-5873.
On the county record, most Spinnaker Point condos fall between about $275,000 and $340,000 for the 1,110 square foot plan and higher for a 1,682 square foot end home, with condition deciding where yours lands. The median of the 13 qualified sales in the 36 months to September 9, 2026 is $295,000. Call Jesse direct at (239) 898-6072 for a written range on your own home.
$295,000, the median of 13 qualified sales the Charlotte County Property Appraiser recorded in the 36 months to September 9, 2026, at a median of $248 per square foot. The 24-month median is $278,750 on 6 sales, and the 60-month median is $303,000 on 23 sales.
Two qualified sales were recorded in the 12 months to September 9, 2026: a 1,110 square foot home at $200,000 in December 2025 and a 1,682 square foot end home at $267,500 in May 2026. Two sales of two different plans are too few for a median, which is why this page leads with the 36-month window.
The ten 1,110 square foot sales in the 36 months to September 9, 2026 had a median of $288,750, at $260.14 per square foot, ranging from $200,000 to $340,000. Over 60 months the plan’s 18 sales had a median of $297,500. Updated, well-documented homes have sold toward the top of that range.
Three end homes sold in the 36 months to September 9, 2026, at $370,000, $403,000 and $267,500, too few for a median. Over 60 months five end-home sales had a median of $370,000 at $219.98 per square foot. Condition explains most of the spread between those sales.
Because much of a Spinnaker Point home’s value sits in what every owner shares equally: the canal, the dock, the pool, the tennis court and the grounds. The extra 572 square feet of an end home add value, but not at the same per-foot rate as the first 1,110. Over 60 months the 1,110 plan sold at $268.02 per square foot and the 1,682 plan at $219.98.
With only two sales in the most recent 12 months, an automated model has little fresh evidence, so it leans on older deeds, other buildings or the two recent low prices. The result can wander tens of thousands of dollars. The 13 county-recorded sales over 36 months are the comparable set a buyer’s appraiser will use.
They are below the 2022 peak and well above the pre-2021 level. The calendar-year median was $365,000 on 4 sales in 2022 and $282,500 on 5 sales in 2025, while the 2019 median was $185,100. The 36-month median of $295,000 is about 59 percent above that 2019 figure.
Nobody can promise that. The record shows that the 2022 level, a $365,000 median on four sales, has not held, and that three owners who bought in 2021 and 2022 later resold for less. A valuation built on today’s evidence is safer than a list price built on a hope of returning to the peak.
Conditions vary widely by county, building age and height, and insurance and reserve costs have weighed on many Florida condominiums since the 2022 law changes. Florida Realtors publishes statewide and county market reports. For a Spinnaker Point condo, the county’s recorded sales of these 70 homes matter more than any statewide headline.
The 13 sales in 36 months are too few to measure a floor effect separately from plan, date and condition, so we do not quote a floor premium. Some buyers want no stairs and some want the view from above. Whether a building has an elevator is not stated on any public record, so ask the association.
Not on the recorded sales. In the 24 months to September 9, 2026 one building alone produced sales at $310,000, $200,000 and $267,500, and all five buildings share the same plans, grounds and dock. We read your building’s position and view during the walkthrough, but the record shows no building premium.
No unit legal description on the county roll names a dock or slip. The shared concrete dock has 33 hookups on the county card for 70 homes, and any right to a position comes from the association’s documents or a recorded instrument. If yours conveys in writing, document it before listing; a boating buyer pays for certainty.
At Windjammer Point, 66 of 69 unit legal descriptions name a numbered dock, so the dock conveys with the deed. At Spinnaker Point, the dock is a common element and no unit legal names a dock. That difference is part of why boating buyers compare the two closely.
Yes. The Charlotte County Property Appraiser’s sales search and parcel record cards are public and free. Search by address at 4000 Bal Harbor Boulevard and read each card’s sales history. The county qualifies each deed with a Department of Revenue code; we count codes 01 and 02, improved, above $1,000.
The preliminary 2026 just value is a January 1, 2026 mass-appraisal figure for tax purposes, not yet certified. It is $221,723 for every 1,110 square foot home and $307,386 for every end home (certified 2025: $245,310 and $343,128), while the 36-month median sale of $295,000 is about 1.33 times the 1,110 figure. That gap is normal in Florida and is not a sign your home is overvalued by buyers.
Your assessed value may be capped below just value: 42 of the 70 Spinnaker Point homes were on the certified 2025 values. A sale removes the seller’s cap, so the buyer’s assessment moves toward the county’s value the next January. The contract’s property tax disclosure warns the buyer not to rely on your current bill.
At the 2026 City of Punta Gorda rate of 16.8148 mills, about $4,262 a year with a homestead exemption and about $4,960 without, if the assessed value equaled $295,000. Add $78.00 for the Alligator Creek Waterway and the canal line, estimated at about $356 for FY2027. These are estimates; the bill controls.
It is Charlotte County’s Alligator Creek Waterway municipal service benefit unit, which maintains the channel the southern Punta Gorda Isles canals use to reach Charlotte Harbor. It was $25.00 per unit in FY2025 and is $78.00 in FY2026, with $78.00 approved for FY2027. Every Spinnaker Point home pays it.
It is the City of Punta Gorda’s canal maintenance assessment, which funds seawall upkeep. Condominiums are billed by the square foot of land within 120 feet of the seawall, allocated to each unit, not the single-family lot rate. A 2025 bill for a 1,110 square foot home carried $321.62; the FY2027 rate rose to $0.156 per square foot.
Yes, and often more than any upgrade. A buyer prices a pending or recent special assessment directly against the purchase price, and the estoppel certificate must state any assessment due. If one is levied or under discussion, we bring it into the pricing conversation at the start, along with who pays it under the contract.
No public source we reached carries the Spinnaker Point fee, budget or reserve figures. They come from the association’s budget in the resale package and from the estoppel certificate. Since January 1, 2026, Florida requires associations of 25 or more units to post key records online, often behind an owner login, so an owner can usually download them.
Under the current DBPR schedule, not more than $299 for preparation and delivery, $119 more for delivery within three business days, and up to $179 more if the account is delinquent. Florida Statute 718.116 governs the certificate. We order it the day a contract is signed.
Under Florida Statute 718.503, the declaration, articles, bylaws and rules, the annual financial statement and budget, the frequently asked questions and answers document, the governance form, and the association’s most recent structural integrity reserve study or a statement that none has been completed, plus any inspection summary that applies. The buyer has a cancellation right tied to receiving them; your contract states the timing.
Florida’s SIRS law applies to condominium buildings of three or more habitable stories. The county’s unit numbering shows Spinnaker Point homes on two floors, which would place the buildings below that threshold, and the state’s public SIRS databases held no Spinnaker Point row on September 29, 2026. The association’s written statement in the resale package is the record to rely on.
The milestone inspection law, Florida Statute 553.899, applies to buildings of three or more habitable stories, so on the county’s two-floor numbering it would not reach Spinnaker Point. Buyers still ask. A clear written statement from the association answers the question before it becomes a negotiation point.
Every Spinnaker Point home is in FEMA Zone AE with a base flood elevation of 9 feet, outside the Coastal A Zone, and in Charlotte County Evacuation Zone A. Because every unit shares the zone, it does not separate one Spinnaker Point home from another, but it shapes every buyer’s insurance budget.
A buyer with a federally backed mortgage in Zone AE will need flood coverage, and Citizens Property Insurance already requires flood coverage on its policies in a special flood hazard area. The City of Punta Gorda’s Community Rating System Class 5 gives a 25 percent discount on National Flood Insurance Program premiums. An HO-6 and flood quote early in the sale helps.
It can lower a buyer’s HO-6 premium, which raises what the buyer can comfortably pay each month. Florida Statute 627.711 governs the mitigation credits, and the state’s My Safe Florida Home program explains the inspection. If your unit has impact windows or shutters, a current report is worth having in the listing file.
Nothing we reached says Spinnaker Point carries an age restriction. Leasing, pet and occupancy rules are set by the association’s documents, which are not public, so ask for the rules with the resale package.
The county’s common element record shows no gatehouse, and Punta Gorda Isles has no mandatory master association; the Punta Gorda Isles Civic Association is voluntary. The Spinnaker Point condominium association is the only association fee an owner pays.
On the November 2026 county roll, 39 of the 70 owners have a mailing address outside Florida and 31 in Florida, led by Ohio with 8 and Massachusetts with 6. Mailing addresses are a proxy, not residency, but they help us time a launch for when northern buyers are shopping.
Over 36 months, Spinnaker Point recorded 13 sales at a $295,000 median and $248 per square foot; Windjammer Point recorded 10 at $334,950 and $238 per square foot. Windjammer Point’s larger plans, deeded docks and three-story buildings explain the higher price per home.
Most Spinnaker Point buyers are planning a winter in Punta Gorda, and many shop in the fall and winter months from northern states. A listing ready with photographs and the association package in the fall reaches that buyer pool when it is most active. Your timing also depends on your own plans, which we cover in the file.
Three Spinnaker Point resales on 2021 and 2022 purchases recorded losses of 6.9 to 13.0 percent, while owners who bought earlier resold for more. Your choice is between selling at today’s range and holding with the carrying costs. We set out both paths, in dollars, so you can decide with the numbers in hand.
It depends on what you paid, how long you have owned, your carrying costs and where you are going next. The record shows prices settled below 2022 and well above 2020. We give you today’s range, the cost of holding a year, and the evidence that would move the range, then you decide.
A cash offer trades price for speed, and a sale by owner leaves the pricing, the package and the negotiation to you. On a 70-home condominium with few recent sales, a buyer’s agent will lean on the low deeds; a listing agent’s job is to show why your home is not one of them. Our seller guide compares the paths in detail.
A CMA is our free analysis of what buyers are likely to pay now, from the recorded sales, your home’s condition and current demand. An appraisal is a licensed appraiser’s paid opinion for a lender or court. For deciding whether and when to sell, a CMA comes first.
Yes, it is free, and no, there is no obligation. Many owners ask for a valuation a year or more before selling. The written file is yours to keep whatever you decide. You are working with Top 1% Real Estate Agents Nationally Since 2008.
The right listing agent prices your Spinnaker Point condo from the county’s recorded sales of your own plan, not from a portal, and can explain the association documents, the dock question and the tax reset to a buyer. McGreevy and Comisar, the #1 team in Southwest Florida since 2012, value every Spinnaker Point condo that way.
Spinnaker Point owners choosing who should price and sell their condo can read what clients say about working with Marc Comisar and Jesse McGreevy. Each quote below is reproduced exactly as the client wrote it, with the review site named beneath it. We publish no aggregate score and never edit, merge or paraphrase a client’s words.
Marc Comisar is a top-reviewed Spinnaker Point realtor, and so is his partner Jesse McGreevy. The three sellers below wrote about Marc, including one who sold a condominium.
★★★★★ “Our experience with Marc as our agent was exceptional! He is very knowledgeable, respectful and delivered as promised. He attracted the right buyer to our condo. We would highly recommend him.” Verified Zillow review
★★★★★ “Marc was a very professional agent. He provided great insight and experience to sell our home quickly and for a good price. Throughout the entire process he was involved and followed up with us to ensure we did not have any questions, concerns or issues. Any time there was a potential item that could cause delays he was on top of it and made sure the process continued smoothly. Would definitely recommend and use in the future.” Verified Zillow review
★★★★★ “Excellent knowledge and rapport. Great understanding and and ability to negotiate a great deal. Marc and his assistant Beth were timely and had great attention to detail. A pleasure working with them!!” Verified Zillow review
The partner who answers your first call about a Spinnaker Point valuation is the partner who stays through closing. Call Jesse direct at (239) 898-6072. You are working with Top 1% Real Estate Agents Nationally Since 2008.
Each document behind the figures and rules on this page is public and free, and each link goes to the issuing authority’s own copy. Spinnaker Point’s declaration, budget and rules are not public; they come with the resale package.
| Document | Publisher | Link |
|---|---|---|
| 2026 final millage rate chart | 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 |
| Portability form DR-501T | Charlotte County Property Appraiser | DR-501T PDF |
| Save Our Homes guide | Florida Department of Revenue | Save Our Homes PDF |
Retrieved November 1 to 3, 2026 unless a line gives another date. Market figures carry the window and file date stated beside them in the body. We cite county, city, state, federal and statutory sources, and our own guides.
By Jesse McGreevy and Marc Comisar, who together bring over 45 years of combined direct experience in Southwest Florida real estate. For this Spinnaker Point valuation guide we tracked every qualified recorded sale at the condominium over 60 months to September 9, 2026, the 2026 roll for all 70 homes, the common element record card, the state condominium register and SIRS databases, and a 2025 tax bill for a 1,110 square foot home.
If you are thinking, “I need someone to sell my condo in Spinnaker 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 Spinnaker Point, Windjammer Point, another Bal Harbor Boulevard condominium 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.
Boaters weighing the route from a Spinnaker Point slip can read our Punta Gorda Isles sailboat water guide; the route from any given slip is traced for the reader’s own boat, draft and air draft.
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 Spinnaker Point neighborhood guide for the buildings, the dock, the flood maps and daily life on Bal Harbor Boulevard. Sellers ready for a number can request a free Spinnaker Point condo valuation. 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 November 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 November 2026. This Spinnaker Point 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.