Punta Gorda, Florida
What is your Windjammer Point condo worth? A written range from 10 Charlotte County recorded sales of two plans, 1,405 and 1,830 square feet, adjusted for your numbered dock, condition and paperwork. Free valuation from McGreevy and Comisar. Call (239) 898-6072.
Home › Punta Gorda › Punta Gorda Isles › Windjammer Point at Punta Gorda Isles › Windjammer Point Condo Valuation
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. Owners at Windjammer Point at Punta Gorda Isles who want to know what their condo would bring today are the readers we wrote this for: sellers first, with the recorded deeds, the two floor plans, the numbered dock in your legal description and the reserve study already on file set out in the order a buyer will weigh them. Windjammer Point is a three-story waterfront condominium neighborhood inside Punta Gorda Isles in Punta Gorda, Florida. The buildings, the canal, the flood maps and everyday life on Bal Harbor Boulevard live in our Windjammer Point neighborhood guide; this page answers one question, which is price.
A Windjammer Point condo is worth about $334,950 at the middle of the market, the median of 10 qualified sales Charlotte County recorded in the 36 months to September 9, 2026, at roughly $238 per square foot. The three 2026 deeds ran lower, $250,000 to $302,000, so your plan, dock and condition decide which side of that median you land on.
Data updated: November 2026 (Charlotte County Property Appraiser, files downloaded 1 Nov 2026)
We pulled every qualified Charlotte County sale at Windjammer Point through September 9, 2026, the newest Punta Gorda Isles deed in the county file. Every figure below is a Charlotte County Property Appraiser recorded, qualified sale, 36 months to September 9, 2026 (the newest Punta Gorda Isles deed in the county file downloaded November 1, 2026). The latest Windjammer Point deed in that download carries an August 18, 2026 date. We also tracked the 2026 roll entry for all 69 homes, so the plan mix, the dock wording in each legal description and the county value for every unit are counted rather than estimated.
Windjammer Point is a single condominium of 69 homes in five three-story buildings at 3640 Bal Harbor Boulevard, on the Albatross Canal, Punta Gorda, FL 33950, within the incorporated City of Punta Gorda. The county dates the buildings to three phases: 43 homes in 1990, 15 in 1991 and 11 in 1992. There are exactly two living areas on the roll, a 1,405 square foot two-bedroom (39 homes) and a 1,830 square foot three-bedroom end home (30 homes). All 69 carry the county’s waterfront flag. That is a compact, well-defined set of homes, and it lets a valuation be checked against the record one deed at a time.
| Number | The question it answers | Window and source |
|---|---|---|
| $334,950 | Where is the middle of the market? (middle pair $334,900 and $335,000) | 36 months to September 9, 2026, Charlotte County Property Appraiser |
| $238 per sq ft | What did buyers pay per foot of living area? ($238.40 before rounding) | Same window and source |
| $250,000 to $480,000 | How wide is the recorded spread? | Same window and source |
| 3 sales, $250,000 to $302,000 | What has happened lately? | 12 and 24 months to September 9, 2026 (the same three deeds) |
| $334,950 | Where does the two-bedroom core sit? (8 sales) | 36 months, 1,405 sq ft plan only |
| $385,000 | What does the longer record say? (21 sales) | 60 months to September 9, 2026 |
| $3,530,900 | How much changed hands? (total of the 10 deeds) | 36 months to September 9, 2026 |
The 36-month median leads this page because it is the shortest window with enough deeds to carry a median at all. Both shorter windows hold the same three 2026 sales, and three prices are a list, not a market. The 60-month figure is higher because it still includes the 2022 and 2023 deeds, when the calendar median topped $400,000. The honest reading is that today’s buyer is paying less than the 2023 buyer did, and that the 36-month median sits between the recent deeds and the older peak.
No qualified Windjammer Point sale was recorded between September 9, 2024 and September 8, 2025, and none at all in calendar 2025. That is unusual for a 69-home condominium on the water, and it matters to a valuation in two ways. First, it means every price from the twelve months before your listing is one of three 2026 deeds. Second, it means the next sale or two will move every automated estimate for the building. A seller who prices from the full 36-month list, and explains where the 2026 deeds fit inside it, is working from a steadier base than one who prices from the latest headline.
Which plan is yours, 1,405 or 1,830 square feet? Which dock, if any, does your unit’s legal description name, and does it have its own power and water hookup? And what do the inside of your home and the association’s papers show a buyer: the updates, the budget, the reserve schedule from the completed study, the insurance, and any special assessment? Those three tests take a Windjammer Point home from the bottom of the recorded range to the top of it, and each has its own section below.
This valuation guide stays on the price questions: the deeds, the plans, the dock, the association’s money, the county’s value, the comparison with Spinnaker Point next door, taxes, costs and the free CMA. Building history, the route to the harbor, schools and drive times are in the neighborhood guide. Every figure here belongs to the condominium at 3640 Bal Harbor Boulevard that the state’s register lists as Windjammer Point, A Condo, project PR1P020963, and to no other building on the street.
Windjammer Point sellers choose McGreevy and Comisar because we price their condo from Charlotte County’s recorded deeds for the same plan, then document the numbered dock, the completed reserve study and the condition in writing, so a buyer’s agent cannot discount what we have already proved. We are Top 1% Real Estate Agents Nationally Since 2008.
Data updated: November 2026 (Charlotte County Property Appraiser, files downloaded 1 Nov 2026)
If you are comparing the best real estate agents in Punta Gorda for a Windjammer Point listing, give each one the same short exam. Ask which recorded sales they would use for your plan, and why. Ask how the three 2026 deeds should and should not affect your price. Ask what your legal description says about your dock and how they would prove it to a buyer. An agent who answers from documents is reading the same record the buyer’s lender and appraiser will read.
Your valuation is prepared by Jesse McGreevy or Marc Comisar, not handed to a junior agent, and the partner who writes the range is the partner who would list the home. On a condominium of 69 homes with ten deeds in three years, that continuity is practical. The partner who has read every deed knows which ones were three-bedroom end homes, which ones came after a 2022 or 2023 purchase, and why a $285,000 three-bedroom and a $302,000 two-bedroom in the same year are not a contradiction.
County roll mailing addresses, a proxy, not residency, show 33 of the 69 Windjammer Point owners receiving their tax bill outside Florida, with Michigan (5) and Pennsylvania (4) the most common states. In practice that means many valuation requests arrive by phone or email from up north, often between May and October. We send the written file electronically, walk the unit by video when you are away, and arrange any in-person visit through the association’s access rules. Call Jesse direct at (239) 898-6072 and tell us your building and plan.
Most condominiums on Bal Harbor Boulevard share a dock. Windjammer Point is different: 66 of the 69 unit legal descriptions name a numbered dock. That makes the dock part of the property a buyer is purchasing, and it makes the legal description the first document in a Windjammer Point valuation, ahead of the kitchen. We read yours before we write a number.
You get a free Windjammer Point condo valuation by entering your address in the form on this page or by calling Jesse McGreevy; the request goes to a partner, and the reply is a written range built from the recorded sales of your plan, a reading of your dock and paperwork, and an estimated net sheet, with no fee and no obligation.
Data updated: November 2026 (Charlotte County Property Appraiser, files downloaded 1 Nov 2026)
Use the free Windjammer Point condo valuation form and add a line about your timing: listing this season, sometime next year, or just planning. One of the two partners reads every request. Prefer a conversation first? Call Jesse direct at (239) 898-6072, or reach Marc Comisar at (239) 287-5873. It costs nothing, nothing obliges you to list, and you are speaking with Top 1% Real Estate Agents Nationally Since 2008.
A price range with its reasoning, not a lone figure. Every Windjammer Point deed we relied on, listed by date, building, plan and price, never by owner. The adjustment for your dock, written in dollars and tied to the wording of your legal description. The adjustment for condition and updates, with the reason. Your unit’s 2026 preliminary county just value and an explanation of why it is not a sale price. The tax lines your buyer will see, including the Alligator Creek Waterway charge and the Punta Gorda Isles canal line. The association documents Florida law requires a seller to provide, with the ones worth ordering before listing flagged. And an estimated net sheet that starts at the price and ends at what you keep. Each figure names its source so you can check it yourself.
Owners who bought in 2022 or 2023 and want to see where today’s deeds leave them. Long-time owners deciding whether this is the season to sell. Personal representatives settling an estate that includes a Bal Harbor Boulevard condominium. Owners comparing a sale with leasing the unit under the association’s rules. Boat owners who are selling the boat and wondering whether the slip still adds to the price. And owners who saw one of the 2026 deeds and want to know if it lowered their own value. If the decision to sell is already made, our guide to selling a Windjammer Point condo covers everything from the listing file to the closing table.
For a first range, the address and a sentence about condition are enough. For the full file, your building, floor and whether you own the two- or three-bedroom plan; your most recent tax bill; a copy of your deed or the legal description that names your dock; and anything the association has sent you recently. You do not need to clean, stage or travel. A short video walk of the unit and a photograph of your slip with its number visible will carry a first conversation if you are out of state.
A first range from the county record can be written from the address alone. The full written file waits for a walkthrough or video call and for the association’s documents, and the documents usually set the pace, because associations answer requests on their own schedule. We tell you which items are still outstanding, so you never mistake a provisional range for a final one.
Online estimates swing at Windjammer Point because the county recorded no qualified sale in calendar 2025 and then three in 2026, at $250,000 to $302,000, below the $334,950 median. A model with so little fresh evidence borrows older deeds or other buildings. The 10 county-recorded sales over 36 months are the real comparable set.
Data updated: November 2026 (Charlotte County Property Appraiser, files downloaded 1 Nov 2026)
An automated valuation model is arithmetic applied to whatever sales it can find. Where a building trades every month, the arithmetic has plenty to chew on. Where a building goes a full calendar year without a qualified deed, as Windjammer Point did in 2025, the model has to decide what to substitute, and each website decides differently. Some lean on the 2022 and 2023 deeds, some on condominiums elsewhere along Bal Harbor Boulevard, some on single-family canal houses nearby. None of those is your unit, and the result can move by tens of thousands of dollars between two sites on the same morning.
The 2026 deeds were a 1,405 square foot two-bedroom at $302,000 in March, a 1,830 square foot three-bedroom at $285,000 in June, and a 1,405 square foot two-bedroom at $250,000 in August. A model that ranks recency first sees three prices under the median and marks every unit down. A model that works in price per square foot can take the June three-bedroom’s $155.74 per foot and apply it to a two-bedroom, which produces about $218,800 for 1,405 square feet, a figure below every deed in the 36-month record. Or it can take the March sale’s $214.95 per foot and apply it to a three-bedroom, which produces about $393,400. Same building, same year, two very different answers, and neither is a price.
| Slice of the county list | Sales | Median |
|---|---|---|
| 12 months to September 9, 2026 | 3 | none: $250,000, $285,000 and $302,000 |
| 24 months to September 9, 2026 | 3 | the same three deeds |
| 36 months to September 9, 2026 | 10 | $334,950 |
| 60 months to September 9, 2026 | 21 | $385,000 |
| 36 months, two-bedroom 1,405 sq ft only | 8 | $334,950 |
| 60 months, two-bedroom 1,405 sq ft only | 16 | $382,500 |
| 60 months, three-bedroom 1,830 sq ft only | 5 | $480,000 |
Moving from the 36-month median to the 60-month median adds $50,050, close to 15 percent, without anything about your unit changing. That is how far an estimate can drift on the choice of window alone. The 12- and 24-month rows do not carry a median at all, and any site that shows a “recent median” for the building is either using a different boundary or a different building.
Nine Windjammer Point sales recorded in 2022 at a $413,000 median, and four in 2023 at $429,500, the highest calendar median in the file. A model that still weights those years will tell you the building is a $400,000 condominium. The repeat-sale record says otherwise: two owners who bought in June 2022 and October 2023 resold in 2026 for less than they paid. Anchoring a list price to a 2023-weighted estimate is the quickest route to a listing that sits through a season.
Bal Harbor Boulevard carries more than one condominium, and a search result or an AI summary can blend them. Spinnaker Point at 4000 Bal Harbor Boulevard has smaller plans and a lower median, and a merged answer will drag a Windjammer figure down. Before reading any automated number, confirm it is tied to 3640 Bal Harbor Boulevard and to your unit’s parcel, not to the street or the ZIP code.
Federal regulators adopted quality control standards for automated valuation models used in mortgage lending, published at 89 FR 64538 and posted by the Consumer Financial Protection Bureau. Lenders using these tools must maintain controls designed to give a high level of confidence in the estimates, protect against data manipulation, avoid conflicts of interest, run random sample testing and comply with nondiscrimination law. If the lending industry has to test the models, a seller is entitled to test them too, and the county deed list is the test.
The county file holds deeds and prices. It does not record how long a Windjammer Point listing was on the market, how the sale price compared with the list price, how many units are for sale now or at what asking prices, or how many buyers paid cash. The Southwest Florida MLS export of October 29, 2026 for ZIP 33950 holds no Windjammer Point row: no closing at 3640 Bal Harbor Boulevard in the 12 months to that date and no active or pending listing on that date. So days on market, sale-to-list ratio, asking prices, months of supply, cash share and seller concessions for the building cannot be stated from it. Information not available at time of publishing (checked 2026-11-10). In Charlotte County the recorded deed is the fuller record for condominium sales, which is why every price on this page comes from it.
Test one at Windjammer Point is the plan: 39 homes are 1,405 square foot two-bedrooms and 30 are 1,830 square foot three-bedroom end homes. The two-bedroom’s 8 sales in 36 months carry a $334,950 median at $238.40 per square foot; the three-bedroom recorded only two sales in that window, $285,000 and $480,000.
Data updated: November 2026 (Charlotte County Property Appraiser, files downloaded 1 Nov 2026)
Your plan is printed on your county record card as the living area, and there is no third answer. Windjammer Point has no penthouse plan, no garden villa and no combined unit on the roll. Homes sit on three floors across five buildings, and the three-bedroom homes take the end positions. Once the plan is known, the slice of the deed list that compares to your home is known too, and the rest of the valuation works inside that slice.
| Plan | Homes | 36-month sales | 36-month median | 36-month median $/sq ft | 60-month sales | 60-month median | 60-month median $/sq ft |
|---|---|---|---|---|---|---|---|
| 1,405 sq ft two-bedroom | 39 | 8 | $334,950 | $238.40 | 16 | $382,500 | $272.24 |
| 1,830 sq ft three-bedroom | 30 | 2 ($285,000 and $480,000) | no median (2 sales) | not computed | 5 | $480,000 | $262.30 |
The two-bedroom row carries a median in both windows because it carries most of the deeds. In the 36-month window it ranged from $250,000 to $430,000. The three-bedroom row is thin: two deeds in three years, so we list them and do not call either one typical. Stretch to 60 months and the end homes reach five sales, ranging from $285,000 to $531,000, enough for a cautious $480,000 median.
A three-bedroom is 425 square feet larger than a two-bedroom, about 30 percent more living area. Over 60 months the end homes’ median price ran about 25.5 percent above the two-bedroom median, and their median price per square foot, $262.30, was only about 3.7 percent under the two-bedroom’s $272.24. In plain terms, buyers here have paid nearly the full per-foot rate for the third bedroom, which is not true at every Bal Harbor Boulevard condominium. That is worth knowing if you own an end home, because it means the plan premium is real; it is also worth knowing that the premium rests on five deeds over five years.
The headline $238 per square foot mixes both plans. Multiply it by 1,405 and you get about $334,390, which happens to sit right on the two-bedroom median. Multiply it by 1,830 and you get about $435,540, which sits between the two three-bedroom deeds of the last 36 months and is not supported by either of them. A blended rate is a fair summary of the building and a weak tool for an end home.
| Way of pricing | 1,405 sq ft two-bedroom | 1,830 sq ft three-bedroom |
|---|---|---|
| Blended 36-month rate, $238 per sq ft | about $334,390 | about $435,540 |
| Own-plan 36-month record | $334,950 median (8 sales) | two deeds: $285,000 and $480,000 |
| Own-plan 60-month median | $382,500 (16 sales) | $480,000 (5 sales) |
For a two-bedroom, the methods roughly agree, which gives an owner some confidence in the middle of the range. For a three-bedroom, they do not, and the honest range is wide until the inside of the home and the dock are read.
Windjammer Point in Punta Gorda Isles has 69 homes, and 66 of their legal descriptions name a numbered dock, so a buyer is pricing your slip and your plan together. Start with your free Windjammer Point condo valuation, or Call Jesse direct at (239) 898-6072. If you are shopping instead of selling, our guide to buying a Windjammer Point condo is the place to start, and Marc takes buyer calls at (239) 287-5873. Either way you are working with Top 1% Real Estate Agents Nationally Since 2008.
The two end-home sales of the last 36 months sit $195,000 apart: $480,000, the top of the window, and $285,000 in June 2026, which is $155.74 per square foot and the lowest per-foot price in the 2026 group. The same plan, in the same complex, within three years. Timing explains some of the gap, since the higher deed belongs to the stronger market before 2025. Condition and what conveyed with each unit almost certainly explain the rest, but the deed records neither, and we do not guess. For a three-bedroom owner, the useful conclusion is that the plan sets a floor above most two-bedrooms over time, while your unit’s condition and records decide where between those two deeds you belong.
Eight two-bedroom sales in 36 months ran from $250,000 to $430,000, with the median at $334,950. Two of the eight are 2026 deeds, $302,000 in March and $250,000 in August, both below the plan median. For a two-bedroom owner, the question is whether a buyer will see your home in the company of the median and higher deeds of 2023 and 2024 or the lower deeds of 2026, and the answer depends on condition, the dock and the paperwork, which are the next two tests.
Look up your address on the Charlotte County Property Appraiser’s real property search and read the living area on the building section of the record card. A figure of 1,405 means the two-bedroom plan; 1,830 means the three-bedroom end home. Listing remarks sometimes quote a larger area when a lanai has been enclosed. The county’s figure is the one appraisers and lenders start from, and it is the denominator behind every per-square-foot number on this page.
Test two at Windjammer Point is the dock: 66 of the 69 unit legal descriptions name a numbered dock, three name none, and on at least seven the dock number differs from the unit number. The common elements carry 37 dock electric and 37 dock water hookups, so not every numbered slip has its own pedestal.
Data updated: November 2026 (Charlotte County Property Appraiser, files downloaded 1 Nov 2026)
Ten deeds in 36 months cannot isolate the dollar value of a slip, and we do not publish one. What the record does show is that the dock is written into almost every unit’s legal description, which makes it part of the property being sold rather than an amenity on loan. A buyer who keeps a boat is pricing three things: whether the slip is legally yours to convey, whether their boat fits it, and whether it has power and water. The better you can answer those three on paper, the closer your price sits to the top of your plan’s range.
The condominium’s common elements cover 5.17 acres on the Albatross Canal. The county record card lists the pool, 13,700 square feet of concrete dock, 1,400 linear feet of wood pilings, and 37 dock electric and 37 dock water hookups. The seawall behind the dock belongs to the City of Punta Gorda through the Punta Gorda Isles canal district; the docks and pilings are the association’s. That split matters for value because it tells a buyer who repairs what.
Your deed and the county roll carry the same legal description. On most Windjammer Point units it reads as a building number, a unit number and then the word Dock followed by a number. Check three things. Is there a dock named at all? Does the dock number match your unit number, or is it one of the seven or more that differ? And does the description name anything else, since three legals also name a parking space? Whatever your description says is what you are selling, and it should be the first page of your listing file.
With 66 legals naming a dock and only 37 electric and 37 water hookups on the card, some slips share a pedestal or have none of their own. A buyer with a boat that needs shore power will ask. Walk your slip, photograph the pedestal with the dock number visible, and note whether the hookup serves your slip alone. If it is shared, say so; if your slip has none, say that too. A buyer who discovers the answer after the inspection period starts to doubt everything else in the file.
We treat the dock in three tiers. A slip named in your legal description, matching your unit or clearly documented if it does not, with its own power and water, supports a price at the upper end of your plan’s comparable deeds. A named slip with shared or no hookups supports a price near the middle. A unit whose legal names no dock is priced against the deeds of units like it, and marketed to buyers who do not keep a boat. This is a reading of buyer behavior, not a measured dollar premium, and your file says so.
The City of Punta Gorda’s Chapter 6 sets the rules for docks, pilings and lifts in the Isles canals, and anything outside them needs a permit reviewed by the city’s canal committee. The committee’s February 2025 packet lists a boat-lift permit filed for 3640 Bal Harbor Boulevard in January 2025, so lifts have been approved at the property. The association’s own dock rules sit on top of the city code. If your slip has a lift, the permit and the association’s approval belong in your file, because a lift without paperwork is a question rather than an asset.
Windjammer Point’s basin lies on the Albatross Canal in the southern Punta Gorda Isles canals. Buckley’s Pass opened those canals to Alligator Creek in 2020, and from there boats reach Charlotte Harbor. The only fixed spans that block masts anywhere in the Isles are the two West Marion Avenue bridges at the north end. We do not print a sailboat label, a clearance or a depth for Windjammer Point; the route from a given slip is traced for the buyer’s own boat. Our Punta Gorda Isles sailboat water guide sets out the Isles-wide ruling.
Test three at Windjammer Point covers what the deed cannot: the inside of your home, and the association’s budget, reserves, any special assessment and insurance. The association has a completed structural integrity reserve study on the state’s database, dated December 29, 2024, but its dues, budget and reserve balances are not published and come from the resale package.
Data updated: November 2026 (Charlotte County Property Appraiser, files downloaded 1 Nov 2026; DBPR SIRS database, read September 29, 2026)
Two units of the same plan in the same building can sell tens of thousands of dollars apart, and the two-bedroom deeds of the last 36 months already span $180,000. With one plan and a narrow band of build years, most of that spread is inside the front door and inside the association’s file. This test needs a walkthrough and a document request, not a database query.
We look at the kitchen and baths and when they were last updated; the flooring throughout; the age and service history of the air conditioning; the water heater; the windows and sliding doors and whether they are impact rated, with permits; the electrical panel; the plumbing supply lines; the lanai and whether any enclosure was permitted; and the hurricane protection. A wind mitigation report under Florida Statute 627.711, if you have one, goes in the file. Several of these items change a buyer’s insurance quote as well as their first impression, so they show up twice in an offer.
We do not know the condition behind any Windjammer Point deed, including the three 2026 sales, and we will not suggest one. What the pattern tells us is that the same plan has sold for $250,000 and $430,000 inside three years. Some of that is the market softening after 2023. The rest is very likely condition, updates and what conveyed with the unit, which is exactly what our walkthrough reads and what your written file explains.
In buildings dating from 1990 to 1992 on salt water, the updates that most often show up in an offer are the ones that lower the cost of owning: impact windows and doors, a newer air conditioner and water heater, updated supply lines, and paperwork that trims the HO-6 premium. Kitchens and baths still shape the first showing. A folder of permits and invoices calms the buyer’s lender and insurer, and a calm buyer offers closer to the top of the range.
Layout changes, very personal finishes and anything done without a permit rarely return their cost at sale, and unpermitted work can cost money when a buyer’s inspector or insurer finds it. Before you start a project to sell, ask us. In most Windjammer Point units, a clean, repaired, well-documented home sells better than a rushed renovation finished the week before photographs.
Windjammer Point Condominium Association, Inc. is a Florida not-for-profit corporation, document N30515, filed February 6, 1989, active, with its 2026 annual report filed February 3, 2026. The state’s condominium register lists the project, Windjammer Point, A Condo, as PR1P020963, with 69 units, recorded March 16, 1990, and the managing entity as MA00019528, in care of a management company in Port Charlotte. The association insures and maintains the buildings and common elements, adopts the budget and bills the fee. Punta Gorda Isles has no mandatory master association above it, so this is the only association budget a Windjammer Point buyer has to read.
No public source publishes the Windjammer Point fee, budget or reserve balance, so this page prints none. They come from the resale package under Florida Statute 718.503 and from the estoppel certificate. A buyer and the buyer’s lender read three lines closely: the regular fee and whether it has just risen, the reserve schedule and how it follows the completed study, and the operating balance. Two identical two-bedrooms do not sell for the same price if one buyer has seen a clean, funded budget and the other has not seen a budget at all.
A levied or proposed special assessment is the most price-sensitive fact in a condominium sale. The state’s SIRS database shows no special assessment tied to Windjammer Point’s study, which is useful but narrow: it says nothing about assessments for other purposes. The estoppel certificate must disclose any assessment due or scheduled. If one exists, it goes into the price conversation on day one, together with who pays it under the contract.
The association carries the master policy on the buildings, and each owner carries an HO-6 on the interior and contents. All five buildings sit in FEMA Zone AE with a 9-foot base flood elevation on panel 12015C0239G, effective December 15, 2022, and in Charlotte County Evacuation Zone A, with a 130 mph design wind. The City of Punta Gorda’s Community Rating System Class 5 discounts National Flood Insurance Program premiums in the city. The master policy’s wind deductible, the association’s flood coverage and any loss assessment history are association records; a buyer who sees them early writes a steadier offer.
The buildings are three habitable stories and were built from 1990 to 1992, which places them in Florida’s milestone inspection schedule under Florida Statute 553.899. Whether a milestone report exists is not on any public page we cite. Ask the association for the phase one summary for the resale package; do not tell a buyer the buildings “passed” unless you are handing over the document that says so. Whether the buildings have elevators is not stated on any public record either. Buyers will ask, so we confirm it with the association.
At Windjammer Point, floor and building show no measurable price effect in the 10 recorded sales of the last 36 months; the sample is too small to separate them from plan, date, dock and condition. Waterfront status separates nothing either, because every one of the 69 homes carries the county’s waterfront flag.
Data updated: November 2026 (Charlotte County Property Appraiser, files downloaded 1 Nov 2026)
Knowing what the record does not support keeps a seller from building a price on an argument a buyer will reject, and keeps a buyer’s agent from inventing a discount.
Windjammer Point homes sit on three floors. Owners often expect a top-floor premium for the view or a ground-floor premium for the convenience. With 10 deeds spread across two plans, five buildings and three years, any floor-by-floor split leaves two or three sales per floor, tangled up with plan, timing and condition. We do not quote a floor premium because the record does not show one. In your file, floor is a buyer preference we discuss, not a dollar line.
The three 2026 deeds were one in Building 5 and two in Building 1, by street address. Building 1 alone produced the $285,000 three-bedroom in June and the $250,000 two-bedroom in August, while Building 5 produced the $302,000 two-bedroom in March. That is not evidence that one building is worth more than another; it is evidence that within a building, plan, condition and timing do the work. The five buildings share the same grounds, the same pool and the same basin.
On many Punta Gorda Isles streets the waterfront flag splits the market in two. At Windjammer Point every home carries it, so the water is already in the base price of every unit. What separates one unit from another on the water is the dock in the legal description, which is Test Two, not the flag.
The county dates 43 homes to 1990, 15 to 1991 and 11 to 1992. Two years of difference in a building’s age does not show up in ten deeds, and buyers do not ask about it the way they ask about a roof or a window package. Whether a particular home’s systems have been replaced matters far more, and that is Test Three.
An age restriction, because nothing published restricts Windjammer Point by age. A gate, because the common elements include none. A master association fee, because Punta Gorda Isles has no mandatory one. A homestead on the seller’s side, because the buyer’s taxes reset at sale whatever the seller paid. On this record, none of these separates one Windjammer Point home from another.
Windjammer Point prices have come down from their 2022 and 2023 high but sit well above their level before 2021. The calendar median peaked at $429,500 on 4 sales in 2023; the 36-month median of $334,950 is about 22 percent below that peak and about 52 percent above the 2019 median of $220,000.
Data updated: November 2026 (Charlotte County Property Appraiser, files downloaded 1 Nov 2026)
“Dropping” is the right word for the last three years and the wrong word for the last ten. Owners who bought in the strongest years are looking at lower numbers today; owners who bought before 2021 are still well ahead. A valuation has to hold both facts at once, because a buyer’s agent will quote whichever one helps the buyer.
| Calendar year | Qualified sales | Median |
|---|---|---|
| 2015 | 3 sales | $200,000 |
| 2016 | 7 | $210,000 |
| 2017 | 1 sale | $253,000 |
| 2018 | 4 | $243,500 |
| 2019 | 3 sales | $220,000 |
| 2020 | 9 | $267,000 |
| 2021 | 3 sales | $359,500 |
| 2022 | 9 | $413,000 |
| 2023 | 4 | $429,500 (highest median) |
| 2024 | 3 sales | $334,900 |
| 2025 | none recorded | no qualified sale |
| 2026, to September 9 | 3 sales | $285,000 |
Read the thin years with care. A median of three deeds, or one, says more about those particular units than about the building. The longer pattern is still clear: a flat stretch from 2015 to 2019 around $200,000 to $253,000, a sharp climb from 2020 through 2023, and a step back in 2024 and 2026, with a silent 2025 between them.
| Window to September 9, 2026 | Sales | Median | Median $/sq ft | Range |
|---|---|---|---|---|
| 12 months | 3 | no median (under 5) | not computed | $250,000, $285,000, $302,000 |
| 24 months | 3 | same three deeds | not computed | same three deeds |
| 36 months | 10 | $334,950 | $238 | $250,000 to $480,000 |
| 60 months | 21 | $385,000 | $270.46 | $250,000 to $531,000 |
The 36-month and 60-month medians both sit above every 2026 deed. That is the clearest sign of a softer market: the newest prices are below the middle of every window that can carry a median. The $250,000 low point appears in all four windows because it is the August 2026 deed.
From 2015 through 2019 the calendar medians never went above $253,000. The 36-month median of $334,950 sits about 52 percent above 2019’s $220,000, and even the 2026 group’s middle deed of $285,000 is about 30 percent above it. Put simply, the run-up of 2021 to 2023 has been partly given back, not erased.
Ten qualified deeds in 36 months is about one home in seven over three years. The five-year count of 21 is closer to one in three. Neither pace is unusual for a waterfront condominium where many owners hold for a long time, and the repeat-sale record below shows exactly that. What was unusual was 2025, with no qualified deed at all. A slow year does not by itself lower values, but it starves every estimate of fresh evidence, which is why the next one or two deeds will carry so much weight.
The county record cannot answer that question on its own, because it does not show how many units were listed or for how long. The Southwest Florida MLS fields that would answer it (inventory, days on market and months of supply) are empty for Windjammer Point: the export of October 29, 2026 holds no Windjammer Point closing and no active or pending listing. Information not available at time of publishing (checked 2026-11-10). What the deeds do show is that the three 2026 buyers paid less than the 36-month median, which is what buyers do when they have choices.
Not necessarily. The right time depends on what you are buying next, how long you plan to hold, and what holding costs you in fees, insurance and taxes while you wait. If your next home is also in Southwest Florida, it has probably softened too, and selling and buying in the same market reduces the risk of waiting. We set out the numbers both ways in your file, and the decision stays yours.
The three 2026 Windjammer Point deeds were a two-bedroom at $302,000 in March, a three-bedroom at $285,000 in June and a two-bedroom at $250,000 in August, all below the 36-month median of $334,950. Why each sits where it does is unknown to us, because the deed records neither condition nor what conveyed with the unit.
Data updated: November 2026 (Charlotte County Property Appraiser, files downloaded 1 Nov 2026)
These are the three prices a buyer’s agent will show you first, and the three that every automated estimate is digesting right now. They deserve a careful reading, not a panic and not a dismissal.
| Recorded | Building (street address) | Plan | Price | Price per sq ft |
|---|---|---|---|---|
| March 4, 2026 | Building 5 | 1,405 sq ft two-bedroom | $302,000 | $214.95 |
| June 23, 2026 | Building 1 | 1,830 sq ft three-bedroom | $285,000 | $155.74 |
| August 18, 2026 | Building 1 | 1,405 sq ft two-bedroom | $250,000 | $177.94 |
We print the building because the street address shows it, and never the unit number. Together the three deeds total $837,000.
The three-bedroom sold for $17,000 less than the March two-bedroom, even though it has 425 more square feet. Over 60 months, three-bedrooms have recorded a $480,000 median against $382,500 for two-bedrooms, so the June deed runs against the long pattern. That points to something particular about that sale, whether condition, timing, terms or what came with the unit, and not to a new rule that three-bedrooms are now worth less. A careful buyer’s agent will see that too.
The March two-bedroom had been bought for $335,000 in October 2023 and resold for $302,000, a 9.9 percent loss. The August two-bedroom had been bought for $413,000 in June 2022 and resold for $250,000, a 39.5 percent loss. A loss on that scale usually means more than the market moved, though we do not know what else happened, and we do not identify either unit. For a valuation, what matters is that two of the three 2026 prices reflect owners leaving at a loss, a situation that tends to produce lower prices than a seller with time and equity would accept.
Against the county’s 2026 preliminary just values, $238,850 for a two-bedroom and $303,323 for a three-bedroom, the $302,000 and $250,000 two-bedroom sales closed above it and the $285,000 three-bedroom closed below it. Against the certified 2025 values, $274,678 and $349,988, two of the three closed below: the $285,000 and the $250,000. The year matters, and any comparison that does not name it is not useful.
If your home is a two-bedroom in updated condition with a documented dock, the 2026 deeds are a floor to explain rather than a ceiling to accept, and the 36-month median is the anchor. If your home needs work, the 2026 deeds are the nearest comparables and your price should be honest about it. For a three-bedroom, the June deed and the $480,000 deed earlier in the window frame a wide band, and your walkthrough decides where you belong in it.
Concessions, repair credits, seller-paid closing costs, furniture included in the sale, and whether the buyer paid cash are not on the deed. Concessions and cash share at Windjammer Point are not in the Southwest Florida MLS export we hold. Information not available at time of publishing (checked 2026-11-10). Read every 2026 price as a gross figure.
The Windjammer Point repeat-sale record shows 12 resale pairs with the resale inside the 60 months to September 9, 2026, at a median gain of about 76 percent. The two losses in the set were recent purchases, from June 2022 and October 2023, resold in 2026 at minus 39.5 and minus 9.9 percent.
Data updated: November 2026 (Charlotte County Property Appraiser, files downloaded 1 Nov 2026)
We tracked each resale pair, meaning one unit sold twice with both sales qualified. Because the unit is the same both times, the pair takes plan, floor, building and dock out of the comparison. On a small condominium, pairs are the cleanest price-change evidence the county file holds.
| Measure | Result |
|---|---|
| Resale pairs, resale within the 60 months | 12 |
| Median gain, purchase to resale | about 76 percent (75.8) |
| Pairs that recorded a loss | 2 |
| Loss pair one | two-bedroom, bought October 2023 for $335,000, resold March 2026 for $302,000, minus 9.9 percent |
| Loss pair two | two-bedroom, bought June 2022 for $413,000, resold August 2026 for $250,000, minus 39.5 percent |
The median pair nearly doubled in value between purchase and resale. Gains of that size only come from purchases made well before the 2021 run-up, when the calendar medians sat between $200,000 and $267,000. The losses come from the top of the market.
If you bought before 2021, the deed record says you are very likely ahead, even at the 2026 prices. If you bought in 2021, you paid in a year whose median was $359,500 on 3 sales, and your position depends on your price and your updates. If you bought in 2022 or 2023, the two loss pairs are a fair warning that today’s buyers will not pay for what you paid. None of that changes what a buyer will pay; it changes how you weigh selling now against holding.
Your purchase price is not your floor, and the sooner the valuation shows you where you are, the more choices you have. Some owners in that position list at the honest number and move on; some decide to hold through another season, lease within the association’s rules, or invest in the updates that lift a unit toward the top of the range. We lay out each path with numbers, including what holding costs each month.
A pair does not record what was spent between the two sales, whether the unit was renovated, damaged or simply aged, or how long it was listed. A 76 percent gain on a unit that was gutted and rebuilt is not the same as a 76 percent gain on one that was left alone. We read the pairs as direction, not as a rate to apply to your home.
Charlotte County’s 2026 preliminary just value, set as of January 1, 2026 and not yet certified, is $238,850 for every Windjammer Point two-bedroom and $303,323 for every three-bedroom, down about 13 percent from 2025. It is a mass appraisal for taxation, not a market value, and the recorded deeds sit mostly above it.
Data updated: November 2026 (Charlotte County Property Appraiser, files downloaded 1 Nov 2026)
Just value is the county’s estimate of what each parcel was worth on January 1 for property tax purposes, produced for thousands of parcels at once. At Windjammer Point the county gives every unit of the same plan the same value, which tells you immediately that it is not looking at kitchens, docks or floors.
| Plan | 2025 certified just value | 2026 preliminary just value | Change | 2026 just value per sq ft | 36-month deed median |
|---|---|---|---|---|---|
| 1,405 sq ft two-bedroom (39 homes) | $274,678 | $238,850 | about minus 13.0 percent | $170.00 | $334,950 (8 sales) |
| 1,830 sq ft three-bedroom (30 homes) | $349,988 | $303,323 | about minus 13.3 percent | $165.75 | two deeds, $285,000 and $480,000 |
| All 69 homes | $21,212,082 | $18,414,840 | about minus 13.2 percent |
The two-bedroom deed median sits about 40 percent above the 2026 preliminary just value. That gap is normal; just value usually lags and undershoots sale prices, partly by design. The 2026 figure is preliminary and can change at certification.
On the 2026 preliminary values, one of the three 2026 deeds closed below: the $285,000 three-bedroom against $303,323. On the certified 2025 values, two closed below. A sale below just value is a strong signal that something specific was going on, because just value is usually the conservative number. It is one more reason to read the June three-bedroom as a special case.
On the certified 2025 values, 31 of the 69 Windjammer Point homes were assessed below just value, because Florida caps the annual increase in assessed value: no more than 3 percent for a homestead under Save Our Homes and no more than 10 percent for non-homestead residential property under Florida Statute 193.1555. Those owners pay tax on a figure below just value. A buyer does not inherit that cap; the assessment resets after the sale, which is why the tax section below works from the price, not the seller’s bill.
It shows how the county sees the building relative to itself and relative to last year. A 13 percent drop between the 2025 and 2026 values tells you the county’s model also read the market as softer. It is a fair reference point if you want to appeal your own assessment, and it is the base for the tax estimates a buyer’s lender will use until the first post-sale bill arrives.
A list price. A buyer who quotes the county’s $238,850 as your two-bedroom’s value is quoting a tax figure, not a market one, and the deed record answers it: eight two-bedroom deeds in 36 months with a $334,950 median. A seller who quotes it as a floor is equally off, because the June three-bedroom closed below its own figure.
Search your address on the Charlotte County Property Appraiser’s site and open the record card. The values section shows just, assessed and taxable value; the building section shows the living area that fixes your plan; the legal description names your dock. Print the card and keep it with your deed. Those three lines are the first three facts of your valuation.
Windjammer Point’s 36-month median of $334,950 on 10 sales sits about 13.5 percent above Spinnaker Point’s $295,000 on 13, while Spinnaker Point’s $248 per square foot tops Windjammer’s $238, because Spinnaker’s plans are smaller. Windjammer adds three-story buildings with a completed reserve study and numbered docks in nearly every legal description.
Data updated: November 2026 (Charlotte County Property Appraiser, files downloaded 1 Nov 2026; DBPR SIRS database, read September 29, 2026)
Spinnaker Point, at 4000 Bal Harbor Boulevard, is the condominium a Windjammer Point buyer is most likely to see on the same day, so it is the comparison your price has to survive. Our Spinnaker Point neighborhood guide covers it in full; here is the value side, by the same method and over the same windows.
| Measure | Windjammer Point | Spinnaker Point |
|---|---|---|
| Homes and year built | 69, 1990 to 1992 | 70, 1989 |
| Plans | 1,405 sq ft two-bedroom (39) and 1,830 sq ft three-bedroom (30) | 1,110 sq ft (50) and 1,682 sq ft (20) |
| Floors on county numbering | three | two |
| Reserve study and milestone laws | three habitable stories, both apply; study completed December 29, 2024 | below the three-story threshold on the numbering; no DBPR row as of September 29, 2026 |
| Dock | 66 of 69 unit legals name a numbered dock | shared concrete dock with 33 hookups; no unit legal names a dock |
| 36-month sales and median | 10 at $334,950 | 13 at $295,000 |
| 36-month median per sq ft | $238 | $248 |
| 24-month sales | 3, $250,000 to $302,000, no median | 6 at $278,750 |
| 60-month median | $385,000 (21 sales) | $303,000 (23 sales) |
| Highest calendar median | 2023 $429,500 (4 sales); 2022 $413,000 (9) | 2022 $365,000 (4 sales) |
| Owners mailing outside Florida (roll proxy) | 33 of 69 | 39 of 70 |
| Assessed below just value, 2025 certified | 31 of 69 | 42 of 70 |
Choose Windjammer Point for larger two- and three-bedroom plans and a numbered dock named in nearly every unit’s legal description, with a reserve study already on file; choose Spinnaker Point for a lower entry price and two-story buildings below the state’s three-story threshold.
Over 60 months the gap is wider than over 36: $385,000 against $303,000, about 27 percent. Windjammer’s peak ran higher and its pullback has been steeper, so the two medians have moved closer. For a Windjammer seller, the practical point is that a buyer touring both will see a Spinnaker two-floor unit at a lower price and ask what the extra money at Windjammer buys. Your listing has to answer: more room, a slip in the deed, and a reserve study already done.
Smaller homes nearly always sell for more per square foot, because the land, the pool and the shoreline are spread over fewer feet. Spinnaker’s standard plan is 1,110 square feet; Windjammer’s is 1,405. The per-foot gap is a feature of the plans, not evidence that Spinnaker’s market is stronger. We never price a Windjammer unit from Spinnaker’s per-foot rate.
At Spinnaker Point, no unit’s legal description names a dock, and the shared dock has 33 hookups for 70 homes. At Windjammer Point, 66 legals name one. A boating buyer comparing the two is choosing between a slip conveyed in the deed and a slip governed by association rules. We cannot isolate that difference in dollars from either building’s deeds, but it is the single clearest reason a buyer pays more at Windjammer.
Windjammer’s three-story buildings sit inside both the structural integrity reserve study law and the milestone inspection law; Spinnaker’s two-floor buildings sit below that line on the county’s numbering. That cuts both ways. A Windjammer buyer carries the reserve funding the law requires, which can mean higher fees. A Windjammer buyer also gets a completed study on the public record, which answers the question that worries condominium buyers most.
Colony Point, a single three-story building of 63 homes from 1972, recorded 13 sales at a $365,000 median in the 24 months to September 9, 2026. Its own Colony Point condo valuation guide sets out its deeds. Buyers who want a single building rather than a five-building campus sometimes compare it with Windjammer Point, and its 24-month median is a useful reminder that the soft 2026 deeds at Windjammer are not the whole Isles story.
A completed reserve study usually supports Windjammer Point values. The state’s SIRS database records a study completed December 29, 2024 by Reserve Advisors, LLC, delivered to owners January 21, 2025, covering five buildings at a cost of $5,200, with no special assessment tied to it. Buyers still read its schedule against the budget.
Data updated: November 2026 (DBPR SIRS database, read September 29, 2026; Florida Statutes 718.112 and 553.899)
Florida’s structural integrity reserve study rule, Florida Statute 718.112(2)(g), applies to condominium buildings of three or more habitable stories. It requires a study of the building components the statute lists, such as the roof, load-bearing walls, waterproofing and windows, and reserves for those items funded to the study’s schedule rather than waived by owner vote. Windjammer Point’s buildings are three stories, so the rule reaches them, and the association completed its study two days before the original December 31, 2024 deadline.
| Database field | Windjammer Point |
|---|---|
| Database | SIRS submitted before July 2025 |
| Project and managing entity | PR1P020963; MA00019528 |
| Buildings covered | 5 |
| Prepared by | Reserve Advisors, LLC |
| Study cost | $5,200 |
| Special assessment tied to the study | No |
| Completed | December 29, 2024 |
| Delivered to owners | January 21, 2025 |
We read the database on September 29, 2026. It does not publish what the study found, and we do not describe it.
The biggest fear a buyer brings to an older Florida condominium in 2026 is the unknown bill: a study not yet done, a reserve gap waiting to become an assessment. At Windjammer Point the first half of that fear has a public answer. That lets us present your unit as one where the reserve question has a document behind it, which narrows the discount a cautious buyer would otherwise apply.
A study can also identify components near the end of their life and a funding plan that raises the fee. If the current budget has not caught up with the study’s schedule, a buyer who reads both will see it, and the fee a buyer must carry is part of what they can pay for the unit. The answer is not to bury the study; it is to read it before your buyer does and price with it in view.
We ask the association for the study’s summary as given to owners and for the current budget’s reserve lines, and compare them. If the budget funds the schedule and no assessment is pending, we price toward the upper part of your plan’s range and say why. If the budget lags the schedule or an assessment is being discussed, we price for it and explain it in writing. If the documents are not yet in hand, your file marks the range provisional.
A lender’s condominium review asks about reserves, special assessments, insurance and building condition. A completed study, a budget that follows it and no study-linked assessment make those answers straightforward, which shortens the path from contract to closing. A shorter, surer path is worth money to a seller, because it keeps more buyers in the running.
The Legislature revised parts of the condominium safety laws again in 2025, in CS/CS/HB 913, and created a My Safe Florida Condominium pilot program in CS/CS/HB 393. The details touch reserve funding, deadlines and owner disclosures. The association’s manager and counsel apply them to Windjammer Point; we read what the association delivers and tell you how a buyer is likely to weigh it.
At the $334,950 median, a Windjammer Point buyer would owe about $4,933 a year in ad valorem tax with a homestead exemption, or about $5,632 without one, at the 2026 City of Punta Gorda rate of 16.8148 mills, plus the $78.00 Alligator Creek Waterway line and the unit’s canal line. These are labelled estimates; the tax bill controls.
Data updated: November 2026 (Charlotte County Property Appraiser 2026 final rate chart; Charlotte County Alligator Creek Waterway budget; City of Punta Gorda FY2027 canal resolution; Florida Department of Revenue homestead table; our arithmetic)
A buyer’s tax is not the seller’s tax. The seller’s assessment may be capped well below just value, and the cap does not travel with the deed. Putting a realistic first-year estimate in front of a buyer at the pricing stage keeps the deal from stalling in underwriting, which is why it sits in our listing file.
The Property Appraiser’s 2026 final rate chart sets the combined rate for City of Punta Gorda parcels at 16.8148 mills, made up of 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 3.0240 and 3.2480. The school levies add to 6.2720 mills and the rest add to 10.5428. That split matters because the second homestead exemption does not apply to school levies.
Without a homestead exemption: $334,950 divided by 1,000, times 16.8148, is $5,632.12.
With a homestead exemption: the first $25,000 comes off every levy, and for 2026 an additional $26,411 comes off the non-school levies. School tax is figured on $309,950 at 6.2720 mills, which is $1,944.01. Non-school tax is figured on $283,539 at 10.5428 mills, which is $2,989.29. Together, $4,933.30.
| Line, estimate at a $334,950 taxable value | With homestead | Without homestead |
|---|---|---|
| Ad valorem tax at 16.8148 mills | $4,933.30 | $5,632.12 |
| Alligator Creek Waterway MSBU | $78.00 | $78.00 |
| Punta Gorda Isles canal line | per-unit amount on the unit’s bill | per-unit amount on the unit’s bill |
| Total before the canal line, estimate | $5,011.30 | $5,710.12 |
| Monthly before the canal line, estimate | about $417.61 | about $475.84 |
Every row assumes a taxable value equal to the price, 2026 rates and a full year. The county will set the buyer’s value as of January 1 by its own method, so the real figure may be lower. A first bill after a purchase is often a non-homestead bill, because the exemption begins the January 1 after the buyer qualifies and files. Treat the table as an estimate and the bill as the answer.
Each Windjammer Point unit is billed for Charlotte County’s Alligator Creek Waterway municipal service benefit unit, which keeps the creek channel open for the southern Isles canals that reach Charlotte Harbor through Buckley’s Pass. The charge the county budget sets per unit is $78.00 for fiscal 2026 (adopted) and fiscal 2027 (approved), up from $25 in fiscal 2025; the condominium’s common element is coded into the unit. Confirm it on your own bill. It is identical for both plans.
The City of Punta Gorda’s Punta Gorda Isles canal maintenance assessment district funds seawall and canal work. Single-family canal lots pay a flat lot rate, which is not how a condominium is charged. Other land, including a condominium’s, is charged by the square foot within 120 feet of the seawall, $0.156 per square foot for fiscal 2027, adopted September 9, 2026, and each unit’s bill carries its allocation of the complex’s charge. This page does not print a per-unit dollar figure for Windjammer Point; the amount is on each unit’s bill, and it goes into your listing file from yours.
Thirty-one of the 69 homes were assessed below just value on the certified 2025 values. Each of those owners is taxed on a capped figure, and the buyer will not be. Florida Statute 689.261 requires a residential sale contract to carry a property tax disclosure telling the buyer not to rely on the seller’s current taxes. Giving the buyer a first-year estimate before they ask turns that statutory warning into a non-event.
A Florida homestead owner who sells and buys a new Florida homestead within the statutory window can move part of the accumulated Save Our Homes benefit to the new home under Florida Statute 193.155, by filing form DR-501T with the new homestead application. If your buyer is moving within Florida, portability can lower their first-year tax well below the table above, which can widen what they are able to pay.
Florida’s November 3, 2026 ballot carried a proposed constitutional amendment on homestead property tax exemptions; the Charlotte County Property Appraiser maintains a page on it. Any change would apply to ad valorem tax and would not change the Alligator Creek or canal lines, which are non-ad valorem charges. Check the Property Appraiser’s page for the certified result before relying on the table above for a 2027 purchase.
Selling a Windjammer Point condo at the $334,950 median costs $2,345.00 in deed documentary stamps, an estoppel certificate of up to $299, prorated property taxes and non-ad valorem lines, title and settlement charges, and a commission that is negotiable and set in your listing agreement. Your mortgage payoff comes out of what remains.
Data updated: November 2026 (Florida Statutes 201.02 and 718.116; Florida DBPR estoppel fee schedule; our arithmetic)
Our Windjammer Point seller guide carries the full net sheet. Here is the short version beside your valuation.
| Line | Amount | How it is figured |
|---|---|---|
| Deed documentary stamps | $2,345.00 | $334,950 is 3,349.5 units of $100; the statute taxes each $100 or fractional part, so 3,350 units times $0.70, under Florida Statute 201.02 |
| Estoppel certificate | up to $299.00 | DBPR cap; $119 more for delivery within three business days; up to $179 more if the account is delinquent |
| Property tax proration | your bill times the days you owned the unit that year, divided by 365 | figured by the closing agent from your latest bill or an estimate |
Commission is negotiable and is set in your listing agreement with us. Title insurance premiums follow Florida’s promulgated rates, and the contract decides which side pays for the owner’s policy. We give you a written net sheet before you sign anything.
Deed stamps are 0.7 percent of the price at any price: $1,750.00 at $250,000, $2,114.00 at $302,000 and $3,360.00 at $480,000. A $10,000 change in price changes the stamps by $70. Costs like these never decide a list price. A pending assessment, a slow resale package or an undocumented dock can, which is why Tests Two and Three carry so much weight.
Florida Statute 689.302 requires a residential seller 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 disaster assistance for flood damage to it. It is short, it is free, and getting it wrong can cost a sale. We go through it with you before listing.
A free in-person comparative market analysis is the sharpest Windjammer Point valuation short of an appraisal. A partner walks your unit and your slip, confirms the plan and the dock in your legal description, reads the condition and the association papers you hold, and returns a written range with the recorded deeds and a net sheet, at no cost.
Data updated: November 2026 (Charlotte County Property Appraiser, files downloaded 1 Nov 2026)
Call Jesse direct at (239) 898-6072, call Marc Comisar at (239) 287-5873, or request a free in-person Windjammer Point CMA. We fit the visit to your calendar, and owners who are up north can start with a video walk. The office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, but the CMA happens at your door on Bal Harbor Boulevard and at your slip on the Albatross Canal. You are working with Top 1% Real Estate Agents Nationally Since 2008.
Your building, floor and plan. Your latest tax bill and the county record card. Your deed or the legal description that names your dock. Any written dock, parking or lift approval from the association. Whatever association documents you hold: declaration, rules, the current budget, the last financial statement, the reserve study summary and any assessment notice. Permits and receipts for windows, doors, shutters and air conditioning. Your wind mitigation report and your HO-6 declarations page. None of it is needed for a first conversation; all of it narrows the range.
An appraisal is a licensed appraiser’s opinion of value for a lender, a court or an estate, prepared under appraisal standards and paid for. A CMA is our analysis of what a buyer is likely to pay now, built from the same recorded deeds plus what we see in your home and what we know about buyer behavior, season and presentation. The CMA points toward a list price; the appraisal points toward a loan. For an owner deciding whether and when to sell, the CMA comes first.
If you decide to go ahead, the CMA becomes the listing plan: the price, the short preparation list, the dock file, the association package, photography and the launch date. Owners who also hold a single-family canal home in the Isles can read our Punta Gorda Isles home value guide for houses across the neighborhood, and our Punta Gorda home value guide covers the wider city.
Our guide to buying a Windjammer Point condo covers the plans, the dock in the deed, the reserve study and the cost of owning from the buyer’s side, and how we represent buyers explains our agreement and process. Call Marc at (239) 287-5873.
These are the value questions Windjammer Point owners ask us most, along with what people search before pricing a waterfront condominium in Punta Gorda. Each answer comes from the Charlotte County record, the state’s databases or Florida law. For your own unit, call Jesse.
Most Windjammer Point two-bedrooms have recorded between $250,000 and $430,000 over the 36 months to September 9, 2026, around a $334,950 median, and three-bedrooms have sold for more over time, with condition, your dock and the association’s records deciding where yours lands. Call Jesse direct at (239) 898-6072 for a written range on your own home.
$334,950, the median of 10 qualified sales the Charlotte County Property Appraiser recorded in the 36 months to September 9, 2026, at a median of $238 per square foot. The 60-month median is $385,000 on 21 sales. The 12- and 24-month windows hold only three deeds, too few for a median.
Three qualified sales were recorded in the 12 months to September 9, 2026: $302,000 in March, $285,000 in June and $250,000 in August 2026. The same three deeds make up the 24-month window, because no qualified sale was recorded between September 9, 2024 and September 8, 2025.
The county file shows no qualified Windjammer Point deed in calendar 2025, and the deed record does not say why. Owners may have held, listings may not have sold, or transfers may have been non-qualified, such as family transfers. What the gap does mean is that every estimate since then has worked from older deeds or other buildings.
Eight two-bedroom deeds in the 36 months to September 9, 2026 recorded a $334,950 median at $238.40 per square foot, ranging from $250,000 to $430,000. The two 2026 two-bedroom deeds were $302,000 and $250,000. Condition, the dock and the association’s papers place yours within that band.
Only two three-bedroom deeds were recorded in the 36 months to September 9, 2026: $480,000 and $285,000. Over 60 months the plan recorded five sales at a $480,000 median, from $285,000 to $531,000. With so few deeds, a three-bedroom valuation leans heavily on the walkthrough and the dock.
Over time, yes. Over 60 months the three-bedroom median of $480,000 ran about 25.5 percent above the two-bedroom median of $382,500, at almost the same price per square foot. The single 2026 three-bedroom deed, $285,000, sold below the March two-bedroom, which points to something particular about that sale.
Because the model has little fresh evidence. With no qualified sale in 2025 and three below-median deeds in 2026, a model substitutes older deeds, other condominiums or a per-foot rate from the wrong plan. The 10 recorded sales over 36 months are the real comparable set.
From the peak, yes. The calendar median was $429,500 on 4 sales in 2023, and the 2026 deeds to September 9 have a $285,000 middle. Against the years before 2021, no: the 36-month median of $334,950 is about 52 percent above the 2019 median of $220,000.
Nobody can promise that. The 2022 and 2023 medians were the highest in the county file, and two owners who bought in those years resold in 2026 at a loss. Price for today’s buyers; if you would rather wait for a recovery, we can show what holding costs you each month.
A dock named in your legal description supports a price toward the top of your plan’s range, especially with its own power and water, because boating buyers pay for certainty. Ten deeds cannot isolate the dollar amount, so we document the dock rather than add a fixed premium.
No. Sixty-six of the 69 unit legal descriptions name a numbered dock and three name none. On at least seven, the dock number differs from the unit number. Read your own legal description on your deed or the county record card to see what your unit conveys.
The county record card for the common elements lists 37 dock electric and 37 dock water hookups for a basin where 66 legals name a dock, so not every numbered slip has its own pedestal. Photograph yours and confirm with the association whether its hookup is private or shared.
We do not publish a sailboat label, a clearance or a depth for Windjammer Point. The only fixed spans that block masts in the Isles are the two West Marion Avenue bridges at the north end, far from the southern canals. The route from a given slip is traced for each boat’s draft and air draft.
Not measurably on this record. Ten deeds across two plans, three floors and five buildings leave too few sales per floor to separate a floor effect from plan, timing and condition. Buyers have preferences, and we discuss them, but we do not add or subtract a floor premium.
Not on the record. The 2026 deeds were one in Building 5 and two in Building 1, and Building 1 alone produced both a $285,000 three-bedroom and a $250,000 two-bedroom. The five buildings share the same pool, grounds and basin; plan, condition and dock explain more than the building number.
Just value is a mass appraisal as of January 1 for taxation, and it usually trails the market. The 2026 preliminary just value is $238,850 for every two-bedroom and $303,323 for every three-bedroom, while the two-bedroom deed median over 36 months is $334,950.
Yes. The 2026 preliminary just values are about 13.0 percent below the 2025 certified value for a two-bedroom and about 13.3 percent below for a three-bedroom. Across all 69 homes the total fell from $21,212,082 to $18,414,840, about 13.2 percent. The 2026 figures are preliminary until certified.
Because your assessment may be capped and theirs will reset. On the certified 2025 values, 31 of the 69 homes were assessed below just value. A buyer is assessed from the county’s post-sale value without your accumulated cap, which is why we give buyers a first-year estimate early.
About $4,933 a year with a homestead exemption or about $5,632 without, at the 2026 City of Punta Gorda rate of 16.8148 mills, plus $78.00 for Alligator Creek and the unit’s canal line. These are estimates that assume a taxable value equal to the price; the bill controls.
It is Charlotte County’s Alligator Creek Waterway municipal service benefit unit, which maintains the creek channel the southern Isles canals use to reach Charlotte Harbor. The county budget sets $78.00 per unit for fiscal 2026 and fiscal 2027, up from $25 in fiscal 2025. Confirm it on your bill.
It is the unit’s share of the City of Punta Gorda’s canal maintenance assessment for the complex, which for condominium land is $0.156 per square foot within 120 feet of the seawall for fiscal 2027. It is not the flat single-family lot rate. The per-unit dollar amount is printed on each unit’s tax bill.
No. No public source publishes the fee, the budget or the reserve balance, so this page prints none. Those figures come from the resale package under Florida Statute 718.503 and from the estoppel certificate, and a buyer will read them before writing an offer.
Yes. The state’s SIRS database records a study completed December 29, 2024 by Reserve Advisors, LLC and delivered to owners January 21, 2025, covering five buildings, at a cost of $5,200, with no special assessment tied to the study. The database does not publish the findings.
It usually supports value, because it answers the question older condominium buyers fear most. It can weigh on price if its funding plan raises the fee or the budget has not caught up with its schedule. We read the summary and the budget before setting your range.
The state’s database shows no special assessment tied to the reserve study. That does not rule out assessments for other purposes. The estoppel certificate must state any assessment due or scheduled, so we request it early and price with it in view.
Its buildings are three habitable stories and date from 1990 to 1992, which places them in the milestone inspection schedule under Florida Statute 553.899. Whether a report exists is not on a public page we cite. Ask the association for the phase one summary for your resale package.
The City of Punta Gorda replaced sections of the Windjammer Point seawall frontage in 2024, and riprap at its base reached the city’s canal committee in 2025. A new wall is a positive point for buyers. If the riprap affects your slip at low tide, disclose it; if not, show it.
Under the DBPR’s posted schedule, not more than $299, with $119 more for delivery within three business days and up to $179 more if the account is delinquent. The certificate confirms what is owed on the unit and any scheduled assessment through closing.
FEMA Zone AE with a 9-foot base flood elevation, on panel 12015C0239G effective December 15, 2022. A buyer with a federally backed mortgage needs flood coverage, and the City of Punta Gorda’s Community Rating System Class 5 discounts National Flood Insurance Program premiums. Flood cost is part of what a buyer can afford.
Charlotte County Evacuation Zone A, the first zone called in an evacuation order. The design wind speed for the site is 130 mph. Buyers can look both up, so we state them plainly in the listing file.
It can lower the buyer’s insurance cost, which raises what the buyer can comfortably pay. A report under Florida Statute 627.711 documents opening protection and other wind features; for a condominium unit it focuses on what the owner controls, mainly windows and doors.
No published age restriction applies to Windjammer Point. The association’s recorded documents govern leasing, pets and occupancy rules, and a buyer receives them in the resale package. We describe the property and its records, not the people who might buy it.
County roll mailing addresses, a proxy, not residency, show 33 of the 69 owners outside Florida and 36 inside, with Michigan (5) and Pennsylvania (4) the leading states. It is a useful guide to where marketing should reach, not a statement about who lives there.
Windjammer Point’s 36-month median is $334,950 on 10 sales against Spinnaker Point’s $295,000 on 13, while Spinnaker’s $248 per square foot tops Windjammer’s $238 because its plans are smaller. Windjammer adds larger plans, numbered docks in nearly every legal and a completed reserve study.
The two loss resales of 2026 were 2022 and 2023 purchases, so you may be below your purchase price today. That is a planning fact, not a verdict. We show you the honest range, what holding costs each month, and which updates, if any, would move your home toward the top of the range.
The buyer pool leans seasonal, so most showings happen from January through April. Listing photographed, documented and live by early January gives a winter buyer time to tour, contract and close by spring. A deed records weeks after the contract, so summer deeds often reflect spring agreements.
It depends on your next move and your holding costs. If you are buying again in Southwest Florida, that market has softened too, and selling and buying together limits the risk. If you plan to hold, your file shows what waiting costs in fees, insurance and taxes each month.
A full listing reaches the most buyers and usually nets the most on a documented unit. A cash sale trades price for speed and fewer conditions. Selling by owner saves commission but leaves you to manage the resale package, the dock file, the lender’s questionnaire and the flood disclosure yourself.
A CMA is our free analysis of what a buyer is likely to pay, built from the recorded deeds plus what we see in your home. An appraisal is a licensed appraiser’s paid opinion of value for a lender, court or estate. The CMA guides a list price; the appraisal guides a loan.
It is free, and there is no obligation. Many owners ask a year or more before they sell. The written file is yours whatever you decide, and you are dealing with Top 1% Real Estate Agents Nationally Since 2008.
The right agent prices from the county’s deeds for your plan, reads your legal description for the dock, explains the completed reserve study and the tax reset to a buyer, and markets to boaters in season. McGreevy and Comisar, the #1 team in Southwest Florida since 2012, work every Windjammer Point valuation that way.
Owners deciding who should price and sell their Windjammer Point condo can read what clients say about working with Marc Comisar and Jesse McGreevy. Every quote below is reproduced exactly as the client wrote it, with the review site named beneath it. We print no aggregate score and never edit, combine or paraphrase a client’s words.
Marc Comisar is a top-reviewed Windjammer Point realtor, as is his partner Jesse McGreevy. The three clients below wrote about Marc after selling a home.
★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Verified Google review
★★★★★ “Mark Comisar was great to work with! He was very knowledgeable in our area & made selling our house such an easy process! He always answered our calls or returned them in a very timely manner! We were also very happy with the money we made on the sale! We would highly recommend Mark to anyone selling their house. He will not disappoint!!” Verified Zillow review
★★★★★ “Marc was extremely professional in all of our interactions and highly responsive and reliable. I would strongly recommend his services for anyone looking to sell a home in the Ft Myers area.” Verified Zillow review
The partner who takes your first call about a Windjammer Point valuation stays with you to the closing table. Call Jesse direct at (239) 898-6072. You are working with Top 1% Real Estate Agents Nationally Since 2008.
The public documents behind the figures and rules on this page are free, and each link opens the issuing authority’s own copy. Windjammer Point’s declaration, budget, rules and full reserve study are not public; they arrive with the resale package.
| Document | Issuer | What it shows a Windjammer Point owner | Link |
|---|---|---|---|
| 2026 final millage rate chart | Charlotte County Property Appraiser | The 16.8148 mills behind the tax estimate | 2026 rate chart (PDF) |
| Fiscal 2027 canal assessment resolutions and budget packet, September 9, 2026 | City of Punta Gorda | The $0.156 per square foot condominium rate behind the canal line | Canal assessment packet (PDF) |
| Florida condominium register extract | Florida DBPR | Windjammer Point, A Condo, project PR1P020963 | Condominium register (CSV) |
| Estoppel Certificate Fees | Florida DBPR | The $299 cap and the rush and delinquency add-ons | Estoppel fees (PDF) |
| Structural Integrity Reserve Study explainer | Florida DBPR | What the completed study is and why buyers read it | SIRS explainer (PDF) |
| Alligator Creek Waterway MSBU budget, fiscal 2026 adopted and fiscal 2027 approved | Charlotte County | The $78.00 per-unit line | Alligator Creek budget (PDF) |
| Evacuation zone map | Charlotte County | Zone A for 3640 Bal Harbor Boulevard | Evacuation zones (PDF) |
| Portability transfer form DR-501T | Charlotte County Property Appraiser | How a Florida homestead buyer carries a Save Our Homes benefit | Form DR-501T (PDF) |
| Save Our Homes guide | Florida Department of Revenue | Why assessed value sits below just value for many owners | Save Our Homes (PDF) |
Read between September 29 and November 3, 2026 unless a line gives another date. Each market figure carries its window and file date in the body. We cite county, city, state, federal and statutory sources and our own guides; no listing portal, brokerage or valuation aggregator was used for any figure.
By Jesse McGreevy and Marc Comisar, who bring more than 45 years of combined direct experience in Southwest Florida real estate. For this Windjammer Point valuation guide we tracked every qualified recorded deed at the condominium back to 2015, the 2026 roll entry and legal description for all 69 homes, 12 resale pairs, the common element record card, the state’s condominium register and reserve study databases, and the city’s and county’s tax-line documents.
If you are thinking, “I need to know what my condo at Windjammer Point at Punta Gorda Isles, Florida is worth before I sell,” McGreevy and Comisar helps owners price, prepare, market, negotiate and sell with a local plan built for Punta Gorda, Port Charlotte, Charlotte County, Babcock Ranch, Estero, Bonita Springs, Naples and Fort Myers. Whether your home is at Windjammer Point, Spinnaker Point, another Bal Harbor Boulevard condominium or a canal house elsewhere in Punta Gorda Isles, you get a written range, a documented file and a clear path to the closing table.
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, or go back to the Windjammer Point neighborhood guide for the buildings, the basin, the flood maps and daily life on Bal Harbor Boulevard. Owners ready for a number can request a free Windjammer 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 Windjammer 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.