Punta Gorda Isles - Clipper Cove

By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.

McGreevy and Comisar wrote this guide first for Clipper Cove owners who are weighing a sale, and second for buyers who want the record before they tour: what the 1,517 square foot three-bedroom condominiums have actually sold for, why the canal-side Village homes carry a premium on the county's own 2026 values, which two associations run the 144 homes after a pair of mergers, and what the state's structural integrity rules do and do not require of a two-story building. Clipper Cove is a 144-home condominium community on Bal Harbor Boulevard inside the master-planned community of Punta Gorda Isles in Punta Gorda, Florida. It is the newest large condominium group on the Punta Gorda Isles streets, built between 1999 and 2004, and it is made of two families under one name: 48 homes at Clipper Cove at Bal Harbor and 96 homes at Clipper Cove Village. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and among the Top 1% Real Estate Agents Nationally Since 2008.

One fact shapes everything else on this page. Every one of the 144 homes is the same size on the county's record, 1,517 square feet of living area with three bedrooms, so the things that move a Clipper Cove price are not the floor plan. They are which of the two condominium families the home belongs to, whether the Charlotte County Property Appraiser flags it as waterfront (60 of the 96 Village homes are, and none of the 48 Bal Harbor homes is), the floor, the condition, and whatever slip, garage or parking rights the unit's recorded documents carry.

This guide is built from the Charlotte County Property Appraiser's record cards for all 144 homes and every qualified sale the county has recorded for them since 2009, the Florida Department of Business and Professional Regulation's condominium register, the Florida Division of Corporations, the Florida Statutes, FEMA's flood map, Charlotte County's GIS layers, the City of Punta Gorda's canal and flood records and the Southwest Florida MLS, read between September 25 and September 29, 2026. The merged Islander Point condominium, 52 homes built in 1974 a short way up Bal Harbor Boulevard, has its own section in the comparison chapter. If you own at Clipper Cove and are weighing a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the building-by-building record below tells you which of the 144 homes fits before your first showing.

Why McGreevy and Comisar Are the Best Realtor for Clipper Cove at Punta Gorda Isles

McGreevy and Comisar are the best realtor for Clipper Cove at Punta Gorda Isles because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% nationally since 2008, over $900 million in personal sales, and a Clipper Cove read built from every county-recorded sale since 2009 and all 144 unit record cards.

If you're searching for the best realtor for Clipper Cove at Punta Gorda Isles in Punta Gorda Isles, Punta Gorda, whether you're ready to sell your Clipper Cove at Punta Gorda Isles home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.

That matters at Clipper Cove for reasons particular to the place. Clipper Cove looks like one product, and on paper it nearly is: one size, one bedroom count, two-story buildings of four or eight homes, all built between 1999 and 2004. That is exactly why pricing here goes wrong. When every listing reads "3 bedrooms, 1,517 square feet", buyers and automated estimates treat the homes as interchangeable, and the real differences get lost. On the county's 2026 values, a canal-front Clipper Cove Village home is carried at a median of $283,679, a Village home away from the water at $264,337, and every Clipper Cove at Bal Harbor home at $219,207. In the recorded sales of the last 24 months, the Village waterfront homes sold at a median of $305,000 and the homes away from the water at $252,000. A listing agent who prices off the Clipper Cove average, or off the last sale on Bal Harbor Boulevard regardless of family and water, leaves money on the table or leaves the home on the market.

Recent Clipper Cove at Punta Gorda Isles track record (all brokerages, county recorded deeds): In the last 12 months Clipper Cove at Punta Gorda Isles has seen 8 recorded resales (Charlotte County Property Appraiser public sales file, DOR-qualified improved sales recorded from September 25, 2025 to September 24, 2026, the same window as our Punta Gorda Isles guide), from $249,000 to $310,000, at a median of $290,000 (eight sales, an even count, so the midpoint of $285,000 and $295,000), the same eight sales counted in the Punta Gorda Isles guide's condominium table. Eight sales is below the ten-sale threshold we use before leaning on a median, so the lead figure on this page is the first window with ten or more sales: 13 resales, county recorded and qualified, in the 24 months since September 2024, at a median of $295,000 (an odd count, so the median is an actual sale), from $249,000 to $415,000, dollar volume $3,925,900, none a first sale from the developer. The highest-priced Clipper Cove sale in that window was $415,000, recorded twice: a first-floor canal-side Village home in Building 24 in September 2024 and another in Building 13 in March 2025. The Southwest Florida MLS covers Charlotte County thinly, and the pull behind our Punta Gorda Isles guide was grouped on the community name, so we publish no Clipper Cove days-on-market figure; across Punta Gorda Isles, blended, the MLS shows 80 closings at a median 77.5 days on market and a 96.0% median sale-to-list ratio. The county record does not name the listing office on each sale, so we state no represented-sale count for Clipper Cove here; ask us and we will walk you through all thirteen.

For Clipper Cove sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and off-market discretion. At Clipper Cove it has to reach the right audience in the right month: on the county's 2026 record cards only 51 of the 144 homes carry a homestead exemption, and 72 owners (exactly half) receive their tax notice at an address outside Florida, led by Michigan, New York, Minnesota and New Jersey. Your next buyer is as likely to be in Ann Arbor or Rochester in October as on Bal Harbor Boulevard in February. We also build the paperwork file before the first showing: the association's governing documents, budget and the question-and-answer sheet the resale statute requires, the association's statement on the structural integrity reserve study, the estoppel certificate, the building's flood zone and any elevation certificate, and the recorded instrument for any slip, garage or parking space the unit carries.

For Clipper Cove buyers: the first question is which association you are buying into, because Clipper Cove at Bal Harbor and Clipper Cove Village are separate corporations with separate budgets, managers and rules. The second is the water: the county flags 60 Village homes as waterfront and none at Bal Harbor, and a slip is not automatic in either. The third is what the condominium fee covers, which is set in an association budget that is not posted publicly. Sellers and buyers comparing the best real estate agents in Punta Gorda should ask each one to answer those three questions for a specific Bal Harbor Boulevard address; we answer them below.

Honors and recognition:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Selling your Clipper Cove at Punta Gorda Isles home? Get a free Punta Gorda Isles home valuation or call Jesse direct at (239) 898-6072.

Buying a home in Clipper Cove at Punta Gorda Isles? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.

Living in Clipper Cove as a Homebuyer

Living in Clipper Cove means a three-bedroom, 1,517 square foot condominium in a two-story building of four or eight homes on Bal Harbor Boulevard, with a detached garage building beside each residential building, a Village clubhouse, the Punta Gorda Isles canals behind the Village's northern buildings, and the Isles Yacht Club and St. Andrews South about five minutes away.

Clipper Cove is the largest condominium community on Bal Harbor Boulevard and the largest on any Punta Gorda Isles street; only Emerald Pointe, on the Peace River just east of the Isles, is larger nearby. It is also the youngest of the big ones by two decades: Emerald Pointe dates from 1975 to 1984, Colony Point from 1972, Spinnaker Point from 1989 and Windjammer Point from 1990, while the Clipper Cove buildings carry roll years from 1999 to 2004. What follows is what daily life looks like, drawn from the county's record cards, the state's condominium register and the association filings.

What Is Clipper Cove?

Clipper Cove is the shared name of two residential condominium groups governed by Chapter 718 of the Florida Statutes. The first, Clipper Cove at Bal Harbor, was recorded as three condominiums of 16 homes each: Clipper Cove at Bal Harbor I on May 14, 1999, II on August 15, 2000 and III on January 1, 2001, by the dates on the Florida Department of Business and Professional Regulation's condominium register (DBPR condominium register extract, read September 29, 2026). The second, Clipper Cove Village, was recorded as eight condominiums of 12 homes each, named for the buildings they contain (1-3, 4-6, 7-9 and so on through 22-24), between December 5, 2001 and March 25, 2004. Eleven recorded condominiums, 144 homes in all, which is exactly the count on the Charlotte County roll: 48 units with the short legal prefix CLI and 96 with the prefix CLV, plus one common-element parcel for each group.

The roll places the Bal Harbor homes at 2000 Bal Harbor Boulevard and the Village homes at 2002 Bal Harbor Boulevard, both in the City of Punta Gorda (county taxing district 155) and ZIP 33950. The Census Bureau's geocoder puts both addresses at about 26.907 degrees north on the southern stretch of Bal Harbor Boulevard (U.S. Census Bureau Geocoder, queried September 29, 2026).

Two Condominium Families, One Name

The two families share a name, a boulevard and a floor plan, and nothing else that matters to a buyer's budget. Each is its own not-for-profit corporation with its own board, budget, insurance and manager:

Sources: DBPR condominium register; Florida Division of Corporations; Charlotte County Property Appraiser record cards for all 144 homes, 2026 preliminary values as of January 1, 2026, read September 29, 2026.

A listing that says only "Clipper Cove" does not tell you which of the two you are buying. The address does: 2000 Bal Harbor Boulevard is Clipper Cove at Bal Harbor, 2002 is Clipper Cove Village.

Thirty-Four Buildings on Bal Harbor Boulevard

Clipper Cove at Bal Harbor has ten buildings. Buildings 2, 3 and 4 were its first phase, 8, 9 and 10 its second, and 1, 5, 6 and 7 its third, by the phase named on each unit's legal description. Eight of the ten are four-home buildings; Buildings 3 and 9 hold eight homes each. Clipper Cove Village has 24 buildings of four homes each, numbered 1 to 24.

The roll years show the Village was built from the far end back toward the start: Buildings 22 to 24 carry 2001, Buildings 13 to 21 mostly 2002, Buildings 4 to 12 mostly 2003, and Buildings 1 to 3 carry 2004, which matches the order in which the state recorded the Village's eight condominiums. For a buyer this means the youngest Village buildings are the ones nearest the numbering's start, and the canal-side buildings (10 to 24) are, on average, a year or two older than Buildings 1 to 9.

One Floor Plan: The 1,517 Square Foot Three-Bedroom

Every one of the 144 record cards carries the same line: a residential condominium, construction quality 3, one floor per unit, three bedrooms and 1,517 square feet of living and air-conditioned area. That uniformity is unusual. At Emerald Pointe the county's median home is about 1,147 square feet, and at Islander Point every home is 1,114 square feet with two bedrooms.

Because the living area is identical, price per square foot at Clipper Cove is simply price divided by 1,517, and it is the cleanest way to compare a Clipper Cove sale with a sale elsewhere in Punta Gorda Isles. In the 24 months to August 2026 the median Clipper Cove sale worked out to $194.46 per square foot of county living area; in the twelve months to September 24, 2026 the mean of the eight per-sale figures was $187.13.

Listing records sometimes show a larger "total" or "building" area than 1,517 square feet. That figure usually adds a lanai, entry or storage. We list on the county's 1,517 square feet and show anything else separately, so a buyer compares like with like.

First Floor or Second Floor

The buildings are two-story on the public record. The county card records each home as a single-floor unit, and the unit numbers appear to carry a floor digit: in a Village number such as 1822, the "18" is the building, the "2" reads as the floor and the last digit as the position, and a listing record for a Village home in Building 15 describes a two-story building. Confirm the floor of any specific home at the showing. A first-floor home at Clipper Cove gives step-free access and, in most buildings, the easier walk to the garage; a second-floor home gives the longer view and, in a canal-side building, the better look at the water. In the recorded sales of the last three years the two floors have traded in overlapping ranges, and condition has mattered more than floor. We treat floor as a tie-breaker, not a price band.

A two-story building has one other consequence that belongs in this section, because it changes the buyer's paperwork: Florida's structural integrity reserve study and milestone inspection laws apply to condominium buildings of three habitable stories or more. We explain what that means for Clipper Cove, carefully, in the two sections after the market snapshot.

The Water: Which Clipper Cove Homes Are Waterfront

The Charlotte County Property Appraiser's record card answers a yes-or-no "Waterfront" question for every parcel. At Clipper Cove the answer divides cleanly by building: every home in Village Buildings 10 to 24 is flagged waterfront (60 homes), every home in Village Buildings 1 to 9 is not (36 homes), and none of the 48 Clipper Cove at Bal Harbor homes is. Charlotte County's waterways layer names the canals within about 40 meters of the two groups' common land as Red Wing Canal, White Ibis Canal and Fortuna Canal (Charlotte County GIS map service, queried September 29, 2026).

Waterfront on the county card means the building sits on a canal. It does not mean the home comes with a slip. We cover slips, and what the recorded documents show about them, in their own section.

Garages, Parking and the Clubhouse

The county's record for the Clipper Cove at Bal Harbor common element lists ten detached garage structures, eight of 440 square feet and two of 880, built between 1999 and 2002 in stucco on block with composition shingle roofs, one for each of the ten residential buildings. The Village common element lists 24 detached garage structures, one for each residential building, and a clubhouse of 325 square feet of air-conditioned space inside a 1,080 square foot structure with a 755 square foot covered porch. Which bay belongs to which home, and whether it is a limited common element or an assigned right, is set by each declaration and any recorded assignment; one Village unit's legal description references a parking space by number in a recorded instrument.

The county's common-element records do not list a pool, tennis court or dock structure in the extract we read. Listing records describe a community pool, and the public record neither confirms nor contradicts that; the declaration and the association's rules are the documents that define the recreational common elements, and they come with the resale package.

Who Owns at Clipper Cove?

Clipper Cove is a seasonal community with a Midwestern and Northeastern accent. On the 2026 record cards, 51 of the 144 homes carry a homestead exemption, meaning the owner declared the home a permanent Florida residence, and 72 owners receive their notice at an address outside Florida or without a U.S. state and ZIP. Michigan leads with 13, then New York with 10, Minnesota with 7 and New Jersey with 6, followed by Illinois, Indiana and Ohio with 4 each. The Village skews further from Florida than Bal Harbor: 51 of 96 Village owners mail outside the state against 21 of 48 at Bal Harbor.

For a seller that is a marketing fact: half the likely buyer pool lives somewhere else in October. For a buyer it is a daily-life fact: the community is fullest from January to April and quiet in August.

A Day at Clipper Cove

A Clipper Cove morning starts on Bal Harbor Boulevard, a public city street with no guardhouse. The Isles Yacht Club is about 1.5 miles and four minutes away, St. Andrews South Golf Club about 1.7 miles and five minutes, Ponce de Leon Park and the harbour mouth about 2 miles and seven minutes, and Fishermen's Village and the Harborwalk about 2.4 miles and seven minutes by our routing test. Downtown Punta Gorda and City Hall are about eight minutes away. Membership in the yacht club or the golf club is optional and is not attached to any Clipper Cove home.

In the evening the Village clubhouse and whatever recreational common elements the declarations provide are the social center, and the Punta Gorda Isles Civic Association's 35 clubs, from the PGI Fishing Club to the Newcomers Club, are open to Isles residents who join at $80 a year plus a one-time $25 fee (PGICA, Join Us).

What Clipper Cove Does Not Have, or Has Not Published

Clipper Cove has no gate on the county record, no golf course of its own and no marina of its own. It has not published, on any public page we could find, its condominium fees, reserve balances, budgets, insurance deductible, leasing or pet rules, or the status of its structural integrity reserve study; the Village's former website domain no longer resolves. Those facts exist, in the association's official records, and a buyer is entitled to them under the resale statute. We say where to get each one in the governance and buyer-request sections.

Buying at Clipper Cove, Step by Step

1. Decide between the families first: Bal Harbor (lower county values, no canal frontage) or the Village (canal frontage in Buildings 10 to 24).
2. Read the county card for the specific unit: waterfront flag, 2026 value, legal description (look for any slip, garage or parking reference).
3. Ask the listing agent for the association's name, manager and current fee, then confirm all three on the estoppel certificate.
4. Request the full resale package under section 718.503 before or with the contract, including the association's statement on the structural integrity reserve study.
5. Get an insurance quote for an HO-6 policy and flood coverage for the unit, using the master policy's declarations page.
6. Confirm any approval step for sale or lease in the declaration.
7. Close with the estoppel certificate in hand and every recorded slip or parking instrument assigned correctly.

Clipper Cove Market Snapshot: What the Condominiums Actually Sell For

Clipper Cove condominiums recorded 13 qualified resales in the 24 months since September 2024 at a $295,000 median, and 8 in the last twelve months at $290,000, on Charlotte County's deed file. Canal-side Village homes sold at a $305,000 median, homes away from the water at $252,000.

Data updated: September 2026

Sources: Charlotte County Property Appraiser public roll and sales files, DOR-qualified improved sales, read from our local index built September 29, 2026 (newest recorded Clipper Cove sale August 13, 2026); Charlotte County Property Appraiser record cards, 2026 preliminary values; Southwest Florida MLS, pulled September 25, 2026.

Punta Gorda Isles is a Charlotte County market, and Charlotte County is where the Southwest Florida MLS is thinnest, because the local REALTOR® board works mainly in a different MLS. That is why this page leads with the county's recorded deed file, which captures every qualified sale whether or not an agent listed it. Every Clipper Cove figure below is a county figure unless it says otherwise.

The Leading Window: 24 Months of County Recorded Sales

We lead with the first window that holds ten or more sales, which for Clipper Cove is 24 months. Twelve months held eight.

Source: Charlotte County Property Appraiser, qualified improved sales, index built September 29, 2026. Price per square foot is each sale's price divided by the county's 1,517 square feet of living area, the median of the per-sale figures.

All Thirteen Sales, One by One

Thirteen sales is a small enough number to show every one. Addresses are shown by building and unit number as the county roll records them; we name no seller or buyer.

Source: Charlotte County Property Appraiser sales and record cards, read September 29, 2026. Waterfront flag as printed on each unit's 2026 record card.

Three things jump out of the list. First, 2025 was nearly silent: one qualified Clipper Cove sale recorded in the whole calendar year, in March. Second, 2026 has been busy by Clipper Cove standards, with eight sales recorded by mid-August. Third, the two $415,000 sales are both canal-side Village homes from 2024 and early 2025; nothing in 2026 has recorded above $310,000.

Ready to Sell or Buy at Clipper Cove? Talk to the Team That Read All 144 County Record Cards

Clipper Cove is the 1999 to 2004 condominium community on Bal Harbor Boulevard inside Punta Gorda Isles, and one page fact decides most prices here: 60 of the 96 Village homes are flagged waterfront by the county and none of the 48 Bal Harbor homes is. Selling? Start with a free Punta Gorda Isles home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent buyers.

The Trailing Twelve Months, and How They Reconcile With Our Punta Gorda Isles Guide

In the twelve months from September 25, 2025 to September 24, 2026, the same window used in our Punta Gorda Isles guide, Clipper Cove recorded eight qualified sales: six Village and two Bal Harbor. That is the "8" in the guide's condominium table. The eight sold from $249,000 to $310,000 at a median of $290,000 (an even count, so the midpoint of $285,000 and $295,000), for a dollar volume of $2,271,000 and a mean of $187.13 per square foot of county living area.

For context, the 331 Punta Gorda Isles single-family homes that recorded in the same twelve months sold at a $700,000 median. A Clipper Cove condominium is the entry point to a Punta Gorda Isles address, at well under half the price of a canal house.

By Family and by Water

Source: Charlotte County Property Appraiser, qualified improved sales and record-card waterfront flags, read September 29, 2026.

The $53,000 gap between the waterfront and non-waterfront medians is larger than the $19,342 gap in the county's 2026 values between a canal-side Village home and an inland Village home, and it is close to the $64,472 gap between a canal-side Village home and a Bal Harbor home. The market is paying for the water and, separately, for the Village.

Widening the Window: 36 and 60 Months

Source: Charlotte County Property Appraiser, qualified improved sales, index built September 29, 2026.

The 60-month median sits $44,000 above the 24-month median because the window includes the 2022 and 2023 peak, when Clipper Cove condominiums regularly recorded between $390,000 and $450,000.

The Calendar-Year Record Since 2009

Source: Charlotte County Property Appraiser, qualified improved sales for both Clipper Cove families, index built September 29, 2026. The county index we use begins in 2009; the developer's first sales from 1999 to 2004 are recorded but outside it.

The long record tells a clear story. Clipper Cove traded between about $130,000 and $160,000 in the years after the 2008 crash, climbed to the $225,000 to $240,000 band from 2016 to 2021, jumped to a $390,000 median in 2022, held a $365,000 median in 2023, and has settled back to the $290,000 range in 2026. The most any Clipper Cove home has recorded in the county index is $449,900, a canal-side Village home in Building 13 in February 2023. The same home recorded again at $310,000 in April 2026, about 31% lower. A Village home in Building 9 recorded at $200,000 in December 2021 and at $249,000 in May 2026.

What Is Driving the 2026 Prices

Three forces explain why a Clipper Cove condominium sells for less in 2026 than in 2022 while the buildings are younger than almost everything else on Punta Gorda Isles streets. First, the whole Southwest Florida condominium market reset after the 2022 changes to Florida condominium law, which pushed reserve funding and inspection costs onto owners in older, taller buildings and made buyers cautious about every condominium. Second, insurance costs rose across the state after Hurricane Ian in 2022 and the 2024 storms. Third, the pandemic-era surge of 2021 to 2023 simply unwound.

Clipper Cove's particular position in that reset is the reason this page exists. Its buildings are two-story and date from 1999 to 2004, so the two most expensive new requirements, the structural integrity reserve study and the milestone inspection, are written for buildings of three habitable stories or more. A buyer who knows that, and who sees it confirmed in the association's own statement, is buying a different risk than a buyer at a 1970s mid-rise. We explain the rule, and the limits of what the public record shows, in the next two sections.

What the Southwest Florida MLS Shows for Clipper Cove

The Southwest Florida MLS pull behind our Punta Gorda Isles guide, closings from September 25, 2025 to September 24, 2026 pulled on September 25, 2026, was grouped on the MLS value "Punta Gorda Isles" and was not split by condominium, so we publish no Clipper Cove days-on-market or sale-to-list figure here. Across Punta Gorda Isles, blended across houses and condominiums, the MLS shows 80 closings at a $564,000 median, a median 77.5 days on market and a 96.0% median sale-to-list ratio. Those two ratios are the best available guide to how long a well-priced Clipper Cove listing should expect to take and how close to asking it should expect to close; we check them against the specific building's history when we price.

What the County Says a Clipper Cove Home Is Worth

The Charlotte County Property Appraiser's 2026 preliminary values, as of January 1, 2026, are printed on every unit's record card and are the numbers a buyer will see first:

Source: Charlotte County Property Appraiser record cards for all 144 homes, read September 29, 2026. Preliminary values can change before certification in mid-October.

The county values sit below the recorded sale prices, which is normal: the appraiser's just value reflects statutory cost-of-sale adjustments, and the medians above ($219,207 and $264,337 to $283,679) compare with recorded medians of $263,500 and $300,000 for the same two families over 24 months. A seller should expect a buyer to raise the county's number; we price with it in view and explain the gap with the home's own updates, floor and water.

What Property Tax Looks Like at Clipper Cove

Clipper Cove is inside the City of Punta Gorda, county taxing district 155. City parcels carried a 2025 total millage of 16.6185 mills, and the City of Punta Gorda adopted a 3.9928-mill operating rate for fiscal 2027 on September 23, 2026 (Gulfshore Business, September 24, 2026). A home without a homestead exemption is taxed on its full assessed value; a homesteaded home takes the $25,000 and additional exemptions and the Save Our Homes cap. Because 93 of the 144 homes carry no homestead exemption, a buyer who plans to live here full time should budget from the county's tax estimator for the new owner, not from the seller's current bill (Charlotte County Property Appraiser). The tax bill itself, including any non-ad valorem lines, is published by the Charlotte County Tax Collector.

Selling at Clipper Cove? Get a free Punta Gorda Isles home valuation built on these thirteen sales, or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent buyers.

Does Clipper Cove Need a Structural Integrity Reserve Study?

Clipper Cove may not need one: Florida requires a structural integrity reserve study only for condominium buildings three habitable stories or higher, and the county records and unit numbering indicate Clipper Cove's 34 buildings are two-story. Neither association has published its own statement, so a buyer should get it in writing in the resale package.

What the Law Says, in Plain Terms

Section 718.112(2)(g) of the Florida Statutes requires a residential condominium association to have a structural integrity reserve study "completed at least every 10 years after the condominium's creation for each building on the condominium property that is three habitable stories or higher in height" (Florida Statutes, s. 718.112). Associations that existed on or before July 1, 2022 and were controlled by owners had to complete the first study by December 31, 2025, and must tell the state within 45 days of receiving it that the study was done and made available to owners. A study covers the roof, structure, fireproofing, plumbing, electrical, waterproofing, windows and doors, and any other item over $10,000 whose failure would affect those, and it sets the reserve that owners must fund for them.

The height test is the whole question at Clipper Cove. A building of one or two habitable stories is outside the statute's study requirement.

Where Clipper Cove Sits on the Height Test

The public record points one way, and we say how firmly. The Charlotte County Property Appraiser records every Clipper Cove home as a one-floor unit in a residential condominium, the unit numbers run from a first-floor digit to a second-floor digit and never to a third, and a listing record we read for a Village home in Building 15 describes a two-story building with the home on the second floor. On that record the 34 buildings of Clipper Cove at Bal Harbor and Clipper Cove Village are two-story, and a two-story building is not one the study requirement names.

What we could not read is the associations' own position. The Department of Business and Professional Regulation publishes two structural integrity reserve study databases, one for filings before July 2025 and one for filings from July 2025 on (DBPR, Condominiums and Cooperatives SIRS Reporting). Both are interactive public dashboards, and on September 29, 2026 neither would load a query for us, so we publish no finding on whether either Clipper Cove association filed anything. An association with no building of three habitable stories has nothing to file.

What a Buyer Should Get in Writing

The resale statute closes the gap. Section 718.503 requires a selling owner to give the buyer "the association's most recent structural integrity reserve study or a statement that the association has not completed" one (Florida Statutes, s. 718.503). At Clipper Cove, the statement is the document to read: if the association says no study was required because its buildings are under three habitable stories, that is the answer, and it belongs in the file with the budget.

Reserves Still Matter Without a Study

A two-story condominium outside the study requirement is not outside the reserve requirement. Florida condominium associations must still budget reserves for roof replacement, building painting and pavement resurfacing and for any other item with a deferred maintenance cost over $10,000, unless the owners vote to waive or reduce them as the statute allows. Roofs are the largest of those items at Clipper Cove. On the county's common-element records the garage structures carry composition shingle roofs; the roof covering of the residential buildings, and when each was last replaced, is a question for the association's budget, reserve schedule and permit history. We ask for all three before a Clipper Cove buyer's inspection period ends.

How Clipper Cove Compares With Its Neighbors on This Question

Clipper Cove is not the only Bal Harbor Boulevard condominium this question touches, and the answer differs building by building across Punta Gorda Isles. Our guides to Spinnaker Point, Windjammer Point, Colony Point and Emerald Pointe report what each of those associations shows on the state's record. The practical difference for a buyer is age as much as height: Clipper Cove's buildings are 22 to 27 years old, while most of the Punta Gorda Isles condominium stock dates from the 1970s and 1980s.

Does Clipper Cove Need a Milestone Inspection?

Clipper Cove likely does not: Florida's milestone inspection law applies to condominium buildings three habitable stories or more, first due by December 31 of the year a building turns 30, and Clipper Cove's buildings appear two-story and date from 1999 to 2004. Even for a taller building the first deadline would not arrive before 2029.

What the Milestone Law Requires

Section 553.899 of the Florida Statutes requires the owners of "a building that is three habitable stories or more in height" and subject to the condominium form of ownership to have "a milestone inspection performed by December 31 of the year in which the building reaches 30 years of age", and every ten years after (Florida Statutes, s. 553.899). The inspection is "for the purposes of attesting to the life safety and adequacy of the structural components of the building". A local building official may set an earlier deadline for buildings near salt water.

Where Clipper Cove Sits on That Timetable

The oldest Clipper Cove building carries a 1999 roll year, so even if the height test applied, the first 30-year deadline would fall on December 31, 2029 for Clipper Cove at Bal Harbor's first phase and run to 2034 for the Village's last buildings. Because the buildings appear to be two-story, we expect the associations to report that no milestone inspection applies; the resale package's "inspector-prepared summary of the milestone inspection report", which the resale statute requires only where applicable, will say so or be absent.

What the Milestone Schedule Means for Owners and Buyers

For a Clipper Cove owner the practical effect is a lighter compliance load than a Punta Gorda Isles mid-rise carries. It does not remove the need to maintain the buildings: a two-story block building near salt water still needs roof, stucco, balcony and railing work on a schedule, and the association's reserves and any special assessment history tell a buyer whether that work has been funded.

What Should a Buyer Request From the Clipper Cove Associations?

A Clipper Cove buyer should request the statutory resale package from the correct association (Bal Harbor or Village), the association's statement on the structural integrity reserve study, the current budget and reserve schedule, the master insurance declarations, any pending special assessment, the rules on leasing and pets, and an estoppel certificate before closing.

The Statutory Resale Package

Under section 718.503, a Clipper Cove seller must deliver current copies of the declaration of condominium, the articles of incorporation, the bylaws and rules, the annual financial statement and annual budget, the "Frequently Asked Questions and Answers" document, the governance form, the structural integrity reserve study or a statement that none was completed, and the milestone inspection summary where one applies. The buyer may cancel within 7 days, excluding Saturdays, Sundays and legal holidays, after receiving them, which is why we get the package before the contract is signed wherever we can.

The Questions to Put in Writing

• Which association governs this unit, and who manages it today? (The public records name three different managers for the Village; see the governance section.)
• What is the current regular assessment, how often is it billed, and what does it cover?
• What reserves does the budget carry, for what components, and were any waived or reduced by owner vote?
• When were the residential building roofs last replaced, and under what permits?
• Is any special assessment adopted or proposed?
• What are the master policy's wind and flood deductibles?
• Does the unit hold a recorded right to a boat slip, garage bay or parking space, and is it transferable with the unit?
• What are the leasing rules (minimum term, number of leases a year, approval) and the pet rules?
• Does the association approve buyers or tenants, and how long does approval take?

The Estoppel Certificate

Section 718.116 entitles a selling owner, or the buyer or lender with the owner's authority, to an estoppel certificate from the association stating the assessments due, any unpaid amounts, and other facts the statute lists, for a fee capped by statute and adjusted periodically (Florida Statutes, s. 718.116; DBPR estoppel certificate fee schedule). At Clipper Cove there is one estoppel per sale, from the unit's own association; there is no mandatory master homeowners association above Clipper Cove, because Punta Gorda Isles has none.

Official Records and Websites

Section 718.111(12) makes the association's official records available to owners, and Florida law now requires "an association managing a condominium with 25 or more units" to post key documents, including the declaration, bylaws, rules, budgets, financial reports and structural integrity reserve studies, on a website or app (Florida Statutes, s. 718.111). Each recorded Clipper Cove condominium is small (16 or 12 homes), but each master association manages many more homes than that. We found no public document portal for either Clipper Cove association on September 29, 2026; an owner can request the records directly, and a buyer receives the core documents in the resale package.

How Did Clipper Cove Come to Be?

Clipper Cove was built between 1999 and 2004 on land at the southern end of Bal Harbor Boulevard that sits on the old Punta Gorda Center plat rather than a numbered Punta Gorda Isles section, as eleven small condominiums in two groups that later merged their associations into two master corporations, in 2004 and 2007.

Late Arrivals to a 1960s Canal Grid

Most of Punta Gorda Isles was dredged and platted from the late 1950s to the mid-1970s by Punta Gorda Isles, Inc., and the condominiums along Bal Harbor Boulevard followed in the 1970s and 1980s: Islander Point in 1973 and 1974, Villas of Cedar Key in 1984, Dockside in 1988, Spinnaker Point in 1989, Windjammer Point in 1990 (hub table, Charlotte County roll). Clipper Cove came a decade after the last of those. Charlotte County's plat layer places the Clipper Cove parcels on the Punta Gorda Center plat, Plat Book 1, Page 20, one of the city's oldest recorded plats, and not inside a numbered PGI section (Charlotte County GIS map service, plat layer, queried September 29, 2026; plat images at the Charlotte County Clerk). The same layer indexes the condominium records to Official Records Book 1908, Page 254 for Clipper Cove at Bal Harbor and Book 2455, Page 157 for Clipper Cove Village. We have not read those instruments; the recorded declarations and every amendment should be pulled from the Clerk's official records during a purchase.

Clipper Cove at Bal Harbor, 1998 to 2002

The first corporation, Clipper Cove at Bal Harbor Master Association, Inc., was filed with the Florida Division of Corporations on September 24, 1998, a year before the first homes (Florida Division of Corporations, Clipper Cove at Bal Harbor Master Association). Three condominium associations followed, one for each phase of 16 homes. The state recorded Clipper Cove at Bal Harbor I in May 1999, II in August 2000 and III in January 2001, and the roll years for the ten buildings run from 1999 to 2002.

Clipper Cove Village, 2001 to 2004

Clipper Cove Village Master Association, Inc. was filed on October 3, 2001, and eight building-group associations followed, one for each set of three buildings. The state recorded the Village condominiums from Buildings 22-24 in December 2001 to Buildings 1-3 in March 2004 (Florida Division of Corporations, Clipper Cove Village Master Condominium Association).

The Mergers That Made Two Associations

Both groups later simplified their governance. The Clipper Cove at Bal Harbor master association recorded a merger with the Division of Corporations on January 9, 2004 and amended and restated its articles on June 10, 2004; the three phase associations are now shown as inactive by merger. The Village master association recorded a merger and name change on August 14, 2007, becoming Clipper Cove Village Master Condominium Association, Inc.; its eight building-group associations are likewise inactive by merger (Florida Division of Corporations, Clipper Cove entity list). The state's condominium register still lists the three Bal Harbor phase associations as the managing entities for their condominiums, which is a filing lag, not a live difference; the corporations that exist today are the two master associations.

For a buyer the history has one practical meaning: the declaration for each recorded condominium still governs its homes, but the corporation that enforces it, budgets for it and bills for it is the master association. Read both.

Charley, 2004

The last Village buildings carry 2004 roll years, the year Hurricane Charley's eye passed over Punta Gorda on August 13 (NHC Tropical Cyclone Report, Hurricane Charley). Clipper Cove was therefore built in the years around the arrival of the first statewide Florida Building Code, which took effect in March 2002, and before the code cycles that followed Charley, so a buyer should ask which windows, doors, shutters and roofs have been replaced since, and under which permits.

Boat Slips, the Canal and What Actually Conveys at Clipper Cove

A Clipper Cove condominium does not automatically include a boat slip. The county flags 60 Village homes as waterfront, and at least eight Clipper Cove unit legal descriptions cite a boat or dock slip in a recorded instrument, so slips exist and some are tied to units; which slip conveys with a given home is decided by its recorded documents.

What the Legal Descriptions Show

The Charlotte County roll carries a long legal description for every unit, including the book and page of recorded instruments. On at least eight of the 144, those references are followed by a slip notation: "BS" or "DS" with a slip number, such as "BS29L", "BS6R", "DS#19L" or "BDS-9" on Village units in Buildings 11, 17, 13 and 19, and "DS2" and "DS9" on two Clipper Cove at Bal Harbor units. We read those abbreviations as boat slip and dock slip, and the county roll is a record of instruments, not of rights. The instruments themselves decide what was granted, whether it is a limited common element assigned to the unit, a license, or a lease.

What That Means for a Seller

If your unit's legal description carries a slip reference, the slip may be one of the most valuable things you own at Clipper Cove, and it must be conveyed correctly: named in the listing, supported by the recorded instrument, confirmed in the estoppel, and assigned or deeded at closing in the form the declaration requires. We pull the instrument before we list.

What That Means for a Buyer

A buyer who wants a slip should make it a condition of the contract, with the slip identified by number and the instrument attached. "Waterfront" on the county card is a statement about the building, not the boat. Where no slip conveys, the association may keep a waiting list or rental arrangement; that is a question for the manager, and the answer belongs in writing.

The Canal Rules Still Apply

Every dock on a Punta Gorda Isles canal answers to Chapter 6 of the City of Punta Gorda Code: nothing attached to the seawall, docks and lifts freestanding, no lift canopies and no floating docks in residential canals, with anything outside the rules decided at a public hearing of the Canal Advisory Committee (City of Punta Gorda, Code Chapter 6). The City maintains and replaces seawalls in the canal system through its canal maintenance assessment district (City of Punta Gorda, Canals); whether a Clipper Cove parcel lies inside the Punta Gorda Isles district is shown on the city's PGI district boundary map and on the parcel's tax bill.

Getting to the Harbor

From the canals behind the Village, the route to Charlotte Harbor runs through the Punta Gorda Isles grid. The city says "most of the PGI system features deep, wide canals with no fixed bridges", which is why the Isles are known as sailboat water, but it publishes no canal-by-canal list, so we trace the route for the specific slip and the specific boat's air draft before a buyer relies on it. All man-made PGI canals are inside the manatee speed zone (Waterfront Property Owner's Manual). Boaters without a slip at Clipper Cove use the city's Laishley Park Municipal Marina or the public ramp at Ponce de Leon Park, about seven minutes away.

What Amenities Come With a Clipper Cove Condominium?

A Clipper Cove condominium comes with the common elements of its own association: at the Village, 8.19 acres including a clubhouse and 24 garage buildings; at Bal Harbor, 4.17 acres including 10 garage buildings. Golf, yacht club and civic association memberships are separate and optional, and no mandatory master HOA sits above Clipper Cove.

Inside Clipper Cove

The county's records of the two common-element parcels are the public inventory: the Village's clubhouse (325 square feet air-conditioned, 1,080 square feet total, with a 755 square foot covered porch), 24 detached garage structures, and 8.19 acres of land; Bal Harbor's 10 detached garage structures and 4.17 acres. Any pool, spa, tennis or dock facilities are defined by the declarations and rules, which the public record does not print. Listing records describe a heated community pool; we confirm the recreational facilities from the declaration for any buyer who asks.

What Punta Gorda Isles Adds, Without a Fee

Clipper Cove owners live inside Punta Gorda Isles, which has no master homeowners association and no community clubhouse. The streets are public and city-maintained, the parks are public, and the Punta Gorda Isles Civic Association is voluntary at $80 a year per member plus a one-time $25 fee (PGICA, Join Us), with 35 clubs and groups including four boating clubs (PGICA, Clubs).

What Is Charged Separately

• St. Andrews South Golf Club, 1901 Deborah Drive, about five minutes away: 18 holes, capped at 250 golf members; dues not published (St. Andrews South, Membership).
• Isles Yacht Club, about four minutes away: a private dining, yacht and social club with a 45-slip marina; initiation and dues not published (Isles Yacht Club, Membership).
• Laishley Park Municipal Marina slips, rented by the city (City of Punta Gorda, Municipal Marina).

None of the three is included with a Clipper Cove home.

What Are the HOA Fees at Clipper Cove in 2026?

Clipper Cove's condominium fees are not published on any public page: neither the Clipper Cove at Bal Harbor Master Association nor the Clipper Cove Village Master Condominium Association posts its budget publicly, and we print no dues figure we cannot trace to one. The current fee comes from the association's budget and the estoppel certificate.

Why We Publish No Dues Figure

Listing records quote quarterly fees for individual Clipper Cove homes, and those figures change with each budget year and may include or exclude special assessments. A fee on a portal is the listing agent's entry, not the association's budget. A buyer deserves the association's number for the budget year in which they close, and a seller deserves to have that number presented accurately, so we use the budget and the estoppel certificate, not a listing field.

How to Get the Real Number in One Day

1. Ask the listing agent which association governs the unit (the address tells you: 2000 is Bal Harbor, 2002 is the Village).
2. Ask the manager for the current annual budget, the reserve schedule and the question-and-answer sheet, which a seller must provide under section 718.503.
3. Order the estoppel certificate under section 718.116 once under contract; it states the regular assessment, the billing period, any special assessment and any amount unpaid.

What the Fee Should Cover, and What to Ask About

A Florida condominium fee typically funds the master insurance policy on the buildings, the reserves, grounds, common-element utilities and management, and at some associations water, sewer, trash and cable. What each Clipper Cove fee includes is set in that association's declaration and budget, which are not public. Ask specifically about the master policy's wind and flood deductibles, whether water, sewer and trash are billed through the association, whether the garage bays and any slips carry separate charges, and whether a special assessment is pending for roofs, paint or storm repairs.

Clipper Cove's Layered Costs: Condominium, City Canal District, Taxes and Optional Clubs

Clipper Cove owners carry fewer layers than most Florida condominium owners because Punta Gorda Isles has no master homeowners association: the unit's own condominium assessment, city and county property taxes, any city canal district charge that reaches the parcel, and optional club and civic association dues.

The Layers, One by One

How the Canal Assessment Reaches a Condominium

The Punta Gorda Isles canal assessment is written per single-family lot for houses; for "other property" the city's levy is based on the square footage of land within 120 lineal feet of the seawall (the fiscal 2027 tentative levy set $0.156 per square foot for that category). A condominium's land is its common element, so whether and how a charge appears, whether on each unit's tax bill or inside the association's budget, depends on whether the parcel lies inside the district and on how the county allocates it. We read the actual tax bill for the specific unit on the Tax Collector's site, and the association's budget, rather than guess.

A Worked First Year for a Clipper Cove Buyer

A buyer who pays $295,000, the 24-month median, for a Clipper Cove home they will not homestead should budget: property tax on the new assessed value at the city district's millage (about 16.6 mills in 2025, before any non-ad valorem lines), the condominium assessment from the budget, an HO-6 unit policy and, in Zone AE, flood coverage for the unit's interior and contents, plus any club or civic dues they choose. We build that first-year sheet from the actual budget and quotes for each buyer; the one number we can state from the public record is the tax rate.

What Is Not Published

Both associations' budgets, reserve balances, insurance deductibles and special assessment history; the canal district's treatment of each Clipper Cove parcel; and the clubs' current dues. Each has a document that answers it, named above.

Who Governs Clipper Cove? The Associations, the Managers and the Documents

Clipper Cove is governed by two Florida not-for-profit condominium corporations: Clipper Cove at Bal Harbor Master Association, Inc. (48 homes) and Clipper Cove Village Master Condominium Association, Inc. (96 homes). Each enforces the recorded declarations for its condominiums, sets its own budget and hires its own manager.

The Associations on the State's Records

Source: Florida Division of Corporations detail records, read September 29, 2026.

Who Manages Clipper Cove?

For Clipper Cove at Bal Harbor, three public records agree: the Division of Corporations lists Star Hospitality Management of Punta Gorda as registered agent and mailing address, the state's condominium register lists the phase associations "c/o Star Hospitality Mgmt", and the county mails the common-element parcel to the same office.

For Clipper Cove Village, three public records name three different firms. The state's condominium register lists the Village master association "c/o Gateway Management" in Port Charlotte. The association's 2026 annual report, filed April 28, 2026, moved its mailing address and registered agent to "c/o Precedent Hospitality and Management" in St. Petersburg. The county roll mails the Village common element "c/o Star Hospitality Mgmt". The most recent filing is the annual report, which points to a management change in 2026; the estoppel request is the moment to confirm who manages the Village today, and the estoppel certificate itself will say.

The Documents That Govern a Clipper Cove Home

• The declaration of condominium for the unit's recorded condominium (one of the three Bal Harbor phases or one of the eight Village building groups), with every amendment, recorded in the Charlotte County official records.
• The articles and bylaws of the master association that now governs it.
• The rules and regulations, including leasing, pets, parking, garage and slip use.
• The budget, reserve schedule and financial report for the current year.
• Any recorded slip, garage or parking instrument named in the unit's legal description.

Charlotte County's plat layer indexes the Clipper Cove at Bal Harbor records to Official Records Book 1908, Page 254 and the Village records to Book 2455, Page 157; the state register gives each condominium's recording date. A title search pulls the full chain; we ask for it early.

Architecture and Exterior Changes

Changes to the exterior of a Clipper Cove building (windows, doors, shutters, lanai enclosures, screens, paint) are common-element or limited-common-element questions governed by the declaration and board approval, not the unit owner's choice alone, and any structural or window work also needs a City of Punta Gorda building permit. Zoning on every Clipper Cove parcel is GM-15, General Multi-Family, on the city's zoning layer.

Is Clipper Cove a 55+ Community?

Clipper Cove is not identified as 55-or-older housing on any public record we read: the state condominium register, the Division of Corporations filings and the county records say nothing about age. Whether either declaration restricts age or occupancy is a question for the recorded declaration, which the resale package provides.

Florida and federal law allow housing for older persons only where a community qualifies under the Housing for Older Persons Act and publishes and follows policies showing that intent. Nothing in the public record suggests either Clipper Cove association has done so. The owner profile on the county's cards (a strongly seasonal, largely out-of-state ownership) is typical of a retiree-friendly community, not a legal age restriction. If an age rule matters to you as a buyer or a seller, we read the declaration and rules first.

Can You Rent Out a Clipper Cove Condo?

Clipper Cove's leasing rules are not published: each association's declaration and rules set any minimum lease term, number of leases a year, and tenant approval, and neither association posts them publicly. The City of Punta Gorda has no short-term rental ordinance, so a Clipper Cove unit's rental rights come from its own condominium documents.

What Governs a Clipper Cove Rental

The City of Punta Gorda had no short-term rental ordinance as of the review summarized in our Punta Gorda Isles guide, so rentals follow state law and each condominium's own documents. Florida's Condominium Act lets a declaration restrict leasing, and an amendment that prohibits or restricts rentals generally binds only owners who consent or who take title after the amendment, under section 718.110(13) of the Florida Statutes (Florida Statutes, s. 718.110). That makes the date an amendment was recorded, and the date the seller took title, part of the answer.

What a Clipper Cove Landlord Should Plan For

• The unit's declaration and rules on minimum lease length and frequency.
• Any association application, fee and approval period for tenants.
• Florida's transient rental tax and state license requirements for stays of six months or less.
• An insurance policy written for a rented unit.

With 93 of the 144 homes not homesteaded, many Clipper Cove owners use their homes part of the year and some lease them. We read the rules for the specific unit before a buyer counts on rental income.

Pet Rules at Clipper Cove

Clipper Cove's pet rules are not published on any public page; each association's declaration and rules set whether pets are allowed, how many and how large. Listing records describe limits on number and weight, which we treat as a lead to confirm in the association's own documents before a buyer with a dog commits.

A condominium's pet rule is an enforceable covenant, and a buyer who moves in with a pet the rules do not allow faces a real dispute. Service animals and emotional support animals are governed separately by federal and Florida fair housing law, which override a no-pet rule when the legal requirements are met. We ask for the current pet rule in writing with the resale package.

Hurricanes, Flood Zone and Insurance at Clipper Cove

Clipper Cove is in FEMA flood Zone AE with a base flood elevation of 9 feet (NAVD88) on every one of its 144 unit record cards, in Charlotte County Evacuation Zone A, and in the 130 mph design wind zone. The buildings date from 1999 to 2004, before the post-Charley code changes, so roofs, openings and elevation certificates drive insurance.

The Flood Map at Clipper Cove

Every Clipper Cove record card, and every Islander Point card, prints the same FEMA line: flood insurance rate map panel 12015C0237G, effective December 15, 2022, Zone AE, base flood elevation 9 feet NAVD88, inside the special flood hazard area, outside the floodway, outside the Coastal Barrier Resources System zone, community number 120062, the City of Punta Gorda (Charlotte County Property Appraiser; FEMA National Flood Hazard Layer). That matches the 9-foot base flood elevation at 25 of the 26 Punta Gorda Isles addresses our Punta Gorda Isles guide tested.

The City's maps "took effect beginning Dec. 15, 2022", and the study behind them was issued before Hurricane Ian (City of Punta Gorda, Flood Readiness). A future restudy could change the base flood elevation.

Evacuation, Surge and Wind

Charlotte County's evacuation layer places Clipper Cove and Islander Point in Zone A, the first zone ordered to leave (Charlotte County, Know Your Zone; Know Your Zone address lookup). The county's wind layer places both in the 130 mph design wind zone. Hurricane Charley's eye crossed Punta Gorda in 2004, Hurricane Ian made its second landfall near Punta Gorda on September 28, 2022 with 3 to 5 feet of surge in Charlotte Harbor (NHC Tropical Cyclone Report, Hurricane Ian), and Hurricane Milton's surge in October 2024 reached 5 to 8 feet above ground in northern Charlotte Harbor (NHC Tropical Cyclone Report, Hurricane Milton). We found no public report specific to Clipper Cove's buildings from any of the three storms; the association's insurance claims and repair history is a question for the manager.

The Master Policy and the HO-6

A Florida condominium association insures the buildings under a master policy; the owner insures the unit's interior finishes, contents, liability and loss assessment under an HO-6 policy. The master policy's wind deductible, often a percentage of the insured value, can become a special assessment after a storm, which is why the declarations page belongs in every Clipper Cove buyer's file. Citizens Property Insurance, the state's insurer of last resort, requires inspections on older properties (Citizens, Inspections), and from January 1, 2027 every Citizens personal residential policy must carry flood insurance under section 627.351 (Florida Statutes, s. 627.351).

Flood Insurance and the City's Discount

The City of Punta Gorda is a Class 5 community in FEMA's Community Rating System, worth a 25% discount on NFIP flood premiums for city properties (FEMA CRS eligible communities). NFIP premiums under Risk Rating 2.0 reflect elevation, distance to water and the cost to rebuild, and most cannot rise more than 18% a year (FEMA, NFIP pricing). A second-floor Clipper Cove unit and a first-floor unit in the same building can be priced very differently for contents coverage; an elevation certificate for the building helps. The city publishes the elevation certificates it holds through an online attachment viewer.

The City's 50 Percent Rule and a 2000s Building

In the City of Punta Gorda a building is "substantially damaged" when repair cost exceeds 50% of the structure's market value, counting labor, materials, overhead and profit, and a substantially damaged building must be brought up to the current flood elevation (City of Punta Gorda, 50% FEMA Rule). For a condominium the calculation runs on the whole building, which is one more reason the association's elevation and insurance records matter.

Hardening and Mitigation

A wind mitigation inspection under section 627.711 documents roof shape, roof-to-wall connections and opening protection and can earn insurance discounts (Florida Statutes, s. 627.711). For a condominium, most of those features belong to the association. Ask whether the association holds a current wind mitigation report for each building and when impact windows or shutters were installed.

Which Schools Serve Clipper Cove?

Clipper Cove is zoned to Sallie Jones Elementary, Punta Gorda Middle and Charlotte High School, the three schools every Punta Gorda Isles address returned on the district's boundary locator in September 2026; the state graded them A, A and B for 2026, each about 8 to 10 minutes away.

Sources: Charlotte County Public Schools boundary locator as tested across Punta Gorda Isles for our Punta Gorda Isles guide, September 25, 2026; Florida Department of Education school grades, 2026 release; our OSRM routing test from 2002 Bal Harbor Boulevard, September 29, 2026.

Run the exact address, 2000 or 2002 Bal Harbor Boulevard, through the locator before relying on an assignment; boundaries can move.

County Permits and Recorded Work at Clipper Cove

Clipper Cove sits inside the City of Punta Gorda, so building permits for roofs, windows, balconies and repairs are issued by the city's Building Division, not the county. Permit history for each building is public and belongs in any buyer's file, alongside the county's record cards, which show construction type and roll years.

What the Public Records Show

The Charlotte County Property Appraiser's cards describe the garage structures as masonry stucco on block with composition shingle roofs, list the residential units with roll years from 1999 to 2004, and carry no demolition or rebuild on any Clipper Cove parcel. The county's development and permit layers cover unincorporated Charlotte County; for Clipper Cove the record of roof replacements, window work and storm repairs is the City of Punta Gorda Building Division at 126 Harvey Street, (941) 575-3324.

What a Buyer Should Pull

• Roof permits for the specific residential building, with dates.
• Window and door replacement permits (impact or shuttered).
• Any storm repair permits after 2017, 2022 and 2024.
• Any open or expired permits on the unit itself.

What Is Being Built or Changed Near Clipper Cove?

Clipper Cove's surroundings are almost fully built: Bal Harbor Boulevard is lined with condominiums and single-family canal homes, zoned GM-15 and GS-3.5 by the city. The changes that matter are civic: the fiscal 2027 canal assessment and tax rate, the city's 2025 code reversion, the seawall programme and the AdventHealth emergency department.

• Zoning around Clipper Cove. The city zoning layer returns GM-15 (General Multi-Family) on the Clipper Cove parcels and GS-3.5 (General Single Family) and P (Public) nearby (Charlotte County GIS map service, city zoning layer, queried September 29, 2026).
• Land development code. The City of Punta Gorda repealed its newer Land Development Regulations on July 2, 2025 and reverted to its prior code; a zoning verification letter from the city is the record for any change.
• Taxes and canal assessment. The city adopted a 3.9928-mill operating rate on September 23, 2026 and a $1,500 fiscal 2027 PGI canal assessment per waterfront single-family lot on September 9, 2026.
• Seawalls. Punta Gorda Isles seawall replacements after Ian continue by work zone and priority, on a schedule the city updates monthly (City of Punta Gorda, Hurricane Repairs; PGI Seawall Replacement Schedule).
• Healthcare. AdventHealth is building a freestanding emergency department on Jones Loop Road; an opening date has not been published (AdventHealth newsroom).
• Downtown. Ordinances ZA-08-2026 (historic overlay) and GA-04-2026 (golf carts) are pending on the city's legal notices page; neither governs Clipper Cove directly.

Daily Logistics at Clipper Cove

Clipper Cove runs on City of Punta Gorda services: city water and sewer, city trash collection, city police and marine patrol, and a Punta Gorda 33950 mailing address. The yacht club and golf club are four to five minutes away, downtown about eight, Punta Gorda Airport about sixteen, and the nearest full-service hospital about eighteen.

• Utilities. Water and sewer inside the city limits come from the City of Punta Gorda Utilities Department; whether they are billed to the association or to the unit is set by the association.
• Trash. A city service through Waste Management, (941) 575-5050.
• Police. Punta Gorda Police Department non-emergency line (941) 639-4111; the marine officer and volunteer marine patrol cover the canals.
• Mail. Punta Gorda, FL 33950; the post office handles delivery to the buildings or central boxes as the association arranges.
• Storm prep. Evacuation Zone A; boats out of the canals before or during a hurricane watch; nothing tied to the seawall (Waterfront Property Owner's Manual).
• Internet. Provider availability by address is on the FCC National Broadband Map.

Drive Times From Bal Harbor Boulevard

Our routing test: OSRM open routing engine, free-flow times from 2002 Bal Harbor Boulevard to approximate destination points, run September 29, 2026. Season and time of day add time, most of all on US 41 and I-75 in winter.

Punta Gorda's own hospital closed after the 2024 hurricanes, so an ambulance call from Clipper Cove goes across the Peace River to Port Charlotte or south to Fort Myers, and we say that plainly to retiree buyers. Our things to do in Punta Gorda guide covers the Harborwalk, the farmers market and the restaurants.

How Does Clipper Cove Compare With the Other Punta Gorda Isles Condominiums?

Clipper Cove is the youngest of the six big Punta Gorda Isles condominiums, built 1999 to 2004 against 1972 to 1992 elsewhere, and its 1,517 square foot homes are second in size only to Colony Point's. It sits mid-pack on price, with a $295,000 median over 24 months and $194 per square foot.

The Benchmark Table

Data updated: September 2026

Sources: Charlotte County Property Appraiser roll and DOR-qualified improved sales, index built September 29, 2026, our tabulation by condominium name in ZIP 33950 (Emerald Pointe sits outside the Isles on E Marion Ave; its homes per our Punta Gorda Isles guide include villa and townhouse phases; its sales and area figures cover the 282 units the roll codes as condominiums). Punta Gorda Isles single-family figures from our Punta Gorda Isles guide, index built September 24, 2026. Medians of fewer than five sales are shown for completeness, not as a market rate. Our Bird Section guide covers the southern single-family streets.

What the Table Says

Clipper Cove buys more home per dollar than the harbor and river condominiums and more building youth than any of them. Colony Point and Spinnaker Point sell for more per square foot because of their harbour or older-waterfront positions; Emerald Pointe and Islander Point sell for less because their homes are smaller and 40 to 50 years old. Clipper Cove's position, a 22-to-27-year-old building with the second-largest standard floor plan in the group at a price just under $300,000, is the reason it draws buyers who want a Punta Gorda Isles address without a 1970s building's maintenance cycle.

Islander Point, the 1974 Condominium Up Bal Harbor Boulevard

Islander Point is the other Bal Harbor Boulevard condominium this page covers: 52 two-bedroom homes of 1,114 square feet in 13 buildings of four (units A to D) at 1080 Bal Harbor Boulevard, about a quarter mile north of Clipper Cove, all carrying a 1974 roll year. The state's condominium register lists it as "Island Point Condo", project PR1S015252, 52 units, recorded August 31, 1973, managed by Islander Point Condo Inc (DBPR condominium register extract). The association is Islander Point, Inc., Florida document 727427, filed September 11, 1973 and active, with an amendment filed December 27, 2024 and its address moved in April 2025 to the office of Alliant Property Management in Fort Myers (Florida Division of Corporations, Islander Point, Inc.). Charlotte County's plat layer indexes the condominium to Condominium Book 1, Page 31.

On the county's record cards the homes in Buildings 1 to 7 are flagged waterfront and those in Buildings 8 to 13 are not; the 2026 preliminary value is $137,301 for a waterfront home and $118,363 for the others. The common element is 4.52 acres with a 2,228 square foot clubhouse and a 495 square foot bathhouse. Of the 51 Islander Point cards we read, 21 carry a homestead exemption and 17 owners mail from outside Florida, a more local and more year-round ownership than Clipper Cove's.

The sales record is thin: 4 qualified sales in the twelve months to September 24, 2026, from $148,000 to $215,000 at a median of $170,250 (even; $155,000 and $185,500), and 16 in 60 months at a median of $243,500, with a high of $292,000 in April 2023. Islander Point is the lowest-priced condominium entry on Bal Harbor Boulevard, and its 1974 buildings are the ones where the association's statement on the structural integrity reserve study, the milestone schedule and the reserves matters most; the building height, and therefore whether those laws apply, is not on the public record we read. Everything else on this page about the resale package, estoppel certificates, flood zone (the same Zone AE, 9-foot base flood elevation panel), evacuation Zone A, schools and daily logistics applies to Islander Point unchanged.

Clipper Cove vs Emerald Pointe: Which Should You Choose?

Choose Clipper Cove for a younger (1999 to 2004), larger (1,517 square foot) three-bedroom in a two-story building at about $295,000; choose Emerald Pointe for a lower entry price (about $166,000 over 24 months), the Peace River setting just east of the Isles and far more choice, in 1975 to 1984 buildings with smaller homes.

The Decision Table

Sources: Charlotte County Property Appraiser roll and qualified sales, index built September 29, 2026; our Punta Gorda Isles guide; our Emerald Pointe guide.

Who Should Choose Which

• Choose Clipper Cove if you want three bedrooms, a building from this century, a detached garage structure on site, and a lighter statutory inspection load, and you are comfortable paying nearly $300,000 for it.
• Choose Emerald Pointe if the lowest entry price to a Punta Gorda Isles address, the harbour setting and a deeper pool of listings matter more than size and building age, and you are prepared to read an older building's reserves and inspection record closely.
• Choose neither, yet, if you need a private dock: at both, a slip is a separate right, and a Punta Gorda Isles canal house is the only product where the dock comes with the lot.

Honest Pros and Cons of Owning at Clipper Cove

Clipper Cove's strengths are its age, its size and its price: 1999 to 2004 buildings, a 1,517 square foot three-bedroom in every home, and a 24-month median of $295,000 inside Punta Gorda Isles. Its weaknesses are unpublished association finances, slips that are not automatic, and a small, seasonal resale market.

The Pros

• Younger buildings. Twenty-two to twenty-seven years old, the youngest large condominium group on Punta Gorda Isles streets.
• Largest standard plan. Every home 1,517 square feet with three bedrooms, larger than the median at Emerald Pointe, Spinnaker Point, Windjammer Point and Islander Point.
• Two-story buildings. On the public record the buildings sit below the three-habitable-story line of the structural integrity reserve study and milestone laws.
• Canal frontage in the Village. Sixty Village homes flagged waterfront, with a measurable premium in both county values and recorded sales.
• No master HOA. One condominium assessment, no Punta Gorda Isles master fee.
• Location. Four to eight minutes to the yacht club, golf, the harbour park and downtown.
• Price. Well under half the $700,000 median of a Punta Gorda Isles canal house.

The Cons

• Nothing published. Neither association posts its budget, fees, reserves or rules, and the Village's public records name three different managers.
• Slips are not automatic. At least eight units cite slip instruments; most do not.
• No waterfront at Bal Harbor. None of the 48 Clipper Cove at Bal Harbor homes is flagged waterfront.
• Thin, seasonal resale market. One recorded sale in all of 2025; eight so far in 2026.
• Off the 2022 to 2023 peak. The 2026 median sits about $100,000 below the 2022 median.
• Zone AE and Evacuation Zone A. Flood insurance and hurricane planning are part of ownership.
• Identical plans. A home has to win on condition, floor and water, because it cannot win on size.

Thinking of Selling Your Clipper Cove at Punta Gorda Isles Home? List With the #1 Team in Southwest Florida Since 2012

If you're searching for a Clipper Cove at Punta Gorda Isles listing agent, or thinking, 'I need someone to sell my Clipper Cove at Punta Gorda Isles home...' you are selling into an eight-sale year where every home shares one floor plan. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price from this record.

Honors and recognition:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number.

Clipper Cove Sold Stats, Window by Window

Data updated: September 2026 (Charlotte County Property Appraiser recorded sales, index built September 29, 2026, newest recorded Clipper Cove sale August 13, 2026; Southwest Florida MLS, pulled September 25, 2026)

• Trailing twelve months, September 25, 2025 to September 24, 2026, county recorded: In the last 12 months Clipper Cove at Punta Gorda Isles has seen 8 resales, dollar volume $2,271,000, median $290,000 (n = 8, even; $285,000 and $295,000), range $249,000 to $310,000.
• Leading window, 24 months since September 2024, county recorded: 13 resales, none builder-direct, dollar volume $3,925,900, median $295,000 (n = 13, odd), low $249,000, high $415,000.
• 60 months, county recorded: 39 resales, $13,248,800, median $339,000 (odd).
• Days on market and sale-to-list: no Clipper Cove split is available from the Southwest Florida MLS pull; across Punta Gorda Isles, blended, a median 77.5 days on market and 96.0% of list price over the twelve months to September 24, 2026.
• The county record does not name the listing office on each sale, so we state no represented count.

In the last 12 months we read every one of those eight Clipper Cove sales against the 2026 county record card for the same home, and that record, not a portal estimate, is what a Clipper Cove listing is priced from.

Selling a Clipper Cove Home Is Different in Seven Ways

• Identical plans, different prices. Every home is 1,517 square feet with three bedrooms, so the listing has to show why this one is worth more: the Village or Bal Harbor, the water, the floor, the updates.
• The water flag. The county flags Village Buildings 10 to 24 as waterfront. Over 24 months those homes sold at a $305,000 median against $252,000 for homes away from the water; we price inside the right band.
• The slip. If your legal description cites a boat or dock slip, we pull the recorded instrument and say in writing what conveys. If it does not, we say that too, before a buyer assumes.
• The structural study statement. Your buyer receives the association's structural integrity reserve study or its statement that none was completed. At a two-story Clipper Cove building that statement is a selling point, and we have it in the file on day one.
• The county's new number. Your buyer can see the county's 2026 value for your home on its record card: $219,207 at Bal Harbor, $257,890 to $283,680 in the Village. We price with it in view and explain the gap.
• The manager question. Three public records name three Village managers; we confirm the current one before we order the estoppel certificate, so closing does not wait on a misdirected request.
• Season and geography. Half of Clipper Cove's owners mail from outside Florida, led by Michigan, New York and Minnesota. We market to those states in the fall and time the launch for the season.

Showings, Signs and Approvals

Clipper Cove has no gate on the public record, so showings are straightforward, but each association's rules govern signs, lockboxes and open houses, and any buyer approval step set in the declaration adds days to the timeline. We read the rules for your association before the first showing. With half the owners away much of the year, we are set up to sell for an owner who is not here: remote signing, vendor access, and a weekly written update.

What Is Your Clipper Cove at Punta Gorda Isles Home Worth? Get a Free Valuation in 60 Seconds.

Start with a free Punta Gorda Isles home valuation. It takes about a minute, and Jesse follows up with the Clipper Cove sales that fit your home: same family, same water, adjusted for floor, updates, garage and any slip. An automated estimate cannot tell a canal-side Village home in Building 20 from a Bal Harbor home in Building 3, and at Clipper Cove that difference has been worth $50,000 or more.

(239) 898-6072, text or call. Confidential conversations welcome.

Until a Clipper Cove seller page is built, our Punta Gorda Isles seller guide covers the community-wide process.

Is now a good time to sell a Clipper Cove condominium?

For a home priced to its own family, water and condition, with the association's documents in hand, yes: season starts in November, 2026 has already recorded eight sales after a one-sale 2025, and a well-documented home stands out in a thin market.

How do I price a Village home on the canal?

Against the canal-side Village sales. Over 24 months those eight sales ran from $275,000 to $415,000 at a $305,000 median, and the county's 2026 value for a canal-side Village home is $283,679 at the median; condition and floor explain most of the spread.

How do I price a Clipper Cove at Bal Harbor home?

Against the Bal Harbor and inland sales. The four Bal Harbor sales in 24 months ran from $249,900 to $285,000, and every Bal Harbor home carries the same $219,207 county value for 2026.

Can I tell buyers a boat slip comes with my unit?

Only if a recorded document says so. At least eight Clipper Cove legal descriptions cite a slip instrument; we read yours and confirm how it transfers before it goes in the listing.

Will the structural integrity reserve study question hurt my sale?

At Clipper Cove it should help. The statute's study requirement is written for buildings of three habitable stories or more, and your building appears to be two-story; the association's written statement settles it for the buyer.

What paperwork should I gather before listing?

The section 718.503 package (declaration, articles, bylaws, rules, budget, financial statement, question-and-answer sheet, governance form, and the study or statement), the master insurance declarations, your most recent tax bill, any slip, garage or parking instrument, and the name of the current manager for the estoppel.

Your Local Real Estate Experts

Clipper Cove owners and buyers work directly with Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008, not a call center. The two have sold Southwest Florida real estate for more than twenty years and read Clipper Cove's county record cards, the state's condominium register, both associations' filings and every recorded sale before writing this guide.

We tracked all 159 qualified sales the county has recorded for the two Clipper Cove families since 2009, and all 75 for Islander Point, before writing a word of the market section. The longer story of how the team was built is on our about the McGreevy and Comisar team page.

McGreevy and Comisar are the Domain Realty team behind this Clipper Cove at Punta Gorda Isles guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse runs the valuation and pricing conversation for Clipper Cove sellers; Marc leads buyer representation, which at Clipper Cove means reading the association's documents, the slip instruments, the insurance declarations and the structural study statement before you write an offer.

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and on this page the credential that matters is the record we read first.

What Our Clients Say

McGreevy and Comisar is a top-reviewed Clipper Cove at Punta Gorda Isles realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer's own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.

★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Charlie Carroll, verified Google review

★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Eric Acra, verified Google review

★★★★★ “We highly recommend Marc Comisar for your real estate needs. He was very knowledgeable. If he didn't know an answer, he would do research until he did. Marc is pleasant, timely, and listened to our wants and needs. He went above and beyond to make sure we found our forever home. Thank you, Marc!” Sherry Warga, verified Google review

Contact McGreevy and Comisar

• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

Selling a Clipper Cove at Punta Gorda Isles home? Get a free Punta Gorda Isles home valuation, or call Jesse direct at (239) 898-6072.

Buying at Clipper Cove? Call Marc at (239) 287-5873, read how we represent buyers in Southwest Florida, or start with our Punta Gorda Isles buyer guide.

Licensure, and the Office of Record

Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).

• Jesse McGreevy, Florida license SL3101296
• Marc Comisar, Florida license BK3060671
• Brokerage office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

License status for either name can be verified directly through the Florida Department of Business and Professional Regulation's public licensee search, which is the authority of record for Florida real estate licensure.

Where Else to Find the Team

Find the team on McGreevy and Comisar on YouTube and McGreevy and Comisar on LinkedIn. For the city-wide picture, see our Punta Gorda guide. Our guides to Emerald Pointe, Colony Point, Spinnaker Point, Windjammer Point and the Bird Section cover the other Punta Gorda Isles neighborhoods, and our Burnt Store Isles guide covers the canal community next door.

Frequently Asked Questions, Buyer Edition

These Clipper Cove buyer questions are answered from the Charlotte County Property Appraiser's record cards and sales file, the state's condominium register and statutes, the Division of Corporations, FEMA's map, Charlotte County's GIS and the Southwest Florida MLS, read September 25 to 29, 2026. Where the public record stops, we say so and name the document that holds the answer.

What is Clipper Cove in Punta Gorda?

Clipper Cove is a 144-home condominium community on Bal Harbor Boulevard in Punta Gorda Isles, City of Punta Gorda: 48 homes at Clipper Cove at Bal Harbor (2000 Bal Harbor Boulevard) and 96 at Clipper Cove Village (2002 Bal Harbor Boulevard), built from 1999 to 2004.

Is Clipper Cove Village the same as Clipper Cove at Bal Harbor?

No. They share a name and a floor plan but are separate condominiums run by separate corporations, with separate budgets, managers and rules. The address tells you which: 2000 is Bal Harbor, 2002 is the Village.

How many buildings and homes are there?

Thirty-four two-story buildings and 144 homes: 10 buildings and 48 homes at Clipper Cove at Bal Harbor, 24 buildings and 96 homes at Clipper Cove Village.

What floor plans are available?

One, on the county's record: 1,517 square feet of living area with three bedrooms, in every one of the 144 homes. Homes differ by floor, water, condition and any garage, slip or parking rights.

Which Clipper Cove homes are on the water?

The county flags every home in Village Buildings 10 to 24 as waterfront (60 homes). No home in Village Buildings 1 to 9 and none of the 48 Bal Harbor homes is flagged waterfront.

Does a boat slip come with a Clipper Cove condo?

Not automatically. At least eight unit legal descriptions cite a boat or dock slip in a recorded instrument; any slip that conveys must be named in the contract and supported by that instrument.

How much do Clipper Cove condos sell for?

The county recorded 13 qualified resales in the 24 months since September 2024 at a median of $295,000, from $249,000 to $415,000, and 8 in the twelve months to September 24, 2026 at a median of $290,000.

What is the highest price ever recorded at Clipper Cove?

In the county index, which begins in 2009, $449,900 for a canal-side Village home in Building 13 in February 2023. The same home recorded at $310,000 in April 2026.

What does the county say Clipper Cove homes are worth in 2026?

The 2026 preliminary values are $219,207 for every Clipper Cove at Bal Harbor home and $257,890 to $283,680 in the Village, with a $283,679 median for canal-side homes and $264,337 for the others.

What are the HOA fees at Clipper Cove?

Not published. Neither association posts its budget; the current fee comes from the budget in the resale package and the estoppel certificate.

Is there a master HOA fee as well?

No. Punta Gorda Isles has no master homeowners association. A Clipper Cove owner pays one condominium assessment, plus property tax and any optional dues.

Who manages Clipper Cove?

Star Hospitality Management of Punta Gorda for Clipper Cove at Bal Harbor, on three agreeing public records. For the Village, the records name Gateway Management, Precedent Hospitality and Management (the 2026 annual report) and Star Hospitality; confirm at the estoppel request.

Does Clipper Cove need a structural integrity reserve study?

The statute requires one only for buildings three habitable stories or higher, and the public record indicates Clipper Cove's buildings are two-story. Get the association's written statement in the resale package.

Is a milestone inspection due at Clipper Cove?

The milestone law applies to buildings three habitable stories or more, first by December 31 of the year a building turns 30. Clipper Cove's buildings appear two-story and date from 1999 to 2004.

Is Clipper Cove a 55+ community?

No public record identifies it as housing for older persons. The declarations are the documents that would say so.

Can I rent out my Clipper Cove condo?

Leasing rules are set by each association's declaration and rules, which are not published. The City of Punta Gorda has no short-term rental ordinance, so the condominium documents decide.

Are pets allowed at Clipper Cove?

The pet rules are not published. Listing records describe limits on number and weight; confirm the current rule in the association's documents before you buy.

What flood zone is Clipper Cove in?

FEMA Zone AE with a 9-foot base flood elevation (NAVD88), panel 12015C0237G, effective December 15, 2022, on every one of the 144 record cards.

Do I need flood insurance at Clipper Cove?

A lender requires it in Zone AE, and from January 1, 2027 every Citizens personal residential policy must carry flood insurance. The City's Class 5 rating takes 25% off NFIP premiums.

What hurricane evacuation zone is Clipper Cove in?

Charlotte County Evacuation Zone A, the first zone ordered to leave.

What schools serve Clipper Cove?

Sallie Jones Elementary, Punta Gorda Middle and Charlotte High School, graded A, A and B for 2026; confirm the address on the district's boundary locator.

What are property taxes at Clipper Cove?

Clipper Cove is in the City of Punta Gorda (district 155), where the 2025 total millage was 16.6185 mills and the city adopted a 3.9928-mill operating rate for fiscal 2027. Budget on the new owner's assessed value, not the seller's bill.

Is there a CDD at Clipper Cove?

The county record cards show only taxing district 155, the City of Punta Gorda, and name no community development district; the city's canal district is a separate assessment that appears on the tax bill where it applies.

Is Clipper Cove gated?

Not on the public record. Bal Harbor Boulevard is a public city street, and no gatehouse appears on the county's common-element records.

Does Clipper Cove have garages?

The county records ten detached garage structures at Clipper Cove at Bal Harbor and 24 in the Village; which bay goes with which home is set by the declaration and any recorded assignment.

How far is Clipper Cove from the beach and the airport?

About 48 minutes to Englewood Beach, 16 minutes to Punta Gorda Airport and 51 minutes to Southwest Florida International Airport by our routing test.

How does Clipper Cove compare with Emerald Pointe?

Clipper Cove is younger (1999 to 2004 against 1975 to 1984), larger per home (1,517 square feet against a 1,147 median) and pricier ($295,000 against $165,950 over 24 months); Emerald Pointe is larger as a community, with more listings.

What is Islander Point?

Islander Point is the 52-home, 1974 condominium at 1080 Bal Harbor Boulevard: two-bedroom, 1,114 square foot homes, 4 recorded sales in the last twelve months at a $170,250 median. It is covered in the comparison section of this page.

Frequently Asked Questions, Seller Edition

These Clipper Cove seller questions come from our Punta Gorda Isles seller research and the questions Clipper Cove owners ask most, answered from the same county, state and MLS records. Where a document holds the answer rather than the public record, we name it.

What is my Clipper Cove condominium worth?

The 24-month median is $295,000 on 13 county-recorded sales. Your home's value turns on which family it is in, whether the county flags it waterfront, its floor, condition and any slip or garage rights; a valuation compares it with the sales that match.

How many Clipper Cove homes sold last year?

Eight in the twelve months to September 24, 2026, on the county record: six in the Village and two at Clipper Cove at Bal Harbor. The whole of calendar 2025 recorded just one.

Are Clipper Cove prices dropping?

They are well below the 2022 peak ($390,000 median that year) and have been flat in 2026: the eight sales recorded so far in 2026 have a $290,000 median, against $287,500 on six sales in 2024.

Has the Clipper Cove market bottomed?

No record can say that. What the record shows is eight sales in 2026 after one in 2025, in a tight $249,000 to $310,000 band, which is what a market finding its level looks like.

How long does it take to sell a Clipper Cove condo?

The MLS has no Clipper Cove split; across Punta Gorda Isles the median was 77.5 days on market over the last twelve months. A priced-right home listed for the winter season should expect to do better than a summer listing.

What sale-to-list ratio should I expect?

Across Punta Gorda Isles the MLS median was 96.0% of list over the last twelve months. Pricing to the right family and water band is how a Clipper Cove home closes near its asking price.

When is the best month to list a Clipper Cove condo?

Half the owners, and much of the buyer pool, live outside Florida. Listing between November and February puts the home in front of buyers while they are here; marketing to Michigan, New York and Minnesota starts in the fall.

Does being on the canal add value?

Yes, on both measures we have. Over 24 months, canal-side Village homes sold at a $305,000 median against $252,000 for homes away from the water, and the county's 2026 values put a canal-side Village home about $19,000 above an inland one.

Is a Village home worth more than a Bal Harbor home?

On the county's 2026 values, yes: $257,890 to $283,680 in the Village against $219,207 at Bal Harbor. In recorded sales the four Bal Harbor sales in 24 months had a $263,500 median against $300,000 for nine Village sales.

Does the floor matter?

It matters less than water and condition in the recorded sales. A second-floor home offers the view; a first-floor home offers step-free access. We use floor as a tie-breaker in pricing.

Can I tell buyers a boat slip comes with my unit?

Only if a recorded document says so. If your legal description cites a slip, we pull the instrument and confirm how it transfers; if it does not, we say so in the listing.

How is a slip transferred at closing?

As the declaration and the slip instrument require: by assignment, by deed of a limited common element, or by the association's approval. We confirm the method before listing so the title company is ready.

Will the structural integrity reserve study question hurt my sale?

It should help. The study law is written for buildings of three habitable stories or higher, and your building appears to be two-story. Have the association's written statement ready.

Do I have to give the buyer the association documents?

Yes. Section 718.503 requires a selling owner to provide the declaration, articles, bylaws, rules, budget, financial statement, question-and-answer sheet, governance form and the study or statement. The buyer can cancel within 7 days of receipt.

Who pays for the estoppel certificate?

The fee is set by statute and is typically paid at closing according to the contract. The certificate comes from your own association, and at Clipper Cove there is no master HOA certificate to add.

Who manages my association, and does it matter for the sale?

It matters, because the estoppel request goes to the manager. Bal Harbor's records point to Star Hospitality; the Village's records name three firms, so we confirm the current manager before we order the certificate.

Do I need the association's approval to sell?

Whether your declaration gives the association a right to approve buyers is not public. We read your documents before listing and build any approval period into the contract timeline.

Should I sell furnished?

Many Clipper Cove buyers are seasonal and value a turnkey home. We list the furniture on a separate bill of sale so the price of the real estate stays clean for the appraiser.

Should I update before listing?

Because every home is the same size, condition carries more weight here than almost anywhere. Paint, flooring and lighting usually return their cost; a full kitchen rarely does. We walk the home and tell you which items move the price.

What does the county's 2026 value mean for my price?

Buyers will see it. The county's values sit below recorded sale prices, as is normal; we price with the value in view and explain the difference with your home's updates, floor and water.

How will my buyer's insurance quote affect the sale?

In Zone AE, flood and wind costs are part of every buyer's math. We collect the master policy declarations, any building elevation certificate and the association's wind mitigation reports so the buyer's agent can quote early.

Do I disclose flood history?

Florida's seller flood disclosure law requires a residential seller to disclose flood insurance claims, federal flood assistance and known flooding, on a form delivered before the contract (Florida Statutes, s. 689.302). We use the form with every Clipper Cove listing.

What if my unit is rented?

We read the lease and the association's leasing rules, time showings around the tenant, and decide with you whether to sell with the lease or at its end. Investor buyers value a tenant in place when the rules allow it.

Can you sell my home off-market?

Yes. With a 144-home community and a known pool of past buyers and neighbors, a private sale is sometimes the best route, and we will tell you when it is not.

How do you market to out-of-state buyers?

Targeted digital campaigns to the states the county's records show Clipper Cove owners come from, video and drone tours, and our buyer database. Half of Clipper Cove's owners mail from outside Florida, so that is where many of the next buyers are.

Is there a capital gains issue if I have not homesteaded?

Only 51 of 144 homes carry a homestead exemption, so many sellers are not selling a primary residence. Capital gains rules depend on your own situation; ask your tax adviser before you set a net price.

What will I net from a Clipper Cove sale?

Sale price, less commission, title and closing costs, documentary stamp tax on the deed, the estoppel fee, any prorated assessments and taxes, and any special assessment the contract assigns to the seller. We prepare a net sheet from your figures before you list.

Does the canal assessment get prorated?

Non-ad valorem charges on the tax bill are prorated with taxes as the contract provides. Whether a Clipper Cove unit's bill carries a canal line is on the bill itself; we read it with you.

What if the association has a special assessment pending?

It must be disclosed, and the contract decides who pays. A pending roof or storm assessment is the most common issue at older condominiums; we ask for the minutes and the estoppel early so there are no surprises.

Can I list if I live out of state?

Yes. Many of our Clipper Cove sellers never come back for the sale: we handle access, vendors and showings, and closings can be signed remotely.

Why choose McGreevy and Comisar to sell at Clipper Cove?

Because we price from the county record for every Clipper Cove sale since 2009 and every one of the 144 record cards, we know which records name which manager and which units cite slips, and we are the #1 team in Southwest Florida since 2012 and Top 1% Real Estate Agents Nationally Since 2008.

Does my garage bay or parking space transfer with the sale?

Only as the declaration and any recorded assignment provide. The county records the garage structures on the common element, not on each unit, so we confirm which bay your unit holds, and how it passes to the buyer, before the listing describes it.

Should I price differently at Islander Point?

Yes. Islander Point is a separate, older condominium with two-bedroom, 1,114 square foot homes, and its last twelve months recorded four sales at a $170,250 median. We price an Islander Point home against Islander Point sales, never against Clipper Cove's.

How do I start?

Get a free Punta Gorda Isles home valuation or call Jesse direct at (239) 898-6072. Buyers can call Marc at (239) 287-5873.

Sources and Authoritative References

Every Clipper Cove fact on this page traces to a primary record, grouped below by issuer and numbered continuously: Charlotte County, the State of Florida, the City of Punta Gorda, federal agencies, the community's civic association and clubs, and news reports, plus the county sales file and MLS pull in plain text. We cite no realtor, portal or listing site.

Charlotte County Property Appraiser and GIS

1. Record card, Clipper Cove at Bal Harbor, Building 2, Unit 111
2. Record card, Clipper Cove Village, Building 18, Unit 1822
3. Record card, Clipper Cove at Bal Harbor common element (4.17 acres, ten garage structures)
4. Record card, Clipper Cove Village common element (8.19 acres, clubhouse, 24 garage structures)
5. Record card, Islander Point, Building 9, Unit 9-D
6. Record card, Islander Point common element (4.52 acres, clubhouse, bathhouse)
7. Charlotte County Property Appraiser, home, exemptions and tax estimator
8. Charlotte County Property Appraiser, real property record search
9. Charlotte County GIS, CCGISLayers map service (plats, waterways, evacuation, wind, city zoning)
10. Charlotte County GIS, subdivision and condominium plat layer
11. Charlotte County GIS, waterways layer
12. Charlotte County GIS, storm surge evacuation zones layer
13. Charlotte County GIS, wind zone layer
14. Charlotte County GIS, City of Punta Gorda zoning layer
15. Charlotte County GIS, ownership parcel layer

Charlotte County Government and Constitutional Officers

16. Charlotte County Clerk of the Circuit Court, plats and condominium plats search
17. Charlotte County Tax Collector, property tax
18. Charlotte County Emergency Management, Know Your Zone
19. Charlotte County, Know Your Zone address lookup
20. Charlotte County, evacuation zone map
21. Charlotte County, Disaster Planning Guide
22. Charlotte County, Punta Gorda Isles: Canals and Blueway Trails map
23. Charlotte County Public Schools, boundary locator
24. Charlotte County Public Schools, school boundaries

State of Florida

25. DBPR, condominium register extract (Clipper Cove at Bal Harbor I to III, Clipper Cove Village 1-3 to 22-24, Island Point Condo)
26. DBPR, Condominiums and Cooperatives SIRS Reporting
27. DBPR, estoppel certificate fee schedule
28. DBPR, condominium FAQs
29. DBPR, public licensee search
30. Florida Division of Corporations, Clipper Cove at Bal Harbor Master Association, Inc., N98000005525
31. Florida Division of Corporations, Clipper Cove Village Master Condominium Association, Inc., N01000007010
32. Florida Division of Corporations, Islander Point, Inc., 727427
33. Florida Division of Corporations, "Clipper Cove" entity list (merged phase and building-group associations)
34. Florida Statutes, s. 718.112 (structural integrity reserve study)
35. Florida Statutes, s. 553.899 (milestone inspections)
36. Florida Statutes, s. 718.503 (resale disclosure)
37. Florida Statutes, s. 718.111 (official records and websites)
38. Florida Statutes, s. 718.116 (assessments and estoppel certificates)
39. Florida Statutes, s. 718.110 (amendments, including rental restrictions)
40. Florida Statutes, s. 689.302 (seller flood disclosure)
41. Florida Statutes, s. 627.351 (Citizens flood requirement)
42. Florida Statutes, s. 627.711 (wind mitigation disclosure)
43. Florida Statutes, s. 193.155 (homestead assessment)
44. Florida Department of Education, school grades
45. Citizens Property Insurance Corporation, inspections

City of Punta Gorda

46. City of Punta Gorda, Canals
47. City of Punta Gorda, Waterfront Living (PGI canal maintenance assessment district)
48. City of Punta Gorda, Waterfront Property Owner's Manual
49. City of Punta Gorda, Code Chapter 6 (vessels, docks and waterways)
50. City of Punta Gorda, PGI canal district boundary map
51. City of Punta Gorda, City Council agenda item, PGI canal assessment fiscal 2026-27
52. City of Punta Gorda, Hurricane Repairs (seawalls)
53. City of Punta Gorda, PGI Seawall Replacement Schedule
54. City of Punta Gorda, Flood Readiness
55. City of Punta Gorda, 50% FEMA Rule
56. City of Punta Gorda, FEMA FIRM index map
57. City of Punta Gorda, CRS annual certification letter
58. City of Punta Gorda, elevation certificate viewer
59. City of Punta Gorda, Legal Notices
60. City of Punta Gorda, Municipal Marina
61. City of Punta Gorda, Hurricane Preparedness
62. City of Punta Gorda, Unique Land Regulations for PGI
63. City of Punta Gorda, History

Federal

64. FEMA, National Flood Hazard Layer map service
65. FEMA Flood Map Service Center
66. FEMA, NFIP Risk Rating 2.0
67. FEMA, Community Rating System eligible communities, April 2026
68. National Hurricane Center, Tropical Cyclone Report, Hurricane Charley
69. National Hurricane Center, Tropical Cyclone Report, Hurricane Ian
70. National Hurricane Center, Tropical Cyclone Report, Hurricane Milton
71. NOAA, United States Coast Pilot 5, chapter 4 (Charlotte Harbor)
72. U.S. Census Bureau Geocoder
73. U.S. Census Bureau QuickFacts, Punta Gorda city
74. FCC National Broadband Map

Community, Clubs, Health Care and News

75. Punta Gorda Isles Civic Association, Join Us
76. Punta Gorda Isles Civic Association, Clubs
77. Punta Gorda Isles Civic Association, Unique Land Regulations
78. Punta Gorda Isles Civic Association, History
79. St. Andrews South Golf Club, Membership
80. Isles Yacht Club, Membership
81. Fishermen's Village, events
82. AdventHealth newsroom
83. Gulfshore Business, "Punta Gorda adopts $219 million budget with lower tax rate", September 24, 2026
84. Gulfshore Business, "Punta Gorda faces budget decisions with lower millage rate", September 11, 2026
85. CHNEP and University of South Florida Water Atlas, Punta Gorda Isles waterbody

Records Cited in Plain Text

86. Charlotte County Property Appraiser public roll and sales files, DOR-qualified improved sales for every parcel whose legal description names Clipper Cove at Bal Harbor, Clipper Cove Village or Islander Point, local index built September 29, 2026, newest recorded sale August 13, 2026; our analysis.
87. Charlotte County Property Appraiser record cards for all 144 Clipper Cove units and 51 of the 52 Islander Point units, read September 29, 2026; our tabulation of waterfront flags, 2026 preliminary values, exemptions and owners' mailing states (no names recorded).
88. Southwest Florida MLS Matrix, residential, City of Punta Gorda, closed September 25, 2025 to September 24, 2026, grouped on the value "Punta Gorda Isles", pulled September 25, 2026.
89. Our routing test: OSRM open routing engine, free-flow drive times from 2002 Bal Harbor Boulevard, run September 29, 2026.

Downloadable Documents

The official documents below are published by the issuing authority, and each link opens the issuer's own copy. The Clipper Cove declarations, budgets, rules and any structural integrity reserve study statement are not posted publicly; buyers receive them under section 718.503.

Market data from Southwest Florida MLS, pulled September 2026.

McGreevy and Comisar, Best Realtor for Clipper Cove at Punta Gorda Isles. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.