Emerald Pointe

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

McGreevy and Comisar wrote this guide first for Emerald Pointe owners who are weighing a sale, and second for buyers who want the community's real record before they tour: what each of the six condominiums has actually sold for, which buildings the county carries as waterfront, what the state's structural integrity reserve study databases show, and what happened to the townhouses that burned in 2022. Emerald Pointe is a gated waterfront condominium community of 303 homes on the Peace River in Punta Gorda, Florida, about two miles east of the master-planned canal community of Punta Gorda Isles, where our guide first listed it among the city's larger condominium associations. It sits inside the City of Punta Gorda but outside the recorded Punta Gorda Isles plats. 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.

That location fact governs most of what follows, so we state it once and plainly. The envelope says 25188 Marion Avenue, Punta Gorda, 33950, and several listing sites file Emerald Pointe under Punta Gorda Isles. The county's own plat map, the property appraiser's parcel records and the tax collector's bills say otherwise: Emerald Pointe is on East Marion Avenue, upriver of the US 41 bridges, between the Solana and La Villa neighborhoods and the Peace River. It pays no Punta Gorda Isles canal assessment, it is zoned to a different elementary school, and its seawall and docks belong to the association, not to the city's canal district.

This guide is built from the Charlotte County Property Appraiser's parcel file and record cards, every qualified sale the county has recorded for the six Emerald Pointe condominiums since 2009, the Charlotte County Tax Collector's bills, the county's plat, zoning, evacuation and wind layers, the Florida Department of Business and Professional Regulation's condominium register and both of its structural integrity reserve study databases, the Florida Division of Corporations, FEMA's flood data, NOAA, the Florida Statutes and news reporting. If you own at Emerald Pointe and are weighing a sale, start with the market snapshot, the reserve study section and the seller section, then call Jesse. If you are buying, the building-by-building record below tells you which of the six condominiums fits before your first showing.

Why McGreevy and Comisar Are the Best Realtor for Emerald Pointe

McGreevy and Comisar are the best realtor for Emerald Pointe 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 an Emerald Pointe read built from all 382 county-recorded qualified sales since 2009 and the state's condominium filings.

If you're searching for the best realtor for Emerald Pointe in Punta Gorda, Florida, whether you're ready to sell your Emerald Pointe 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 Emerald Pointe for reasons particular to the place. Emerald Pointe is not one product. It is six recorded condominiums run by one association: three-story midrise buildings from 1975, four-story buildings from 1981 to 1984, two-story townhouses from 1980 and 1981, and one- and two-story villas along the river from 1977 to 1983. In the last twelve months of county deeds, the same community recorded a $105,000 sale and a $479,000 sale. A listing agent who prices an Emerald Pointe home off the community median, or off the last sale at 25188 Marion Avenue regardless of building, plan and floor, leaves money on the table or leaves the home on the market.

Recent Emerald Pointe track record (all brokerages, county recorded deeds): In the last 12 months Emerald Pointe has seen 23 recorded resales (Charlotte County Property Appraiser, qualified improved sales recorded from September 1, 2025 to August 20, 2026, the newest sale in the county file), from $105,000 to $479,000, at a median of $158,000 (23 sales, an odd count, so the median is an actual sale), dollar volume $4,426,400, none a first sale from a developer. The highest-priced Emerald Pointe sale in that window was $479,000, a 2,164 square foot three-bedroom Phase II villa in January 2026. The Southwest Florida MLS carries too few Emerald Pointe closings for a building-level days-on-market or sale-to-list figure, which is common in Charlotte County, where most agents list in a different MLS; the county deed file, which captures every qualified sale whoever listed it, is the record we price from. The county record does not name the listing office on each sale, so we state no represented-sale count for Emerald Pointe here; ask us and we will walk you through all 23.

For Emerald Pointe sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and off-market discretion. At Emerald Pointe it has to reach the right audience in the right month: on the county's ownership layer 132 of the 303 homes (43.6%) carry a homestead exemption, and 115 owners receive their tax notice outside Florida, led by Michigan, Ohio, New York and Illinois, with Canadian owners among them. Your next buyer is as likely to be in Ann Arbor in October as on the river in February. We also build the paperwork file before the first showing: the association's structural integrity reserve study or its summary, the milestone inspection summary, the resale disclosure package under section 718.503 of the Florida Statutes, the estoppel certificate, the flood zone and any elevation certificate, and whatever slip or storage agreement the seller holds with the association.

For Emerald Pointe buyers: the first question is the building's paperwork, because at a community built between 1975 and 1984 the reserve study, the reserves and the milestone inspection separate one listing's carrying cost from another's. The second is which of the six condominiums the home is in, which sets the price band, the stairs or elevator, and the flood zone. 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 Emerald Pointe unit; 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 Emerald Pointe home? Get a free Punta Gorda home valuation or call Jesse direct at (239) 898-6072.

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

Where Is Emerald Pointe, and Is It Part of Punta Gorda Isles?

Emerald Pointe is on the south bank of the Peace River in the City of Punta Gorda, east of downtown and upriver of the twin US 41 bridges, at 25188 Marion Avenue. It is not part of Punta Gorda Isles: the county's plat map places its six condominiums about two miles east of the nearest Punta Gorda Isles section.

The confusion is understandable. The Florida condominium register lists five of the six Emerald Pointe condominiums at "1612 Marion Ave W", our own Punta Gorda Isles guide listed Emerald Pointe among the condominiums on Punta Gorda Isles streets, and some listing sites tag it the same way. We checked four independent public records on September 29, 2026, and all four agree.

The Plat Map

Charlotte County's subdivision layer draws each recorded plat as a polygon. The six Emerald Pointe condominium plats sit together at about 82.032 degrees west and 26.947 degrees north, bordered by the Solana, La Villa, Paradise Isles, Southernaire and Highland Park plats, with an environmental preserve to the east. The Punta Gorda Isles sections, by contrast, fan out west and south of downtown toward Charlotte Harbor, centred about 82.075 degrees west and 26.917 degrees north (Charlotte County GIS, CCGISLayers map service). No Punta Gorda Isles section polygon contains any Emerald Pointe parcel.

The Parcel Record

The Charlotte County Property Appraiser's record card for a Phase VI unit places it in Section 5, Township 41 South, Range 23 East, answers "In City of Punta Gorda: YES", and shows the city's GM-15 multi-family zoning (Charlotte County Property Appraiser, a Phase VI record card). Some of the villa cards along the river fall in Section 32 of Township 40 South, across a section line to the north. The county's situs address for every one of the 313 Emerald Pointe parcels is 25188 Marion Avenue, a county-style number on the east side of town.

The Tax Bill

The 2025 tax bill for the same unit carries millage code 151, a total of 16.6185 mills including the City of Punta Gorda's 3.8686, and the line "No Non-Ad Valorem assessments" (Charlotte County Tax Collector, 2025 bill for a Phase VI unit). Every canal-front owner in Punta Gorda Isles pays the city's canal maintenance assessment as a non-ad valorem line on that same bill, adopted at $1,500 per single-family lot for fiscal 2027 on September 9, 2026. An Emerald Pointe owner does not.

The Association's Own Words

The association describes Emerald Pointe as "a community along the Peace River in Punta Gorda, Florida which includes Villas, Townhomes, and Midrise Buildings" (Emerald Pointe Condominium Association, official website), and its marketing site's tagline is "Where Paradise meets the Peace River" (Emerald Pointe, home page). Neither calls it Punta Gorda Isles.

What the Difference Means for You

Four practical things change. Fees: no city canal assessment, but the association carries its own seawall, docks and marina in its budget. Schools: Emerald Pointe addresses are zoned to East Elementary, not Sallie Jones. Boating: the route to Charlotte Harbor passes under the US 41 bridges. Flood: the buildings sit in FEMA's AE zone at base flood elevations of 10 and 11 feet, and parts of the villa parcels touch VE, the coastal high hazard zone, where most Punta Gorda Isles addresses in our September 2026 sample sat at 9 feet. Each point is covered in its own section below. For the Punta Gorda Isles canal market itself, our guides to Colony Point and Clipper Cove cover two of its condominiums.

Living in Emerald Pointe as a Homebuyer

Living in Emerald Pointe means a gated, staffed riverfront community of 303 condominium homes in four building types, from an 836 square foot flat to a 3,339 square foot villa, with three pools, clay tennis courts, a clubhouse with a bistro, a private marina and the association maintaining the buildings, about two miles from downtown Punta Gorda.

With 303 homes across six phases, Emerald Pointe is one of the larger condominium communities in Punta Gorda and one of the few in the city that mixes midrise flats, townhouses and villas behind one gate. What follows is what daily life looks like, drawn from the county's record cards, the state's condominium register, the association's public pages and the county's sales file.

What Is Emerald Pointe?

Emerald Pointe is a group of six residential condominiums governed by Chapter 718 of the Florida Statutes, all operated by one not-for-profit corporation, Emerald Pointe Condominium Association, Inc. The Florida Department of Business and Professional Regulation's condominium register lists the six projects, their declared unit counts and their recording dates, and names the same managing entity, Emerald Pointe Condo Assn Inc, for every one (DBPR condominium register extract, read September 29, 2026).

The association is Florida not-for-profit corporation document 732843, filed May 23, 1975, active, with amended and restated articles filed February 13, 1989, and annual reports filed for 2025 and 2026 (Florida Division of Corporations). Every Emerald Pointe owner therefore answers to one association, which maintains and insures the buildings, runs the gate and the amenities, and bills the condominium fee. There is no master homeowners association above it and no community development district.

Six Condominiums, One Association

Sources: DBPR condominium register (read September 29, 2026); Charlotte County Property Appraiser parcel layer and roll, read September 29, 2026 (Charlotte County GIS ownership layer). The ten-unit gap between 313 declared units and 303 residential parcels is explained in two places: the roll carries 47 Building D units against 48 declared, and nine Phase V unit parcels are owned by the association and carry no living area, which the fire section below explains. One more parcel is Phase I common element.

Why it matters to you: the six condominiums share one association and one gate, but they are six separate recorded declarations, and their units sold in the last year at medians from about $145,000 to $479,000. The phase on the deed is the first thing to check on any Emerald Pointe listing.

Phase I: The Three-Story Buildings A, B and C

Phase I is the original Emerald Pointe condominium, recorded in January 1976 with the county year built 1975. Its 81 homes sit in three buildings lettered A, B and C, each with 27 homes on three floors, nine to a floor. The unit number tells you the building, the floor and the position: C-302 is Building C, third floor, second position.

The county card carries two plans. Seventy-two of the 81 homes are 1,147 square feet of living area, recorded as two bedrooms on the cards we read. The other nine, every unit ending in 06 on every floor of every building, are 1,550 square feet and recorded as three bedrooms. The association's marketing describes its midrise homes with "screened lanais, elevator access, and garage parking" (Emerald Pointe, Waterfront homes); which building has which elevator and how garage spaces are assigned is set by the association's documents, not the county card, so we confirm both for the specific unit.

Phases IV and VI: The Four-Story Buildings D, E and F

Buildings D (Phase IV, 1981), F (Phase VI, 1982) and E (Phase VI, 1984) are Emerald Pointe's four-story buildings, built to the same twelve-home floor plate. The county cards repeat the same stack on every floor:

Source: Charlotte County Property Appraiser roll and record cards, read September 29, 2026. Building D's first floor carries no unit 108 on the roll, which is why D holds 47 homes and the 2,191 square foot count is 23 rather than 24.

That is the widest spread of plans in any single Emerald Pointe condominium: an 836 square foot two-bedroom and a 2,191 square foot three-bedroom share a hallway. In the last twelve months, the county recorded four-story sales from $105,000 for a 1,037 square foot home to $369,000 for a 1,912 square foot home, so the plan matters more here than the building.

Phase V: The Townhouses

Phase V is Emerald Pointe's townhouse condominium: 37 two-story homes numbered 1001 to 1039 on the roll, built in 1980 and 1981, from 1,368 to 2,292 square feet of living area, with two or three bedrooms on the cards we read. The association describes them as "multi-level living with attached garages, outdoor spaces, and easy access to the marina and pools" (Emerald Pointe, Waterfront Townhomes). Unlike the flats, no two townhouses on the roll are quite the same size, so a townhouse is priced against the townhouses nearest in size and outlook, not against a single plan.

Phases II and III: The Villas on the River

The 42 villas, 32 in Phase II (1977 to 1979) and 10 in Phase III (1981 to 1983), are Emerald Pointe's largest homes: from 1,294 to 3,339 square feet on the roll, one or two stories, several with three bedrooms, and the county puts them along the Peace River edge of the community. They are also the most expensive: every one of the ten highest qualified sales the county has recorded at Emerald Pointe since 2009 was a villa, led by $800,000 for a 2,691 square foot Phase II villa in March 2022.

They carry a record buyers must read. On the county's 2026 roll, 12 of the 32 Phase II villas and 8 of the 10 Phase III villas are coded "Residential Condominium Determined Damaged", with no building record on the card and 2026 preliminary values from $32,569 to $78,759 on those cards, against qualified villa sales of $430,000 to $800,000 in the 60 months since September 2021 (Charlotte County Property Appraiser, land use codes). The county record does not say what damaged them or whether they are being rebuilt. The villa parcels also touch FEMA's VE coastal high hazard zone. Before any villa offer, we obtain the association's written account of each damaged villa's status, the insurance position, the rebuild schedule and any assessment tied to it.

Which Homes the County Calls Waterfront

The property appraiser's card answers "Waterfront: YES" or "NO" for each unit, and we read all of them on September 29, 2026. Every villa, every townhouse and every home in Buildings A and B answers YES. The split is inside three buildings:

Source: Charlotte County Property Appraiser record cards, 302 of 303 residential cards read September 29, 2026 (one card did not load). The county's flag is a valuation field, not a view guarantee, but it lines up with price: in Building D the county's 2026 preliminary value for the waterfront 1,356 square foot position is $178,653, against $161,364 for the same plan in Buildings E and F, and Building D's two $105,000 sales in the last 24 months were both in its non-waterfront positions.

Who Owns at Emerald Pointe?

The county's records answer the question better than a brochure. On the Charlotte County ownership layer read September 29, 2026, 132 of the 303 homes carry a homestead exemption, so roughly four in ten are full-time homes. 188 owners (62.0%) have a Florida mailing address, 173 of them in Punta Gorda. The other 115 receive their notice outside Florida, led by Michigan (12), Ohio (11), New York (10) and Illinois (9), with owners in Minnesota, New Jersey, Indiana, Massachusetts, Wisconsin, Pennsylvania, Connecticut, Vermont and Canada among them (our count from the owner mailing fields).

That makes Emerald Pointe a seasonal community with a strong full-time minority and a Midwestern and Northeastern accent. For a buyer, expect a quieter summer and a full clubhouse calendar in February. For a seller, expect your likeliest buyer to come from the upper Midwest or the Northeast, and time the launch for the months that buyer is here or planning to be.

A Day at Emerald Pointe

A February morning at Emerald Pointe might start on a screened lanai over the Peace River, with a walk past the marina to the clay courts, where the association says play runs daily on "four championship clay tennis courts and a hard court lined for pickleball" (Emerald Pointe, Amenities). The two-story clubhouse holds the private bistro, where the association describes "chef-prepared meals, themed dinners, and happy hours", plus a library, billiards and event space. The gazebo on the river is, in the association's words, "a quiet retreat for morning coffee, reading, or watching the sunset."

Downtown Punta Gorda, Laishley Park and the Harborwalk are about five minutes by car, and Punta Gorda Airport about ten, by our routing test. What you do not do at Emerald Pointe is maintain the building. The roof, walls, grounds, docks and the master insurance policy are the association's responsibility under Chapter 718, and exterior changes need the association's approval under its declaration.

What Emerald Pointe Does Not Have, or Has Not Published

Six things buyers sometimes assume. No public fee schedule: the association's budget and dues are not posted on any public page we reached. No Punta Gorda Isles canal assessment and no city seawall programme: the tax bill shows no non-ad valorem line. No bridge-free sailboat route on the chart: the twin US 41 bridges stand between the marina and Charlotte Harbor. No published age restriction: whether the declarations restrict occupancy by age is not stated on any public page. No public rules for pets, leasing or slips: all three live in documents buyers receive with the resale package. No structural integrity reserve study on the state's public record: the next sections explain what that does and does not mean.

Buying at Emerald Pointe, Step by Step

Buying here runs through one association and one of six condominium declarations, in this order.

1. Choose the building type, then the plan, then the floor. In the last twelve months the county recorded Phase I sales from $150,000 to $175,000, four-story sales from $105,000 to $369,000, townhouse sales from $147,500 to $290,000 and one villa at $479,000.
2. Read the condominium file before you offer. Under section 718.503 of the Florida Statutes you are entitled, from a resale seller, to the declaration, articles, bylaws and rules, the annual financial statement and budget, the association's most recent structural integrity reserve study or a statement that none was completed, and the inspector's milestone summary if one exists. A contract signed before you receive them is voidable for seven days after you do, excluding weekends and legal holidays.
3. Order the estoppel certificate on day one under section 718.116: it states the fee, the balance and any special assessment.
4. Price against the same condominium, plan and floor, not the community median, and put any special assessment and any damaged-villa rebuild cost into the numbers.
5. Insure before the deadline. The buildings sit in FEMA Zone AE at base flood elevations of 10 or 11 feet, with parts in the Coastal A Zone; get an HO-6 quote on the actual unit and the association's master insurance declarations, including its flood policy.
6. Ask about the marina separately. A slip, a lift and RV or boat storage are association-controlled; what conveys with a unit is whatever a recorded document or a written association assignment says, and nothing more.

If you would like a second set of eyes on an Emerald Pointe file, call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida. Sellers can see what a Punta Gorda home is worth or call Jesse direct at (239) 898-6072.

Emerald Pointe Market Snapshot: What the Condominiums Actually Sell For

Emerald Pointe recorded 23 qualified resales in the twelve months from September 2025 at a $158,000 median, from $105,000 to $479,000 and $4,426,400 in all; the median fell from $315,000 in 2022, the peak year, as buyers repriced 1970s and 1980s waterfront condominiums after Hurricanes Ian and Milton.

Data updated: September 2026 (Charlotte County Property Appraiser public roll and sales files, index built September 29, 2026, newest recorded Emerald Pointe sale August 20, 2026; Charlotte County Property Appraiser record cards and 2026 preliminary values, read September 29, 2026)

We tracked every one of the 382 qualified improved sales the Charlotte County Property Appraiser has on file for the six Emerald Pointe condominiums since 2009, and matched each to its phase, building, floor and plan; every table in this section is built from those rows, not from an automated estimate.

Twenty-three recorded sales in the trailing twelve months is above the ten-sale threshold at which we let a median lead, so the leading figure is the county's own twelve-month window. This section lists all 23 by phase, building, floor and plan (never by owner), splits them by building type, widens the window to 24, 36 and 60 months, lays out the calendar-year record back to 2009, and closes with what the county itself now says the homes are worth.

The Leading Window: Twelve Months of County Recorded Sales

Source: Charlotte County Property Appraiser public sales file, DOR-qualified improved sales, our analysis. Price per square foot uses the county roll's living area and is the median of per-sale ratios. None of the 23 was a first sale from a developer.

Ready to Sell or Buy at Emerald Pointe? Talk to the Team That Read All 313 Parcel Records

Emerald Pointe's 303 homes recorded 23 qualified sales in the last twelve months at a $158,000 median, and it is priced on its own record, not on Punta Gorda Isles canal-home comparables two miles west. Sellers can get a free Punta Gorda home valuation built on the phase, plan and floor of your home, or call Jesse direct at (239) 898-6072. Buyers can call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida before touring Marion Avenue.

All 23 Sales, One by One

Source: Charlotte County Property Appraiser public sales file, roll and record cards, our analysis. Floor is the first digit of the unit number in the midrise buildings; bedrooms are shown where we read the unit's plan on a county card.

Three patterns stand out. First, the 1,147 square foot two-bedroom in Phase I is the most liquid product in the community, with four sales between $150,000 and $170,000, a tight $20,000 band. Second, in the four-story buildings the plan decides the price: the 1,037 square foot two-bedroom sold five times from $105,000 to $175,000, while the 1,912 square foot three-bedroom and 2,191 square foot three-bedroom sold at $369,000 and $280,000. Third, the one villa sale, $479,000, sat at $221 a square foot, well above everything else, which is the villa premium the longer record also shows.

How the Twelve Months Reconcile With Our Punta Gorda Isles Guide

Our Punta Gorda Isles guide counted 22 Emerald Pointe sales in the twelve months from September 25, 2025 to September 24, 2026. This page counts 23 because its window starts on September 1, 2025 and so includes one more deed, the $250,000 Phase VI sale of September 2, 2025. On the guide's window the median is $157,500 (22 sales, an even count, so the mean of $157,000 and $158,000). Both counts come from the same county file and agree sale for sale.

By Building Type

The twelve-month split tells a buyer where the money is. Phase I, the 1975 three-story buildings, traded in a narrow band around $160,000. The four-story buildings of 1981 to 1984 had the most sales, 13, and the widest spread, because they hold the smallest and some of the largest flats. The townhouses sat between the two at a $205,000 median, and the villas, on one sale, sat above everything. Across the 18 midrise sales in Phases I, IV and VI together, the median was $156,500 (an even count: $156,000 and $157,000).

By Floor Plan in the Four-Story Buildings

Source: Charlotte County Property Appraiser public sales file and roll, our analysis. These handfuls are too small to set a floor premium; we show them because a seller will be asked, and the honest answer is that the plan and the condition of the home have mattered more than the floor in the recent record. Building D, whose cards carry positions 01 to 07 as not waterfront, recorded both of Emerald Pointe's $105,000 sales in the last 24 months, each in one of those positions.

Widening the Window: 24, 36 and 60 Months

By building type over 60 months: Phase I recorded 22 sales at a $213,500 median, the four-story buildings 41 (33 in Phase VI at a $222,000 median and 8 in Phase IV at $199,750), the townhouses 18 at $315,000, and the villas 11 (eight in Phase II at a $585,000 median, three in Phase III at $512,500). Source: Charlotte County Property Appraiser public sales file, our analysis.

The widening tells the story plainly. The 60-month median is $250,000; the twelve-month median is $158,000. Emerald Pointe prices have come down by roughly 37% on the median over five years, and by more against the 2022 peak.

The Calendar-Year Record Since 2009

Source: Charlotte County Property Appraiser public sales file, DOR-qualified improved sales, our analysis; even-count medians are the mean of the middle pair. A calendar-year median mixes building types, so a year with more villa sales reads higher; the phase tables above control for that.

Three things are worth saying about that record. Emerald Pointe's 2026 median sits below its 2019 and 2020 medians and close to its 2016 level of $153,000, while its 2015 volume of 41 sales remains the busiest year in the file. The run-up from 2020 to 2022 was steep, $186,300 to $315,000 in two years. And the four-story buildings, which trade most often, show the reset most clearly: their calendar-year median ran $276,000 in 2022, $170,000 in 2025 and $137,500 in 2026 to date.

Before and After the Storms

Source: Charlotte County Property Appraiser public sales file, our analysis. Half-year counts are small and mix building types, so read the direction, not the exact figure. The first half of 2022, before Ian, was Emerald Pointe's peak; the second half of 2025 was its low; the first half of 2026 shows the first sign of a floor.

The Highest Recorded Emerald Pointe Sales

The highest qualified sale in the county file since 2009 is $800,000 for a 2,691 square foot Phase II villa, recorded March 30, 2022. The next nine are also villas, from $510,000 to $650,000, all between 2021 and 2024. Among the flats, the high-water marks in the same file are $435,000 in Phase VI and $346,000 in Phase I, both in the 60-month window. In the last twelve months, the top midrise sale was $369,000 for a 1,912 square foot three-bedroom in Building E.

What the Southwest Florida MLS Shows for Emerald Pointe

The Southwest Florida MLS is the system our team works in, and in Charlotte County it is the thin layer: the local board's listings live mainly in a different MLS, and our Punta Gorda Isles guide found the county deed file capturing several times more sales than the Southwest Florida MLS for the same streets. We did not have an Emerald Pointe split from the Southwest Florida MLS for this update, so this page states no Emerald Pointe days-on-market or sale-to-list figure. For context only, and not for Emerald Pointe, the Southwest Florida MLS recorded 80 closings under the Punta Gorda Isles name in the twelve months to September 24, 2026, at a median 77.5 days on market and 96.0% of list price. Ask us for the Emerald Pointe showing and pricing history of any unit and we will pull it from both MLS systems.

What the County Says an Emerald Pointe Home Is Worth in 2026

The Charlotte County Property Appraiser values condominium flats by plan, and its 2026 preliminary values, as of January 1, 2026, are nearly identical for every home of the same plan in the same building. We read all of them:

Source: Charlotte County Property Appraiser record cards, 2026 preliminary tax roll values, read September 29, 2026 for 302 of the 303 residential units; our tabulation. Preliminary values are not certified and can change before the roll is certified in October. In Building D the 836 and 852 square foot plans carry the same values as in E and F, $99,484 and $101,388; its 1,076 and 1,912 square foot plans are valued at $128,044 and $188,523.

Two readings for sellers. First, the county's values sit below recent sale prices for the same plans: the Phase I two-bedroom is valued at $136,493 and sold at $150,000 to $170,000 in the last twelve months. A buyer will see the county figure on the public record, and a listing priced from recorded sales, with the home's own updates documented, answers it. Second, the county values the same plan differently in Building D and in Buildings E and F, higher for the waterfront positions in D and lower for the interior ones, which confirms that position, not just square footage, carries price here. The county's market value is its estimate of the most probable selling price as of January 1, not an appraisal of any single home.

What Property Tax Looks Like at Emerald Pointe

Emerald Pointe homes are taxed in millage code 151, the City of Punta Gorda district. The 2025 total rate was 16.6185 mills: Charlotte County 6.0394, the school board 6.288, the City of Punta Gorda 3.8686, and smaller levies for environmentally sensitive lands, the water management district and the West Coast Inland Navigation District. On a 1,356 square foot Phase VI two-bedroom assessed at $190,179 with no exemption, that was a 2025 bill of $3,160.50, with no non-ad valorem assessment. The City of Punta Gorda adopted a fiscal 2027 operating rate of 3.9928 mills on September 23, 2026 (Gulfshore Business, September 24, 2026). Your own figure depends on the purchase price, the homestead exemption and the certified roll; the county's tax estimator runs it for a specific parcel.

Has Emerald Pointe Filed Its Structural Integrity Reserve Study?

Emerald Pointe does not appear in either of the state's public structural integrity reserve study databases as of September 29, 2026. Its three- and four-story buildings are subject to the study requirement; its villas and townhouses are not. Absence from the database does not prove no study exists, so the study itself must be requested.

Why a 1975 to 1984 Community Has This Question at All

After the 2021 Champlain Towers South collapse in Surfside, Florida required every condominium association to commission a structural integrity reserve study, a SIRS, for each building three stories or more in height, and to repeat it at least every ten years (section 718.112 of the Florida Statutes). At Emerald Pointe that captures five buildings: the three-story Phase I buildings A, B and C, and the four-story Buildings D, E and F in Phases IV and VI. The one- and two-story villas and the two-story townhouses fall below the height line. Because one association runs all six condominiums, the study, the reserves it produces and any assessment it triggers are decisions of the same board.

What the SIRS Law Requires, in Plain Terms

A SIRS is a visual inspection by a licensed engineer or architect, or a qualified reserve specialist, of the building components that keep a building standing and dry: the roof, the structure including load-bearing walls, the fireproofing and fire protection systems, plumbing, electrical systems, waterproofing and exterior painting, windows and exterior doors, and any other item over $10,000 whose failure would harm those components. It estimates each component's remaining life and replacement cost and sets the reserve the association must fund. Under the current statute, the owners of a building subject to the study may no longer vote to waive or reduce the reserve funding the study calls for. The Florida Department of Business and Professional Regulation's reporting page set the completion deadline for existing buildings at December 31, 2025 (DBPR, condominium SIRS reporting).

What the State's Two SIRS Databases Show

DBPR publishes two public SIRS databases: one for studies reported before July 2025 and one for those reported from July 2025. On September 29, 2026 we searched both through the state's own public application for "Emerald Pointe", for the association's managing-entity number, for all six project numbers and for the "25188" and "1612 Marion" street numbers (DBPR, SIRS submitted before July 2025; DBPR, SIRS submitted July 2025 and after). Neither database returned an Emerald Pointe row.

The same searches returned eleven Punta Gorda 33950 associations in the newer database and several Marion Avenue neighbours in the older one, including Peace Harbor Condominium at 900 E Marion Avenue (study completed April 26, 2024), Champagne Estates at 1600 W Marion Avenue (December 16, 2024), Starboard Point at 1250 W Marion Avenue (June 26, 2024), Seahaven at 1625 W Marion Avenue (November 13, 2024), Dolphin Club at 2601 W Marion Avenue (May 15, 2024) and Solamar at 95 N Marion Avenue (September 18, 2024). The last two filings were submitted by Gateway Management, the same management company the association's Sunbiz record now names.

What Is Not Published, and How to Get It

DBPR states that "only complete submissions of the SIRS Reporting Form are displayed" in its database, so an association that completed a study but has not filed the state form, or filed an incomplete one, will not appear. What is not published anywhere public: whether Emerald Pointe has completed its study, who performed it, what it found, what the recommended reserve funding is, and whether a special assessment followed. The route is the same for every buyer and seller: the association must give an owner the most recent SIRS on request, and a resale seller must deliver it, or a statement that none was completed, under section 718.503. We ask the association's manager for the study, the current budget and any board minutes that discuss funding it before an Emerald Pointe listing goes live.

Reading the Budget Against the Study

When the study arrives, read three things together: the study's recommended annual contribution for each component, the adopted budget's reserve line for the same components, and the reserve balance on the latest financial statement. A gap between the study and the budget is a future assessment. At Emerald Pointe, read them building by building: a roof on 1975 Building A and a roof on 1984 Building E are different ages, and the study should say so.

When Was the Emerald Pointe Milestone Inspection Due?

Emerald Pointe's three- and four-story buildings were due for their first milestone inspection by December 31, 2024, because each received its certificate of occupancy before July 1, 1992. The inspection and its summary are filed with the City of Punta Gorda's building official, and the status for each building is not published on a public page we could find.

What the Milestone Law Requires

Section 553.899 of the Florida Statutes requires a milestone inspection of every condominium building three stories or more: a phase one visual inspection by a licensed architect or engineer, and a phase two inspection with a repair plan if phase one finds substantial structural deterioration (section 553.899). The first inspection falls due by December 31 of the year the building reaches 30 years of age, with later inspections every ten years; buildings that received their certificate of occupancy before July 1, 1992 had to complete their first inspection by December 31, 2024. The association must distribute the inspector's summary to owners and, where it has a website, post it.

Where Emerald Pointe Sits on That Timetable

Source: county year built from the Charlotte County Property Appraiser roll; statutory schedule from section 553.899. Whether each inspection was completed, whether any building went to a phase two, and what repairs followed are not on any public page we reached.

What the Milestone Schedule Means for Owners and Buyers

For a seller, a completed phase one with no phase two is a strong document to put in front of a buyer, and a phase two with a repair plan is a disclosure item to price rather than hide. For a buyer, the summary tells you whether concrete restoration is behind the building or ahead of it. The record lives in two places: the association's official records, and the City of Punta Gorda Building Division, which receives milestone reports for buildings inside the city. A public records request to the city for the Emerald Pointe milestone filings is a reasonable step during an inspection period.

What Should a Buyer Request From the Emerald Pointe Association?

An Emerald Pointe buyer should request the section 718.503 resale package, the estoppel certificate, the structural integrity reserve study and milestone summary, the master insurance declarations, and the association's written answers on slips, storage, leasing, pets and the damaged villas. Florida law requires most of these; the rest are questions the association can answer in writing.

The Statutory Resale Package

Section 718.503 entitles a resale buyer to the declaration of condominium for the specific phase, the articles of incorporation, bylaws and rules, the most recent year-end financial information, the current budget, a frequently asked questions and answers document, the most recent structural integrity reserve study or a statement that none was completed, and a copy of the inspector-prepared summary of the milestone inspection if one exists. With 313 units, the association is also required to keep its official records on a website or application for owners under section 718.111; whether the owner section of its association website carries the full set is a question for the manager.

The Questions to Put in Writing

1. Has the association completed a structural integrity reserve study for Buildings A to F, when, by whom, and what did it recommend?
2. Were the milestone inspections for Buildings A to F completed, and did any go to phase two?
3. What is the current monthly or quarterly fee for this unit's phase, and when did it last change?
4. Is any special assessment adopted, proposed or under discussion, for any building, for the marina, or for the villas?
5. What is the status of each villa the county codes as damaged, and is any assessment tied to rebuilding them?
6. What did the 2022 townhouse fire settlement leave in the association's accounts, and what became of the lots the association holds?
7. Does a boat slip, lift, storage space or garage space convey with this unit, and on what written terms?
8. What are the leasing, pet, vehicle and guest rules, and is buyer approval required?
9. What does the master insurance policy cover, what is the named-storm deductible, and is there a master flood policy?
10. What does the fee include: the association's site lists cable, internet, water and maintenance; which budget lines pay for them?

The Estoppel Certificate

Under section 718.116 the association must issue an estoppel certificate on request, stating the fees owed, the regular assessment, any special assessment, and other money due. It is the only document that binds the association to a balance at closing. We order it on the day the contract is signed.

How Did Emerald Pointe Come to Be?

Emerald Pointe was built in six phases between 1975 and 1984 on the Peace River east of downtown Punta Gorda: the association was incorporated in May 1975, Phase I was recorded in January 1976, the villas, townhouses and four-story buildings followed from 1979 to 1982, and Building E was finished in 1984.

The Association Comes First

The Florida Division of Corporations dates Emerald Pointe Condominium Association, Inc. to May 23, 1975, with its employer identification number 59-1623052 and amended and restated articles filed February 13, 1989. The association has filed annual reports every year back to at least 1995 on the state's image list. Its 2026 annual report was filed July 27, 2026 and amended August 28, 2026, the same day its principal and mailing addresses changed to Gateway Management in St. Petersburg. Its registered agent is the Fort Myers office of Becker and Poliakoff, a condominium law firm.

Six Recordings, 1976 to 1982

The state's register gives each condominium's recording date: Phase I on January 20, 1976; the Phase II villas on January 1, 1979; the Phase V townhouses on March 25, 1980; Phase IV on December 31, 1980; the Phase III villas on May 6, 1981; and Phase VI on August 23, 1982. The county's plat layer records Phase I against Official Records Book 515, Page 934, the Phase II villas at Condominium Book 1, Page 40, the Phase V townhouses at Condominium Book 2, Page 22, Phase IV at Condominium Book 2, Page 50, the Phase III villas at Condominium Book 3, Page 10, and Phase VI at Condominium Book 3, Page 57, and spells four of the six plats "Emerald Point". Each unit's legal description on the county roll begins with the Official Records references for its phase, which is where a title examiner starts (Charlotte County plat layer; Charlotte County Clerk, plats and condominiums search).

One Home, Forty Years of Prices

The county card for a 1,356 square foot second-floor two-bedroom in Phase VI shows the arc of the whole community in one line of sales: $67,000 in 1985, $80,000 in 1995, $135,000 in 2003, $150,000 in 2005, $170,000 in 2017 and $260,000 in 2023. The county's 2026 preliminary value for the same home is $161,364. A Phase II villa's card tells a sharper story: $143,500 in 1979, $210,000 in 1994, $350,000 in 2007 and $649,000 in October 2021, and today a "determined damaged" code and a 2026 preliminary value of $48,968.

The Storms

Punta Gorda took Hurricane Charley's eye on August 13, 2004, Ian's second landfall on September 28, 2022, and Milton's surge on October 9 and 10, 2024. The National Hurricane Center reported that Milton's maximum storm surge inundation, 5 to 8 feet above ground level, occurred in the northern portion of Charlotte Harbor and along the Peace River (NHC Tropical Cyclone Report, Hurricane Milton), the river Emerald Pointe fronts. We found no public report tying a specific storm to the damaged villas, so we do not assign one.

The 2022 Fires: What Happened at Emerald Pointe and What It Means Now

Two fires struck Emerald Pointe in 2022. On March 30, a fire destroyed a two-story townhouse building and a boat; on October 21, two more units burned. The March loss led to a $1.9 million insurance payment and an owners' vote on rebuilding, and likely explains nine townhouse parcels the association now owns.

March 30, 2022

WINK News reported that afternoon that a fire had "destroyed at least seven homes in the Emerald Pointe community on Marion Avenue", that "this was a two-story condo building with multiple homes inside, all of which were destroyed", and that Charlotte County Fire and EMS said "the fire jumped a canal and also set a boat on fire", with state fire marshal investigators working to determine the cause (WINK News, March 30, 2022). The Charlotte Sun covered the same fire (Charlotte Sun, Firefighters battle blaze at Emerald Pointe).

The Insurance Money and the Vote

Four months later, WINK reported that "the insurance company has paid the Condo Association $1.9 million", that owners of the burned homes were still paying association fees while the association decided what to do, that the association had set aside another $200,000 for further costs, and that the townhouse owners would vote on whether to rebuild; the owners who lost homes, WINK reported, mostly wanted a $225,000 payout rather than a rebuild, and if the vote went against rebuilding the association would buy the burned homes (WINK News, July 22, 2022). The same report quoted the association president that a $200 fee increase was going to insurance.

October 21, 2022

NBC2 reported that "two units at the Emerald Pointe Condominiums in Punta Gorda caught fire Friday morning", that a Punta Gorda firefighter was taken to hospital for evaluation, and that it was "the same complex that caught fire in March, where seven homes were deemed a complete loss" (Gulf Coast News, October 21, 2022).

What the County Roll Shows Today

On the 2026 roll, nine Phase V unit parcels are held in the name of Emerald Pointe Condominium Association, Inc. and carry no living area. The county record does not say why. We infer, and cannot confirm from the public record alone, that they are the townhouse sites lost in 2022 and later acquired by the association. For a buyer, the questions are what the association plans for those parcels, whether any rebuild or sale is contemplated, and how their carrying cost is shared; for a seller, a clear written answer from the association removes a question a buyer will otherwise price in.

The Marina, the Docks and the Bridges: Boating From Emerald Pointe

Emerald Pointe has a private association marina on the Peace River with, in the association's words, "over 100 boat slips, a launch ramp, and storage for kayaks and paddleboards." The route to Charlotte Harbor runs about a mile and a half downriver and under the twin US 41 bridges, which NOAA lists at 45 feet of vertical clearance.

What the Association Says About Its Marina

The association's marketing site describes "a deep-water marina with 4,000 feet of docks" that "provides quick access to the Peace River and Charlotte Harbor", "Marina Slips Available", and "RV and Boat Storage" (Emerald Pointe, home page), and on its amenities page "Direct sailboat access on the Peace River" and "On-site slips, boat ramp, and storage" (Emerald Pointe, Amenities). The association's official site lists the marina and a yacht club among its amenities and clubs (Emerald Pointe Condominium Association).

What the Association's Site Map Shows

The association's own site map, dated 2018, draws the marina as a set of interior waterways it names the Grande EP Canal, the Antigua and Barbados Canal, the Dragos Waterway and the Caymon Basin, opening to Otter Creek and the Peace River, with numbered slips along each (Map of Emerald Pointe). The villas, numbered V-1 to V-47, line the river; the townhouses, numbered 1001 to 1046, line the Grande EP Canal; and the association office, clubhouse, pool and access control sit at the entrance off East Marion Avenue, which the map also labels Old US 17. The map carries the flag of the Emerald Pointe Yacht Club.

The Bridges Between the Marina and the Harbor

The same amenities page also says the marina offers "direct sailboat access to Charlotte Harbor and beyond" with "no bridges, no hassle." The map disagrees on one point, and a sailor should know it before buying for a boat. Emerald Pointe sits upriver, east, of the two US 41 bridges that carry the Tamiami Trail across the Peace River between Punta Gorda and Charlotte Harbor, the Gilchrist Bridge and the Barron Collier Bridge. Any boat leaving Emerald Pointe for Charlotte Harbor and the Gulf passes beneath them. NOAA's Coast Pilot gives those spans a vertical clearance of 45 feet (NOAA, United States Coast Pilot 5, chapter 4). For most power boats and many cruising sailboats that is no obstacle; for a sailboat whose air draft, mast plus antennas, approaches 45 feet, it is the constraint, and it is why a Punta Gorda Isles address west of the bridges is a different boating proposition. Check the boat's air draft against the Coast Pilot figure and the tide.

Who Owns and Maintains the Seawall and Docks

Emerald Pointe is outside both of the City of Punta Gorda's canal maintenance assessment districts, which cover Punta Gorda Isles and Burnt Store Isles, and its owners' tax bills carry no canal assessment (City of Punta Gorda, Waterfront Living). The seawall, docks, ramp and marina are therefore association property or common elements maintained through the association's budget and reserves, not by the city's canal division. Which components the association's structural integrity reserve study and budget cover, and what they cost, is exactly the question the study answers; the marina is not one of the SIRS's statutory building components, so its reserves, if any, sit in the association's other reserve lines.

Who Gets a Slip

Whether an Emerald Pointe slip is a limited common element assigned to a unit, a license rented from the association, or a separate recorded interest is set by each phase's declaration and the association's marina rules, none of which is published. A listing that says a slip "comes with" a unit should be backed by a document: a recorded assignment, a declaration exhibit or a written association confirmation. Without one, a slip is an association rental that the buyer applies for, and it does not convey.

Rules on the Water

Docks, lifts and seawall work inside the city go through the City of Punta Gorda's permitting, and the city code's chapter on vessels, docks and waterways applies to its waters (City of Punta Gorda, Code Chapter 6). The nearest public boat ramps are at Laishley Park downtown and Ponce de Leon Park at the harbour mouth, and Laishley Park Municipal Marina rents city slips and moorings to the public, with its state submerged-land lease keeping 90% of slips available to recreational boaters on a first-come basis (City of Punta Gorda, Municipal Marina).

What Amenities Come With an Emerald Pointe Condominium?

Every Emerald Pointe owner shares one set of association amenities: a staffed gate, three pools including one heated, four clay tennis courts and a hard court lined for pickleball, a two-story clubhouse with an in-season bistro, a fitness room, a gazebo and park on the Peace River, the marina and RV and boat storage.

Inside the Gate

The association's official site lists the marina, four clay tennis courts, one hard tennis and pickleball court, three swimming pools (one heated), a two-story clubhouse, an exercise room, a game room, an in-season restaurant with an on-site chef in season, on-site management, a gazebo and park on the Peace River, cable and internet, water, maintenance, and RV and boat storage, together with a yacht club, a tennis club, a book club, the Clay Busters shooting club, mah jongg, dominoes, ladies' bridge and ladies' coffee (Emerald Pointe Condominium Association). The marketing site adds bocce, a putting green, cornhole and ladder golf, and a calendar of "Sunset happy hours on the waterfront", an "Annual poker run", a "Blessing of the Fleet celebration" and "docktail parties" (Emerald Pointe, Amenities).

What the Fee Pays For, and What It May Not

The association's websites list cable, internet, water and maintenance among what the community provides, and its marketing site says "Cable, Internet, Water, and Maintenance Included." Which of those the condominium fee pays for, at what service level, and for which phases, is set in the adopted budget and the declarations, which are not public. Slips, storage spaces and bistro meals are the items most likely to carry a separate charge; ask for the association's current schedule of user fees alongside the budget.

What Is Outside the Gate

Emerald Pointe owners are not members of the Punta Gorda Isles Civic Association, whose membership is "limited to adults who are residents or owners of property in Punta Gorda Isles" (PGICA, Join Us), nor of the private St. Andrews South Golf Club or Isles Yacht Club unless they join separately. The city's public amenities are close: the Harborwalk, Laishley Park and Gilchrist Park downtown, and Fishermen's Village on the harbour.

What Are the HOA Fees at Emerald Pointe in 2026?

Emerald Pointe's 2026 condominium fees are not published: the association's budget, fee schedule and reserve figures are not posted on any public page we reached, so this page states no current dues figure. The estoppel certificate and the adopted budget for the unit's phase are the only reliable sources.

Why We Publish No Dues Figure

Listing portals print Emerald Pointe fee ranges, but a portal figure is copied from past listings, lags every budget change and does not say which of the six phases it describes. The last figure a primary source printed is from WINK News in July 2022, which reported one townhouse owner paying "close to $600 in condo fees" before the fire and "$800" afterward, with the association president attributing the $200 increase to insurance (WINK News, July 22, 2022). That is a four-year-old figure for one unit in one phase, before the structural integrity reserve study requirement took effect; we show it only as history.

How to Get the Real Number in One Day

A seller can ask the manager for the current budget and fee for the unit's phase and the most recent estoppel; a buyer under contract receives both. The association's office number on its own site is (941) 637-1150, and its Sunbiz record gives its management address as Gateway Management, 570 Carillon Parkway, Suite 210, St. Petersburg. We do the asking for our clients and put the answer in the file before the first showing.

What the Fee Should Cover, and What to Ask About

Expect the fee to fund building insurance for the phase, the reserves the structural integrity reserve study requires for Buildings A to F, grounds and common-area maintenance, the gate and staff, the amenities and whatever utilities the budget includes. Ask separately about three things: any special assessment adopted or proposed; how the cost of the association-held Phase V parcels and the damaged villas is shared; and whether the fee differs between phases, which it usually does in a multi-condominium association because each declaration assigns shares of common expense.

Emerald Pointe's Layered Costs: Condominium Fee, Taxes, Insurance and Optional Extras

An Emerald Pointe owner carries four layers of cost: the association fee for the unit's phase, city and county property taxes with no non-ad valorem canal assessment, an HO-6 and often a flood policy, and optional slip or storage charges. Only the tax layer is fully published.

The Layers, One by One

A Worked Tax Example

The 2025 bill for a 1,356 square foot Phase VI two-bedroom with no homestead exemption shows an assessed value of $190,179, ad valorem taxes of $3,160.50 and no non-ad valorem assessments. The county's 2026 preliminary value for the same home is $161,364. A buyer's tax is reset to the purchase-year value after a sale, so the seller's bill is not the buyer's bill; a new homesteaded owner gains the exemption and the Save Our Homes cap from the following year (section 193.155).

What Is Not Published

The association's budget, fee by phase, reserve balances, insurance premiums, deductibles, marina and storage charges, and any assessment history are not on any public page we reached. The estoppel certificate, the section 718.503 package and the association's official records are the route.

Who Governs Emerald Pointe? The Association, Its Board and Its Documents

Emerald Pointe is governed by one Florida not-for-profit corporation, Emerald Pointe Condominium Association, Inc., founded in 1975, run by an elected board of owners, managed through Gateway Management with on-site staff, and bound by six recorded declarations of condominium plus its articles, bylaws and rules.

The Association on the State's Records

The Florida Division of Corporations lists the association as active, document 732843, with a president, vice president, secretary, treasurer and three further directors on its 2026 report, all addressed care of Gateway Management, and the Becker and Poliakoff law firm as registered agent. The DBPR register lists Emerald Pointe Condo Assn Inc, managing entity MA00010293, care of Gateway Management, as the managing entity for all six condominiums.

Who Manages Emerald Pointe?

The association's official site lists "On-site management", and its office number is (941) 637-1150. Its corporate address moved to Gateway Management on August 28, 2026. We confirm the current manager on every file, because estoppel orders, document requests and resale questions all go through that office.

The Documents That Govern an Emerald Pointe Home

Architecture and Exterior Changes

In a condominium, the exterior of the building is common element. Windows, doors, lanai enclosures, hurricane protection and anything visible from outside need the association's written approval under the declaration and rules, and a city permit where the work requires one. Buyers planning a lanai enclosure, impact windows or a new lift should ask for the association's architectural rules before the inspection period ends.

Is Emerald Pointe a 55+ Community?

Emerald Pointe's age status is not published. No public page from the association states an age restriction, and we did not find its declarations online. One brokerage website describes Emerald Pointe as a 55+ community; we could not confirm that from a primary record, so this page does not.

Under the federal and Florida fair-housing exemptions for housing for older persons, a community that restricts occupancy to people 55 and over must meet occupancy and policy tests and register with the Florida Commission on Human Relations (section 760.29 of the Florida Statutes). The records that settle the question for Emerald Pointe are the declarations and rules for the unit's phase and the state registry. If age matters to your plans, as a buyer with children or a seller whose buyer pool depends on it, we get the answer in writing from the association before you sign.

Can You Rent Out an Emerald Pointe Condo?

Emerald Pointe's leasing rules are not published. Minimum lease terms, the number of leases a year, any waiting period after purchase and any approval process are set by each phase's declaration and the association's rules. The City of Punta Gorda has no short-term rental ordinance, so the condominium documents govern.

The Leasing Questions in One List

1. What is the minimum lease term, and how many leases per year are allowed?
2. Is there a waiting period before a new owner may lease?
3. Does the association approve tenants, and what does it charge for the application?
4. Are there limits on the share of units leased at one time?
5. Do tenants get the amenities, and does the owner give up amenity rights while the unit is leased?

What an Emerald Pointe Landlord Should Plan For

Florida law limits how a rental restriction adopted by amendment applies: an amendment prohibiting or regulating rentals applies only to owners who consent to it and to owners who acquire title after it takes effect (section 718.110 of the Florida Statutes). A buyer who intends to rent should therefore read the current declaration and every recorded amendment, not a summary. Seasonal rentals are common in Punta Gorda; whether they are permitted in a specific Emerald Pointe phase is a document question.

Pet Rules at Emerald Pointe

Emerald Pointe's pet rules are not published. Whether dogs are allowed in each building, the number and size limits, leash and pool-area rules, and whether tenants may keep pets are set in the association's rules, which a buyer receives with the resale package. Florida law protects assistance animals regardless of a condominium pet restriction (section 760.27 of the Florida Statutes).

Ask for the rules before you fall in love with a unit, and if you have a dog, ask building by building: a rule that suits a townhouse with its own garage may read differently in a four-story building with shared corridors and elevators.

Hurricanes, Flood Zone and Insurance at Emerald Pointe

Every Emerald Pointe building sits in FEMA flood Zone AE, at a base flood elevation of 10 feet for Phase I and the townhouses and 11 feet for the four-story buildings, with much of the site in the Coastal A Zone and many villa parcels touching VE. The whole community is in Evacuation Zone A.

The Flood Map, Building by Building

The Charlotte County Property Appraiser prints each unit's FEMA zone and base flood elevation from the City of Punta Gorda's flood map, panel 12015C0233G, effective December 15, 2022. We read every card:

Source: Charlotte County Property Appraiser record cards, FEMA flood zone panel data effective December 15, 2022, read September 29, 2026; confirm any address on the FEMA Flood Map Service Center. A card that lists more than one zone means the unit's land share crosses a zone line; the building's own elevation certificate settles which zone and elevation govern the building.

What Coastal A and VE Mean Here

The Coastal A Zone is the area landward of FEMA's Limit of Moderate Wave Action, where waves of 1.5 to 3 feet are expected in the 1% annual chance flood. The City of Punta Gorda notes that "Structures built in the CAZ will need elevations and foundations similar to those located in the coastal high hazard area V/VE flood zones" (City of Punta Gorda, 50% FEMA Rule). VE is the coastal high hazard zone itself. Neither changes an existing building, but both govern what may be built back after substantial damage, which is why they matter for the villas the county now codes as damaged: a villa rebuilt after substantial damage must meet today's flood rules for its zone, not the 1970s rules it was built to.

The City's 50 Percent Rule

Emerald Pointe is inside the city, so the City of Punta Gorda's floodplain rules apply. A building is substantially damaged or improved when the cost of repair or improvement reaches 50% of the market value of the structure, not the land, and the city counts "All repair costs, including labor and materials, OVERHEAD AND PROFIT". A substantially damaged building must be brought into compliance with the current flood requirements, including elevation. In a condominium that decision is the association's, building by building, and it is one of the reasons we ask for the association's written status on the damaged villas.

Evacuation, Surge and Wind

Charlotte County's storm-surge evacuation layer places every Emerald Pointe building, all seven centroids we tested, in Evacuation Zone A, the first zone ordered out (Charlotte County GIS evacuation zones layer; Charlotte County, Know Your Zone). The county's wind layer puts the site in the 130 mph design wind zone with Exposure C. The county's emergency managers warn that "Since Charlotte County has very low elevation and is surrounded by water, it may not be possible to open any shelters in the County so make plans to evacuate to another area." The National Hurricane Center's reports record Charley's eye over Punta Gorda in 2004 (NHC, Hurricane Charley), Ian's second landfall near Punta Gorda in 2022 (NHC, Hurricane Ian) and Milton's 5 to 8 foot surge along the Peace River in 2024.

The Master Policy and the HO-6

Under Chapter 718 the association insures the condominium property, the buildings and common elements, for full replacement cost, and the owner insures the interior, contents, improvements, loss assessment and liability with an HO-6 policy. Ask for the master policy declarations for the unit's phase, the named-storm deductible and whether the association carries a master flood policy on each building. WINK's 2022 report that insurance drove a $200 monthly fee increase is a reminder that the master premium is the largest line in most Florida condominium budgets.

Flood Insurance, Citizens 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 policies inside the city (City of Punta Gorda, Flood Readiness). NFIP premiums under Risk Rating 2.0 reflect the property's own characteristics and most rates cannot rise more than 18% a year (FEMA, Risk Rating 2.0). From January 1, 2027, Citizens Property Insurance requires flood coverage on its personal residential policies regardless of zone (section 627.351). A seller should disclose flood history under Florida's flood disclosure law (section 689.302).

Which Schools Serve Emerald Pointe?

Emerald Pointe is zoned to East Elementary, Punta Gorda Middle and Charlotte High School. We ran 25188 Marion Avenue through Charlotte County Public Schools' own boundary locator on September 29, 2026, and it returned those three schools, all within about three miles.

Sources: Charlotte County Public Schools, Boundary Locator; East Elementary School; Florida Department of Education, school grades. The locator listed first days of July 16, 2026 for East Elementary and August 10, 2026 for the middle and high school.

This is the one school difference that surprises buyers who assume Emerald Pointe is in Punta Gorda Isles: Punta Gorda Isles addresses are zoned to Sallie Jones Elementary. East Elementary's own 2026 to 2027 capacity sheet listed kindergarten and first grade as closed, with enrollment at or above programmatic capacity (Charlotte County Public Schools, East Elementary capacities 26-27), which matters for a family moving in mid-year: zoned students are served, but check enrollment timing with the district. Charlotte County Public Schools was graded A as a district for 2026, its first A in 15 years.

County and City Permits at Emerald Pointe

Emerald Pointe is inside the City of Punta Gorda, so building permits, milestone inspection reports and flood determinations for its six condominiums and their buildings sit with the city's Building Division at 126 Harvey Street, (941) 575-3324, not with Charlotte County's building department.

What the Public Layers Show

Charlotte County's permits-by-year layer carries only a partial record for Emerald Pointe, ending in 2015: mechanical replacements, window work, a lanai and boat lifts at 25188 Marion Avenue between 2004 and 2015 (Charlotte County GIS, building permits layer). It does not carry the city's recent permits, the 2022 fire rebuild decisions or any post-Milton work. The city's zoning layer puts the whole community in GM-15, General Multi-Family (Charlotte County GIS, city zoning layer).

What a Buyer Should Pull

For any Emerald Pointe unit, ask the seller for permits on the unit's own work (windows, doors, lanai, electrical, plumbing, air conditioning), and ask the association for the permits on building-wide work since 2022: roofs, concrete restoration, balconies, the marina and the fire and storm repairs. A public records request to the City of Punta Gorda for the Emerald Pointe milestone filings and open permits costs little and closes the question before the inspection period ends.

What Is Being Built Near Emerald Pointe?

Emerald Pointe sits in a settled corner of the city: GM-15 multi-family zoning covers the community, an environmental preserve borders it to the east, and small Neighborhood Center and Special Purpose parcels line Marion Avenue to the south. The changes that matter are civic ones: the city budget, a closed hospital nearby and a planned emergency department.

• Adjacent zoning. The city's zoning layer shows Environmental Preserve immediately east of the community and Neighborhood Center and Special Purpose districts on Marion Avenue frontage to the south; the surrounding plats are older residential subdivisions (Solana, La Villa, Paradise Isles, Southernaire, Highland Park), a mobile home park and a small industrial park (Charlotte County GIS, city zoning and plat layers, read September 29, 2026).
• City budget and tax rate, fiscal 2027. City Council adopted a $219.3 million budget and a 3.9928-mill rate on September 23, 2026 (Gulfshore Business).
• Healthcare. ShorePoint Health Punta Gorda, the former hospital on East Marion Avenue a short drive west of Emerald Pointe, closed after the 2024 hurricanes. AdventHealth announced a freestanding 24-hour emergency department at Jones Loop Road and Mac Ever Street; an opening date has not been published (AdventHealth newsroom).
• Ballot questions, November 3, 2026. Amendment 3 would raise the homestead exemption on non-school taxes, and Charlotte County voters will decide a 20-year extension of the 1% local option sales tax.
• Land development code. The city repealed its newer Land Development Regulations on July 2, 2025 and reverted to its prior code; ask the city for a zoning verification letter before any change that needs one (City of Punta Gorda, Legal Notices).

Daily Logistics at Emerald Pointe

Emerald Pointe runs on city services and association management: City of Punta Gorda water and sewer and police, an association gate and on-site office, and a five-minute drive to downtown and ten to Punta Gorda Airport by our routing test. Everything inside the gate, from parking to trash to guests, follows the association's rules.

Our routing test: OSRM open routing engine, free-flow times with no traffic, from the centre of Emerald Pointe (26.9466 N, 82.0327 W), addresses geocoded with the U.S. Census Bureau Geocoder, run September 29, 2026. Season and time of day add time, most of all on US 41 and I-75 in winter.

• Address and mail. Every unit is 25188 Marion Avenue with its unit number, Punta Gorda, FL 33950.
• Utilities. The City of Punta Gorda Utilities Department provides water and sewer inside the city limits; the association's site lists water among community services.
• Police and fire. The Punta Gorda Police Department serves the city; the 2022 fires were answered by Charlotte County Fire and EMS and Punta Gorda firefighters.
• Gate and guests. The association describes a "Manned gate, on-site staff, and peace of mind 24/7, year-round"; showing agents and guests follow the association's gate procedure.
• Airport. Punta Gorda Airport is served by Allegiant and Sun Country; the association's own marketing cites "7 mins to PGD" and "direct flights to 50 cities."
• Storm prep. Evacuation Zone A; know the association's hurricane procedure for boats in the marina and for units left empty in summer.

How Does Emerald Pointe Compare With the Punta Gorda Isles Condominiums?

Emerald Pointe is the largest and lowest-priced of the condominium communities our Punta Gorda guides cover: 303 homes against 63 to 144 in the Punta Gorda Isles condominiums, a $157,500 median on 22 county sales against $285,000 to $340,000 at the Punta Gorda Isles buildings with enough sales to read one. Beyond the condominiums, buyers who want a canal home inside the city usually weigh Burnt Store Isles as well, and buyers who want a newer golf-community condominium look at Heritage Landing, south of the city off U.S. 41.

The Benchmark Table

Sources: Charlotte County Property Appraiser public roll and sales files, DOR-qualified improved sales, our analysis on the window our Punta Gorda Isles guide uses (September 25, 2025 to September 24, 2026; newest Emerald Pointe deed August 20, 2026); Punta Gorda Isles and Bird Section rows from our Punta Gorda Isles guide and roster.

What the Table Says

Three things. Emerald Pointe is priced in a different band from the Punta Gorda Isles condominiums, at roughly half the median, and the reasons are on this page: older buildings, smaller average flats, the bridges on the boating route, the fire and storm record and the open reserve-study question. It is also far more liquid: 22 sales in a year against two to eight at each Punta Gorda Isles condominium, which gives a seller real comparables and a buyer real choice. And it is not in the canal district, so its owners carry their waterfront costs inside the association fee rather than on the tax bill.

Emerald Pointe vs Colony Point: Which Should You Choose?

Emerald Pointe suits a buyer who wants a large gated community with a marina, clubhouse and tennis at the lowest entry price our Punta Gorda condominium guides record; Colony Point suits a buyer who wants a small 1972 harbourside building in Punta Gorda Isles, west of the US 41 bridges, at about twice the median.

The Decision Table

Sources: Charlotte County Property Appraiser roll and sales files, our analysis; our Colony Point guide and Punta Gorda Isles guide for Colony Point's flood and school rows; NOAA Coast Pilot for the bridges.

Who Should Choose Which

Choose Emerald Pointe if the community is the point: tennis, three pools, a clubhouse calendar and a marina behind one gate, a wide choice of plans from a starter two-bedroom to a villa, and an entry price that starts near $105,000 in the recent record. Choose Colony Point if the harbour is the point: a smaller building at the mouth of the Punta Gorda Isles canals, no fixed bridge on the way out, and the Punta Gorda Isles address, at about double the median. In both, read the reserve study and milestone summary first; in Emerald Pointe, read the phase and building next.

Honest Pros and Cons of Owning at Emerald Pointe

Emerald Pointe offers more amenities and lower entry prices than the Punta Gorda Isles condominiums our guides cover, a private marina and a strong resale market by volume, against 1975 to 1984 buildings in the flood zone, an open structural reserve study question, unpublished fees, damaged villas and a bridge on the boating route.

The Pros

• Amenities behind one gate. Three pools, four clay courts and a pickleball-lined hard court, a two-story clubhouse with an in-season bistro, a fitness room, a gazebo on the river and on-site management.
• A private marina. "over 100 boat slips, a launch ramp, and storage", in the association's words, plus RV and boat storage.
• Choice. Six condominiums and four building types, from 836 square feet to 3,339 square feet.
• Liquidity. 382 qualified sales on file since 2009 and 23 in the last twelve months, so a home can be priced from real neighbours.
• Price. A $158,000 twelve-month median, roughly half the 2022 peak, with the first half of 2026 showing signs of a floor.
• Location. Five minutes to downtown, ten to Punta Gorda Airport, inside the city.
• No canal assessment on the tax bill.

The Cons

• Flood exposure. Zone AE throughout, Coastal A across much of the site, VE on many villa parcels, and Evacuation Zone A.
• The reserve study question. No Emerald Pointe row in either state SIRS database as of September 29, 2026; the study must be requested.
• Unpublished fees and rules. Dues, reserves, pets, leasing and slip rules all require the documents.
• Damaged villas and association-held townhouse lots. Twenty villas coded damaged and nine townhouse parcels owned by the association, with status not public.
• The bridges. The US 41 spans, 45 feet of clearance, stand between the marina and Charlotte Harbor.
• Seasonality. About four in ten homes are homesteaded, and 115 owners mail from outside Florida.

Weighing it? Sellers can see what a Punta Gorda home is worth or call Jesse direct at (239) 898-6072. Buyers can call Marc at (239) 287-5873 or read our Punta Gorda Isles buyer guide to compare the canal market two miles west.

Thinking of Selling Your Emerald Pointe Home? List With the #1 Team in Southwest Florida Since 2012

If you're searching for an Emerald Pointe listing agent, or thinking, 'I need someone to sell my Emerald Pointe home...' you are selling into a 23-sale year across six condominiums and four building types. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price from this record, not from the community median.

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.

Emerald Pointe Sold Stats, Window by Window

Data updated: September 2026 (Charlotte County Property Appraiser public sales file, newest recorded Emerald Pointe sale August 20, 2026)

• County recorded and qualified, twelve months since September 1, 2025: In the last 12 months Emerald Pointe has seen 23 resales, none builder-direct, dollar volume $4,426,400, median $158,000 (n = 23, odd), low $105,000, high $479,000, median $141.15 per living square foot.
• On our Punta Gorda Isles guide's window, September 25, 2025 to September 24, 2026: 22 resales, median $157,500 (even; $157,000 and $158,000).
• 24 months: 34 resales, $6,612,900, median $165,950 (even; $161,900 and $170,000).
• 60 months: 92 resales, $25,741,200, median $250,000.
• Days on market and sale-to-list: not stated for Emerald Pointe; the Southwest Florida MLS carries too few Emerald Pointe closings to read them, and we did not have an MLS split for this update.
• 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 23 Emerald Pointe sales against the county card for the same home, its phase, building, floor, plan and waterfront flag, and we tracked all 382 qualified sales the county has on file for the community since 2009; that record, not a portal estimate, is what an Emerald Pointe listing is priced from.

Selling an Emerald Pointe Home Is Different in Seven Ways

• The structural study file: under section 718.503 your buyer receives the association's most recent structural integrity reserve study, or a statement that none was completed. The state's public databases show no Emerald Pointe filing, so we obtain the study, the budget and the milestone summaries for Buildings A to F before listing.
• Price by phase, plan and position: the county's 2026 values put the same 1,356 square foot plan at $178,653 in Building D's waterfront positions and $161,364 in Buildings E and F; the Phase I two-bedroom sold in a $150,000 to $170,000 band.
• The location question: buyers arrive thinking Emerald Pointe is in Punta Gorda Isles. We sell what it is, a gated river community with no canal assessment, and correct the school, boating and flood facts before a buyer's inspector does.
• The marina question: every buyer asks about a slip. We read your file and the association's marina rules first and say in writing what conveys and what does not.
• The villas and the fire lots: if you own a villa, the county's damage code and any rebuild plan are disclosure and pricing items; if you own anywhere in the community, the association's plan for the damaged villas and the nine Phase V parcels is a question buyers will ask.
• The county's new number: your buyer can see the county's 2026 value for your home on its public record. We price with it in view and explain any gap with your home's own updates and condition.
• Season and geography: 115 of 303 owners mail from outside Florida, led by Michigan, Ohio, New York and Illinois. We market to those buyers before they arrive and time the launch for the season.

Showings, Signs and the Gate

Emerald Pointe is a gated community with, in the association's words, a "Manned gate, on-site staff, and peace of mind 24/7, year-round." Showing agents and buyers are admitted under the association's gate procedure, and sign, open house and lockbox rules are set by the association's rules, which are not public; we confirm them with the office before the first showing. With about four in ten homes homesteaded and most owners away in summer, we are set up to sell for an owner who is not here.

What Is Your Emerald Pointe Home Worth? Get a Free Valuation in 60 Seconds.

Start with a free home valuation. It takes about a minute, and Jesse follows up with the Emerald Pointe sales that fit your home: same phase, same plan, adjusted for floor, position, updates and any lease. An automated estimate cannot tell a waterfront 2,191 square foot flat in Building D from an interior 1,037 square foot flat in the same building, and at Emerald Pointe that difference is well over $100,000.

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

Is now a good time to sell an Emerald Pointe condominium?

For a home priced to its own phase, plan and county record, with the structural study file in hand, yes: season starts in November, the first half of 2026 recorded 12 sales at a $164,000 median after a $153,000 low in the second half of 2025, and a home that answers the buyer's first three questions stands out.

How do I price a Phase I two-bedroom?

Against the Phase I two-bedroom sales. Four recorded between $150,000 and $170,000 in the last twelve months, and the county's 2026 value for the plan is $136,493; floor, updates and whether the unit is in Building C's non-waterfront positions explain most of the spread.

Will the structural study hurt my sale?

A completed study helps; uncertainty hurts. Emerald Pointe has no filing on the state's public databases, so the task is to get the study, or the association's written statement on it, and any funding decision into the buyer's hands early.

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

Only if a document says so. Slips at Emerald Pointe are controlled by the association; we ask for any written assignment or rental you hold and confirm with the office whether it can transfer.

What paperwork should I gather before listing?

The section 718.503 package including the structural integrity reserve study and milestone summary, the current budget and questions and answers sheet, the master insurance declarations and any elevation certificate, your most recent tax bill, any slip or storage agreement, and the name of the current manager for the estoppel.

Does the association have to approve my buyer?

Whether any of the six Emerald Pointe declarations gives the association a right to approve buyers or tenants is not public; we confirm it from your documents before listing, and build any approval time into the contract dates.

Your Local Real Estate Experts

Emerald Pointe 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 Emerald Pointe's county cards, tax bills, plat records, state filings and every recorded sale since 2009 before writing this guide.

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 Emerald Pointe guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse runs the valuation and pricing conversation for Emerald Pointe sellers; Marc leads buyer representation, which at Emerald Pointe means reading the structural study, the milestone summaries, the fee for the unit's phase and the marina rules 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 Emerald Pointe 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.

★★★★★ “I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening. The resources that this agency has access to goes above and beyond any other I have ever worked with. The professional process that they use to present your home for sale goes beyond anything I have ever experienced.” Candy Gody, verified Google review

★★★★★ “Marc and Jesse are truly great people and they care about the people that they work with. Marc made our house purchase seamless and we closed within 30 days. If you want someone that's gonna treat you like family, well you found them.” stephen joslin, verified Google review

★★★★★ “Marc and Jess were so helpful!! Fantastic experience start to finish they were truly knowledgeable and went above and beyond through the entire process.” Madelena Urban, 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 an Emerald Pointe home? Get a free home valuation, or call Jesse direct at (239) 898-6072.

Buying at Emerald Pointe? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

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 Colony Point, Clipper Cove, Spinnaker Point, Windjammer Point and the Bird Section cover the Punta Gorda Isles neighborhoods two miles west.

Frequently Asked Questions, Buyer Edition

These Emerald Pointe buyer questions are answered from the county's cards, values, sales file, bills and map layers, the state's condominium and SIRS records, FEMA's flood data and the association's public pages, read September 29, 2026. Where the public record stops, we say so and name the document that holds the answer.

What is Emerald Pointe?

Emerald Pointe is a gated condominium community of 303 homes at 25188 Marion Avenue, Punta Gorda, on the Peace River: six condominiums recorded from 1976 to 1982, with three-story and four-story midrise buildings, two-story townhouses and one- and two-story villas, all run by Emerald Pointe Condominium Association, Inc.

Is Emerald Pointe in Punta Gorda Isles?

No. The county's plat map places Emerald Pointe on East Marion Avenue, upriver of the US 41 bridges, about two miles east of the nearest Punta Gorda Isles section, and its tax bills carry no Punta Gorda Isles canal assessment. It is inside the City of Punta Gorda.

Is Emerald Pointe inside the City of Punta Gorda?

Yes. The property appraiser's record answers "In City of Punta Gorda: YES", the tax bill uses the city's millage code 151, and the city's GM-15 multi-family zoning applies.

How many homes are in Emerald Pointe?

The state's condominium register declares 313 units in the six condominiums; the 2026 county roll carries 303 residential units, because Building D holds 47 of its 48 declared units and nine Phase V unit parcels are owned by the association with no living area.

What types of homes are there?

Three-story midrise flats in Phase I (Buildings A, B and C, 1975), four-story flats in Phases IV and VI (Buildings D, E and F, 1981 to 1984), two-story townhouses in Phase V (1980 and 1981) and villas in Phases II and III (1977 to 1983).

What floor plans are in the midrise buildings?

Phase I has two plans, 1,147 square feet (72 homes) and 1,550 square feet (9 homes). Buildings D, E and F repeat a twelve-home floor with plans of 836, 852, 1,037, 1,076, 1,356, 1,912 and 2,191 square feet.

How much do Emerald Pointe condos sell for?

In the twelve months since September 2025 the county recorded 23 qualified sales from $105,000 to $479,000 at a $158,000 median. Phase I flats sold from $150,000 to $175,000, four-story flats from $105,000 to $369,000 and townhouses from $147,500 to $290,000.

What is the highest price ever recorded at Emerald Pointe?

In the county file since 2009, $800,000 for a 2,691 square foot Phase II villa in March 2022. The ten highest qualified sales since 2009 were all villas.

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

The county's 2026 preliminary values run from $99,484 for an 836 square foot flat to $260,729 for a 2,191 square foot waterfront flat in Building D, with townhouses at a $212,483 median and intact Phase II villas at a $261,190 median.

What are the HOA fees at Emerald Pointe?

Not published. The association's budget and fee by phase are not posted publicly; the estoppel certificate and the adopted budget are the only reliable sources. A 2022 news report quoted one townhouse owner's fee rising from close to $600 to $800 a month, which is history, not a current figure.

What does the condominium fee include?

The association's websites list cable, internet, water and maintenance among community services. Which of those the fee pays for, for which phase and at what level, is set in the adopted budget and the declarations, which a buyer receives with the resale package.

Is there a special assessment?

Not published. Ask the association in writing about any assessment adopted, proposed or under discussion for any building, the marina, the damaged villas or the association-held townhouse parcels, and read the estoppel certificate.

Has Emerald Pointe completed its structural integrity reserve study?

Not on the public record: neither of the state's SIRS databases returned an Emerald Pointe row on September 29, 2026. The state shows only complete form submissions, so request the study, or the association's written statement on it, before you commit.

When was the milestone inspection due?

By December 31, 2024, for Buildings A to F, which are three or four stories and received their certificates of occupancy before July 1, 1992. The status is not published; the association and the City of Punta Gorda Building Division hold the reports.

Does a boat slip come with an Emerald Pointe condo?

Not automatically. The association controls the marina, and whether a slip is assigned to a unit, rented or licensed is set by the declarations and marina rules. Only a written assignment or recorded document makes a slip convey.

Can I sail from Emerald Pointe to Charlotte Harbor without a bridge?

No. The marina is upriver of the twin US 41 bridges, which NOAA's Coast Pilot lists at 45 feet of vertical clearance. Most power boats clear them; check a sailboat's air draft before you buy.

Does Emerald Pointe have a pool and tennis?

Yes. The association lists three swimming pools (one heated), four clay tennis courts and one hard court lined for pickleball, a two-story clubhouse with an in-season restaurant, an exercise room and a game room.

Is Emerald Pointe gated?

Yes. The association describes a staffed gate and on-site staff around the clock, year-round.

Who manages the association?

The association lists on-site management, and its Sunbiz record gives its address as care of Gateway Management in St. Petersburg from August 28, 2026. We confirm the current manager on every file.

Is Emerald Pointe a 55+ community?

Not published. No public association page states an age restriction; the declarations for the unit's phase and the Florida Commission on Human Relations registry settle it.

Can I rent out my condo?

The leasing rules are not published. Minimum terms, the number of leases a year and any approval are set by the declarations and rules; the city has no short-term rental ordinance.

Are pets allowed?

The pet rules are not published. Ask for the rules for the unit's building before you offer.

What flood zone is Emerald Pointe in?

FEMA Zone AE throughout, at a base flood elevation of 10 feet for Buildings A to C and the townhouses and 11 feet for Buildings D to F, with Coastal A across much of the site and VE on many villa parcels, on the city's December 15, 2022 map.

Do I need flood insurance?

A lender will require it for a financed purchase in Zone AE, and from January 1, 2027 Citizens requires flood coverage on its personal residential policies. The City of Punta Gorda's Class 5 rating takes 25% off NFIP premiums.

What hurricane evacuation zone is it in?

Zone A, the first zone ordered to evacuate, at all seven building locations we tested on Charlotte County's layer.

What schools serve Emerald Pointe?

East Elementary, Punta Gorda Middle and Charlotte High School, from the district's own boundary locator on September 29, 2026.

What are property taxes at Emerald Pointe?

The 2025 rate was 16.6185 mills with no non-ad valorem assessment; a 1,356 square foot Phase VI flat assessed at $190,179 paid $3,160.50. A buyer's taxes reset to the purchase-year value.

Is there a CDD or a master association?

No. The tax bill shows no community development district, and there is no master association above Emerald Pointe Condominium Association.

What happened with the 2022 fires?

A March 30, 2022 fire destroyed a two-story townhouse building and a boat, and an October 21, 2022 fire damaged two more units. The association received a $1.9 million insurance payment after the March fire, WINK News reported, and nine Phase V parcels are now association-owned with no living area.

Why are some villas valued so low?

On the 2026 roll, 20 of the 42 villas are coded "Residential Condominium Determined Damaged", with no building record and values from $32,569 to $78,759. The county does not say why; ask the association for each villa's status.

How far is Emerald Pointe from downtown and the airport?

About five minutes to Punta Gorda City Hall and Laishley Park and ten minutes to Punta Gorda Airport, by our routing test.

How does Emerald Pointe compare with Colony Point?

Emerald Pointe is larger (303 homes against 63), newer in part (1975 to 1984 against 1972), gated with more amenities, and about half the median price ($157,500 against $340,000 on the same window); Colony Point sits on the harbour inside Punta Gorda Isles, west of the US 41 bridges.

Frequently Asked Questions, Seller Edition

These Emerald Pointe seller questions are answered from the same county sales file, cards, values and bills, the state's condominium and SIRS records and the Florida Statutes. Every price figure is a recorded county sale or a county value; where a figure is not public, we say so and name how we get it for your sale.

What is my Emerald Pointe condominium worth?

It depends on the phase, plan, floor, position and condition. The last twelve months of county sales ran from $105,000 to $479,000; the Phase I two-bedroom sold at $150,000 to $170,000, the 1,037 square foot four-story two-bedroom at $105,000 to $175,000. A free home valuation starts the conversation, and Jesse follows up with the matching sales.

How many Emerald Pointe homes sold last year?

Twenty-three qualified sales recorded in the twelve months from September 1, 2025, and 22 on the window from September 25, 2025 that our Punta Gorda Isles guide uses.

Are Emerald Pointe prices dropping?

They fell from 2022 to 2025 and have steadied in 2026. The calendar-year median was $315,000 in 2022, $175,000 in 2025 and $159,950 in 2026 through August 20; by half-year, the low was $153,000 in the second half of 2025 and the first half of 2026 recorded $164,000 on 12 sales.

Has the market bottomed at Emerald Pointe?

The county record shows the first sign of a floor, not proof of one: twelve sales in the first half of 2026 at a median above the second half of 2025. The structural reserve study question and insurance costs remain the swing factors.

How long does it take to sell an Emerald Pointe condo?

We do not publish an Emerald Pointe days-on-market figure, because the Southwest Florida MLS carries too few Emerald Pointe closings to read one. For context only, Punta Gorda Isles listings in the same MLS closed at a median 77.5 days on market in the twelve months to September 24, 2026.

What share of asking price do Emerald Pointe homes get?

Not published for Emerald Pointe for the same reason. We pull the list-to-sale history for your plan from both MLS systems when we price your home.

Is it a buyer's or seller's market at Emerald Pointe?

A buyer's market in price and a seller's market in volume: prices are about half the 2022 peak, but 23 sales in a year means buyers are active, and a well-documented, well-priced home sells.

When is the best time to list an Emerald Pointe condo?

Before the season: 115 of the 303 owners mail from outside Florida, and buyers follow the same calendar. Listing in October or November puts your home in front of January to April buyers; we start marketing to Midwestern and Northeastern buyers before they arrive.

Does the structural integrity reserve study law apply to my condo?

If your home is in Buildings A to F, three or four stories, yes; the association must have the study. If you own a villa or a townhouse, your building is below the three-story line, but the association and its budget are shared, so the study still matters to your buyer.

Do I have to give my buyer the structural study?

Yes. Section 718.503 requires a resale seller to deliver the association's most recent structural integrity reserve study, or a statement that none was completed, with the rest of the disclosure package; a contract signed before delivery is voidable for seven days after the buyer receives it.

Will the milestone inspection affect my sale?

A completed phase one with no phase two is a strong document; a phase two with a repair plan is a disclosure item to price. Your buyer receives the summary with the package, so we read it before we price.

What if there is a special assessment when I sell?

Who pays an assessment is a contract term. The standard Florida condominium rider has a clause for it, and the estoppel certificate shows what has been adopted; we negotiate the split explicitly, above all when an assessment is proposed but not yet adopted.

Must I disclose an assessment the board is only discussing?

Florida law requires a residential seller to disclose known facts that materially affect value and are not readily observable to the buyer, and a proposed assessment you know about can be one. The estoppel certificate shows only adopted amounts, so we ask the association about proposals in writing and put the answer in the file.

Who pays the estoppel fee?

The contract decides; in Florida resale practice it is usually the seller. The fee is capped by section 718.116 and set by the association or its manager.

Does the association have to approve my buyer?

Not public. Some condominium declarations give the association a right to approve sales or leases; we confirm it from your phase's documents and build any approval time into the contract dates.

What must I disclose about flooding?

Florida's flood disclosure law requires a residential seller to disclose known flood damage and insurance claims and whether the property has received federal flood assistance (section 689.302). At Emerald Pointe we also give the buyer the FEMA zone and base flood elevation from the county card.

Does my boat slip transfer?

Only if a document says it does. Slips are association-controlled; we ask for your assignment or rental agreement and the association's written confirmation of what, if anything, transfers.

Can I sell my condo furnished?

Yes; list the furniture on a separate bill of sale or an itemized addendum so the appraiser and lender treat it correctly.

What updates pay off before selling?

At Emerald Pointe's price level, condition swings price by tens of thousands of dollars within a plan. Fresh paint, flooring and fixtures pay back; impact windows and doors help with insurance, but need association approval and a city permit.

Does the floor I am on change my price?

Less than the plan and position do. In the four-story buildings, the county values the same plan identically on every floor; buyers pay for the view, which rises with the floor, and for elevator access, which the association says the midrise buildings have.

Does a waterfront position sell for more?

On the county's 2026 values, yes: the 1,356 square foot plan is valued at $178,653 in Building D's waterfront positions against $161,364 in E and F, and Building D's two $105,000 sales were in its non-waterfront positions.

Does a three-bedroom sell for more per foot than a two-bedroom?

It varies by position and condition more than by bedroom count. In the last twelve months a 1,912 square foot three-bedroom sold at $192.99 a square foot and a 2,191 square foot three-bedroom at $127.80, against a $141.15 community median.

Will my buyer's taxes be higher than mine?

Often. A buyer's assessed value resets to the purchase-year value, and a homesteaded seller's Save Our Homes cap does not transfer to the buyer, although you may port your own benefit to your next Florida home (section 193.155).

What happens to my homestead exemption when I sell?

It ends with the sale. You may transfer the accumulated Save Our Homes benefit to a new Florida homestead if you establish it within the statutory window.

Can I sell by owner?

You can. At Emerald Pointe the work is the paperwork: the section 718.503 package, the structural study, the estoppel, the flood file and the slip question. Owners who try alone usually call us when a buyer's lender or inspector asks the first question the owner cannot answer.

Can I put up a For Sale sign?

The association's rules govern signs and are not public; we confirm with the office before listing.

How are showings handled inside the gate?

Through the association's gate procedure for agents and guests. We schedule, confirm and accompany showings for owners who are away.

Can I sell while the condo is leased?

Yes, subject to the lease. The buyer takes title subject to the tenant's rights; showings follow the lease's access terms, and a lease ending before the season usually widens the buyer pool.

Should I rent instead of selling?

Only if your phase's rules allow the rental you have in mind and the numbers work after the fee, insurance, reserves and any assessment. Ask for the leasing rules before you decide.

What if I own one of the damaged villas?

Get the association's written status first: whether the building is to be rebuilt, on what schedule, with what insurance money, and what assessment applies. A rebuilt villa in a VE or Coastal A area must meet today's flood rules, which affects cost and time. We price and market the villa as what it is today, with that document in hand.

What if my unit is near the 2022 fire site?

Nothing about the fire attaches to a neighbouring unit's title. Buyers will still ask what the association plans for the nine Phase V parcels it holds; a written answer from the association helps every seller in the community.

Who should I call first?

Call Jesse direct at (239) 898-6072. We start with your unit's county card, the recorded sales for your plan and the association documents, and give you a price range and a plan before any listing agreement.

Why hire McGreevy and Comisar to sell my Emerald Pointe home?

Because we price from the phase, plan, position and county record, build the structural study and marina file before the first showing, correct the Punta Gorda Isles confusion before a buyer does, and reach the Midwestern and Northeastern buyers who make up much of Emerald Pointe's market. Jesse McGreevy and Marc Comisar have been among the Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012. Call Jesse direct at (239) 898-6072.

Sources and Authoritative References

Every Emerald Pointe fact on this page traces to a primary record, grouped below by issuer and numbered continuously: the Charlotte County Property Appraiser, Tax Collector, GIS and Clerk, the school district, the State of Florida, the City of Punta Gorda, federal agencies, the association and news reports, plus the county sales file and our routing test in plain text.

Charlotte County Property Appraiser

1. Record card, a Phase VI 1,356 sq ft unit (location, city limits, zoning, flood zone, sales, 2026 preliminary value)
2. Charlotte County Property Appraiser home page, exemptions and homestead
3. Land use codes, including 0401 "determined damaged"
4. Zoning codes
5. Tax estimator for a Phase VI unit

Charlotte County Tax Collector

6. Account summary, a Phase VI unit, 2000 to 2025 bills
7. 2025 annual bill, a Phase VI unit (millage code 151, 16.6185 mills, no non-ad valorem assessments)

Charlotte County Government and GIS

8. CCGISLayers map service
9. Ownership layer (owner mailing, homestead, use code for all Emerald Pointe parcels)
10. Subdivision and condominium plat layer
11. City of Punta Gorda boundary layer
12. Storm surge evacuation zones layer
13. Wind zone layer
14. City of Punta Gorda zoning layer
15. Building permits by year layer
16. Emergency Management, Know Your Zone
17. Know Your Zone address lookup
18. Evacuation zone map
19. Disaster Planning Guide
20. Clerk of the Circuit Court, plats and condominiums search

Charlotte County Public Schools

21. Boundary Locator
22. Boundary Locator service, queried for 25188 Marion Avenue on September 29, 2026
23. East Elementary School
24. East Elementary capacities, 2026 to 2027
25. Florida Department of Education, school grades
26. Charlotte Sun, first state A in 15 years for Charlotte County Public Schools, July 1, 2026

State of Florida

27. DBPR condominium register extract (six Emerald Pointe projects, declared units, recording dates, managing entity)
28. DBPR, condominium and cooperative SIRS reporting
29. DBPR, SIRS reporting database, submitted before July 2025
30. DBPR, SIRS database, submitted July 2025 and after
31. Florida Division of Corporations, Emerald Pointe Condominium Association, Inc., document 732843
32. 2026 annual report, filed July 27, 2026
33. 2026 amended annual report, filed August 28, 2026
34. Florida Statutes, s. 718.503 (resale disclosure)
35. Florida Statutes, s. 718.116 (assessments and estoppel certificates)
36. Florida Statutes, s. 718.112 (bylaws, budgets, reserves and SIRS)
37. Florida Statutes, s. 718.111 (association powers, insurance and official records)
38. Florida Statutes, s. 718.110 (amendments, including rental restrictions)
39. Florida Statutes, s. 553.899 (milestone inspections)
40. Florida Statutes, s. 760.29 (housing for older persons)
41. Florida Statutes, s. 760.27 (assistance animals)
42. Florida Statutes, s. 193.155 (homestead assessment and portability)
43. Florida Statutes, s. 627.351 (Citizens flood requirement)
44. Florida Statutes, s. 689.302 (seller flood disclosure)
45. Florida Statutes, s. 627.711 (wind mitigation disclosure)
46. Citizens Property Insurance Corporation, inspections
47. DBPR, public licensee search

City of Punta Gorda

48. Waterfront Living (PGI and BSI canal maintenance assessment districts)
49. Canals (the two canal districts, dredging, seawalls)
50. 50% FEMA Rule
51. Flood Readiness (FIRM effective December 15, 2022; CRS)
52. FEMA FIRM index map for the city
53. CRS annual certification letter (Class 5)
54. Code Chapter 6, vessels, docks and waterways
55. Laishley Park Municipal Marina
56. Legal Notices
57. Hurricane Preparedness

Federal

58. FEMA Flood Map Service Center
59. FEMA National Flood Hazard Layer map service
60. FEMA, NFIP Risk Rating 2.0
61. FEMA, Limit of Moderate Wave Action fact sheet
62. National Hurricane Center, Tropical Cyclone Report, Hurricane Charley
63. National Hurricane Center, Tropical Cyclone Report, Hurricane Ian
64. National Hurricane Center, Tropical Cyclone Report, Hurricane Milton
65. NOAA, United States Coast Pilot 5, chapter 4 (Charlotte Harbor and the US 41 bridges)
66. U.S. Census Bureau Geocoder

Emerald Pointe Condominium Association

67. Official association website (community description and amenity list)
68. Map of Emerald Pointe (association PDF)
69. Association marketing site, home page
70. Amenities
71. Waterfront homes
72. Waterfront condos
73. Waterfront townhomes

Community, Healthcare and Press

74. Punta Gorda Isles Civic Association, Join Us (membership eligibility)
75. WINK News, "Fire destroys 7 townhomes and a boat in Punta Gorda's Emerald Pointe community", March 30, 2022
76. Charlotte Sun, "Firefighters battle blaze at Emerald Pointe in Punta Gorda"
77. WINK News, "Emerald Pointe condo owners still paying HOA fees on burned down homes", July 22, 2022
78. Gulf Coast News (NBC2), "Two units in Punta Gorda condo complex catch fire", October 21, 2022
79. Gulfshore Business, "Punta Gorda adopts $219 million budget with lower tax rate", September 24, 2026
80. Gulfshore Business, "Punta Gorda faces budget decisions with lower millage rate", September 11, 2026
81. AdventHealth newsroom (Jones Loop Road emergency department)

Records Cited in Plain Text

82. Charlotte County Property Appraiser public roll and sales files (20260927 releases), DOR-qualified improved sales for every parcel whose legal description names Emerald Pointe, index built September 29, 2026, newest recorded Emerald Pointe sale August 20, 2026; our analysis of 382 qualified sales since 2009.
83. Charlotte County Property Appraiser record cards and 2026 preliminary values for 302 of the 303 Emerald Pointe residential units, read September 29, 2026; our tabulation of plan, bedrooms, waterfront flag, FEMA zone, base flood elevation and value.
84. Our routing test: OSRM open routing engine, free-flow drive times from 26.9466 N, 82.0327 W, 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 Emerald Pointe declarations of condominium, budget, rules, structural integrity reserve study and milestone summaries are not posted publicly; buyers receive them under section 718.503, and the recorded declarations are available through the Charlotte County Clerk.

Market data from Southwest Florida MLS, pulled September 2026.

McGreevy and Comisar, Best Realtor for Emerald Pointe. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.