Burnt Store Marina - Grande Isle Towers

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

McGreevy and Comisar wrote this guide first for Grande Isle Towers owners who are weighing a sale, and second for buyers who want the towers' real record before a first tour: what each floor plan has sold for in each tower, why the two building pairs now trade at different prices, what the state's structural study database and the federal court dockets say about each association, and what the dues actually cover. Grande Isle Towers is a four-tower, 216-residence waterfront condominium community inside the master-planned community of Burnt Store Marina in Punta Gorda, Florida. It is the largest tower family and the top of the condominium market behind the gates, standing at the tip of Prosperity Point between the marina's north and south basins. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and Top 1% Real Estate Agents Nationally Since 2008.

One address nuance matters before anything else. The mailing address says Punta Gorda, ZIP 33955, but Burnt Store Marina sits in unincorporated Lee County, not in the City of Punta Gorda or in Charlotte County. Lee County values and taxes every Grande Isle residence, Lee County's flood map and building department govern the towers, and the School District of Lee County serves them, while Charlotte County's only role is water and sewer.

Grande Isle Towers is four seven-story towers of post-tensioned, cast-in-place concrete on Sunset Key Circle, built in 2004 and 2005, and legally it is two condominiums with two associations. Towers I and II, at 3313 and 3321 Sunset Key Circle, hold 112 residences under Grande Isle Towers I and II Condominium Association, Inc. Towers III and IV, at 3329 and 3333 Sunset Key Circle, hold 104 residences under the association that, since April 2, 2026, carries the legal name Sunset Pointe Towers North and South on the state's corporate record. The two pairs share an address, a peninsula and a view. Since 2023 they have not shared a price per square foot, and the reasons are on the public record.

This guide is built from the Lee County Property Appraiser's roll and recorded-sale files for all 216 residences (264 qualified sales since 2009), the Florida Department of Business and Professional Regulation's condominium register and structural integrity reserve study database, the Florida Division of Corporations, the federal district and bankruptcy court dockets for the Middle District of Florida, the Section 22 master association's recorded documents and newsletter, FEMA's flood map service, the Florida Statutes and the Southwest Florida MLS. If you own at Grande Isle Towers and are weighing a sale, start with the market snapshot, the association section and the seller section, then call Jesse. If you are buying, the tower-by-tower record tells you which of the 216 homes fits, and how you will finance it, before your first showing.

Why McGreevy and Comisar Are the Best Realtor for Grande Isle Towers at Burnt Store Marina

McGreevy and Comisar are the best realtor for Grande Isle Towers at Burnt Store Marina because the case is on the record: the #1 team in Southwest Florida since 2012, over $900 million in personal sales, and a Grande Isle market read built from every county-recorded sale since 2009 and both associations' court and state filings.

If you're searching for the best realtor for Grande Isle Towers at Burnt Store Marina in Burnt Store Marina, Punta Gorda, whether you're ready to sell your Grande Isle Towers at Burnt Store Marina 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 Grande Isle Towers for a reason particular to these four buildings. Grande Isle is not one market. It is two condominiums, and in the 24 months since September 2024 the county recorded seven sales in Towers III and IV at a median of $328.22 per square foot of county living area and five sales in Towers I and II at $250.59, a gap of roughly 31 percent between buildings that stand a few hundred feet apart, were finished within a year of each other and look over the same harbor. Before 2023 the two pairs traded at parity. A listing agent who prices a Tower II residence off a Tower IV sale, or the reverse, will misprice it, and a buyer who does not ask which association governs the unit, what that association is doing in court and how a lender will treat it can lose the contract at underwriting.

Recent Grande Isle Towers at Burnt Store Marina track record (all brokerages, county recorded deeds): In the last 12 months Grande Isle Towers at Burnt Store Marina has seen 8 recorded resales (Lee County Property Appraiser public sales files, qualified improved sales recorded from September 1, 2025 to August 7, 2026, the window the parent guide uses), at a median of $572,000 (eight sales, an even count, so the midpoint of $545,000 and $599,000). Eight sales is below the ten-sale threshold we use before leaning on a median, so the lead figure on this page is the first window with ten or more sales: 12 resales, county recorded, DOR-qualified, in the 24 months since September 2024, at a median of $528,750 (twelve sales, an even count, so the midpoint of $512,500 and $545,000), from $330,000 to $895,000, none a first sale from the developer. The highest-priced Grande Isle sale in that window was $895,000, a seventh-floor corner residence in Tower IV in September 2025, which was also the highest condominium sale in all of Burnt Store Marina that year. On the Southwest Florida MLS, split to the four tower addresses, 8 Grande Isle residences closed in the 24 months to September 26, 2026 at a $528,750 median, a median 91.7% of list price after a median 263 days on market; across all of Burnt Store Marina, blended, the MLS shows 30 closings in the latest 12 months at 94.1% after a median 247 days. The county record does not name the listing office on each sale, so we state no represented-sale count for the towers here; ask us and we will walk you through all twelve.

For Grande Isle Towers sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and off-market discretion. At Grande Isle it has to answer the questions a tower buyer now asks first: which association, what the structural integrity reserve study says, what the dues include, how the lender will classify the building, and what the view is from your floor. We build that paperwork file before the first showing: the resale disclosure package under section 718.503 of the Florida Statutes, the association's reserve study or its summary, both estoppel certificates (the condominium's and the Section 22 master association's), and, for Towers I and II, a plain summary of where the association's Chapter 11 case stands, taken from the court's own docket.

For Grande Isle Towers buyers: the first question is the association, because at Grande Isle the association decides the carrying cost, the special assessment risk and whether a conventional mortgage is available at all. The second is the plan and floor, which set the price band: the 2,351 square foot corner residences have sold at a 60-month median of $835,000 against $495,000 for the 1,684 square foot plan. The third is what the quarterly dues cover, which in Towers III and IV includes television, internet, water, sewer, the building's exterior insurance and air conditioning maintenance, per the association. Sellers and buyers comparing the best real estate agents in Punta Gorda should ask each one to answer those three questions for a specific Sunset Key Circle address; we answer them below.

Honors and recognition:

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

Selling your Grande Isle Towers at Burnt Store Marina home? Get a free Burnt Store Marina home valuation or call Jesse direct at (239) 898-6072.

Buying a home in Grande Isle Towers at Burnt Store Marina? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read our Burnt Store Marina buyer guide.

Living in Grande Isle Towers as a Homebuyer

Living in Grande Isle Towers means a three-bedroom residence of 1,684 to 2,351 square feet, a screened lanai over Charlotte Harbor or a marina basin, parking inside the building, a clubhouse and pool for each tower pair, and Burnt Store Marina's gate, golf and marina around you.

Grande Isle Towers is the largest of the Burnt Store Marina condominium families by residence count, ahead of Marina South Shore's 123 walk-up homes and the 120 residences of Harbor Towers, and it is the most expensive condominium product in the community. What follows is what daily life looks like, drawn from the county roll, the state register, the associations' own statements and the master association's recorded documents.

What Is Grande Isle Towers?

Grande Isle Towers is a group of four seven-story residential condominium towers on Prosperity Point, the peninsula between the north and south marina basins of Burnt Store Marina, recorded on a replat of part of Tract C of Punta Gorda Isles, Section 22 (Plat Book 28, Pages 118 to 138, Lee County). Each tower is a condominium building governed by Chapter 718 of the Florida Statutes, and above the building associations sits the Punta Gorda Isles, Section 22 Homeowners Association, the community's master association.

The Florida Department of Business and Professional Regulation lists two condominiums: Grande Isle Towers I and II, a Condominium (project PR1P026481, 112 units, recorded May 20, 2004) and Grande Isle Towers III and IV, a Condominium (project PR69141, 104 units, recorded April 20, 2005) (DBPR condominium extract, read September 29, 2026). One hundred twelve plus 104 is 216, and the Lee County roll carries exactly 216 residential units across the four addresses, plus one common-element parcel for Towers III and IV. The county's appraiser groups all four towers as one condominium complex, Grande Isle Towers I to IV, and classes the buildings as mid-rise condominiums of four to seven floors (Lee County Property Appraiser cost card, a Tower III residence).

You will see three names for the same place. "Grande Isle Towers" is the recorded name on the declarations and the county roll. "Grand Isle" and "Grand Isles," without the final e, appear on the master association's roster and in its newsletter. "Sunset Pointe Towers," North and South, is the name Towers III and IV now use, on their own website since at least 2025 and on the state's corporate record since April 2026.

Four Towers, Two Condominiums, Two Associations

Source: Lee County Property Appraiser roll (unit counts by address and floor), Florida DBPR condominium register, Florida Division of Corporations. The county's short legal descriptions tie each tower to its recorded declaration: Tower I to Official Records Book 4304, Page 4037; Tower II to Book 4304, Page 4124; Tower III to Book 4673, Page 4060; and Tower IV to Book 4673, Page 4145.

Why it matters to you: the two associations have separate boards, budgets, insurance programs, reserve studies and, since 2025, very different legal situations, which the association section below walks through from the court dockets. A buyer choosing between a Tower II and a Tower III residence is choosing between two different associations, not between two views.

Which Floor Plan Sits Where

Every Grande Isle tower repeats one stack from the first floor to the seventh, and the county roll shows it unit by unit. In Towers III and IV the two corner positions on each floor are 2,351 square feet on the roll, the positions beside them 1,986 square feet, and the middle positions 1,825 square feet. In Towers I and II the corners are also 2,351 square feet, with 1,684 and 1,893 square foot plans between them.

Source: Lee County Property Appraiser roll, 216 residences. The Sunset Pointe Towers association publishes its own plan names and sizes for Towers III and IV, the Three-Bedroom Straight at 1,883 square feet, the Three-Bedroom Wedge at 2,065 and the Three-Bedroom Plus Den Corner at 2,296, each with a screened lanai of 169 to 313 square feet (Sunset Pointe Towers, read September 29, 2026). The association's figures and the county's do not match because they measure differently; on this page every price per square foot uses the county's base area, labelled as such, because that is the figure recorded for every residence.

Parking, Storage and the Elevator Ride

Every Grande Isle residence parks inside its tower. For Towers III and IV the association states that "Every residence includes a dedicated, secure indoor parking space within the building itself," and lists "air-conditioned storage units" among what the dues cover (Sunset Pointe Towers). The Towers I and II association publishes no website we could find, so the parking assignment and storage for a Tower I or II residence come from its declaration and the seller; confirm them in writing before you write an offer. The number of elevators in each tower, and when each was last modernized, is not published for any of the four; for Towers III and IV the association lists "elevator maintenance" among the costs its dues cover.

Two practical points follow. A second car goes in guest or open parking under the association's rules, which are not posted publicly. And a golf cart is a Section 22 question as much as a building question: the master association's barcode rules issue no barcodes for golf carts (Section 22 barcode rules), and carts are allowed on the designated lanes and on the Prosperity Point path but not on the Matecumbe Key Road path (Summary of Section 22 Rules).

Who Owns at Grande Isle?

Grande Isle is a seasonal address with a full-time minority. The master association's newsletter reported after Hurricane Ian that "only 17 of the 112 homeowners were year-round residents" in Towers I and II (The Beacon, May 2023), and the Sunset Pointe Towers association describes "a healthy mix of full-time residents and seasonal owners, with the community most active from November through April" (Sunset Pointe Towers). For a buyer, that means quiet corridors in August and a full pool deck in February. For a seller, it means the likeliest buyer is a seasonal owner who will tour in winter and may close from out of state.

A Day at Grande Isle

A February morning at Grande Isle might start on a seventh-floor lanai watching the boats clear the channel, then a walk along the Prosperity Point path, which the master association designates for walking, biking and carts (Summary of Section 22 Rules). Cass Cay Restaurant and Bar and The Trading Post sit across the south basin on Matecumbe Key Road, and Safe Harbor Burnt Store, the marina that wraps around the peninsula, is a short walk from any tower (Safe Harbor Burnt Store). The Fitness, Racquet and Pool Club at 3085 Matecumbe Key Road has four tennis courts and eight pickleball courts (Section 22, Fitness, Racquet and Pool Club), and the 27-hole Burnt Store Marina Country Club is on the golf side of the community (Burnt Store Marina Country Club).

Errands start at the staffed main gate on Burnt Store Road. The nearest Publix stores are about 13 to 14 minutes away, downtown Punta Gorda about 24 minutes and Southwest Florida International Airport about 50 to 59 minutes, per the free-flow routing estimates in our Burnt Store Marina guide.

What you do not do at Grande Isle is exterior work. In Towers III and IV the association says its quarterly fee covers "building exterior insurance, common area maintenance, landscaping and irrigation, pool and spa service, elevator maintenance, Direct TV, High Speed Fiber Optic internet, water and sewer, AC system management and replacement, air-conditioned storage units, and reserve fund contributions" (Sunset Pointe Towers).

What Grande Isle Does Not Have

Five things buyers sometimes assume. No boat slip with the deed: the marina around the peninsula is Safe Harbor's, and slips and dry storage are separate contracts; the association says residents have access "through separate slip lease or purchase agreements." No garage: parking is an assigned space inside the building. No private pools: each tower pair has its own pool, and the peninsula has two island pools. No age restriction: neither the Section 22 documents nor any Grande Isle document we reached sets a 55-and-older rule. No exemption from Florida's condominium safety laws: at seven stories, all four towers are inside both the structural integrity reserve study and the milestone inspection regimes, covered below.

Buying at Grande Isle, Step by Step

Buying here runs through a building association, the Section 22 master association and, for most buyers, a lender that will ask its own questions about the building.

1. Choose the association first, then the plan and floor. Towers III and IV and Towers I and II are separate condominiums with separate budgets and separate legal situations.
2. Talk to your lender before you tour. Ask whether the lender can finance a unit in that specific condominium. Under Fannie Mae's Selling Guide, a condominium project "must not be the subject of a voluntary or involuntary bankruptcy" proceeding, and projects whose association is party to pending litigation about safety, structural soundness, habitability or functional use are also ineligible (Fannie Mae Selling Guide B4-2.1-03). That matters for Towers I and II while their association's Chapter 11 case is open.
3. Read the condominium file before you offer. Under section 718.503 of the Florida Statutes you are entitled to the declaration, articles, bylaws and rules, the annual financial statement and budget, the frequently asked questions sheet, and the association's most recent structural integrity reserve study or a statement that none was completed; a contract signed before you receive them is voidable for a period after you do (Florida Statutes, section 718.503).
4. Order both estoppel certificates on day one. The condominium association's under section 718.116 and the Section 22 association's under section 720.30851.
5. Price against the same plan, floor and association, not the Burnt Store Marina median.
6. Insure before the deadline. Get an HO-6 quote on the actual unit and the association's master insurance declarations page.
7. Ask about approval, then close. Ask the condominium association in writing whether its declaration requires approval of a sale or a lease, and register with the Section 22 gate once the deed records.

Grande Isle Towers Market Snapshot: What the Condominiums Actually Sell For

Grande Isle Towers recorded 12 resales in the 24 months since September 2024 (county recorded, DOR-qualified) at a $528,750 median, from $330,000 to $895,000; Towers III and IV recorded seven at $625,000 and Towers I and II five at $422,000. The latest 12 months held eight sales at a $572,000 median.

Data updated: September 2026 (Lee County Property Appraiser public parcel and sales files, index built September 29, 2026, newest Grande Isle sale recorded July 21, 2026; Southwest Florida MLS Matrix, closed sales to September 26, 2026, split to the four tower addresses)

In preparing this guide we tracked every one of the 264 Grande Isle Towers sales the county recorded since 2009, sale by sale, and matched each to its tower, floor and floor plan from the county's unit record; every table in this section is built from those rows, not from an automated estimate.

Eight recorded sales in the trailing twelve months is below the ten-sale threshold at which we let a median lead, so the leading figure is the first window with ten or more sales, 24 months of county recorded sales. This section then lists all twelve (without unit numbers), splits them by association, plan, floor and tower, shows the MLS layer, and adds the 36-month, 60-month and calendar-year record back to 2009, stating the window beside every figure. None of the 264 sales is a first sale from the developer: the towers' original 2004 and 2005 sales predate the state's sales files the county index is built on, and the county's own cost cards carry them separately.

The Leading Window: 24 Months of County Recorded Sales

Source: Lee County Property Appraiser public sales files, qualified improved sales, our analysis. Dollar volume in the window: $6,870,500. Price per square foot is each sale's price over the county roll's heated area for that residence, and the median of those per-sale figures, which is our standing convention; it is never compared with an MLS living-area figure.

All Twelve Sales, One by One

Source: Lee County Property Appraiser public sales files; floor read from the recorded unit designation, size from the county roll. These are public-record sales, not our transactions. The two most telling rows are the corners. A seventh-floor 2,351 square foot corner in Tower IV recorded $895,000 in September 2025, and a fifth-floor 2,351 square foot corner in Tower II recorded $420,000 in May 2026. Two floors of height do not explain a price less than half the size; the association does.

The Trailing Twelve Months, the Parent Guide's Window

Our Burnt Store Marina guide reads every neighborhood on one common window, qualified sales recorded from September 1, 2025 to August 7, 2026. On that window Grande Isle Towers recorded eight sales at a $572,000 median (even count; $545,000 and $599,000), $4,856,000 in volume: five in Towers III and IV at a $625,000 median ($545,000, $599,000, $625,000, $775,000 and $895,000) and three in Towers I and II at $420,000, $497,000 and $500,000. Those figures match the parent guide's price table exactly. In the last 12 months we tracked no Grande Isle sale below $420,000, and the eight sales were split five to three in favor of the Sunset Pointe pair even though Towers I and II hold more residences.

Ready to Sell or Buy at Grande Isle? Talk to the Team That Read Both Associations' Records

Grande Isle Towers, the 216-residence tower family on Prosperity Point inside Burnt Store Marina, recorded twelve sales in 24 months, and its two associations now trade about 31 percent apart per square foot. A seller who hands buyers the right association's record in writing, priced to that building, is the seller who closes; the same facts tell a buyer which listings are fairly priced and financeable before a first tour.

Selling a Grande Isle Towers condominium? Get a free Burnt Store Marina home valuation, or call Jesse direct at (239) 898-6072.

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

By Floor Plan

Source: Lee County Property Appraiser public sales files, 47 sales in 60 months, our analysis. We use 60 months here because a 24-month split by plan would leave most rows with one or two sales. The corners carry the premium: a 60-month median of $835,000, about 69 percent above the 1,684 square foot plan. The corner range is also the widest, from the Tower I record of $1,140,000 in April 2024 to the Tower II sale at $420,000 in May 2026, which is the clearest single illustration on this page of how far the two associations have drifted apart.

By Floor

Source: Lee County Property Appraiser public sales files, our analysis. The pattern is what you would expect in a harbor tower: the two lowest floors sell for the least per foot and the top two for the most, with the seventh floor about 45 percent above the first. The fifth-floor row is pulled down by three Tower I and II sales from 2024 to 2026, which is the association effect showing up again; read the middle floors by tower pair, not in one pool. The third-floor row rests on two sales and is too thin to read.

By Tower

Source: Lee County Property Appraiser public sales files, our analysis. Tower mix drives part of this table: Tower II holds nine residences per floor and the most 1,684 and 1,893 square foot plans, and Tower III's twelve sales include five corners. By pair over the same 60 months, Towers I and II recorded 25 sales at a $500,000 median and Towers III and IV 22 sales at a $637,500 median (even; $625,000 and $650,000).

The Two Associations, Year by Year

Source: Lee County Property Appraiser public sales files, our analysis. Rows under five sales are thin; read the direction, not the decimals. From 2019 through 2021 Towers I and II sold for more per foot than Towers III and IV. In 2022, the year of the peak, the two pairs were within fifty cents of each other. Since 2023 Towers III and IV have held most of their 2022 level while Towers I and II have fallen back to about their 2020 level. The dates line up with the public record: Hurricane Ian in September 2022 and the months of remediation the association's newsletter described at Towers I and II, the insurer's suits filed in August 2025, and the association's Chapter 11 petition in April 2026, each covered in the next section.

What the Southwest Florida MLS Shows for Grande Isle

We split the Southwest Florida MLS closings labeled Burnt Store Marina by address and kept every row at 3313, 3321, 3329 and 3333 Sunset Key Circle: nineteen Grande Isle closings in the five years to September 26, 2026. The MLS labels them Grande Isle I, II, III or IV, and one Tower IV sale is filed under "Prosperity Point."

Source: Southwest Florida MLS Matrix, pulled September 26, 2026, split to the four tower addresses by us. Sale-to-list is the median of each sale's ratio of sold price to the list price in its MLS record. Only four Grande Isle closings fell in the latest twelve months, too few for a rate, so here they are: $895,000 against a $1,095,000 list after 830 days; $497,000 against $539,000 after 241 days; $775,000 against $849,000 after 1,102 days; and $545,000 against $615,000 after 659 days. For comparison, across all of Burnt Store Marina the MLS recorded 30 closings in the same twelve months at a $323,750 median, 247 median days on market and a 94.1% median sale-to-list ratio, blended across every product.

The MLS and the county disagree on count because the MLS development label misses part of the inventory: four of the county's twelve 24-month Grande Isle sales do not appear under the Burnt Store Marina development label at all. That is why the county record leads on this page and the MLS stands beside it for the two measures only the MLS carries. We did not have a current pull of active Grande Isle listings for this edition, so this page states no months-of-supply figure; ask us for the live list.

The five-year MLS arc says the same thing as the county's. In 2022, most Grande Isle residences sold within about two weeks, four of the five MLS closings that year at 97 to 99 percent of list. Since 2024, the typical Grande Isle listing has taken the better part of a year and sold at about 91 to 92 percent of list, a discount that falls hardest on corners priced to the 2022 to 2024 peak.

Seventeen Years of Recorded Medians

Source: Lee County Property Appraiser public sales files, 2009 to 2026, qualified improved sales, our analysis. Medians of even counts are the mean of the middle pair.

Read the table the way a seller should. From the 2011 low of $136.71 per square foot, Grande Isle prices rose steadily to a 2022 peak of $355.93, and volume peaked a year earlier, with 30 sales in 2021. Since then volume has fallen to five to seven sales a year and the median price per foot has given back about 23 percent from its peak. That is gentler than Burnt Store Marina's condominium market as a whole, whose annual median fell from $408,000 in 2023 to $275,000 in 2026 to date on the parent guide's county figures, and it is almost entirely a Towers I and II story. A Towers III and IV seller in 2026 is selling into a market that has held most of its value; a Towers I and II seller is selling into one that is waiting on a court.

The 2022 Peak and the 2024 Record

The two highest recorded Grande Isle prices both came after the peak year: $1,140,000 for a fourth-floor 2,351 square foot corner in Tower I in April 2024, $484.90 per county square foot, and $1,088,500 for a sixth-floor corner in Tower III in February 2023. The Tower I record is worth a second look, because in 2024 a Tower I corner was the most valuable residence at Grande Isle, and two years later a Tower II corner of the same size recorded $420,000. No public record we reached explains an individual sale's price; condition, furnishings, view, a pending special assessment on the estoppel and the buyer's financing all sit in the listing file, not the deed.

What the County Says a Grande Isle Residence Is Worth

The Lee County Property Appraiser values each residence every year, and the roll records a market value per unit. As one example, a third-floor 1,825 square foot residence in Tower III carried a 2025 market value of $383,866 on the county's cost card (Lee County Property Appraiser cost card), while the two Tower III and IV sales of the 1,825 square foot plan in the 24-month window, one on the fourth floor, recorded $599,000. The appraiser's value is a mass-appraisal figure for the tax roll, set as of January 1 and typically below market for a condominium in a rising or level market; it is not a price and should not be used as one in either direction.

What Property Tax Looks Like at Grande Isle

Grande Isle residences are taxed by Lee County in the Burnt Store Area Fire district, millage code 034: 14.0825 mills adopted for 2025 and 13.6738 mills proposed for 2026, mainly because the fire unit is proposed down from 3.1700 to 2.8000 mills (Lee County Property Appraiser, 2026 TRIM notice). The single-family bill the parent guide sampled also carried Lee County solid waste at $381.11 for 2025 (Lee County Tax Collector, 2025 bill); how solid waste is applied to a condominium unit is on that unit's own bill, so read the seller's prior-year bill. There is no community development district.

For a buyer, the practical point is that the seller's tax bill is not yours. A homestead owner's assessed value is capped under Florida's Save Our Homes rule and resets toward market value when the home sells, so budget from your own purchase price: at 13.6738 mills, each $100,000 of taxable value is about $1,367 a year before exemptions. That is our arithmetic on the proposed rate, not a quote.

What Is Happening With the Grande Isle Towers I and II Association?

Grande Isle Towers I and II Condominium Association, Inc., which governs the 112 residences at 3313 and 3321 Sunset Key Circle, filed a voluntary Chapter 11 petition in federal bankruptcy court in Fort Myers on April 27, 2026, after its insurer sued it in 2025 over storm claims. The Towers III and IV association is not part of either case.

Data updated: September 2026 (U.S. Bankruptcy Court and U.S. District Court for the Middle District of Florida dockets, read September 29, 2026 through public docket services; Florida Division of Corporations)

This is the single most important fact about Grande Isle Towers in 2026, and it appears on no listing we have seen and in no earlier guide to Burnt Store Marina, including our own parent guide. We set it out here from the courts' own dockets, in the order it happened, and we say plainly where the public record stops.

Hurricane Ian and the Remediation

Hurricane Ian made landfall near Punta Gorda on September 28, 2022, and the master association's president wrote that it put Burnt Store Marina "right in the middle of the eye" (The Beacon, December 2022). The master association's newsletter later published a resident account of the Towers I and II recovery: "Their buildings suffered numerous water incursion problems and other damage. They were without power or running water for much longer periods than the rest of Burnt Store Marina, and faced months of remediation effort." The same article records that the association's board held 59 emergency board meetings through February 15, 2023, that remediation crews began arriving on October 3, 2022, that the workforce on the site grew to close to 150 contractors, and it names the remediation company as StopLoss (The Beacon, May 2023).

The Sunset Pointe Towers association describes Towers III and IV's experience differently: "Even during Ian, the towers remained safe, habitable, and structurally secure. While long-term repairs were required to roofs and exterior components, daily life and amenities continued uninterrupted" (Sunset Pointe Towers). That is the association's own statement, and we have no public record that tests it either way.

The Insurer's Suits, 2025

On August 26, 2025, Steadfast Insurance Company filed two declaratory judgment actions against Grande Isle Towers I and II Condominium Association, Inc. in the U.S. District Court for the Middle District of Florida, cases 2:25-cv-00775 and 2:25-cv-00776, nature of suit "Insurance." In the first, the court entered a hurricane interim protective order on August 29, 2025, and the association answered on October 10, 2025 with affirmative defenses and a counterclaim, attaching the policy, a stop-loss agreement, a loss statement and a denial letter (Justia docket, 2:25-cv-00775; Justia docket, 2:25-cv-00776). A declaratory judgment action by an insurer asks the court to declare what a policy does or does not cover. The amounts in dispute are not on the public summary.

The Chapter 11 Petition, April 2026

On April 27, 2026, the association filed a voluntary Chapter 11 petition in the U.S. Bankruptcy Court for the Middle District of Florida, Fort Myers Division, case 2:26-bk-00951, assigned to Bankruptcy Judge Luis Ernesto Rivera II. The petition estimates assets of $500,001 to $1 million and liabilities of $10,000,001 to $50 million, with 1 to 49 creditors (PacerMonitor, case 2:26-bk-00951). The docket then shows, among other entries:

• May 6 and 7, 2026: a hearing and an order granting the association's emergency motion for post-petition insurance financing, and applications to employ general counsel and, as special counsel, a Florida insurance-claims law firm (Inforuptcy docket, 2:26-bk-00951).
• May 12, 2026: an expedited motion to limit notice to unit owners, with a list of unit owners attached, and a motion on adequate assurance for utility services.
• June 4 and July 6, 2026: the meeting of creditors and the deadline for filing claims.
• July 15, 2026: Stoploss Specialists, LLC, a Georgia company, became the other party to an adversary proceeding, 2:26-ap-00029, when a state-court case between it and the association was removed into the bankruptcy court. The state-court papers filed into the record include a complaint, a lis pendens, a claim calculation sheet and a uniform order setting trial. A mediator reported on September 9, 2026 that the parties could not reach agreement, and a hearing on the removal and on Stoploss's motion to transfer venue was reset to October 21, 2026 (PacerMonitor, adversary 2:26-ap-00029).
• September 2026: a motion and order to pay Reserve Advisors, the reserve study firm, and the association's monthly operating report for August 2026, filed September 22 and amended September 23.

The docket header in September 2026 still showed a disclosure statement and a plan as due, which means no reorganization plan had been confirmed when we read it. What the association owes, to whom, why, and whether owners will be assessed for any of it are not stated on any free public record we reached.

What the Bankruptcy Means for a Tower I or II Owner

A condominium association in Chapter 11 keeps operating: it collects assessments, insures the buildings and pays its vendors under court supervision, and the automatic stay pauses most collection against it. Owners are not debtors in the case, and their deeds are not in the estate. What owners do carry is their share of whatever the association ultimately has to pay, because a condominium association's money comes from its owners. Under section 718.116 of the Florida Statutes, an owner is liable for all assessments that come due while he or she owns the unit (Florida Statutes, section 718.116). Whether the plan the association files will call for a special assessment, a loan, insurance proceeds or some combination is the question every Tower I and II owner and buyer should put to the association in writing, and the answer will be in the plan and disclosure statement once they are filed.

What It Means for Financing

This is where the case touches every sale. Fannie Mae's Selling Guide lists as ineligible any project that is "the subject of a voluntary or involuntary bankruptcy, insolvency, liquidation, or receivership proceeding," and any project whose association is "named as a party to pending litigation" relating to "the safety, structural soundness, habitability, or functional use of the project" (Fannie Mae Selling Guide B4-2.1-03). Most conventional condominium loans are written to Fannie Mae or Freddie Mac standards. So while the Chapter 11 case is open, a buyer of a Tower I or II residence should expect to need cash or a lender willing to hold the loan in its own portfolio, and should confirm that before signing a contract. Towers III and IV are a separate condominium with a separate association that is not a party to these cases; a lender's condominium questionnaire for Towers III and IV will be answered on that association's own facts.

That financing gap is, in our reading, a large part of the price gap between the two pairs since 2025: a building whose buyers must pay cash has fewer buyers.

What a Seller in Towers I or II Should Do Now

Price to the building's own recent sales, not to Towers III and IV. Order the estoppel and the resale package early, and ask the association for a written status letter on the Chapter 11 case, the insurance litigation and any assessment under discussion, so the buyer reads it before, not after, the inspection period. Market to cash buyers, who in a seasonal harbor community are a real share of the pool. And price the corner and upper-floor residences with the knowledge that, in 2026 to date, the two Tower I and II sales on the record were $420,000 for a 2,351 square foot corner and $500,000 for a 1,893 square foot residence, both on the fifth floor. We walk sellers through the docket in plain terms before we list.

Has Grande Isle Towers Completed Its Structural Integrity Reserve Study?

Both Grande Isle Towers condominiums appear in the Florida Department of Business and Professional Regulation's database of structural integrity reserve studies reported from July 2025 onward. The Towers III and IV association states its study was prepared in October 2025 and is fully funded; Towers I and II has published no summary.

From Surfside to SB 4-D: Why Grande Isle Has This Question at All

After the 2021 collapse of Champlain Towers South in Surfside, Florida's Legislature passed SB 4-D in a 2022 special session, adding the milestone inspection statute and the structural integrity reserve study requirement for condominium buildings of three habitable stories or more (SB 4-D, 2022 Special Session A), then refined both in SB 154 in 2023 and HB 913 in 2025 (SB 154, 2023; CS/CS/HB 913, 2025). At seven stories, all four Grande Isle towers are inside both regimes.

What the SIRS Law Requires

Section 718.112(2)(g) of the Florida Statutes requires an association to have a structural integrity reserve study at least every ten years for each building three stories or higher, covering the roof, structure, fireproofing and fire protection, plumbing, electrical systems, waterproofing and exterior painting, windows and exterior doors, and other items above the state's reserve threshold that bear on structural integrity. It must be performed or verified by a licensed engineer, architect or qualified reserve specialist, and it must include a funding plan. For budgets adopted on or after December 31, 2024, owners may not waive or reduce reserves for those items (Florida Statutes, section 718.112). Existing associations had to complete their first study by December 31, 2025, and must report it to the state (DBPR, SIRS Reporting and Database).

What the State's Database Shows for Grande Isle

On September 29, 2026 we searched the state's "SIRS Submitted July 2025 and After" database. Both condominiums are listed, Grande Isle Towers I and II, a Condo, and Grande Isle Towers III and IV, a Condo, each at Punta Gorda, 33955, Lee County (DBPR SIRS database, July 2025 and after). The public view of that database shows the project, association, city, ZIP and county; the study's completion date, the funding figures and any special assessment it reports were not visible in that view, so we do not state them.

What Each Association Says

For Towers III and IV, the association states that it "maintains a fully funded Structural Integrity Reserve and Non-Structural Reserve Studies, as required by state law. Both studies were conducted by Reserve Advisors, LLC in October 2025 and are totally funded with owner assessments, and no debt has been incurred to fund them," and that it "has lowered assessments the past two years" (Sunset Pointe Towers). Those are the association's words; the study itself is not posted publicly.

For Towers I and II, the bankruptcy docket shows a September 2026 motion and order to pay Reserve Advisors, the same reserve study firm. The study's findings, and how the association will fund the reserves the statute requires while in Chapter 11, are not published.

What Is Not Published, and How to Get It

For either pair, ask for the study itself, not a summary. Under section 718.503 a resale buyer receives the association's most recent structural integrity reserve study, or a statement that none has been completed, with the disclosure package, and under section 718.111(12) the association keeps it as an official record (Florida Statutes, section 718.111). Read three numbers: the fully funded balance the study recommends, the reserves actually held, and the annual contribution in the current budget. If the second is well below the first, ask how the gap will be closed.

When Are the Grande Isle Towers Milestone Inspections Due?

By the county roll's years built, Grande Isle Towers I and II reach 30 years in 2034 and Towers III and IV in 2035, so the first milestone inspections fall due by December 31 of those years under section 553.899, unless Lee County adopts the earlier 25-year option for buildings near salt water.

What the Milestone Law Requires

Florida's milestone inspection law applies to condominium buildings "three habitable stories or more in height," with the first inspection due by December 31 of the year the building reaches 30 years of age, measured from the certificate of occupancy, and every ten years after. A local enforcement agency may require it at 25 years for buildings near salt water. Phase one is a visual inspection by a licensed architect or engineer; phase two, more invasive testing, follows only if phase one finds substantial structural deterioration. The association must deliver the inspector's summary to every owner and post it where it keeps a website (Florida Statutes, section 553.899; DBPR, condominium inspections).

The Grande Isle Schedule, Tower by Tower

Source: Lee County Property Appraiser roll; Florida Statutes, section 553.899. The statute's clock runs from each building's certificate of occupancy, which can fall in a different calendar year from the roll's year built, and whether Lee County has adopted the 25-year option was not published where we looked. If it has, the dates move to 2029 and 2030. Ask the association and Lee County's building department for the dates they are working to.

What the Schedule Means for Owners and Buyers

Nothing milestone-related is due at Grande Isle before 2029 at the earliest. That puts the towers well behind Harbor Towers, whose 1998 buildings reach 30 in 2028, and decades behind the 1979 and 1980 walk-ups of Commodore Club and Marina South Shore. For a buyer, the nearer structural question is the reserve study, which is already required, and at Towers I and II the storm repairs and litigation. For a seller, a building that is years from its first milestone is a genuine selling point, and we say so in the listing.

What Should a Buyer Request From the Grande Isle Towers Associations?

A Grande Isle Towers buyer should request the condominium's resale disclosure package, both estoppel certificates, the structural integrity reserve study, the master insurance declarations and, for Towers I and II, the current status of the association's Chapter 11 case and insurance litigation, in writing, before the inspection period ends.

The Statutory Resale Package

Under section 718.503 of the Florida Statutes, the seller of a condominium unit delivers, and the buyer should read before the contract becomes binding:

• The declaration of condominium, articles of incorporation, bylaws and rules, with amendments.
• The most recent annual financial statement and the current budget.
• The frequently asked questions and answers sheet required by section 718.504.
• The association's most recent structural integrity reserve study, or a statement that none has been completed.
• The inspector-prepared summary of any milestone inspection (none is due yet at Grande Isle).

The Questions to Put in Writing

1. What are the current quarterly dues for this unit, and what exactly do they cover?
2. Is any special assessment voted, proposed or under discussion, and for what?
3. What does the latest structural integrity reserve study recommend, and what is funded?
4. What does the master insurance policy cover, and what are its wind and flood deductibles?
5. Is the association a party to any litigation or bankruptcy proceeding? (For Towers I and II, the answer is yes; ask for the status and the expected plan.)
6. Does the declaration require association approval of a sale or lease, and on what timeline?
7. Which parking space and storage unit convey with this residence?
8. Is there a Prosperity Point charge in addition to the building and Section 22 layers?

The Estoppel Certificates

Two estoppels, at least. The condominium association's, under section 718.116, states the dues, any special assessment and any balance owed on the unit. The Section 22 master association's, under section 720.30851, states the master assessment and any amenity assessment (Florida Statutes, section 720.30851). If the Prosperity Point Master Association levies a separate charge, its estoppel is a third. Order them the day the contract is signed.

How Did Grande Isle Towers Come to Be?

Grande Isle Towers rose in 2004 and 2005 on a replat of part of Tract C, the harbor side of the Punta Gorda Isles Section 22 plat recorded in 1973, as the last and tallest condominium product built on Prosperity Point. Two associations were incorporated in May 2004 and April 2005, one for each pair of towers.

Tract C and Prosperity Point

The land under the towers is part of Tract C of Punta Gorda Isles, Section 22, the marina and harbor-side tract of the plat recorded at Plat Book 28, Pages 118 through 138 of the Lee County public records (Lee County, CPA2007-00054 staff report). Lee County's 1977 Resolution Z-77-063 rezoned Tract C from Industrial Marine to RU-3 with special uses under a planned-development concept (Lee County Resolution Z-77-063), and the 1984 Resolution ZAB-83-445 set the community's modern zoning (Lee County Resolution ZAB-83-445). The peninsula itself was once called Platinum Point; the Platinum Point Yacht Club's history says the club was named for "Platinum Point," the land between the two yacht basins later renamed Prosperity Point (Platinum Point Yacht Club).

In December 1996 Florida Design Communities recorded a Declaration and Grant of Easements that created an interior recreational access easement for the "Prosperity Point Benefitted Parties," and in 2000 WCI Communities, the company Florida Design Communities became, amended it to replace the interior lake walkway easements in Tract C (Amendment to Declaration and Grant of Easements, 2000). The Prosperity Point Master Association was incorporated the same year as the original easements; the county roll carries a 2002 clubhouse on the Tract C common parcel.

The Towers, 2004 and 2005

The county's cost cards tell the construction story unit by unit. Tower I and Tower II carry a 2004 year built, and their condominium was declared in 2004 at Official Records Book 4304, Pages 4037 (Phase I, Tower I) and 4124 (Phase II, Tower II). Towers III and IV carry a 2005 year built and were declared in 2005 at Book 4673, Pages 4060 (Phase I) and 4145 (Phase II). The state register records Grande Isle Towers I and II as recorded on May 20, 2004 and Grande Isle Towers III and IV on April 20, 2005 (DBPR condominium extract). The county card for one Tower III residence shows a 1992 transfer of the vacant land at $2,500,000 and the residence's first sale on May 5, 2005 at $540,000 (Lee County Property Appraiser cost card).

Who built the towers is not named on any public page we reached. The declarations recorded at the four book and page references above name the developer and are available from the Lee County Clerk's official records search. The Sunset Pointe Towers association says the towers "were built immediately after Florida first implemented the Statewide Building codes in 2002," of "post-tensioned cast-in-place concrete," with exterior windows and doors designed "to resist anticipated hurricane force winds" (Sunset Pointe Towers). The statewide Florida Building Code took effect in March 2002, so a 2004 and 2005 building was permitted under it.

Two Associations From the Start

Source: Florida Division of Corporations, Grande Isle Towers I and II; Florida Division of Corporations, Sunset Pointe Towers North and South. The state's filing records the new name with the spelling "Assocation"; the name change amendment itself is on the state's image of the April 2026 filing.

Both associations list the same management company's Fort Myers office on the state record, which settles a question the master association's own 2025 roster left open, when it listed a different manager for Towers III and IV.

Later Recorded Work Around the Peninsula

Hurricane Irma in 2017 collapsed more than 1,400 feet of the marina's seawall; the rebuild in 2018 and 2019 included 845 linear feet by the Prosperity Point Association (Marina Dock Age, 2019). On August 14, 2026, Lee County issued a development order to rebuild the Prosperity Point East pool bulkhead and pedestrian bridge (Lee County GIS, development orders). In Towers III and IV the association reports tile and flat roofs replaced and the facilities sealed and painted in 2024, and unit doors and patio waterproofing with paver replacement in 2026 (Sunset Pointe Towers).

The Grande Isle Towers Floor Plans: 1,684 to 2,351 Square Feet

Grande Isle Towers offers three-bedroom residences of 1,684 to 2,351 square feet on the county roll, plus five two-bedroom units, in a stack that repeats on all seven floors of each tower; the 2,351 square foot corner residences at the ends of every floor carry the premium.

The Plans at a Glance

Sources: Lee County Property Appraiser roll and public sales files, our analysis; Sunset Pointe Towers. The association's plan names apply to Towers III and IV; we use descriptive names for the Towers I and II plans because no public floor plan for those towers was found.

The Corner Residences

The corner is the plan buyers ask for first. For Towers III and IV the association describes it as "The most distinctive floor plan in the building," with a great room of floor-to-ceiling windows, a 32-foot screened lanai, "a rare open-air wraparound terrace on select floors" and two independent air conditioning units. Every tower has two corner stacks, and the county roll records 52 residences of 2,351 square feet across the four towers, 13 per tower. Over 60 months those corners recorded ten sales at an $835,000 median, from $420,000 to $1,140,000, and the two top recorded prices in Grande Isle's history are both corners.

Ceilings, Lanais and the Things Inside

For Towers III and IV the association lists 9 foot 4 inch ceilings, 10 feet on floors six and seven, 7-foot interior doors, floor-to-ceiling sliding glass, in-unit washers and dryers and a screened lanai on every plan. The county card for a Tower III residence records a 168 square foot screened balcony alongside its 1,825 square foot base (Lee County Property Appraiser cost card). Nothing comparable is published for Towers I and II; ask for the plan sheet and the seller's measurements.

What the Owner Maintains, and What the Association Does

In Towers III and IV the association says its dues cover "AC system management and replacement" and "building exterior insurance," which is unusual: in most Florida condominiums the owner maintains and replaces the unit's air conditioning. Whether that is a declaration obligation or a board policy is not stated on the association's site, and it matters to a buyer, because a policy can change with a budget. Read the declaration's maintenance section. For Towers I and II, the maintenance split is in its declaration, which is not posted publicly.

What Amenities Come With a Grande Isle Towers Condominium?

Grande Isle Towers residents get their tower pair's own clubhouse, heated pool and spa and fitness room, the two Prosperity Point island pools, and Burnt Store Marina's gated streets and paths, with the country club, the Fitness, Racquet and Pool Club, the dog park and the marina available by separate membership or contract.

Inside the Towers

For Towers III and IV the association lists a Grand Salon clubhouse "with a large wet bar with ice maker, catering kitchen, billiards table, gaming tables, grand player piano, library, and large-screen media room," a heated pool and jetted spa on an elevated sundeck, a grilling terrace, a private theater, a fitness center "available to residents every day of the year" with "No membership fee," a dry sauna and a steam room, and multiple EV charging stations (Sunset Pointe Towers). The Lee County cost card for a Tower III residence lists "CLUB HOUSE," "COMMUNITY POOL" and "MOORING SLIP" among its recreation codes (Lee County Property Appraiser cost card); the appraiser's code is a valuation category, not a title document, and no Grande Isle source we reached says a slip conveys with any residence.

For Towers I and II, no public amenity list exists. The resident account of the Ian recovery mentions the towers' "Club Room," where the board held its twice-daily status meetings (The Beacon, May 2023). Ask the association for the list of common facilities and whether any is closed for repair.

On the Peninsula

The association describes "two island pools on the 'peninsula' within Prosperity Point that are available to the owners," and Prosperity Point as "a double-gated private peninsula inside the already-gated 600-acre Burnt Store Marina community" (Sunset Pointe Towers). The Prosperity Point path is one of the master association's designated walking, biking and cart lanes.

Through Burnt Store Marina: What Is Separate

Nothing below is included in a Grande Isle deed or in the Section 22 master assessment; each is a separate decision:

• Fitness, Racquet and Pool Club. $1,065 a year for a couple and $533 for a single, tax included, on the 2026 resident application (2026 Resident Membership Application).
• BSM Barking Lot dog park. $100 per household per year (Section 22 dog park).
• Burnt Store Marina Country Club. 27 holes; membership priced on the application at the clubhouse, not online (Burnt Store Marina Country Club membership).
• Platinum Point Yacht Club. A private, member-financed club on Cape Cole Boulevard (Platinum Point Yacht Club).
• Wet slips and dry storage. Safe Harbor Burnt Store offers wet slips for boats 30 to 100 feet with a 7-foot maximum draft and dry storage for boats 20 to 40 feet, rates by inquiry (Safe Harbor Burnt Store).

"All Club memberships are for people, not properties," in the master association's words (Section 22, Club Policies and Forms), so nothing here transfers automatically with a sale, although the country club allows a membership to transfer to the buyer of the property under its transfer guideline (BSMCC transfer guideline).

What Are the HOA Fees at Grande Isle Towers in 2026?

Grande Isle Towers owners pay quarterly condominium dues to their tower pair's association plus the Section 22 master assessment; neither association publishes its 2026 dollar amounts. The Towers III and IV association says its dues cover television, internet, water, sewer, exterior insurance, building maintenance, air conditioning and reserves, and that it lowered assessments two years running.

What the Towers III and IV Dues Cover, in the Association's Words

"Quarterly HOA Fees include building exterior insurance, common area maintenance, landscaping and irrigation, pool and spa service, elevator maintenance, Direct TV, High Speed Fiber Optic internet, water and sewer, AC system management and replacement, air-conditioned storage units, and reserve fund contributions. The all-inclusive structure is one of the most valued aspects of ownership here" (Sunset Pointe Towers). Elsewhere on the same page the association lists the same coverage as "Direct TV, high-speed internet, water, sewer, exterior insurance, building maintenance, A/C system maintenance, and access to all community amenities." The dollar amount is not posted. It is on the association's current budget, its frequently asked questions sheet and the estoppel certificate for a specific unit.

Read that list for what it removes from an owner's budget. Water and sewer, which Charlotte County Utilities otherwise bills directly, television and internet, and air conditioning replacement are line items an owner in many other Florida condominiums pays separately. When you compare Grande Isle dues with another building's, compare what is covered, not the headline number.

Towers I and II

No public fee schedule, coverage list or budget for Towers I and II exists that we could find, and the association publishes no website. The dues, what they cover and any special assessment are on its budget and on the estoppel certificate under section 718.116. In 2026 add a specific question: whether the association's Chapter 11 plan, once filed, proposes any assessment on owners, and on what schedule.

How Grande Isle Dues Compare

We cannot publish a dues comparison with the other Burnt Store Marina condominiums, because none of the sub-associations publishes its dues centrally, a point our Burnt Store Marina guide makes for all 47 of them. What we can say is structural: a seven-story concrete tower with elevators, an interior garage, a staffed office and its own clubhouse carries more cost per unit than a three-story walk-up such as Commodore Club or Marina South Shore, and a building that bundles utilities and air conditioning will show a higher line than one that does not. Ask for the budget.

Grande Isle Towers' Layered Fees at Burnt Store Marina: Condominium, Section 22, Prosperity Point and Taxes

A Grande Isle Towers owner pays in up to four layers: the tower pair's condominium dues, the Section 22 master assessment (plus the amenity special assessment, $380 in 2025 and described as ending in 2026), any Prosperity Point charge, and Lee County property tax at 14.0825 mills for 2025.

The Layers, One by One

Sources: PGI Section 22 home page; Section 22 Treasurer, July 2025; Section 22 Board, March 2026; 2026 TRIM notice; Lee County Tax Collector, 2025 bill.

The Section 22 layer is the same for every Grande Isle residence as for every other home in the community: the recorded documents say "Each unimproved lot and dwelling unit shall be assessed equally" (Declaration of Restrictions and amendments). The master association's secretary reported that the amenity loan was paid off in January 2026 and that "The remaining money of the 2026 assessment will be reserved to provide the funds needed for the upkeep of the properties" (Section 22 Board, March 2026). For a buyer in late 2026, confirm on the Section 22 estoppel that no amenity assessment carries into 2027.

A Worked First Year for a Grande Isle Buyer

Because the dues are not published, we cannot show a dollar total without inventing one, and we will not. What a buyer can do is fill in this list from the documents in the first week of the contract: the quarterly condominium dues times four; any condominium special assessment installments due in the first year; the Section 22 annual assessment from its estoppel; any Prosperity Point charge; property tax at 13.6738 proposed mills on your own purchase price less exemptions; an HO-6 policy; electricity (air conditioning maintenance is covered in Towers III and IV, the power is not); and any optional memberships. Then compare that total, not the price, with the alternative you are weighing.

What Is Not Published

The dues of both associations, the Section 22 annual assessment, any Prosperity Point charge, any transfer or capital contribution fee at any level, and, for Towers I and II, anything about how the Chapter 11 case will be funded. Every one of those is on a document a buyer is entitled to see: the budget, the frequently asked questions sheet, the estoppel certificates and, for the bankruptcy, the court docket.

Who Governs Grande Isle Towers? The Associations, Their Records and Their Documents

Grande Isle Towers is governed by two Chapter 718 condominium associations, one for Towers I and II and one for Towers III and IV, both managed from Alliant Property Management's Fort Myers office, and above them by the Section 22 master association, whose architectural review applies to exterior changes on every condominium building.

The Associations on the State's Records

Sources: DBPR condominium extract; Florida Division of Corporations entries linked in the origins section; court dockets linked in the association section.

Who Manages the Towers?

Both associations list Alliant Property Management's Fort Myers office on the state's corporate record, and the Sunset Pointe Towers association names "Alliant Association Management" as its manager and describes on-site staff of one full-time administrator, one full-time maintenance supervisor and one maintenance person (Sunset Pointe Towers; Alliant). The master association's March 2025 roster had listed a different management company for Grand Isle III and IV; the state record and the association's own site now agree on Alliant. Alliant also manages the Section 22 master association (Section 22, Association Management Company).

The Documents That Govern a Grande Isle Home

• The declaration of condominium for the tower pair, recorded at Official Records Book 4304 (Towers I and II) and Book 4673 (Towers III and IV), with any amendments. It sets use, leasing, pets, maintenance and insurance duties. Neither is posted publicly; buyers receive them under section 718.503.
• The articles and bylaws of each association, filed with the state and in the declaration.
• The rules and regulations of each association.
• The Section 22 recorded restrictions, compiled and posted by the master association, and its 2016 bylaws (Declaration of Restrictions and amendments; Section 22 bylaws).
• The Prosperity Point easements, the 1996 Declaration and Grant of Easements and its 2000 amendment (Amendment to Declaration and Grant of Easements, 2000).

Which Section 22 Area Is Grande Isle In?

The master association describes the community in four areas, and its rules summary places "Prosperity Point" in Area II, the Tract C area under the 1980 Tract C declaration. The summary names Harbor Towers, Marina Towers, Marina South Shore, Marina North Shore and Diamond Park in Area II but does not name the Grande Isle towers (Summary of Section 22 Rules). The summary also says Section 22 documents "take precedence over individual association documents," and that a smaller association's restrictions "can be more restrictive but not less restrictive." If a rule matters to you, ask the master association which rule set it applies to the unit.

Architecture and Exterior Changes

Exterior changes need Section 22 Architectural Review Committee approval, including on homes inside condominium associations, and hurricane shutters need an application (ARC General Policies; The Beacon, July 2024). In a tower, almost everything visible from outside, windows, sliders, lanai enclosures and the railings, is common element or limited common element, so the building association's approval comes first. Section 718.113 of the Florida Statutes sets how a condominium board may require hurricane protection and approve owner installations (Florida Statutes, section 718.113).

Is Grande Isle Towers a 55+ Community?

No. Grande Isle Towers is not a 55-and-older community on any document we reached: the Section 22 master documents contain no age restriction or Housing for Older Persons Act language, and neither Grande Isle association publishes one. Each declaration governs its own building, so confirm in writing.

The master association's bylaws define a living unit as one "intended for occupancy by one family or household," with no age qualifier, and the Fitness, Racquet and Pool Club sells a child add-on for children 16 and under (Section 22 bylaws; Section 22, Fitness, Racquet and Pool Club). The Sunset Pointe Towers association describes its owners as "full-timers, seasonal residents, and investors alike," with no age rule mentioned. In practice the towers skew toward retirees and second-home owners, which is a description of who buys, not a rule. A buyer with children should read the declaration's occupancy section and ask the association in writing whether it has any age or occupancy restriction.

Can You Rent Out a Grande Isle Towers Condo?

Yes, with limits. The Towers III and IV association permits rentals with a 30-day minimum term and tenant approval requirements; the Section 22 master rules allow residential renting; and renters must register with the gate. Towers I and II publishes no rental policy, so its declaration governs.

The Leasing Rules in One Table

Sources: Sunset Pointe Towers; Summary of Section 22 Rules; Section 22 barcode rules; Renter's Gate Access Form; Section 22, Club Policies and Forms.

What a Grande Isle Landlord Should Plan For

The association itself says the towers have "historically attracted both full-time residents and seasonal owners who rent during the off-season." A 30-day minimum rules out nightly and weekly rentals, so the rental market here is the monthly snowbird season, January through March, and the occasional longer lease. Before you buy to rent, read the declaration's leasing article for any cap on the number of leases per year, any approval fee and any first-year restriction, and confirm with your insurer that your HO-6 policy covers a leased unit. For a Towers I and II residence, add one more check: a lender's investor-loan program may treat the Chapter 11 case the same way a purchase loan does.

Pet Rules at Grande Isle Towers

Pets are allowed at Grande Isle Towers within limits: the Towers III and IV association permits two domestic pets subject to behavior rules, the Section 22 master rules and Lee County law require leashes outdoors, and Towers I and II's limits are set by its own declaration, which is not published.

"Yes, pets are welcome at Sunset Pointe Towers. The association permits 2 domestic pets subject to behavior guidelines outlined in the Rules and Regulations," in the association's words (Sunset Pointe Towers). The master association allows dogs, cats and other household pets, not for breeding or commercial purposes and not as a nuisance, and reminds owners that "It is a Lee County law, as well as a Burnt Store Marina rule, that all dogs are to be on leashes whenever outside residences" (The Beacon, Lee County Leash Laws). The BSM Barking Lot dog park is $100 per household a year. Ask the Towers I and II association for its pet rule, including any size or weight limit, before you write an offer with a large dog in the family.

Hurricanes, Flood Zone and Insurance at Grande Isle Towers

Grande Isle Towers sits in Lee County Evacuation Zone A at the harbor edge of Burnt Store Marina. FEMA maps the four tower pads as Zone X shaded, surrounded by Zone AE 8 to AE 10 ground and VE 10 to VE 11 water, and Hurricane Ian in 2022 left Towers I and II with months of remediation.

Data updated: September 2026 (FEMA National Flood Hazard Layer, queried September 29, 2026 at the tower parcel points and on a 42-point grid around the peninsula; Lee County evacuation layer; National Hurricane Center reports)

The Flood Map, Tower by Tower

Source: FEMA National Flood Hazard Layer, Lee County flood study, panel 12071C0070G, effective November 17, 2022, queried by us; address points from the U.S. Census geocoder. A map point is not a flood determination. The building's own determination, its elevation certificate and any Letter of Map Amendment decide how a lender and insurer treat it; look up the address at the FEMA Map Service Center and ask the association for its elevation certificate.

This is one place where a street-level sample, including the one in our own parent guide, reads the towers as AE 8: the street in front of them is. The building pads read X shaded on FEMA's layer. For a condominium the difference matters to the association's flood policy and its lender questionnaire more than to an individual owner, whose HO-6 and any unit-owner flood policy are priced on the building.

Evacuation, Surge and Wind

Every point our parent guide checked across Burnt Store Marina returned Lee County Evacuation Zone A (Lee County Evacuation Zones layer), and Lee County says it "may order the evacuation of zone A before you see any effects of the tropical storm" (Lee County Public Safety, Evacuation). A seventh-floor residence is still in Zone A: evacuation zones are about access and surge, not elevation inside a building. Hurricane Ian made landfall near Punta Gorda on September 28, 2022 at an estimated 125 knots, and a sensor at Pirate Harbor, just north on the same shore, measured only 4.47 feet above mean higher high water (National Hurricane Center, Ian report); the damage at Burnt Store Marina was wind and water intrusion more than surge, which is exactly what the Towers I and II account describes. Helene and Milton in 2024 brought surge that the master association said damaged "many docks, boats, vehicles and some houses" (The Beacon, December 2024).

The Master Policy and the HO-6

In a Florida condominium the association insures the building under section 718.111(11), and the unit owner insures the interior finishes, personal property, loss assessment and liability with an HO-6 policy (Florida Statutes, section 718.111). At Grande Isle two numbers on the association's insurance declarations deserve a buyer's attention: the named-storm (wind) deductible, typically a percentage of the building's insured value, and the flood coverage limit. A percentage deductible applied to a seven-story tower's insured value can be a very large sum, and it becomes a special assessment after the next storm unless reserves cover it, so ask the association how it would fund one. For Towers I and II, the insurer's 2025 declaratory actions and the court-approved insurance financing in May 2026 mean the policy history is part of the court record; ask what the current policy is, who writes it and what it costs.

Flood Insurance and Citizens

Lee County's Class 5 rating in FEMA's Community Rating System takes 25 percent off National Flood Insurance Program premiums (FEMA CRS Eligible Communities, April 1, 2026). Citizens Property Insurance now ties wind coverage to flood coverage, phasing the requirement in by dwelling value until all remaining policies are covered on January 1, 2027 (Citizens, flood coverage rules); how that applies to a condominium unit-owner policy is a question for your agent before you close. The state's condominium program for wind mitigation is described on the My Safe Florida Home site; check eligibility before you count on it.

Built Under the Florida Building Code

The towers were built in 2004 and 2005 under the statewide Florida Building Code, in force since 2002 (Florida Building Commission), with the post-tensioned concrete construction and hurricane-rated openings the Sunset Pointe Towers association describes. That is a genuine advantage over the 1979 to 1984 walk-ups elsewhere in Burnt Store Marina, and it is one reason insurers and lenders look at Grande Isle differently. It does not make a building storm-proof, as Ian showed at Towers I and II.

Lee County's 50 Percent Rule and the Seller's Flood Disclosure

Lee County's substantial improvement rule, work costing 50 percent or more of "the market value of the structure (before any improvements are performed)," applies to condominium buildings as to houses (Lee County DCD, Substantial Improvement). And Florida now requires a seller of residential real property to give the buyer a flood disclosure "at or before the time the sales contract is executed," covering flood damage during the seller's ownership, flood insurance claims and federal flood assistance (Florida Statutes, section 689.302). A Grande Isle seller should pair that form with what the association knows about the building's own claims.

Which Schools Serve Grande Isle Towers?

Grande Isle Towers is served by the School District of Lee County, not Charlotte County: the district's zone lookup returned Elementary Proximity Zone A, Middle School Zone AA and High School West sub-zone 2 at each of the Grande Isle tower parcels, the same assignment as every Burnt Store Marina address.

Our parent guide ran the district's school zone map at 53 points across Burnt Store Marina, including one parcel in each of Grande Isle Towers I, II and III, and every point returned the same answer (School District of Lee County, school zones). Under the district's 2026 to 2027 Student Enrollment Plan, families rank the schools in their zone during Open Enrollment, which opens the first Monday in November, and placement is by lottery (Student Enrollment Plan 2026-2027).

Grades from the Florida Department of Education school grades file dated September 1, 2026; drive times are free-flow routing estimates from the marina, as published in our parent guide. The district accepts "a mortgage acceptance letter with a closing date within 30 days of the student starting school" as proof of address, which helps a family buying in the summer. If a listing shows Charlotte County schools for a Sunset Key Circle address, it is wrong.

County Permits and Recorded Work at Grande Isle Towers

Grande Isle Towers' permits come from Lee County's Department of Community Development, and its recorded history sits with the Lee County Clerk: four declarations recorded in 2004 and 2005, and on the peninsula a 2026 development order to rebuild the Prosperity Point East pool bulkhead and pedestrian bridge.

What the Public Record Holds

• The declarations. Official Records Book 4304, Pages 4037 and 4124 (Towers I and II) and Book 4673, Pages 4060 and 4145 (Towers III and IV), searchable through the Lee County Clerk's official records search. Search each for later amendments before relying on any one of them.
• The lis pendens. The Towers I and II adversary proceeding lists a state-court lis pendens among the papers filed into the bankruptcy record; a lis pendens is recorded notice of a pending claim affecting property, and a title search for any Tower I or II sale should look for it and for any claim of lien against the common elements.
• Development orders. Lee County issued LDO2026-00262 on August 14, 2026 for the Prosperity Point East pool bulkhead and pedestrian bridge rebuild (Lee County GIS, development orders).
• Building permits. Roof, window, door, waterproofing and interior permits for the towers are in Lee County's online permitting system; the association should have the closed-out permits for the 2024 roof replacement and the 2026 door and patio work in Towers III and IV.

Remodeling Inside a Unit

An interior remodel at Grande Isle needs the building association's approval before it needs Lee County's permit, and in a post-tensioned concrete building that matters: coring or cutting a floor slab to move plumbing can cut a tensioned tendon. Ask the association for its alteration rules and whether it requires an engineer's letter or a slab scan before any work that touches concrete.

What Is Being Built Near Grande Isle Towers?

Near Grande Isle Towers the changes are at the marina and on Burnt Store Road: Safe Harbor's post-Ian rebuild and dry storage redevelopment around the basins, an approved but unfunded four-lane widening of Burnt Store Road, a $3 million safety project, and a rezoned site for a grocery-anchored center to the north.

At the Marina

Safe Harbor Burnt Store has been rebuilding docks and seawalls around the peninsula since Ian, and the master association's board reported in early 2026 that the company "has spent tens of millions of dollars repairing damage caused by Hurricane Ian and subsequent hurricanes," with bulkheads and docks still to replace over the next few years (The Beacon, March 2026). Lee County issued a development order for a "Dry Slip Facility Redevelopment at Burnt Store Marina" in 2025, and the Lee Plan caps the marina core at 525 wet slips, 800 dry storage spaces and a 220-foot height with structured parking, subject to a planned-development rezoning we have not found on file (The Lee Plan). For a Grande Isle owner the practical questions are construction noise across the basin and, over time, whether a taller marina building ever interrupts a view; the rezoning, if filed, is where that would be decided.

On Burnt Store Road

FDOT accepted the concept for four divided lanes from Van Buren Parkway to the Charlotte County line on August 5, 2025, at a preliminary $189,855,000, with right-of-way and construction unfunded (FDOT, Burnt Store Road PD&E); Cape Coral's mayor said in January 2026 that it was "currently scheduled for 2036" (Cape Coral Breeze, January 22, 2026). Lee County approved a $3 million shoulder, turn-lane and rumble-stripe contract in May 2026 (Cape Coral Breeze, May 19, 2026). About 1.3 miles from the main gate, Charlotte County rezoned 41.314 acres for commercial use in July 2026, a site press coverage has linked to a planned Publix-anchored center (Charlotte County Ordinance 2026-025); no lease or opening date has been published.

Health Care on the Horizon

Punta Gorda's hospital closed after the 2024 storms. HCA Florida plans a 100-bed first phase of a Cape Coral hospital on Pine Island Road, expected to be operational by 2029 (Gulfshore Business), and AdventHealth is pursuing a Punta Gorda campus at Jones Loop Road that would be the closest emergency room by drive time if built (Charlotte Sun, June 21, 2026). Today the nearest emergency room is HCA Florida Cape Coral Emergency, about 22 to 24 minutes away (HCA Florida Cape Coral Emergency).

Daily Logistics at Grande Isle Towers

Daily life at Grande Isle Towers runs on Lee County government with Charlotte County water: Lee County sheriff, fire by contract with Cape Coral, Lee County solid waste, Charlotte County Utilities water and sewer (included in the Towers III and IV dues, per the association), and the Punta Gorda 33955 postal address.

Sources: Section 22, Accessing Our Community; Lee County and Cape Coral interlocal agreement; Charlotte County Utilities, Rates; Lee County Solid Waste, Area 5; USPS Post Office Locator; Sunset Pointe Towers.

Guests, Deliveries and Moving Day

Guests come through the main gate on the master association's automated guest system and permanent guest lists, and trucks must use the commercial gate at Vincent Avenue and Matecumbe Key Road. At the towers themselves, Prosperity Point's second gate and the building's own entry and elevator rules add a layer: ask the association for its move-in rules, elevator reservation and any deposit before booking movers.

Distances From the Towers

From Sunset Key Circle, figure about 24 to 25 minutes to downtown Punta Gorda, 24 to 26 minutes to Punta Gorda Airport, 37 to 38 minutes to downtown Fort Myers and 50 to 59 minutes to Southwest Florida International Airport, free-flow, per our parent guide's routing. By water, the Sunset Pointe Towers association puts Boca Grande Pass "10 nautical miles west"; the master association says "only 10 miles from the Gulf of Mexico through the Boca Grande Pass" without saying which kind of mile (PGI Section 22).

How Does Grande Isle Towers Compare to the Other Burnt Store Marina Neighborhoods?

Grande Isle Towers is the largest condominium family in Burnt Store Marina at 216 residences, the newest of the six neighborhoods we profile, and the highest-priced condominium product, second only to the detached Sunset Key homes in the county's recorded medians. Towers III and IV lead; Towers I and II now trade closer to Harbor Towers.

The Benchmark Table

Data updated: September 2026. Sources: Lee County Property Appraiser public sales files, our analysis; 12-month figures on the parent guide's common window (September 1, 2025 to August 7, 2026); longer windows from the county index built September 29, 2026. Yardsticks are stated in the header: homes, product, floors, year built, the county's water class, recorded sales and medians. Medians of different windows are not directly comparable, which is why the window is named in each cell.

Three things stand out. Grande Isle is the only one of the six with enough sales to lead on a 24-month window at a price above $500,000. It is the only tower group built under the statewide Florida Building Code, which puts its first milestone inspections six to seven years after Harbor Towers'. And it is the only one with two associations under one name, which is why its own median is less useful than its two pair medians.

Grande Isle Towers vs Harbor Towers: Which Should You Choose?

Grande Isle Towers and Harbor Towers are Burnt Store Marina's two harbor tower choices. Grande Isle is newer (2004 to 2005 against 1998), larger, higher-priced and on the gated Prosperity Point peninsula; Harbor Towers is taller at eight floors, less expensive, faces its first milestone inspection in 2028 and starts at 809 square feet.

The Decision Table

Sources: Lee County Property Appraiser roll and sales files; Florida Statutes, section 553.899; association and court records cited above; Harbor Towers. See our Harbor Towers guide for that building's full record.

Who Should Choose Which

Choose Grande Isle Towers III and IV if you want the newest tower in Burnt Store Marina, a three-bedroom plan, a bundled fee that covers utilities and air conditioning, the second gate on Prosperity Point and an association that publishes its reserve status, and you are willing to pay the community's top condominium prices for it.

Choose Grande Isle Towers I and II if you are a cash buyer comfortable reading a bankruptcy docket, and you want the same peninsula, the same harbor and the same floor plans at a discount that, in 2025 and 2026, has run about 31 percent per square foot below Towers III and IV. Price in the risk of an assessment until the plan is filed.

McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, represent buyers and sellers in both buildings, and we will show you both records side by side.

Choose Harbor Towers if you want a tower on the harbor at a lower price, including residences smaller than any at Grande Isle, an eighth-floor view, and you have read the association's plans for its 2028 milestone inspection and its reserve study.

Honest Pros and Cons of Owning at Grande Isle Towers

Grande Isle Towers offers Burnt Store Marina's newest towers, harbor views on a double-gated peninsula and, in Towers III and IV, a published fully funded reserve study; against that, dues are unpublished, Towers I and II carry an open Chapter 11 case, and the whole market sells slowly at a discount to list.

The Pros

• The newest towers in Burnt Store Marina, built in 2004 and 2005 under the statewide building code, post-tensioned concrete, with milestone inspections years away.
• The water on three sides. Every tower is classed "Bay" water on the county roll, and Prosperity Point has its own second gate.
• Big plans. Almost every residence is three bedrooms, 1,684 to 2,351 square feet, with a screened lanai and interior parking.
• A bundled fee in Towers III and IV that, per the association, covers exterior insurance, water, sewer, television, internet and air conditioning maintenance and replacement.
• A published reserve position in Towers III and IV: a fully funded October 2025 study, no debt, roofs replaced in 2024, lowered assessments two years running, in the association's words.
• The marina at the door, with slips and dry storage available from Safe Harbor by separate contract.

The Cons

• Towers I and II are in Chapter 11, filed April 27, 2026, after an insurer's 2025 suits; conventional financing is likely unavailable while the case is open, and any owner assessment is not yet known.
• Slow sales. The 24-month MLS median was 263 days on market at 91.7 percent of list.
• Unpublished dues at both associations; you learn the number from the budget and estoppel.
• Evacuation Zone A, with the grounds around the towers in AE 8 to AE 10 and VE water offshore.
• Seasonal buildings. Seventeen of 112 Towers I and II owners were year-round residents in 2023, per the master association's newsletter.
• Distance. About 13 to 14 minutes to the nearest Publix and 22 to 24 minutes to the nearest emergency room.

Thinking of Selling Your Grande Isle Towers at Burnt Store Marina Home? List With the #1 Team in Southwest Florida Since 2012

If you're searching for a Grande Isle Towers at Burnt Store Marina listing agent, or thinking, 'I need someone to sell my Grande Isle Towers at Burnt Store Marina home...' you are selling into a twelve-sale, two-year market in which buyers ask about the association before the view. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price every Grande Isle listing from this record.

Honors and recognition:

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

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

Grande Isle Sold Stats, Window by Window

Data updated: September 2026 (Lee County Property Appraiser public sales files, index built September 29, 2026, newest Grande Isle sale July 21, 2026; Southwest Florida MLS, pulled September 26, 2026)

• Leading window, county recorded, DOR-qualified, 24 months since September 2024: 12 resales, none builder-direct, dollar volume $6,870,500, median $528,750 (n = 12, even; $512,500 and $545,000), low $330,000, high $895,000. Towers III and IV: 7 at $625,000. Towers I and II: 5 at $422,000.
• County recorded, the parent guide's twelve months (September 1, 2025 to August 7, 2026): In the last 12 months Grande Isle Towers at Burnt Store Marina has seen 8 resales, dollar volume $4,856,000, median $572,000 (even; $545,000 and $599,000), range $420,000 to $895,000.
• County recorded, 60 months since September 2021: 47 resales, $29,091,277 in volume, median $585,000 (odd), $330,000 to $1,140,000.
• MLS, Grande Isle only, 24 months to September 26, 2026: 8 closings, median $528,750, a median 91.7% of list price after a median 263 days on market (n = 8, even). All of Burnt Store Marina, blended, latest 12 months: 30 closings, 94.1%, 247 days.
• The county record does not name the listing office on each sale, so we state no represented count.

Selling a Grande Isle Home Is Different in Six Ways

• Price by association first. Since September 2024 Towers III and IV have sold at a median $328.22 per county square foot and Towers I and II at $250.59. A comparable from the other pair is not a comparable.
• Then by plan and floor. The 2,351 square foot corners carry a 60-month median of $835,000, and the top two floors sell at the highest price per foot.
• The buyer's lender reads the association. For Towers I and II, the open Chapter 11 case likely rules out conventional financing, so the listing has to reach cash buyers. For Towers III and IV, we put the association's published reserve position in front of the buyer's lender early.
• Paperwork before photos. The section 718.503 package, the reserve study, both estoppels, the insurance declarations and, for Towers I and II, a status letter on the case. A buyer who reads those before the inspection period does not walk at day ten.
• Season. Most Grande Isle buyers are seasonal and tour between November and April; we launch before they arrive and market to them where they live.
• The view sells, so show it. Floor, exposure and whether the lanai looks at the harbor, a basin or the other towers move price as much as finishes; we shoot and describe the view from your actual floor.

Showings, Signs and the Gates

Burnt Store Marina allows one For Sale sign no larger than 6 by 8 inches, and open houses on Friday, Saturday and Sunday from 11:30 to 5:00, registered with the gatehouse in advance (Real Estate Open House Policy). A tower adds its own rules on building access, elevators and lockboxes, and Prosperity Point adds a second gate, so we coordinate every showing through the association office and the gate. For an out-of-state owner, we run the sale without you having to fly in.

What Is Your Grande Isle Towers at Burnt Store Marina Home Worth? Get a Free Valuation in 60 Seconds.

Start with a free Burnt Store Marina home valuation. It takes about a minute, and Jesse follows up with the Grande Isle sales that fit your home: same association, same plan, nearest floor, adjusted for view, updates and any assessment on the estoppel. An automated estimate cannot tell a Tower II corner from a Tower IV corner, and on the record those two sold $475,000 apart within eight months.

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

For the community-wide seller view, read our Burnt Store Marina seller guide.

Is now a good time to sell a Grande Isle condominium?

For a Towers III and IV residence priced to its own pair's sales, yes: the pair has held most of its 2022 value and season starts in November. For Towers I and II, the honest answer depends on whether you can wait for the association's Chapter 11 plan; we will show you both paths in numbers.

How do I price a corner residence at Grande Isle?

Against corners in the same association. Towers III and IV corners recorded $775,000 and $895,000 in the last twelve months; the most recent Towers I and II corner recorded $420,000.

Will the bankruptcy stop me selling my Tower I or II home?

No. Your deed is not in the case, and sales have recorded in 2026. What it changes is the buyer pool, which is mostly cash, and the paperwork, which should include the case status.

Does a Grande Isle sale need association approval?

Towers III and IV state that "tenant approval requirements apply" to leases; whether either declaration requires approval of a sale is in the declaration. We confirm it before listing.

What paperwork should I gather before listing?

The section 718.503 package including the reserve study, the current budget and frequently asked questions sheet, the master insurance declarations, your unit's prior-year tax bill, the flood disclosure under section 689.302, and both estoppel requests ready to order.

Your Local Real Estate Experts

Grande Isle Towers owners and buyers work directly with Jesse McGreevy and Marc Comisar, not a call center. The two have sold Southwest Florida real estate for more than twenty years and read both Grande Isle associations' state filings, the structural study database, the federal court dockets, the county roll 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 Grande Isle Towers at Burnt Store Marina guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse runs the valuation and pricing conversation for Grande Isle sellers; Marc leads buyer representation, which at Grande Isle means reading the association's record, the reserve study and the lender's condominium questionnaire 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 Grande Isle Towers at Burnt Store Marina 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.

★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Donald Vogler, verified Google review

★★★★★ “We have purchased many properties over the years and Jesse is without a doubt the most knowledgeable, personable and efficient real estate broker we have ever worked with!” Jennifer Schnabel Wood, verified Google review

★★★★★ “Marc knows the market, works for his buyer and is attentive to his goals.” Margaret Whalen, verified Google review

Contact McGreevy and Comisar

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

Selling a Grande Isle Towers at Burnt Store Marina home? Get a free Burnt Store Marina home valuation, or call Jesse direct at (239) 898-6072.

Buying at Grande Isle? 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 wider picture, see our guide to Burnt Store Marina and our Punta Gorda guide. Our guides to Harbor Towers, Sunset Key, Marina South Shore, Commodore Club and Courtside Landings cover the other Burnt Store Marina neighborhoods.

Frequently Asked Questions, Buyer Edition

These Grande Isle Towers buyer questions are answered from the county roll and sales files, the state's condominium and reserve study records, the federal court dockets, the associations' own statements, FEMA's map and the Southwest Florida MLS, pulled September 26 and 29, 2026. Where the record stops, we name the document that holds the answer.

What is Grande Isle Towers?

Four seven-story condominium towers, 216 residences, at 3313, 3321, 3329 and 3333 Sunset Key Circle on Prosperity Point inside Burnt Store Marina, Punta Gorda 33955, Lee County, built in 2004 and 2005 (Lee County roll; DBPR register).

Is Sunset Pointe Towers the same as Grande Isle Towers?

Yes, for Towers III and IV. Their association renamed itself Sunset Pointe Towers North and South Condominium Association, Inc. on April 2, 2026 (Florida Division of Corporations). Towers I and II still use the Grande Isle name.

How many residences are in each tower?

Tower I 49, Tower II 63, Tower III 55 and Tower IV 49, on the county roll: 112 in the Towers I and II condominium and 104 in the Towers III and IV condominium.

What floor plans are available?

Three-bedroom residences of 1,684, 1,825, 1,893, 1,986 and 2,351 square feet on the county roll, plus three two-bedroom units. The Towers III and IV association publishes its plans as 1,883, 2,065 and 2,296 square feet plus lanais.

Which residences are the corners?

The two end positions on every floor of every tower, 52 residences of 2,351 square feet on the county roll, 13 per tower.

Do the towers have elevators and parking?

Yes. The Towers III and IV association lists elevator maintenance in its dues and says each residence has a dedicated indoor parking space in the building. Confirm the parking assignment for any Tower I or II residence from its declaration and the seller.

How much do Grande Isle condos sell for?

Twelve county-recorded sales in the 24 months since September 2024 at a $528,750 median, $330,000 to $895,000. Towers III and IV: seven at $625,000. Towers I and II: five at $422,000.

Why do Towers I and II sell for less?

Since 2023 Towers I and II have sold at a lower price per foot than Towers III and IV, after roughly matching them in 2022. The public record shows months of post-Ian remediation at Towers I and II, an insurer's 2025 suits and the association's April 2026 Chapter 11 petition.

Is the Grande Isle Towers I and II association in bankruptcy?

Yes. It filed a voluntary Chapter 11 petition on April 27, 2026 in the U.S. Bankruptcy Court for the Middle District of Florida, case 2:26-bk-00951. The Towers III and IV association is not part of the case.

Can I get a mortgage on a Tower I or II condo?

Probably not a conventional one while the case is open. Fannie Mae's Selling Guide makes a project that is the subject of a bankruptcy proceeding ineligible. Ask your lender before you write an offer; plan on cash or a portfolio loan.

What are the HOA fees at Grande Isle Towers?

Neither association publishes its 2026 dues. They are on each association's budget and the unit's estoppel certificate, and the Section 22 master assessment is a separate line.

What do the Towers III and IV dues cover?

Per the association: exterior insurance, common area maintenance, landscaping and irrigation, pool and spa, elevator maintenance, DirecTV, fiber internet, water and sewer, air conditioning management and replacement, storage units and reserves.

Has Grande Isle completed its structural integrity reserve study?

Both condominiums appear in the state's database of studies reported from July 2025 on. The Towers III and IV association says its study was done by Reserve Advisors in October 2025 and is fully funded.

When are the milestone inspections due?

By the roll's years built, by December 31, 2034 for Towers I and II and December 31, 2035 for Towers III and IV, or five years earlier if Lee County adopts the 25-year option for buildings near salt water.

What flood zone is Grande Isle Towers in?

FEMA's layer returns Zone X shaded at the tower parcel points, with Zone AE 8 on the surrounding ground and street and VE over the harbor water. Ask for the building's elevation certificate.

What hurricane evacuation zone is Grande Isle in?

Lee County Evacuation Zone A, like every address in Burnt Store Marina.

How did the towers do in Hurricane Ian?

The master association's newsletter reported water incursion and months of remediation at Towers I and II. The Towers III and IV association says its towers "remained safe, habitable, and structurally secure," with long-term roof and exterior repairs.

Who insures the building?

Each association insures its buildings under section 718.111(11); the owner carries an HO-6 policy for the interior, contents, loss assessment and liability.

Is Grande Isle a 55+ community?

No age restriction appears in the Section 22 documents or in anything either Grande Isle association publishes. Confirm with the declaration.

Can I rent out my Grande Isle condo?

In Towers III and IV, yes, with a 30-day minimum and tenant approval. In Towers I and II, the declaration governs. Renters register with the Section 22 gate.

Are pets allowed?

Towers III and IV allow two domestic pets. Lee County law and the master rules require dogs on leashes outdoors. Ask Towers I and II for its rule.

Does a boat slip come with a Grande Isle condo?

No source we reached says a slip conveys. Safe Harbor Burnt Store leases wet slips and dry storage separately.

Is Grande Isle gated?

Twice. Burnt Store Marina's main gate is staffed around the clock, and the Towers III and IV association describes Prosperity Point as a double-gated peninsula.

What schools serve Grande Isle Towers?

School District of Lee County, Elementary Proximity Zone A, Middle School Zone AA and High School West sub-zone 2, ranked through Open Enrollment.

What are property taxes at Grande Isle?

Lee County district 034: 14.0825 mills adopted for 2025 and 13.6738 proposed for 2026, on your own assessed value after the sale. There is no CDD.

Is Grande Isle in Punta Gorda or Lee County?

Both, in different senses: the postal city is Punta Gorda, ZIP 33955, and the government is unincorporated Lee County.

How does Grande Isle compare with Harbor Towers?

Grande Isle is newer, larger and higher-priced, on Prosperity Point, with milestone inspections years later; Harbor Towers is taller, less expensive and faces its first milestone inspection in 2028.

How long do Grande Isle condos take to sell?

On the MLS, eight Grande Isle closings in the 24 months to September 26, 2026 took a median 263 days and sold at a median 91.7 percent of list.

Frequently Asked Questions, Seller Edition

These Grande Isle Towers seller questions come from our Burnt Store Marina search harvest, the Florida condominium questions sellers ask most, and the specific issues of Grande Isle's two associations. Every figure is from the Lee County record or the Southwest Florida MLS, with its window stated beside it.

What is my Grande Isle Towers condominium worth?

Start with the same association, plan and floor. Since September 2024, Towers III and IV sold at a median $328.22 per county square foot and Towers I and II at $250.59. Then adjust for view, updates and the estoppel. Get a free valuation or call Jesse at (239) 898-6072.

How many Grande Isle homes sold last year?

Eight county-recorded sales from September 1, 2025 to August 7, 2026, at a $572,000 median: five in Towers III and IV and three in Towers I and II.

Are Grande Isle prices dropping?

Towers III and IV have held most of their 2022 level: $356.16 per county square foot in 2022 and $314.70 in 2026 to date. Towers I and II fell from $355.70 to $221.39 over the same years, on thin counts.

How long does it take to sell a Grande Isle condo?

The eight Grande Isle MLS closings in the 24 months to September 26, 2026 took a median 263 days on market. Well-priced listings in Towers III and IV are the fastest.

What share of asking price do Grande Isle condos get?

A median 91.7 percent of list over the same 24 months on the MLS, against 94.1 percent across all of Burnt Store Marina over 12 months.

Is it a buyer's or seller's market at Grande Isle?

A buyer's market by the MLS measures: long days on market and sales below list. Towers III and IV are closer to balanced than Towers I and II.

When is the best time to list a Grande Isle condo?

Launch in October or early November so the listing is ready when seasonal buyers arrive; most Grande Isle owners and buyers are here November through April.

Does the bankruptcy of the Towers I and II association affect my sale?

Yes, in two ways: most buyers' lenders will treat the project as ineligible while the case is open, and buyers will ask whether an assessment is coming. It does not stop you from selling.

Can I sell my Tower I or II condo while the Chapter 11 case is open?

Yes. Your unit is not in the bankruptcy estate. Sales have recorded in 2026, at $420,000 and $500,000.

Will a buyer be able to finance my Tower I or II unit?

Probably not with a conventional loan while the case is open. We market to cash buyers and to lenders that keep loans in their own portfolio.

Should I wait for the Chapter 11 plan before selling?

It depends on your timeline and on what the plan proposes. A confirmed plan with no owner assessment would widen your buyer pool; a plan with an assessment would be priced in. We will model both.

Do I have to tell a buyer about the bankruptcy and the lawsuits?

The association's litigation and bankruptcy are material facts about the condominium and appear in its official records; disclose them, and give the buyer the docket status in writing. Ask your attorney about your specific disclosure obligations.

Does the SIRS law apply to my Grande Isle condo?

Yes. At seven stories, all four towers require a structural integrity reserve study every ten years, and both condominiums appear in the state's reporting database.

Do I have to give my buyer the reserve study?

Yes. Section 718.503 requires the resale package to include the association's most recent structural integrity reserve study, or a statement that none has been completed.

Will the milestone inspection affect my sale?

Not before 2029 at the earliest. By the roll years, the first milestone inspections fall due by 2034 and 2035, which is a selling point for Grande Isle.

What if there is a special assessment when I sell?

The estoppel certificate shows it. Who pays installments due after closing is negotiated in the contract; price it in rather than surprise the buyer.

Who pays the estoppel fees?

The Florida standard contracts customarily put the association estoppel fee on the seller unless the parties agree otherwise; check your contract. A Grande Isle sale needs at least the condominium and Section 22 estoppels.

Does the association have to approve my buyer?

Towers III and IV state that tenant approval requirements apply to leases; whether a sale needs approval is in each declaration. We confirm before listing.

What must I disclose as a Grande Isle seller?

Known material defects, the section 718.503 condominium documents, and Florida's flood disclosure under section 689.302, given at or before contract, covering flood damage, claims and federal assistance during your ownership.

What are my closing costs as a seller?

Typically the brokerage fee, documentary stamp tax on the deed at 70 cents per $100 of price, title and closing charges customary to the contract, estoppel fees, and any prorated dues and taxes.

Should I sell furnished?

Often, at Grande Isle. Many buyers are seasonal and want to arrive to a working home; price the furniture separately in the contract.

What updates pay off before selling?

Fresh paint, lighting and flooring repairs that photograph well, and anything the inspection will flag. Do not start work that needs association approval without it, and never core concrete without the association's engineer's sign-off.

Does the floor I am on change my price?

Yes. Over 60 months, seventh-floor residences sold at a median $377.64 per county square foot against $260.27 on the first floor.

Does a corner sell for more than an interior plan?

Yes. Over 60 months the 2,351 square foot corners sold at an $835,000 median against $495,000 for the 1,684 square foot plan.

Can I sell by owner?

You can. At Grande Isle the difference a listing agent makes is in the paperwork, the association-by-association pricing and reaching cash and seasonal buyers who are not in Florida when you list.

Can I put up a For Sale sign?

Burnt Store Marina allows one sign no larger than 6 by 8 inches, subject to the building's rules; open houses are Friday to Sunday, 11:30 to 5:00, registered with the gate.

How are showings handled behind two gates?

Through the Burnt Store Marina gate, Prosperity Point's gate and the building office. We coordinate access, elevators and lockboxes with the association so you do not have to be here.

Can I sell while the home is leased?

Yes. The lease transfers with the sale unless it says otherwise; give buyers the lease and the association's leasing approval.

Will my buyer's taxes be higher than mine?

Often. A homestead owner's assessed value is capped under Save Our Homes; it resets after a sale, so the buyer's bill is based on the new value.

What happens to my homestead exemption when I sell?

It ends with your ownership. If you buy another Florida homestead, you may be able to port part of your Save Our Homes benefit; ask the Lee County Property Appraiser.

Should I rent instead of selling?

Only if you are comfortable with a 30-day minimum market in Towers III and IV, or your declaration's rules in Towers I and II, and with carrying the dues and any assessment while you wait.

Does the 2024 roof replacement help my Tower III or IV sale?

Yes. The association reports tile and flat roofs replaced in 2024 and doors and patio waterproofing in 2026, with no debt; insurers and buyers both ask about roof age.

Is it better to sell my Grande Isle condo now or wait?

For Towers III and IV, the record says the pair has held its value, and season is near. For Towers I and II, waiting for a confirmed plan may widen the buyer pool. We price both options for you.

Why hire McGreevy and Comisar to sell my Grande Isle home?

Because McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price by association, plan and floor from every recorded sale we tracked since 2009, build the reserve study, estoppel and court-status file before the first showing, and reach the cash and seasonal buyers who make up this market. Call Jesse direct at (239) 898-6072.

Sources and Authoritative References

Every Grande Isle Towers fact on this page traces to a primary record, grouped below by issuer and numbered continuously: the associations, the Section 22 master association, the State of Florida, the federal courts and agencies, Lee County, the school district, insurance and lending standards, and news reports, plus the county sales files and MLS pull cited in plain text.

The Grande Isle Associations and Prosperity Point

1. Sunset Pointe Towers (formerly Grande Isle Towers III and IV), association website, read 2026-09-29
2. Alliant Property Management
3. Amendment to Declaration and Grant of Easements, Prosperity Point, February 18, 2000
4. Platinum Point Yacht Club

Punta Gorda Isles, Section 22 Homeowners Association

5. PGI Section 22 home page
6. Declaration of Restrictions, Section 22, with amendments
7. Summary of Section 22 Rules and Regulations for Owners and Residents
8. Amended and Restated Bylaws, 2016
9. Rules for Issuing Bar Codes, 2020
10. Renter's Gate Access Form
11. Real Estate Open House Policy
12. ARC Board of Directors General Policies
13. Accessing Our Community (gates)
14. Fitness, Racquet and Pool Club
15. 2026 Resident Membership Application
16. Dog park
17. Club Policies and Forms
18. Association Management Company
19. The Beacon, December 2022
20. The Beacon, May 2023, the Grand Isles I and II recovery article
21. The Beacon, July 2024
22. The Beacon, December 2024
23. Section 22 Board, July 2025 (amenity assessment)
24. Lee County leash law notice, The Beacon
25. Section 22 Board, Beyond Vision 2025, March 2026
26. Section 22 Board, March 2026 (amenity loan paid off)
27. Burnt Store Marina Country Club
28. Burnt Store Marina Country Club, membership
29. Burnt Store Marina Country Club, transfer guideline
30. Safe Harbor Burnt Store
31. Harbor Towers association website

State of Florida

32. DBPR condominium register extract, Central West (Grande Isle Towers I and II, PR1P026481; III and IV, PR69141)
33. DBPR, SIRS Reporting and Database
34. DBPR SIRS database, reports submitted July 2025 and after
35. DBPR, condominium inspections, milestone and SIRS
36. Florida Division of Corporations, Grande Isle Towers I and II Condominium Association, N04000004457
37. Florida Division of Corporations, Sunset Pointe Towers North and South (formerly Grande Isle Towers III and IV), N05000003771
38. Name change amendment filed April 2, 2026, state image
39. Section 718.112, Florida Statutes (2025)
40. Section 553.899, milestone inspections
41. Section 718.503, resale disclosures
42. Section 718.111, official records and insurance
43. Section 718.116, assessments and estoppel certificates
44. Section 718.113, maintenance, alterations and hurricane protection
45. Section 720.30851, HOA estoppel certificates
46. Section 689.302, flood disclosure
47. SB 4-D, 2022 Special Session A
48. SB 154, 2023
49. CS/CS/HB 913, 2025
50. Florida Building Commission, Florida Building Code
51. Florida Department of Education, school grades
52. Citizens Property Insurance, flood coverage rules
53. My Safe Florida Home

Federal Courts, Agencies and Lending Standards

54. U.S. Bankruptcy Court, M.D. Fla., case 2:26-bk-00951, via PacerMonitor
55. Case 2:26-bk-00951 docket entries, via Inforuptcy
56. Adversary proceeding 2:26-ap-00029, via PacerMonitor
57. U.S. District Court, M.D. Fla., case 2:25-cv-00775, via Justia
58. U.S. District Court, M.D. Fla., case 2:25-cv-00776, via Justia
59. Fannie Mae Selling Guide B4-2.1-03, Ineligible Projects
60. FEMA National Flood Hazard Layer
61. FEMA Map Service Center
62. FEMA Community Rating System eligible communities, April 1, 2026
63. National Hurricane Center, Hurricane Ian report
64. U.S. Census Bureau geocoder
65. USPS Post Office Locator, 33955

Lee County

66. Lee County Property Appraiser cost card, a Grande Isle Towers III residence
67. Lee County Property Appraiser, 2026 TRIM notice, sampled parcel
68. Lee County Tax Collector, sampled 2025 bill
69. Lee County Clerk, official records search
70. Lee County, CPA2007-00054 staff report (Section 22 plat and history)
71. Lee County Resolution Z-77-063 (Tract C)
72. Lee County Resolution ZAB-83-445
73. The Lee Plan
74. Lee County GIS services, development orders
75. Lee County Evacuation Zones layer
76. Lee County Public Safety, Evacuation
77. Lee County DCD, Substantial Improvement and Substantial Damage
78. Lee County Solid Waste, Area 5
79. Lee County and Cape Coral interlocal agreement, Burnt Store Area Fire MSTU
80. School District of Lee County, school zones
81. School District of Lee County, Student Enrollment Plan 2026-2027

Charlotte County, Roads, Health Care and News

82. Charlotte County Utilities, rates
83. Charlotte County Ordinance 2026-025
84. FDOT, Burnt Store Road PD&E, project 436928-1
85. Cape Coral Breeze, January 22, 2026
86. Cape Coral Breeze, May 19, 2026
87. HCA Florida Cape Coral Emergency
88. Gulfshore Business, HCA Florida plans Cape Coral hospital by 2029
89. Charlotte Sun, AdventHealth Punta Gorda campus, June 21, 2026
90. Marina Dock Age, Burnt Store Marina rebuilds hurricane damage, 2019

Records Cited in Plain Text

91. Lee County Property Appraiser public parcel and sales files (LCPA parcel data and the Lee SDF 2009 to 2025 files), indexed September 29, 2026: every qualified improved sale and the roll fields for all 216 Grande Isle Towers residences, newest sale July 21, 2026.
92. Southwest Florida MLS Matrix, Development Burnt Store Marina, closed September 27, 2021 to September 26, 2026, pulled September 26, 2026 and split to 3313, 3321, 3329 and 3333 Sunset Key Circle.

Downloadable Documents

The official Grande Isle Towers documents below are published by the issuing authority, and each link opens the issuer's own copy. The Grande Isle declarations, budgets, rules and reserve studies are not posted publicly; buyers receive them under section 718.503, and the Lee County Clerk holds the declarations at the book and page references above.

Market data from Southwest Florida MLS, pulled September 2026.

McGreevy and Comisar, Best Realtor for Grande Isle Towers at Burnt Store Marina. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.