Burnt Store Isles - Mondovi Bay Villas

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

McGreevy and Comisar wrote this guide first for Mondovi Bay Villas owners who are weighing a sale, and second for buyers who want the complex's real record before they tour: how many homes it actually holds, what each building type has sold for, which homes the county records as waterfront, what each tax bill carries, and what the common-element record says about the pool, spa and docks. Mondovi Bay Villas is a 52-home waterfront condominium inside Burnt Store Isles in Punta Gorda, Florida. It sits at the northeast point of the community, at the end of Mondovi Court and along Tripoli Boulevard, with 40 villas in ten fourplex buildings and 12 villas in six duplex buildings, all built between 2004 and 2007. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, and are among the Top 1% Real Estate Agents Nationally Since 2008.

One fact explains why this page exists. Anyone who searches the county roll for "Mondovi Bay Villas" finds 36 homes, and the Burnt Store Isles Association says there are 52. Both are reading the same buildings. Sixteen of the homes, in Buildings 1, 8, 9 and 10, are recorded under a misspelled legal name, "Mondavi Bay Villas I," so a name search skips them. Counted by the county's own condominium designator, the roll carries all 52, plus one common-element parcel of 3.88 acres. Every figure on this page is built from all 52.

This guide is built from the Charlotte County Property Appraiser's roll, unit cards and qualified sales file for all 52 homes and the common elements, the county's GIS layers for plats, flood, surge, wind and special assessments, 2025 tax bills from the Charlotte County Tax Collector, the Florida Department of Business and Professional Regulation's condominium register, the Florida Division of Corporations, the City of Punta Gorda's canal records, FEMA's flood map, the National Hurricane Center, the Florida Statutes and the Southwest Florida MLS. Charlotte County is a county-first market for us, so the county's recorded deeds lead every market figure. If you own at Mondovi Bay Villas and are weighing a sale, start with the market snapshot, the fee layers and the seller section, then call Jesse. If you are buying, the building-by-building record below tells you which of the 52 homes fits before your first showing.

Why McGreevy and Comisar Are the Best Realtor for Mondovi Bay Villas at Burnt Store Isles

McGreevy and Comisar are the best realtor for Mondovi Bay Villas at Burnt Store Isles because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% nationally since 2008, $900 million in personal sales, and a Mondovi Bay read built from every one of the 52 unit cards and every county-recorded sale since 2009.

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

That matters at Mondovi Bay Villas for reasons particular to the complex. It looks like one product from the street and it is not. The county values a waterfront fourplex villa at $291,669 for 2026, a fourplex villa on the entry side at $257,754, and a duplex villa at $229,976 or $206,236, depending on size. Thirty-two of the 52 homes carry a "Waterfront: YES" line on the county card, and the other twenty do not. Some tax bills carry two water assessments, some carry one and some carry none. A listing agent who prices a Mondovi Bay home off the last sale in the complex, regardless of building type, water or floor, leaves money on the table or leaves the home on the market.

Recent Mondovi Bay Villas at Burnt Store Isles track record (all brokerages, county recorded deeds): In the last 12 months Mondovi Bay Villas at Burnt Store Isles has seen 2 recorded resales (Charlotte County Property Appraiser qualified improved sales recorded from September 29, 2025; the newest Mondovi Bay sale in the file is dated April 1, 2026), at $285,000 and $355,000. Two sales is far 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: 11 resales, county recorded and qualified, in the 36 months since September 29, 2023, at a median of $355,000 (an odd count, so the median is an actual sale), from $285,000 to $470,000, dollar volume $3,999,300, none a first sale from a developer. The highest-priced Mondovi Bay sale in that window was $470,000, a waterfront fourplex villa in March 2024, and the highest the county has on file since 2009 is $480,200, a waterfront fourplex villa in June 2022. On the Southwest Florida MLS, Burnt Store Isles as a whole recorded 14 closings under its own label in the 12 months to September 24, 2026, at a median 121 days on market and a 95.2% median sale-to-list ratio; those are community-wide figures, because a Mondovi Bay-only MLS split is not published on this page. The county record does not name the listing office on each sale, so we state no represented-sale count for Mondovi Bay here; ask us and we will walk you through all eleven.

For Mondovi Bay Villas sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and off-market discretion. At Mondovi Bay it has to reach the right audience in the right month: on the county's records only 15 of the 52 homes carry a homestead exemption, and 30 owners receive their tax notice outside Florida, led by Ohio, Minnesota, Pennsylvania, Wisconsin and Illinois. Your next buyer is as likely to be in Minneapolis in October as on Mondovi Court in February. We also build the paperwork file before the first showing: the resale disclosure package under section 718.503 of the Florida Statutes, the estoppel certificate, the unit's flood zone and any elevation certificate, the latest tax bill showing which water assessments it carries, and any written dock or lift assignment that belongs with your home.

For Mondovi Bay Villas buyers: the first question is the building type, because a fourplex villa, an entry-side fourplex villa and a duplex villa are three different products with three different county values. The second is the water: whether the home is recorded as waterfront, which dock space goes with it, and which of the two water assessments its bill carries. The third is what the condominium fee covers, which is set in an association budget that is not posted publicly. Sellers and buyers comparing the best real estate agents in Punta Gorda should ask each one to answer those three questions for a specific Mondovi Bay home; 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 Mondovi Bay Villas at Burnt Store Isles home? Get a free Burnt Store Isles home valuation or call Jesse direct at (239) 898-6072.

Buying a home in Mondovi Bay Villas at Burnt Store Isles? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.

How Many Homes Are at Mondovi Bay Villas? The 36 Versus 52 Answer

Mondovi Bay Villas has 52 homes: 40 villas in ten fourplex buildings and 12 villas in six duplex buildings, recorded as three condominiums on one 3.88-acre common element. The county roll carries all 52 under one designator, even though a name search finds only 36, because sixteen are recorded as "Mondavi."

The association's description and the county record agree once they are read the same way. The Burnt Store Isles Association writes that "Mondovi Bay is a beautiful condominium complex consisting of 52 units. There are 10 buildings that have 4 units each and 12 duplex units" (Burnt Store Isles Association, Condominiums, read September 29, 2026). A search of the county roll for the words "Mondovi Bay Villas" returns 36 homes: 24 in Buildings 2 through 7 and the 12 duplex homes in Buildings 11 through 16. The missing 16 are Buildings 1, 8, 9 and 10, whose long legal descriptions on the Charlotte County Property Appraiser's cards read "MONDAVI BAY VILLAS I," with an "a" (sample card, Building 10). The county's condominium designator, MBV, ignores the spelling, and a query on it returns 52 residential units plus the common element.

Three Condominiums, One Complex

The state's condominium register lists three separate condominiums, and their unit counts add to 52 (Florida DBPR condominium register extract, read September 29, 2026):

The county's recorded subdivision layer gives each condominium its declaration in the Official Records: Mondovi Bay Villas I at Official Records Book 2458, Page 2002; Mondovi Bay Villas II at Book 2727, Page 5; and Mondovi Bay Villas III at Book 2834, Page 613 (Charlotte County GIS, SubDivisions layer). The layer itself spells the first two "Mondavi," which is the same slip the unit cards carry. The common element is one parcel for all three, described on the roll as "MONDOVI BAY VILLAS I II III CONDO COMMON ELEMENT 3.88 TOTAL AC." (common-element card).

Why the Spelling Matters to You

A misspelled legal name changes nothing about ownership, but it changes what shows up in a search. An automated valuation, a portal "neighborhood" page or an agent's quick comp search that keys on the legal name can miss every sale in Buildings 1, 8, 9 and 10, which includes five of the eleven sales in our leading window and both of the sales in the last twelve months. A name search on the county file shows Mondovi Bay with no sale at all since May 2025; the designator shows two. We tracked every one of the 83 qualified sales the county has on file for all 52 homes since 2009 by the designator, not the name, so no building drops out. If you are a seller in one of those four buildings, ask any agent who quotes you a number whether their comps include your own building.

What the Hub Page Counted, and Why It Differs

Our Burnt Store Isles guide counted 13 condominium sales at a $200,000 median in its twelve months to September 2, 2026, across the legal names Villas of Burnt Store Isles, Villa Grande, Vizcaya and Retreat. Mondovi Bay was outside that match. In the same window Mondovi Bay recorded two qualified sales, $285,000 in December 2025 and $355,000 in April 2026. Added to the thirteen, the Burnt Store Isles condominium count would be 15, at a median of $213,000. The hub's figure is correct for what it measured; this page adds the complex it left out.

Living in Mondovi Bay Villas as a Homebuyer

Living in Mondovi Bay Villas means a single-level villa in a small, low-rise complex at the northeast point of Burnt Store Isles, a heated pool and spa with a pool cabana, docks with boat lifts along the seawall for most fourplex homes, and a mile's drive to Twin Isles Country Club, inside the City of Punta Gorda.

Mondovi Bay Villas is the third-largest of the named condominium communities in Burnt Store Isles by unit count, after the 98-home Villas of Burnt Store Isles and the 74-home Villa Grande at Burnt Store Isles, and the one the association describes with docks and boat lifts outside the lanai doors. What follows is what daily life looks like, drawn from the county's unit and common-element cards, the state's condominium register, the association's description and the city's own records.

What Is Mondovi Bay Villas?

Mondovi Bay Villas is a residential condominium community governed by Chapter 718 of the Florida Statutes. It was recorded as three condominiums between 2004 and 2005 and is administered today by one corporation, Mondovi Bay Villas Condominium Association, Inc., a Florida not-for-profit corporation, document number N02000009398, filed December 6, 2002, active, with a "Merger Name Change" filed April 25, 2007 and annual reports on file through April 24, 2026 (Florida Division of Corporations, read September 29, 2026). The corporation was previously named Mondovi Bay Villas Master Association, Inc.; the three separately filed associations for Condominiums I, II and III show on the state's corporate records as merged. Its principal address is in care of Associa Gulf Coast, 13461 Parker Commons Boulevard, Suite 101, Fort Myers.

The address tells you which kind of home you are looking at. Every fourplex villa is addressed 3500 Mondovi Court with a unit number, and every duplex villa has its own street number on Tripoli Boulevard, from 3592 to 3618 (Charlotte County GIS, Ownership layer). A U.S. Census geocoder query at the complex returns "Punta Gorda city," Charlotte County (U.S. Census Bureau geocoder), and every card lists taxing district 149 and "In City of Punta Gorda: YES."

Sixteen Buildings, Two Products

Source: Charlotte County Property Appraiser unit cards for all 52 homes, read September 29, 2026 (sample card, a duplex villa on Tripoli Boulevard). Forty plus twelve is 52.

The association describes the two products this way: "The units in the 4-plex buildings have 3 bedrooms, 2 baths and a 1-car detached garage. The units in the duplex units have 2 bedrooms, 2 baths, and a 2-car attached garage" (Burnt Store Isles Association, Condominiums). The county's building-footprint layer shows ten larger residential footprints around the Mondovi Court circle, six along Tripoli Boulevard, and a row of small separate structures that match the association's detached garages (Charlotte County GIS, Building Footprints layer).

Why it matters to you: the fourplex villa has the extra bedroom and, for 32 of the 40, the water; the duplex villa has the attached two-car garage and no neighbor above or below. Those are different buyers, and they are priced differently.

Upstairs or Downstairs in a Fourplex

The county's Ownership layer draws each fourplex home as its own polygon, and the polygons stack in pairs. In every fourplex, the units numbered with a 1 in the second-to-last place (for example 111 and 112) share their footprints with the units numbered with a 2 (121 and 122). That is the county telling you each fourplex is two homes over two homes. On this page, "first floor" means the x1x units and "second floor" the x2x units; that is our reading of the county map, and a buyer should confirm the floor of any specific unit on the showing. The duplex homes do not stack: each has its own footprint.

Why it matters to you: over the last five years the county file shows second-floor fourplex villas recording a median of $397,500 against $355,000 for first-floor villas, although the gap is not consistent year to year. The market section below shows both.

Who Owns at Mondovi Bay Villas?

The county's records answer the question better than a brochure. 15 of the 52 homes carry a homestead exemption, so fewer than three in ten are full-time Florida homes. 22 owners have a Florida mailing address, all 22 in Punta Gorda. The other 30 receive their notice out of state, led by Ohio (4), Minnesota (4), Pennsylvania (3), Wisconsin (3) and Illinois (3), then New Jersey, Colorado and Iowa with two each, and one each in Maryland, Indiana, Louisiana, Oregon, Massachusetts, New York and Michigan (Charlotte County GIS Ownership layer, mailing and homestead fields, read September 29, 2026; our count).

That matches the association's own description, "Several residents live at Mondovi Bay Villas full time and others winter and vacation here" (BSIA, Condominiums). For a buyer, expect a quiet pool deck from June to September and a full one in February. For a seller, expect your likeliest buyer to come from the upper Midwest or the Northeast, and time the launch for the months that buyer is here or planning the trip.

A Day at Mondovi Bay Villas

A February morning at Mondovi Bay might start on a lanai looking over the seawall, with a boat on its lift a few steps away; the association writes that "Most units have docks with boat lifts just outside their lanai doors" and that "Within 20 minutes you can be out to the Harbor and off to the Gulf of Mexico" (BSIA, Condominiums). Twin Isles Country Club at 301 Madrid Boulevard is one mile and about four minutes by car on our routing test, the U.S. 41 shopping strip is on the other side of the canal, downtown Punta Gorda's Laishley Park is about nine minutes, and Fishermen's Village is about nine minutes.

What you do not do at Mondovi Bay Villas is maintain the outside of the building. Under Chapter 718 the association maintains, repairs and insures the common elements, which here include the pool, the spa, the pavers, the fencing and the concrete dock on the county's common-element card. Changes to the outside of your home, from windows to hurricane protection, go through the association first and then through the City of Punta Gorda's Building Division for a permit.

What Mondovi Bay Villas Does Not Have, or Has Not Published

Six things buyers sometimes assume. No public fee schedule: the condominium's budget and dues are not posted on any public page we reached, and the association has no public website that we could find. No deeded boat slip on the record: none of the 52 legal descriptions on the roll names a dock or slip, even though the common-element card records 2,120 square feet of concrete dock. No gate: the county card records no gatehouse, and Mondovi Court opens from Tripoli Boulevard. No clubhouse building on the county card: the association describes a pool cabana; the county's common-element card lists the pool, spa, dock, fence and pavers but no separate clubhouse. No age restriction on the public record: no 55-and-over registration or restriction is published for Mondovi Bay Villas. No three-story building: at one and two stories, Mondovi Bay sits outside Florida's structural integrity reserve study and milestone inspection regimes, which the governance section explains.

Buying at Mondovi Bay Villas, Step by Step

Buying here runs through one condominium association and the city, in this order.

1. Choose the building type, then the side of the circle. In the 36 months since September 2023 the county recorded waterfront fourplex sales from $285,000 to $470,000, entry-side fourplex sales at $345,000 and $390,000, and one duplex sale at $290,000.
2. Read the condominium file before you offer. Under section 718.503 of the Florida Statutes you are entitled, from a resale seller, to the declaration, articles, bylaws and rules, the annual financial statement and budget, and the other listed documents. A contract signed before you receive them is voidable for seven days after you do, excluding weekends and legal holidays.
3. Order the estoppel certificate on day one under section 718.116. It states the assessments owed, any special assessment and the next due date.
4. Pull the unit's last tax bill. At Mondovi Bay a bill can carry the county's Alligator Creek waterway assessment, the city's Burnt Store Isles canal assessment, both or neither; the fee section shows which.
5. Insure before the deadline. Every Mondovi Bay card carries FEMA Zone AE with a 9-foot base flood elevation; get an HO-6 quote on the actual unit and the association's master insurance declarations, including its flood policy.
6. Confirm the dock. Ask, in writing, which dock space and lift go with the unit and under which document, because the roll does not show it.

If you would like a second set of eyes on a Mondovi Bay file, call Marc at (239) 287-5873 or read our Burnt Store Isles buyer guide. Sellers can see what a Burnt Store Isles home is worth or call Jesse direct at (239) 898-6072.

Mondovi Bay Villas Market Snapshot: What the Condominiums Actually Sell For

Mondovi Bay Villas recorded 11 qualified resales in the 36 months since September 29, 2023 at a $355,000 median, from $285,000 to $470,000; the trailing twelve months recorded two sales, $285,000 and $355,000, both in Building 10, a building a name search on the county file misses.

Data updated: September 2026 (Charlotte County Property Appraiser roll, unit cards and qualified sales file, local index built September 29, 2026 from the county's September 27, 2026 extracts, newest Mondovi Bay sale recorded April 1, 2026; Southwest Florida MLS community figures pulled September 25, 2026)

We tracked every one of the 83 qualified sales the Charlotte County Property Appraiser has on file for Mondovi Bay Villas since March 2009 and matched each to its building, building type, floor and county square footage; every table in this section is built from those rows, not from an automated estimate. One December 2009 transaction that conveyed six unsold duplex homes on a single instrument is excluded from every median, because it is a bulk sale and not a price for one home.

Two recorded sales in the trailing twelve months is below the ten-sale threshold at which we let a median lead, and so is five in 24 months, so the leading figure is the first window with ten or more sales, 36 months of county recorded sales. This section lists all eleven (by building type and floor, never by unit number), splits them by product, adds the 24-month, 60-month and 120-month windows, lays out the calendar-year record back to 2009, shows what the Southwest Florida MLS adds, and closes with what the county itself now says the homes are worth.

The Leading Window: 36 Months of County Recorded Sales

Source: Charlotte County Property Appraiser qualified improved sales, our analysis; price per square foot uses the county's heated area (1,596, 1,424 or 1,277) and is the median of per-sale ratios. None of the eleven was a builder-direct first sale.

All Eleven Sales, One by One

Source: Charlotte County Property Appraiser qualified sales file and unit cards, our analysis. Floor is read from the unit number, as explained above; building type from the county card's waterfront line and heated area.

Two rows are worth reading closely. The waterfront fourplex villa that recorded $355,000 in April 2026 had recorded $415,000 in March 2023, three years earlier; the county file does not say why, and we do not guess about any individual owner, but the pair is a clear marker of how far Mondovi Bay prices came off their 2022 to 2024 plateau. And the $285,000 second-floor waterfront sale in December 2025 sits $6,669 below the county's own 2026 preliminary value for that home and $62,000 below every other waterfront sale in the window, so we would not price a waterfront villa from it without knowing its condition.

Ready to Sell or Buy at Mondovi Bay Villas? Talk to the Team That Read All 52 Unit Cards

Mondovi Bay Villas is the waterfront villa complex at the northeast point of Burnt Store Isles, and its eleven county-recorded sales in three years ran from $285,000 to $470,000 on the same 1,596 square foot fourplex plan, so pricing one takes the complex's own record, not a portal estimate that may not even find your building. Sellers can get a free Burnt Store Isles home valuation built on the building, water, floor and condition of your home, or call Jesse direct at (239) 898-6072. Buyers can call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida before touring Mondovi Court.

The Trailing Twelve Months, and the Two Sales Behind Them

In the last 12 months Mondovi Bay Villas at Burnt Store Isles has seen two recorded resales: $285,000 (December 15, 2025) and $355,000 (April 1, 2026), a dollar volume of $640,000 and a midpoint of $320,000 (two sales, an even count, so the mean of the pair). Both are waterfront fourplex villas in Building 10, one of the four buildings recorded as "Mondavi." Two sales tell you the direction of recent prices, not a reliable level, which is why this page leads with the 36-month window.

The county file carries no qualified Mondovi Bay sale between May 27, 2025 and December 15, 2025, and none after April 1, 2026 through the file's September 27, 2026 extract. For a 52-home complex that has recorded between two and seven qualified sales a year since 2009, that is a thin stretch. A seller who lists for the coming season is entering a market with few recent comparables, which makes the building-type and floor tables below more important, not less.

By Building Type: Water Is the Premium

Source: Charlotte County Property Appraiser qualified sales file, our analysis; 36 months from September 29, 2023, 60 months from September 29, 2021, both to the newest recorded sale.

Over five years, the median waterfront fourplex sale ran $52,550 above the median entry-side fourplex sale on the same 1,596 square foot plan. The county's own values point the same way: $291,669 for a waterfront fourplex villa against $257,754 for an entry-side one, a $33,915 difference for the water alone. The duplex villas trade less often; three sales in five years is too few for a firm median, and the $370,000 sale of a 1,277 square foot duplex villa in June 2022 set the highest price per square foot, $289.74, of any duplex villa sale in the county file.

By Floor: Upstairs and Downstairs in the Fourplexes

Source: Charlotte County Property Appraiser qualified sales file, our analysis; floor read from the unit number.

The floor tells a mixed story. Over the last five years second-floor villas recorded the higher median; over the full record since 2009, first-floor villas did. Part of that is timing, because the mix of floors sold changes from year to year, and part is that the first floor offers no stairs and a step to the dock while the second offers the longer view. At Mondovi Bay neither floor holds a steady premium, so we price each villa from sales on its own side of the circle and its own floor in the most recent window that has enough of them.

Widening the Window: 24, 60 and 120 Months

Source: Charlotte County Property Appraiser qualified improved sales, local index built September 29, 2026, our analysis; odd counts report the middle sale.

The wider windows tell the recent story plainly. The 60-month and 36-month medians sit within $2,450 of each other, around $355,000, because the complex has traded in a band of roughly $345,000 to $470,000 since 2022. The 24-month median of $352,000 and the two most recent sales show the top of that band thinning. The 120-month median of $275,000 carries the pre-2022 years, when Mondovi Bay villas traded in the $200,000s.

The Calendar-Year Record Since 2009

Source: Charlotte County Property Appraiser qualified improved sales, 2009 to April 1, 2026, excluding the December 2009 bulk transaction, our analysis.

Three phases stand out. From 2009 to 2012, in the years after the housing downturn, Mondovi Bay villas traded between roughly $111,000 and $185,000, and a 2011 median of $115,000 marks the bottom. From 2013 to 2021 the complex climbed steadily, to a 2021 median of $259,000. In 2022 it jumped: the 2022 median of $360,000 was 39% above 2021, and the complex's highest recorded sale, $480,200, came in June 2022. Since the 2024 median of $405,150, prices have eased, to $347,000 in 2025 and a single $355,000 sale so far in 2026. The 2025 median is still about three times the 2011 median.

What the Southwest Florida MLS Shows for Mondovi Bay Villas

Charlotte County is a thin market for the Southwest Florida MLS, which is why the county record leads this page. For Burnt Store Isles as a whole, the MLS recorded 14 closings under the Burnt Store Isles label in the 12 months to September 24, 2026, at a median of $803,250, a median of 121 days on market and a median sale-to-list ratio of 95.2% (Southwest Florida MLS, pulled September 25, 2026). A per-association MLS split for Mondovi Bay Villas is not published on this page, so the days-on-market and sale-to-list figures here are community-wide and blend houses with condominiums; they describe how long Burnt Store Isles listings take to sell, not Mondovi Bay listings specifically. Ask us for the Mondovi Bay listing history, and we will pull it for your unit.

What the County Says a Mondovi Bay Villas Home Is Worth

The Charlotte County Property Appraiser's 2026 preliminary roll values every Mondovi Bay home at one of four figures, set by building type and size:

Source: Charlotte County Property Appraiser unit cards, "2026 Preliminary Tax Roll Values, as of January 1, 2026," read September 29, 2026; the card notes these values "are NOT certified (final) values" and that final values are certified in mid-October. Total for the 52 homes: $14,107,672.

Two cautions. The county's just value "reflects 193.011 adjustment," the statutory allowance for the costs of sale, so it sits below market by design. And it does not see floor, view or dock: the same $291,669 applies to a first-floor villa with a lift outside the lanai and a second-floor villa facing the circle. The 36-month median sale of $355,000 is about 22% above the waterfront fourplex county value. That gap is your negotiating room as a buyer and your pricing argument as a seller, and it is why an automated estimate built on county values underprices the best-placed villas.

What Property Tax Looks Like at Mondovi Bay Villas

Mondovi Bay Villas is inside the City of Punta Gorda, taxing district 149 on the county card, and pays city and county millage. Every 2025 bill we read for the complex carries a total of 16.6185 mills, and the City of Punta Gorda adopted an operating rate of 3.9928 mills for fiscal 2027 on September 23, 2026, below the rollback rate (Gulfshore Business, September 24, 2026). On a waterfront fourplex villa's 2026 preliminary value of $291,669, 16.6185 mills is about $4,847 a year before any exemption; that is our arithmetic, not a tax bill, and a homestead owner pays less. A buyer's own taxes reset after purchase to the county's next valuation of the home, so ask the county's tax estimator for the specific unit. The water assessments on top of the millage are covered in the fee section below.

How Did Mondovi Bay Villas Come to Be?

Mondovi Bay Villas was built in the 2000s on the northeast corner of Punta Gorda Isles Section 15, the plat recorded decades earlier as Burnt Store Isles. Its master association was filed in December 2002, the three condominiums were recorded in 2004 and 2005, and the county dates the sixteen buildings from 2004 to 2007.

Section 15 and the Multi-Family Blocks

Burnt Store Isles is Punta Gorda Isles Section 15, "as recorded in Plat Book 8, Pages 20-A thru 20-Z-5," with a later replat in Plat Book 15 (Burnt Store Isles Association, Deed Restrictions). The developer recorded four sets of deed restrictions for the section on January 29, 1970: two for waterfront lots, one for the golf-course lots and one for multi-family lots, which the association lists as Blocks 228 and 229, lots 1 through 9 of Block 230, and Blocks 285 through 287. On the county's lot layer, the Mondovi Bay condominium parcels sit beside Blocks 229 and 230 at the northeast edge of the section (Charlotte County GIS, Lots layer). Which of the 1970 declarations reaches the condominium land, and how the 2025 court ruling on those declarations affects it, is a title question for the specific unit; the governance section explains the case.

A Master Association, Then Three Condominiums

The corporate record starts first. Mondovi Bay Villas Master Association, Inc. was filed with the Florida Division of Corporations on December 6, 2002, and the separate associations for Condominiums I, II and III followed. The state's condominium register records Mondovi Bay Villas I on May 6, 2004, Mondovi Bay Villas II on March 8, 2005 and Mondovi Bay Villas III on October 20, 2005 (DBPR condominium register extract). On April 25, 2007, the master association filed a merger and name change and became Mondovi Bay Villas Condominium Association, Inc., the corporation that files the annual reports today; the three separate associations show on the corporate record as inactive by merger (Florida Division of Corporations). The state's condominium register still lists three condominiums, each with its own managing-entity line, all in care of the same manager, so a buyer should expect one association office and three recorded declarations.

The developer is not named on any public page we reached. The recorded declarations at Official Records Books 2458, 2727 and 2834 name it, and the Charlotte County Clerk's plats and condominiums search is the route to them.

Building Out, 2004 to 2007

The unit cards print the first recorded sale on most homes, and they show the order in which the complex filled. Building 1, on the entry side, sold first, at $170,700 to $180,800 in 2004. Building 2, also on the entry side, sold in 2005 at $205,700 to $291,300. The waterfront fourplex villas in Buildings 8, 9 and 10 sold in 2004 at $251,300 to $419,400. The waterfront fourplex villas in Buildings 3 to 7 sold in 2005 at $301,900 to $434,800, at the top of that decade's market. The duplex villas followed in 2005 and 2006, at $309,600 to $395,500 (Charlotte County Property Appraiser unit cards, sale histories as printed, read September 29, 2026; a card's sale list can be truncated, so read these as the earliest sales the cards show). The association writes that "The complex was completed in 2006 and was built to all the current hurricane standards" (BSIA, Condominiums); the county's year-built field dates the last four duplex homes, in Buildings 15 and 16, to 2007.

Six Duplex Homes and the Downturn

Not every home sold new. Six duplex villas in Buildings 13, 15 and 16 have no individual sale on their cards before December 31, 2009, when the county file records one $1,637,500 transaction on a single instrument covering all six, about $272,900 a home by our arithmetic. Those six then sold to individual owners in 2011 and 2012 at $111,000 to $121,000 each. We read that as a builder's unsold inventory changing hands in bulk at the bottom of the market and then being sold off one by one; the county file does not say so in words, and we exclude the bulk transaction from every median on this page.

A Neighbor With a Similar Name

One more record prevents a common mix-up. The state's condominium register also lists BSI Mariner Villas, a Condo, a four-unit condominium recorded July 2, 2003 at 3530 Mondovi Court (DBPR condominium register extract). It shares the street, not the association. Mondovi Bay Villas is the MBV designator on the county roll, 52 homes, one common element and one association; a listing on Mondovi Court is not automatically part of it.

The Homes: Fourplex Villas and Duplex Villas at Mondovi Bay Villas

Mondovi Bay Villas offers two homes: a 1,596 square foot, three-bedroom fourplex villa with a detached one-car garage, 40 of them in ten buildings, and a 1,277 or 1,424 square foot, two-bedroom duplex villa with an attached two-car garage, 12 of them in six buildings, all built 2004 to 2007.

The Fourplex Villa

Every one of the 40 fourplex villas carries the same card: 1,596 square feet of heated area, a residential condominium of quality grade 3, one floor per unit, and three bedrooms on all but two cards (sample card, Building 10). Four villas share each building, two on the first floor and two above. The association adds two baths and a one-car detached garage (BSIA, Condominiums). The eight fourplex villas in Buildings 1 and 2 sit on the entry side of the circle, and their cards read "Waterfront: NO." The 32 in Buildings 3 through 10 ring the point, and their cards read "Waterfront: YES."

The Duplex Villa

The 12 duplex villas line Tripoli Boulevard, each with its own street number. Ten are 1,424 square feet and two, in Building 11, are 1,277 square feet; every card shows two bedrooms and one floor (sample card, Building 11). The association adds two baths and a two-car attached garage. None of the twelve cards reads "Waterfront: YES," yet one of the two duplex bills we read carries the city's canal assessment, which the city levies on land near the seawall; a bill, not a card, tells you which charges a home pays.

What the Cards Do Not Tell You

The county card is a tax record, not a listing. It does not record the kitchen, the flooring, the lanai, the impact windows or the roof date, and it does not tell you which dock space or lift goes with a home. On a complex this uniform, those are the facts that separate one sale from the next, so a buyer should ask the seller for the permit history and the association for the roof and building records, and a seller should put every update, with dates, in the listing.

Which Home Fits Which Buyer

The Water: Docks, Lifts and the Route From Mondovi Bay Villas to Charlotte Harbor

Mondovi Bay Villas sits on the water the county names Mondovi Canal, with 2,120 square feet of concrete dock on its common-element card and, in the association's words, docks with boat lifts outside most lanai doors. Boats reach Charlotte Harbor through the Burnt Store Isles lock and Alligator Creek, a route the city has widened.

What the County Records on the Water

The common-element card lists "Dock, Concrete (sf)" at 2,120 square feet among the complex's improvements (common-element card), and the county's Waterways layer labels the canal beside the complex "Mondovi Canal" (Charlotte County GIS, Waterways layer). A January 2023 federal aerial image shows the dock running along the seawall on the northern and eastern sides of the point, with boats on lifts behind the fourplex buildings (USGS The National Map, NAIP imagery service). None of the 52 legal descriptions on the roll mentions a slip, dock or lift.

Does a Boat Slip Come With a Mondovi Bay Villas Condo?

A slip is not deeded on the public record, so whether a dock space conveys with a home, how it is assigned and who owns the lift are set by the condominium declarations and the association's rules and any written assignment the seller holds. The declarations are recorded but not posted online, and the rules are not public. Ask the seller for any dock assignment in writing, ask the association how dock use passes to a buyer, and put the answer in the contract. If a listing says a slip "conveys," ask which document says so.

Who Maintains the Seawall?

Burnt Store Isles is a city canal district: the City of Punta Gorda maintains and replaces the seawalls, dredges the canals and runs the boat lock, funded by an assessment on the tax bill (City of Punta Gorda, Waterfront Living). The city says "All seawall replacements in Burnt Store Isles have been completed" after Hurricane Ian (City of Punta Gorda, Hurricane Repairs). At Mondovi Bay, the city's canal-district assessment appears on the 2025 bills of the units we read that sit closest to the wall, at the district's rate for property other than single-family homes. The dock, its pilings and any lifts are not the city's; they belong to the owners and the association, under the city's Chapter 6 rules.

From the Dock to the Harbor

Past Mondovi Canal, boats follow the Burnt Store Isles canals to the city's lock, which connects the system to Alligator Creek; confirm the route from your specific dock with the city. In its January 22, 2025 press release the city said the widened "BSI Lock passage will provide 40' of travel through the lock" (City of Punta Gorda press release, January 22, 2025, as posted by BSIA), and the canal committee reported the project complete in April 2025 (BSI Canal Committee, April 21, 2025. From the lock the route runs through Alligator Creek to the east side of Charlotte Harbor. The association's "Within 20 minutes you can be out to the Harbor" is its estimate, not a measured trip; idle-speed zones cover every canal on the way.

Sailboat Water, Stated Carefully

The city's boating page says "most of the PGI system features deep, wide canals with no fixed bridges" (City of Punta Gorda, Boating). It makes no such statement about Burnt Store Isles, and we have found no city or Coast Guard record that settles the Burnt Store Isles route either way. We therefore make no bridge-free claim for Mondovi Bay Villas, in either direction. If a mast or tower height matters to you, verify the full route from the specific dock with Public Works at (941) 575-5050 before your inspection period ends.

The Alligator Creek Waterway Unit

Mondovi Bay's fourplex villas sit in a second, county-run water district. Charlotte County's MSBU layer places all 40 fourplex homes in the "Alligator Creek Waterway Unit (M)," one unit each, and the 12 duplex homes and the common element at zero units (Charlotte County GIS, MSBU layer). The county describes the unit's purpose as "dredging, maintenance, clearing, marking for navigational purposes, and providing for safety devices in Alligator Creek" (Charlotte County, Alligator Creek Waterway Unit). Its adopted rate for fiscal 2026 was $78.00 per equivalent residential unit, the same figure approved for fiscal 2027, with an entrance-channel dredge budgeted (Alligator Creek Waterway budget, FY2026 adopted and FY2027 approved). Every fourplex bill we read carries "ALLIGATOR CRK WATERWAY-MAINT" at $78.00.

The Rules at the Water

The city's Chapter 6 rules govern docks, pilings and lifts across Burnt Store Isles: nothing may attach to the seawall cap or panels, boat-lift canopies are prohibited, floating docks are prohibited in residential canals, and work beyond what the code allows by right needs a Canal Construction Special Permit (Punta Gorda Code of Ordinances, Chapter 6). The canals are artificial waterways, which state law treats differently from the natural water of the Gasparilla Sound-Charlotte Harbor Aquatic Preserve (Florida Statutes 258.392). Every canal in the Burnt Store Isles district is a slow-speed, minimum-wake zone (Waterfront Property Owner's Manual).

Selling or buying on the water at Mondovi Bay? Sellers can get a free Burnt Store Isles home valuation that accounts for your dock assignment and lift, or call Jesse direct at (239) 898-6072. Buyers can call Marc at (239) 287-5873 or read how we represent buyers.

What Amenities Come With a Mondovi Bay Villas Condominium?

A Mondovi Bay Villas condominium comes with a share of the common elements: a heated pool and spa, a pool cabana the association describes with a grill, sink, refrigerator, ice maker and restrooms, 2,120 square feet of concrete dock, and paved drives. Twin Isles Country Club and the Burnt Store Isles Association are separate and optional.

Inside Mondovi Bay Villas

Source: Charlotte County Property Appraiser, common-element card for Mondovi Bay Villas I, II and III, read September 29, 2026.

The association describes the pool area this way: "We enjoy the company of our neighbors at the heated pool, spa, and the pool cabana that is equipped with a grill, sink, refrigerator, ice maker and restrooms" (BSIA, Condominiums). The county's common-element card does not list the cabana as a separate building, and the garages the association describes are not listed on it either; ask the association which structures are common elements and which, if any, are limited common elements assigned to specific homes.

What Burnt Store Isles Adds, and What It Does Not

Burnt Store Isles has no community-owned amenity center and no mandatory homeowners association. The Burnt Store Isles Association is voluntary, "not a mandatory HOA," with membership at $50 a year by check or $55 online (BSIA, Membership Information). Twin Isles Country Club, at 301 Madrid Boulevard one mile away, is a private, member-owned club with an 18-hole, par-72 course of about 6,722 yards designed by Ron Garl and Mark McCumber, and it does not publish its fees (Twin Isles Country Club). The Burnt Store Isles Boat Club is a third, separate organization. Owning at Mondovi Bay does not require joining any of them.

What Is Charged Separately

The condominium fee pays for the common elements; the club, the civic association and the boat club, if you join, bill separately. The tax bill carries the city and county millage and, depending on the home, one or two water assessments. The fee section below lays the layers out in order.

What Are the HOA Fees at Mondovi Bay Villas in 2026?

Mondovi Bay Villas' condominium fees are not published on any public page we reached, so we publish no dues figure. The fee is set in the association's annual budget, which a resale buyer is entitled to receive, and the estoppel certificate states the exact amount owed and any special assessment for a specific home.

Why We Publish No Dues Figure

Condominium fees change with every budget, and a number copied from an old listing can be off by hundreds of dollars a quarter, especially after the post-Ian insurance increases that reached every Florida association. The Mondovi Bay budget is not posted publicly, the association has no public website that we could find, and we do not cite listing sites. A fee we cannot source is a fee we do not print.

How to Get the Real Number in One Day

Three documents give you the answer. The current annual budget shows the regular assessment for each unit type and what it funds. The question-and-answer sheet that Florida condominiums prepare for buyers lists the assessment and any pending special assessment. The estoppel certificate under section 718.116 states the amount owed on a specific unit on a specific date. The association's principal address on the state's corporate record is in care of Associa Gulf Coast, 13461 Parker Commons Boulevard, Suite 101, Fort Myers (Florida Division of Corporations); a listing agent or closing agent requests the estoppel there.

What the Fee Should Cover, and What to Ask About

At a minimum, the budget of a Florida condominium carries the common expenses: the master insurance policy on the buildings, maintenance of the common elements, the manager, and reserves. At Mondovi Bay the common elements on the county card are the pool, spa, dock, fence and pavers. Ask four questions in writing: whether the budget includes flood insurance on the buildings; what the reserve schedule covers and whether reserves are fully funded or waived by vote; whether any special assessment is levied, pending or under discussion; and how dock and lift maintenance is paid, by all owners or by the owners who use them.

Mondovi Bay Villas' Layered Costs: Condominium, City Taxes, Canal District and County Waterway Unit

Owning at Mondovi Bay Villas costs the condominium fee, city and county property tax at 16.6185 mills in 2025, and, depending on the home, the county's Alligator Creek waterway assessment of $78 a year, the city's Burnt Store Isles canal assessment, both or neither, plus insurance. There is no master HOA and no community development district.

The Layers, One by One

Data updated: September 2026 (Charlotte County Tax Collector 2025 bills, City of Punta Gorda agenda items, Charlotte County MSBU budgets, read September 29, 2026).

The city's single-family canal rate does not apply here. For fiscal 2027 the City of Punta Gorda set the Burnt Store Isles assessment at $1,035 per single-family residence ($945 for operations plus $90 toward the lock-widening debt), adopted by City Council on September 9, 2026, and for "all other properties, the assessment is $0.108 per square foot of land lying less than 120 lineal feet from the seawall," in the words of its tentative levy item (City of Punta Gorda, FY2027 Burnt Store Isles levy item). A condominium unit is "other property." If a unit's land allocation stays the same, the $267.38 line at the fiscal 2026 rate would be about $275.02 at the fiscal 2027 rate; that is our arithmetic, not a bill.

Five 2025 Bills, Read Line by Line

Source: Charlotte County Tax Collector, 2025 annual bills, millage code 149, read September 29, 2026 (Charlotte County Tax Collector property tax search). We show no owner names or unit numbers.

The pattern is the point. At Mondovi Bay two homes with the same plan can carry different water lines, and a duplex villa can carry the canal line while its neighbor does not. Every buyer should read the actual bill for the actual unit, and every seller should put it in the listing file, because a buyer's lender and insurer will ask.

A Worked First Year for a Mondovi Bay Buyer

Take a buyer of a waterfront fourplex villa at the 36-month median of $355,000, not homesteaded in the first year. The property tax will depend on the county's next valuation of the home, not the seller's bill; the non-homestead Building 3 bill above, $5,981.55 on an assessed value of $339,150, is a fair guide to the order of magnitude. Add the condominium fee from the budget, an HO-6 policy and flood coverage priced on the unit, and optional club or association memberships. A buyer who files for homestead after the first January 1 in residence lowers the next year's bill, as the Building 10 bill shows.

What Is Not Published

The condominium budget, the reserve schedule, any special assessment, the master insurance premium and the Twin Isles Country Club fees are not published on a public page. We do not estimate them. Ask the association's manager for the first four and the club for the fifth.

Selling or buying at Mondovi Bay? Sellers can get a free Burnt Store Isles home valuation that accounts for the charges on your bill, or call Jesse direct at (239) 898-6072. Buyers can call Marc at (239) 287-5873 or read how we represent buyers.

Who Governs Mondovi Bay Villas? The Association, Its Records and Its Documents

Mondovi Bay Villas is governed by Mondovi Bay Villas Condominium Association, Inc., a Florida not-for-profit corporation formed in 2002 and merged in 2007, managed in care of Associa Gulf Coast in Fort Myers, under three recorded condominium declarations, Chapter 718 of the Florida Statutes and the City of Punta Gorda's codes.

The Association on the State's Records

The Florida Division of Corporations lists Mondovi Bay Villas Condominium Association, Inc., document number N02000009398, filed December 6, 2002, status active, last event "Merger Name Change" filed April 25, 2007, with annual reports filed on April 29, 2024, April 26, 2025 and April 24, 2026 (Florida Division of Corporations). Its registered agent is Associa Gulf Coast, Inc. The same search shows the separately filed associations for the three condominiums as inactive by merger. The state's condominium register lists the three condominiums, 20, 20 and 12 units, each in care of Associa Gulf Coast (DBPR condominium register extract).

Who Manages Mondovi Bay Villas?

Both state records name Associa Gulf Coast, 13461 Parker Commons Boulevard, Suite 101, Fort Myers, as the address of record. The manager handles resale requests, estoppel certificates and access to official records. The board is elected by the owners; we do not print individual officers' names on this page, and the current board is listed on the association's latest annual report.

The Documents That Govern a Mondovi Bay Villas Home

Any later amendment to a declaration is recorded after the original, so before relying on a clause, search the Clerk's Official Records for amendments; the Charlotte County Clerk's plats and condominiums search is the starting point.

Official Records and the Association Website

Under section 718.111, an owner may inspect and copy the association's official records, and an association managing 25 or more units must post specified documents on a website or app, which is commonly a password-protected owners' portal. With 52 units, Mondovi Bay is above that line. We found no public page for the association; a buyer should ask the seller for portal access or the posted documents during the review period.

The Deed Restrictions and the Court Case

Burnt Store Isles' recorded deed restrictions are in court. The association reports that "the judge ruled that our deed restrictions had expired in January of 2001" after an April 2025 hearing, that it appealed to the Sixth District Court of Appeal in case 6D2025-1778, and its board minutes of September 4, 2026 say "the appeals case regarding the deed restrictions has still not been heard" (BSIA, Deed Restrictions Update; BSIA board minutes, September 4, 2026, draft). For a Mondovi Bay owner, the condominium declarations are a separate, recorded set of covenants that the ruling on the 1970 section restrictions does not address; what the court case changes at Mondovi Bay, if anything, is a question for title counsel.

Architecture and Exterior Changes

At a condominium, the building exterior is a common element, so changes to windows, doors, hurricane protection, lanai enclosures and the dock go to the association first. The Burnt Store Isles Association also states that exterior changes need its approval "for all property owners whether they are members of BSIA or not" (BSIA, Deed Restrictions), subject to the court case above. The city then issues the permit.

Do the Structural Integrity Reserve Study and Milestone Inspection Laws Apply to Mondovi Bay Villas?

Mondovi Bay Villas sits outside both laws on the county's records. Florida's structural integrity reserve study requirement and its milestone inspection requirement apply to condominium buildings three stories or more in height, and Mondovi Bay's fourplex buildings are two stories and its duplex buildings one story.

What the Two Laws Say

Section 718.112(2)(g) of the Florida Statutes requires a structural integrity reserve study for a condominium building "three stories or more in height" (section 718.112). Section 553.899 requires milestone inspections of condominium and cooperative buildings "three stories or more in height" (section 553.899). Both were written after the 2021 Surfside collapse, and both use the same height line.

Where Mondovi Bay Sits

On the county's map the fourplex units stack two over two, and the duplex units do not stack at all; the county cards record one floor per unit. The association's own description is of fourplex and duplex villas. On that record, no Mondovi Bay building reaches three stories, so neither law applies. A buyer should still confirm with the association that it has not adopted either study voluntarily, and read the reserve schedule in the budget.

What Still Applies

Falling outside the two laws does not mean no reserves. Chapter 718 still requires a condominium budget to carry reserves for roof replacement, painting and other items over a set threshold unless the owners vote to waive or reduce them, and the budget must disclose that vote. A 2004 to 2007 roof is due for attention on any ordinary schedule, so ask what the reserve schedule says about roofs, and whether any replacement has been done or assessed.

What Is Not Published

The association's budget, reserve schedule and any engineering reports are not posted publicly. Ask the manager for them during the review period, and ask the seller for the most recent board minutes.

What Should a Buyer Request From the Mondovi Bay Villas Association?

A Mondovi Bay Villas buyer should request the statutory resale package under section 718.503, the estoppel certificate under section 718.116, the recorded declaration for the right condominium, the rules, the current budget and reserve schedule, the master insurance declarations, recent board minutes and any written dock or lift assignment for the unit.

The Statutory Resale Package

Under section 718.503, a resale buyer receives the declaration, articles of incorporation, bylaws and rules, the most recent annual financial statement and budget, and the question-and-answer sheet, and has seven days after receipt, excluding weekends and legal holidays, to cancel. At Mondovi Bay, make sure the declaration is the one for the unit's condominium: I, II or III.

The Questions to Put in Writing

1. Which dock space and lift, if any, go with this unit, and under which document?
2. Which garage goes with this unit, and is it a common element, a limited common element or recorded with the unit?
3. What is the regular assessment for this unit type, and when did it last change?
4. Is any special assessment levied, pending or under discussion?
5. What does the master policy cover, and does the association carry flood insurance on the buildings?
6. What are the lease, pet and vehicle rules today?
7. When were the roofs last replaced or inspected?
8. Does the association have a right to approve a buyer or tenant?

The Estoppel Certificate

The estoppel certificate under section 718.116 states what is owed on the unit and whether any special assessment is levied, and it binds the association to its figures for the period stated. Order it at contract, not at closing.

Is Mondovi Bay Villas a 55+ Community?

Mondovi Bay Villas is not published anywhere we reached as a 55-and-over community, and no age restriction appears on the public record for it. Whether the declarations contain an age provision is set in the recorded documents, which a buyer receives under section 718.503.

Housing for older persons is a specific legal status under the federal Fair Housing Act, and a community claiming it must meet its tests and, in Florida, register with the Florida Commission on Human Relations. We found nothing showing Mondovi Bay Villas claims that status. The association's own description mentions full-time residents and winter residents, not an age limit. If an age rule matters to you as a buyer or seller, read the declaration for the specific condominium before you rely on either answer.

Can You Rent Out a Mondovi Bay Villas Condo?

Mondovi Bay Villas' lease rules are set in its declarations and rules, which are not posted publicly, so we do not state a minimum lease term. The City of Punta Gorda has no short-term rental ordinance, so at Mondovi Bay the condominium documents, not the city, control rentals.

What to Confirm Before You Buy to Rent

Ask the association for the minimum lease length, the number of leases allowed a year, any waiting period after purchase, any approval process and fee for tenants, and whether guests may use the dock and pool without the owner present. Under section 718.110, an amendment that prohibits or regulates rentals generally applies only to owners who consent to it and to owners who acquire title after it takes effect, so the date of any leasing amendment matters to a buyer.

What a Mondovi Bay Landlord Should Plan For

A rental villa here is a seasonal product: the complex's own mailing records show most owners are away much of the year. Budget for a local manager, a hurricane plan for the unit and any boat, and the insurance and tax differences of a non-homestead property.

Pet Rules at Mondovi Bay Villas

Mondovi Bay Villas' pet rules are set in its declarations and rules, which are not published on a public page, so we do not state a pet limit, weight limit or breed rule. Ask the association for the current rules before you contract, and in writing if you own a pet now.

Florida law treats emotional support animals differently from pets in housing, and a condominium's pet rule does not end the conversation for an owner or tenant with a qualifying need. For a buyer with a large dog, the practical questions at Mondovi Bay are where pets may be walked on a 3.88-acre common element that is largely paved and dock, and whether pets are allowed on the dock and pool deck.

Hurricanes, Flood Zone and Insurance at Mondovi Bay Villas

Every one of Mondovi Bay Villas' 52 unit cards and its common-element card places the home in FEMA flood Zone AE with a 9-foot base flood elevation, on map panel 12015C0243G effective December 15, 2022. The complex is in Charlotte County storm-surge Evacuation Zone A, and new buildings here are designed to a 160 mph wind speed.

Data updated: September 2026 (Charlotte County Property Appraiser unit cards; FEMA National Flood Hazard Layer and Charlotte County GIS, queried September 29, 2026).

The Flood Map, Building by Building

The flood zone is uniform; the Coastal High Hazard Area line is not. The county's layer cuts across the complex building by building, so whether a specific home's footprint sits inside it varies within the same building. That line matters for some county planning rules and for how the county talks about surge risk, not for the FEMA flood insurance rating, which follows the AE zone and the home's elevation.

What AE 9 Means for a Mondovi Bay Home

Zone AE is a Special Flood Hazard Area, so a federally backed mortgage requires flood insurance. The base flood elevation is the level the one-percent-annual-chance flood is expected to reach, 9 feet here. What sets the premium and the rebuilding rules is how high the home's lowest floor sits against that 9 feet. A second-floor fourplex villa is well above it; a first-floor villa or a duplex villa depends on the slab. The county's Elevation Certificate layer showed no certificate at the complex when we queried it (Charlotte County GIS, Elevation Certificate layer), so ask the seller and the association whether one exists for the building.

Evacuation, Surge and Wind

Evacuation zones are not flood zones. Zone A means the county calls Mondovi Bay first when surge threatens, and the county's lookup confirms any single address (Charlotte County, Know Your Zone). The National Hurricane Center recorded Hurricane Charley's eye passing over Punta Gorda on August 13, 2004, the year the first Mondovi Bay buildings were dated (NHC, Charley report); Hurricane Ian's second landfall near Punta Gorda on September 28, 2022 (NHC, Ian report); and Milton's storm surge of 5 to 8 feet above ground in the northern portion of Charlotte Harbor in October 2024 (NHC, Milton report). We have found no public record of storm damage specific to Mondovi Bay Villas, and we do not guess; ask the seller for the unit's claims history and the association for any building claims.

The Master Policy and the HO-6

Under Chapter 718 the association insures the buildings, and the owner insures the unit's interior, contents and liability with an HO-6 policy. Ask for the master policy declarations: the wind deductible, whether it is a percentage, and whether the association carries flood insurance on the buildings. A high master deductible can become a special assessment after a storm.

Flood Insurance, Citizens and the City's Discount

The City of Punta Gorda is a Class 5 community in FEMA's Community Rating System, and the city says "flood insurance premium discounts has remained the same at a 25% discount" (City of Punta Gorda, Flood Information). FEMA's current rating method prices each home on its own characteristics (FEMA, Risk Rating 2.0). Citizens Property Insurance now requires flood coverage on its residential policies on a statutory schedule that reaches all remaining personal residential policies on January 1, 2027 (Florida Statutes 627.351), and "Citizens requires a four-point inspection for all property owner, dwelling and mobile home applications for properties more than 20 years old" (Citizens, Inspections); every Mondovi Bay building is now about 19 to 22 years old by its year built.

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

Punta Gorda applies FEMA's substantial-improvement rule strictly, counting all repair costs including overhead and profit against the structure's market value (City of Punta Gorda, 50 percent rule). At a 2004 to 2007 condominium the rule mostly matters after a storm, when a large repair of a ground-floor unit can trigger elevation requirements. Ask the association whether any substantial-damage determination was made after Ian or Milton.

Hardening and Disclosures

Florida sellers must disclose flood-insurance claims, federal flood assistance and known flooding "at or before the time the sales contract is executed" (Florida Statutes 689.302). Insurers must offer credits for documented wind-resistant features on the state's mitigation form (Florida Statutes 627.711). The association writes that the complex "was built to all the current hurricane standards," which is its description of the 2000s code, not an inspection; a wind-mitigation report on the specific unit is the document an insurer will price from.

Which Schools Serve Mondovi Bay Villas?

Mondovi Bay Villas is served by Charlotte County Public Schools. The public schools serving Punta Gorda south of the Peace River include Sallie Jones and East elementary schools, Punta Gorda Middle and Charlotte High, with the assignment set by address; Sallie Jones, Punta Gorda Middle and Charlotte High are each about seven or eight minutes away by car.

Data updated: September 2026 (Florida Department of Education 2026 school grades as compiled in our Burnt Store Isles guide; OSRM drive times from 3500 Mondovi Court, September 29, 2026).

Grades from the Florida Department of Education school grades. The district's board policy assigns Punta Gorda Middle "that area east of Interstate 75, and all areas east and south of the Peace River," which places Burnt Store Isles in its zone. The district's Boundary Locator sits behind a verification step, so we do not assert which elementary school serves Mondovi Court or Tripoli Boulevard; enter the exact address, and confirm with the school. With fewer than three in ten homes homesteaded, Mondovi Bay is not primarily a school-driven market, but a family buyer should run the check before contract.

City Permits and Recorded Work at Mondovi Bay Villas

Mondovi Bay Villas is inside the City of Punta Gorda, so the city's Building Division issues permits for roofs, windows, hurricane protection, plumbing, electrical and dock or lift work at the complex, and the association's approval comes first for anything touching the building exterior or the common elements.

Who Issues Permits at Mondovi Bay

The City of Punta Gorda Building Division handles construction permits inside city limits, and in-canal work falls under Chapter 6 of the city code and, where a special permit is needed, the Burnt Store Isles Canal Advisory Committee. The county's zoning layer places the whole complex in the city's GM-15 General Multi-Family district (Charlotte County GIS, city zoning layer).

What a Buyer Should Pull

Search the address in the city's Click2Gov building permit search for the unit and, because roofs and structure are association work, for the building address as well. Look for roof permits since 2004, window and shutter permits, dock and lift permits, and any storm-repair permits after 2022 and 2024. A permit opened and never finaled is a closing problem, so find it early.

What Is Being Built or Changed Near Mondovi Bay Villas?

The biggest change near Mondovi Bay Villas is the city's own canal work: the county roll shows the City of Punta Gorda as owner of 3695, 3699 and 3731 Tamiami Trail, the 5.78-acre staging site bought in 2026 for Burnt Store Isles seawall and canal maintenance, immediately north of the complex across the canal.

The Canal Staging Site Next Door

"The City of Punta Gorda purchased 5.78 acres at 3695, 3699, and 3731 S. Tamiami Trail for $900,000 to support maintenance of the Burnt Store Isles canal system," planned as a staging area for seawall and canal work, with site preparation estimated at about $700,000 more (Gulfshore Business, as posted on BSIA Current News). The county's Ownership layer lists the City of Punta Gorda as owner of all three parcels, zoned CG and EP, and places the 3731 parcel's center within about 60 yards of Building 7, to its north, by our map reading (Charlotte County GIS, Ownership layer). The canal committee chairman explained that the city needed a site "on our canal" with truck access that avoids driving into the neighborhood (BSI Canal Committee, April 27, 2026).

For a Mondovi Bay owner that cuts two ways. Barges and equipment working the canals will stage beside the complex from time to time, and a buyer touring on a quiet day should know that. The same site keeps that traffic off the neighborhood's streets and keeps the canal system maintained, which is what the water assessments pay for. No site plan or schedule was posted when we checked; ask the city's Public Works department.

Rim-Canal Corners and the Lock

The same bulletin describes widening "5 rim canal corners, those being too tight for normal large barge movement," with no construction date announced. The lock widening finished in April 2025.

The U.S. 41 Edge

The commercial strip on U.S. 41 runs along Burnt Store Isles' east side, and the complex's entry side faces vacant land toward the highway on the 2023 federal aerial. The county's U.S. 41 zoning overlay applies to the corridor (Charlotte County GIS, US 41 Overlay District layer); a buyer on the entry side should look at what is zoned between the complex and the highway.

Healthcare and the Airport

AdventHealth announced a freestanding emergency department at Jones Loop Road and Mac Ever Street after the 2024 hurricanes closed Punta Gorda's hospital (AdventHealth announcement); we have not confirmed an opening date. Punta Gorda Airport's terminal expansion was expected to finish in May 2027 according to the Airport Authority (Punta Gorda Airport, terminal expansion FAQs).

Daily Logistics at Mondovi Bay Villas

Daily life at Mondovi Bay Villas runs on city services: City of Punta Gorda water, sewer and sanitation, city police and fire, a four-minute drive to Twin Isles Country Club, about nine minutes to downtown Punta Gorda, fifteen to Punta Gorda Airport and forty-six to Southwest Florida International Airport.

Drive Times From Mondovi Bay Villas

Estimates from the open-source OSRM routing engine from 3500 Mondovi Court to addresses located with the U.S. Census geocoder, computed September 29, 2026; they are free-flow and do not include season or bridge traffic.

By Water

From the dock, boats follow the Burnt Store Isles canals to the lock and Alligator Creek, then Charlotte Harbor. The whole canal system is idle speed. The Laishley Park Municipal Marina downtown is the city's transient marina for visiting by boat.

Parking, Garages and Guests

The association describes a one-car detached garage for each fourplex villa and a two-car attached garage for each duplex villa. Guest parking, boat-trailer and commercial-vehicle rules are set in the association's rules, which are not public; ask before you bring a trailer or a work truck.

Trash, Utilities and Services

The City of Punta Gorda provides water and wastewater and curbside sanitation (City of Punta Gorda, Water and Wastewater; Sanitation); the county's waste-day layer points residents at the city at (941) 575-5050 for the schedule. The Punta Gorda Police Department and Punta Gorda Fire Department serve the complex; the county's fire-response layer places it in the city fire district's response zone (Charlotte County GIS, Fire Response Zones layer). Watering is limited by the regional water district's restrictions, extended as Modified Phase III through March 31, 2027 (City of Punta Gorda, Water Restrictions).

Selling or buying at Mondovi Bay? Sellers can get a free Burnt Store Isles home valuation, or call Jesse direct at (239) 898-6072. Buyers can call Marc at (239) 287-5873 or read how we represent buyers.

How Does Mondovi Bay Villas Compare With the Other Burnt Store Isles Neighborhoods?

Mondovi Bay Villas is the waterfront villa choice in Burnt Store Isles: 52 homes, 32 recorded as waterfront, and a 36-month county median of $355,000, above Villas of Burnt Store Isles and close to Villa Grande, below Vizcaya's larger coach homes and well below the community's single-family houses.

The Benchmark Table

Data updated: September 2026 (Charlotte County Property Appraiser roll and qualified sales, 36 months from September 29, 2023, measured by us with one method for every row; association descriptions from the Burnt Store Isles Association; community rows from our Burnt Store Isles guide).

Sources: Charlotte County Property Appraiser qualified improved sales and roll, our analysis for the five named rows, matched on each neighborhood's county designator or blocks; community row from our Burnt Store Isles guide, same window; product descriptions from BSIA, Condominiums. Each neighborhood's own page may lead with a different window.

What the Table Says

Three things. First, Mondovi Bay sells for well above the community's older condominium villas: its 36-month median is $155,000 above Villas of Burnt Store Isles on a comparable window, and the water is most of the reason. Second, it sits close to Villa Grande, whose newest phase was built in the 2020s, and below Vizcaya, whose coach homes are larger. Third, a Mondovi Bay villa costs about half of a Burnt Store Isles single-family house at the median, which is why many buyers who want a boat behind the home without a house to maintain start here.

Mondovi Bay Villas vs Vizcaya at Burnt Store Isles: Which Should You Choose?

Choose Mondovi Bay Villas for a smaller, lower-priced villa with a boat at the door and a county median of $355,000; choose Vizcaya at Burnt Store Isles for a larger coach home over the golf course with a two-car garage and a county median of $410,000. Both are small, low-rise condominiums built in the mid-2000s.

The Decision Table

Sources: Charlotte County Property Appraiser cards, roll and qualified sales, our analysis; BSIA, Condominiums; Charlotte County Tax Collector 2025 bills for Mondovi Bay.

Who Should Choose Which

Choose Mondovi Bay Villas if the boat matters more than the square footage, if you want three bedrooms under $400,000 at recent prices, or if a single-level duplex villa with an attached garage is the right size. Choose Vizcaya if you want the largest condominium plans in Burnt Store Isles, a golf view instead of a dock, and a two-car garage in every home. Either way, read the declaration for the specific condominium; the answers on dock use, leasing and pets live there. If you are also weighing a house, our Burnt Store Isles golf course homes guide covers the single-family side of the golf course.

Weighing Mondovi Bay against Vizcaya? Sellers in either complex can get a free Burnt Store Isles home valuation or call Jesse direct at (239) 898-6072. Buyers can call Marc at (239) 287-5873 or read how we represent buyers.

Honest Pros and Cons of Owning at Mondovi Bay Villas

Mondovi Bay Villas' strengths are water at the door for most fourplex villas, a small, low-rise complex outside Florida's high-rise condominium study laws, city services and a short drive to everything; its weaknesses are unpublished fees and rules, thin recent sales, uneven assessments and a city staging site next door.

The Pros

• Boat at the door. The association describes docks with boat lifts outside most lanai doors, and the common-element card records 2,120 square feet of concrete dock.
• Low-rise, mid-2000s construction. Every building is one or two stories and dates from 2004 to 2007, so neither the structural integrity reserve study law nor the milestone inspection law applies on the county's record.
• A finished seawall program. The city says every Ian seawall replacement in Burnt Store Isles is complete.
• Three bedrooms at a villa price. The fourplex villas carry three bedrooms on the county card at a 36-month median of $355,000.
• City services and a short drive. City water, sewer, police and fire; Twin Isles one mile away; downtown about nine minutes.
• A small community. 52 homes, one pool and spa, and neighbors who mostly winter here, per the county's mailing records and the association.

The Cons

• Unpublished fees and rules. The budget, dues, lease rules and pet rules are not public; you learn them in the resale package.
• Thin recent sales. Two qualified sales in the last twelve months and none since April 1, 2026 in the county file make pricing harder.
• A misspelled legal name. Sixteen homes are recorded as "Mondavi," so quick comp searches miss them.
• Uneven water charges. Bills can carry a county waterway line, a city canal line, both or neither.
• The city's staging site. The canal-maintenance staging parcels sit immediately north of the complex, with no posted site plan or schedule.
• Flood and surge. Zone AE 9 on every card, Evacuation Zone A, and most homes inside the county's Coastal High Hazard Area.
• No deeded slips. The roll names no slip on any unit; dock rights live in the condominium documents.

Thinking of Selling Your Mondovi Bay Villas at Burnt Store Isles Home? List With the #1 Team in Southwest Florida Since 2012

If you're searching for a Mondovi Bay Villas at Burnt Store Isles listing agent, or thinking, 'I need someone to sell my Mondovi Bay Villas at Burnt Store Isles home...' you are selling into a two-sale year in a 52-home complex. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price from the complex's own 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.

Mondovi Bay Villas Sold Stats, Window by Window

Data updated: September 2026 (Charlotte County Property Appraiser qualified sales file, newest Mondovi Bay sale recorded April 1, 2026; Southwest Florida MLS community figures, pulled September 25, 2026)

• Leading window, county recorded and qualified, 36 months since September 29, 2023: 11 resales, none builder-direct, dollar volume $3,999,300, median $355,000 (n = 11, odd), low $285,000, high $470,000.
• County recorded, trailing twelve months from September 29, 2025: In the last 12 months Mondovi Bay Villas at Burnt Store Isles has seen 2 resales, dollar volume $640,000, $285,000 and $355,000.
• 24 months, county recorded: 5 resales, $1,744,000, median $352,000 (odd).
• 60 months, county recorded: 20 resales, $7,610,000, median $357,450 (even; $355,000 and $359,900).
• Days on market and sale-to-list: a per-association MLS split for Mondovi Bay is not published on this page; community-wide, Burnt Store Isles recorded 14 MLS closings in the twelve months to September 24, 2026 at a median 121 days on market and 95.2% of list.
• The county record does not name the listing office on each sale, so we state no represented count.

In the last 12 months we read both Mondovi Bay sales against the county card and the 2026 preliminary value for the same home, and we tracked all 83 qualified sales the county has on file for the complex since 2009; that record, not a portal estimate, is what a Mondovi Bay listing is priced from.

Selling a Mondovi Bay Villas Home Is Different in Seven Ways

• The name search: sixteen homes are recorded as "Mondavi Bay Villas I," so we build your comps on the county designator and show buyers every sale in the complex, including Buildings 1, 8, 9 and 10.
• Price by building type, then floor: over five years the waterfront fourplex median ran $52,550 above the entry-side fourplex median on the same plan, and the duplex villas are a separate market.
• The county's value: your buyer can see the county's 2026 preliminary value for your home on the public card. We price with it in view and explain the gap with your water, floor, updates and condition.
• The bill: we put your latest tax bill in the listing file, because the Alligator Creek waterway line and the city canal line differ from home to home and a buyer's lender will ask.
• The dock: every boating buyer asks. We read your deed, the declaration and the association's rules first, and say in writing what dock space and lift go with the home and what does not.
• The garage: fourplex garages are detached; we confirm which one goes with your unit and under which document.
• Season and geography: 30 of 52 owners mail from out of state, led by Ohio, Minnesota, Pennsylvania, Wisconsin and Illinois. We market to those states before the buyer arrives and time the launch for the season.

Showings, Signs and the Association

The county card records no gatehouse at Mondovi Bay, and showings run on the seller's schedule within the association's rules. Whether the association limits signs, lockboxes or open houses is set in its rules, which are not public; we confirm them before the first showing. With most owners away much of the year, we are set up to sell for an owner who is not here, including coordinating the dock and lift for a buyer's inspection.

What Is Your Mondovi Bay Villas at Burnt Store Isles Home Worth? Get a Free Valuation in 60 Seconds.

Start with a free Burnt Store Isles home valuation. It takes about a minute, and Jesse follows up with the Mondovi Bay sales that fit your home: same building type, same side of the circle, same floor, adjusted for updates, dock and any lease. An automated estimate cannot tell a second-floor waterfront villa with a lift from a first-floor entry-side villa when the county values both on the same plan, and at Mondovi Bay that difference has been worth tens of thousands of dollars.

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

Until a Mondovi Bay seller page is built, our Burnt Store Isles seller guide covers the community-wide process.

Is now a good time to sell a Mondovi Bay Villas condominium?

For a home priced to its own building type and floor, with the tax bill, dock assignment and resale package in hand, yes: season starts in November, the county file shows no Mondovi Bay listing has recorded a sale since April 2026, and a buyer arriving this winter will have few alternatives in the complex to compare against.

How do I price a waterfront fourplex villa at Mondovi Bay?

Against waterfront fourplex sales. In the last 36 months eight waterfront fourplex villas recorded from $285,000 to $470,000 at a $355,000 median, and over five years thirteen recorded a $405,000 median; floor, updates, dock and lift explain most of the spread.

Will buyers find my home if it is in Building 1, 8, 9 or 10?

On the MLS, yes, by address. In a quick search of the county's legal names, no, because those buildings are recorded as "Mondavi." We make sure every comp set and every buyer's agent works from the full 52-home record.

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

Only if a document says so. None of the 52 Mondovi Bay legal descriptions on the roll names a slip, so we ask for any written dock assignment you hold and confirm with the association how dock use and the lift pass to a buyer.

What paperwork should I gather before listing?

The section 718.503 package, the current budget and question-and-answer sheet, the master insurance declarations, any elevation certificate, your most recent tax bill, any dock, lift or garage assignment, and the name of the current manager for the estoppel request.

Do I need the association's approval to sell?

Whether the Mondovi Bay declarations give the association a right to approve buyers is not public; we confirm it from your documents before listing and build any approval time into the closing date.

Your Local Real Estate Experts

Mondovi Bay Villas owners and buyers work directly with Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008, not a call center. The two have sold Southwest Florida real estate for more than twenty years and read Mondovi Bay's 52 unit cards, its common-element card, its state filings and every recorded sale 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 Mondovi Bay Villas at Burnt Store Isles guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse runs the valuation and pricing conversation for Mondovi Bay sellers; Marc leads buyer representation, which at Mondovi Bay means reading the declaration for the right condominium, the fee layers on the unit's bill, the flood zone on the card and the dock and garage assignments before you write an offer.

• 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

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

What Our Clients Say

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

★★★★★ “We have used his services for 5 transactions and every one has gone smoothly. He is a fantastic communicator, offers great representation, and is extremely honest.” Michael Kaprove, verified Google review

★★★★★ “We love working with Marc and Jesse at Domain. The entire team is professional and top notch. They go above and beyond for their clients. Highly recommend” Rochelle Joslin, verified Google review

★★★★★ “He knew the area and therefore knew exactly where to take us to find the exact kind of neighborhood we were looking for and he was right on the money.” Carol Doumlele, 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 Mondovi Bay Villas at Burnt Store Isles home? Get a free Burnt Store Isles home valuation, or call Jesse direct at (239) 898-6072.

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

Licensure, and the Office of Record

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

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

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

Where Else to Find the Team

Find the team on McGreevy and Comisar on YouTube and McGreevy and Comisar on LinkedIn. For the city-wide picture, see our Punta Gorda guide. Our guides to Villas of Burnt Store Isles, Villa Grande at Burnt Store Isles, Vizcaya at Burnt Store Isles and the Burnt Store Isles golf course homes cover the other Burnt Store Isles neighborhoods.

Frequently Asked Questions, Buyer Edition

These Mondovi Bay Villas buyer questions are answered from the county roll, unit cards, tax bills and sales file, the state's condominium and corporate records, the city's canal records, FEMA's map and the Florida Statutes, read September 25 to 29, 2026. Where the public record stops, we say so and name the document that holds the answer.

McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, answer every one from the record.

What is Mondovi Bay Villas?

Mondovi Bay Villas is a 52-home condominium community at the northeast point of Burnt Store Isles in Punta Gorda: 40 villas in ten two-story fourplex buildings on Mondovi Court and 12 villas in six one-story duplex buildings on Tripoli Boulevard, built 2004 to 2007 and recorded as three condominiums.

How many homes are at Mondovi Bay Villas, 36 or 52?

Fifty-two. The county roll carries all 52 under the designator MBV, but sixteen homes in Buildings 1, 8, 9 and 10 are recorded under the misspelled name "Mondavi Bay Villas I," so a name search finds 36. The state's condominium register lists 20, 20 and 12 units, which also totals 52.

Is Mondovi Bay Villas inside the City of Punta Gorda?

Yes. Every unit card lists taxing district 149 and "In City of Punta Gorda: YES," and a U.S. Census geocoder query at the complex returns Punta Gorda city. City water, sewer, sanitation, police and fire serve the complex.

Where exactly is Mondovi Bay Villas?

At the northeast corner of Burnt Store Isles, ZIP 33950, west of U.S. 41. The fourplex villas share the address 3500 Mondovi Court, and the duplex villas are numbered 3592 to 3618 Tripoli Boulevard. The county names the adjacent water Mondovi Canal.

How big are the Mondovi Bay villas?

On the county cards, every fourplex villa is 1,596 square feet with three bedrooms (two cards print two), and the duplex villas are 1,424 square feet (ten homes) or 1,277 square feet (two homes) with two bedrooms. The association adds two baths in both types.

How much do Mondovi Bay villas sell for?

In the 36 months since September 29, 2023, the county recorded eleven qualified sales from $285,000 to $470,000 at a $355,000 median. The trailing twelve months recorded two, $285,000 and $355,000.

What is the highest price ever recorded at Mondovi Bay Villas?

$480,200, for a first-floor waterfront fourplex villa in June 2022, in the county's qualified sales file since 2009. The same home recorded $470,000 in August 2023.

Do waterfront villas sell for more?

Yes on the record. Over five years the median waterfront fourplex sale was $405,000 against $352,450 for the entry-side fourplex villas on the same plan, and the county values the waterfront villas $33,915 higher for 2026.

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

The 2026 preliminary just values are $291,669 for a waterfront fourplex villa, $257,754 for an entry-side fourplex villa, $229,976 for a 1,424 square foot duplex villa and $206,236 for a 1,277 square foot duplex villa. They are not certified until mid-October.

What are the HOA fees at Mondovi Bay Villas?

The condominium fee is not published on any public page we reached. It is set in the association's budget, and the estoppel certificate states the exact figure for a specific unit. There is no master homeowners association above the condominium.

Is there a special assessment?

No special assessment is published on a public page. Ask the association for the current budget, recent board minutes and the estoppel certificate, which states any special assessment levied on the unit.

Does a boat slip come with a Mondovi Bay condo?

Not on the public record: none of the 52 legal descriptions names a slip. The association describes docks with boat lifts outside most lanai doors, and the common elements include 2,120 square feet of concrete dock; which space goes with a unit is set in the condominium documents and any written assignment.

Does Mondovi Bay Villas have a pool?

Yes. The common-element card records a 392 square foot reinforced-concrete pool and a 36 square foot spa, and the association describes a heated pool, spa and a pool cabana with a grill, sink, refrigerator, ice maker and restrooms.

Do the villas have garages?

Per the association, each fourplex villa has a one-car detached garage and each duplex villa a two-car attached garage. Ask which detached garage goes with a fourplex unit and under which document.

Does the structural integrity reserve study law apply here?

Not on the county record. The law covers condominium buildings three stories or more in height, and Mondovi Bay's fourplexes are two stories and its duplexes one story. Reserves are still part of the budget unless owners vote to waive them.

Does the milestone inspection law apply?

Not on the county record, for the same reason: section 553.899 covers condominium buildings three stories or more in height. Confirm the height of the specific building with the association.

Who manages the association?

The state's corporate and condominium records list the association in care of Associa Gulf Coast, 13461 Parker Commons Boulevard, Suite 101, Fort Myers. The corporation is Mondovi Bay Villas Condominium Association, Inc., document number N02000009398.

Is Mondovi Bay Villas a 55+ community?

Not on any public record we reached, and the association describes both full-time and winter residents. Any age provision would be in the recorded declarations, which a buyer receives in the resale package.

Can I rent out my condo?

The lease rules are in the declarations and rules, which are not public, and the city has no short-term rental ordinance. Ask the association for the minimum lease term, the number of leases a year and any approval process before you buy to rent.

Are pets allowed?

The pet rules are not published on a public page. Ask the association for the current rules, including limits, weight or breed rules and where pets may be walked, before you contract.

What flood zone is Mondovi Bay Villas in?

FEMA Zone AE with a 9-foot base flood elevation on every one of the 52 unit cards and the common-element card, map panel 12015C0243G, effective December 15, 2022.

What hurricane evacuation zone is it in?

Charlotte County storm-surge Evacuation Zone A, the first zone called when surge threatens. Confirm any address with the county's Know Your Zone lookup.

What extra charges appear on a Mondovi Bay tax bill?

Depending on the unit, the county's Alligator Creek Waterway assessment of $78.00 (on the fourplex villas), the city's Burnt Store Isles canal assessment ($267.38 on each 2025 bill we read that carried it), both or neither. Read the unit's own bill.

What schools serve Mondovi Bay Villas?

Charlotte County Public Schools assigns by address. Punta Gorda Middle's zone covers Burnt Store Isles by board policy; Sallie Jones Elementary, Punta Gorda Middle and Charlotte High are each about seven or eight minutes away. Check the exact address in the district's Boundary Locator.

How far is Mondovi Bay Villas from the beach and the airports?

About 50 minutes to Englewood Beach, 15 minutes to Punta Gorda Airport and 46 minutes to Southwest Florida International Airport by our routing test; by boat, the canals lead to the lock, Alligator Creek and Charlotte Harbor.

How does Mondovi Bay Villas compare with Vizcaya?

Mondovi Bay offers smaller villas, most fourplex homes on the water, at a 36-month county median of $355,000; Vizcaya offers larger coach homes over the golf course at $410,000. Our comparison section lays the two side by side.

How do I buy at Mondovi Bay Villas?

Pick the building type and floor, read the resale package for the right condominium within the seven-day window, order the estoppel certificate, pull the unit's tax bill, get flood and HO-6 quotes, and confirm the dock and garage in writing. Call Marc at (239) 287-5873.

Frequently Asked Questions, Seller Edition

These Mondovi Bay Villas seller questions come from the questions owners ask us and from searches on selling a Punta Gorda condominium, answered from the county's sales file, the unit cards, the 2025 tax bills and the Florida Statutes. The first answer to most of them is the same: price from the complex's own record.

Who is the best listing agent for Mondovi Bay Villas?

We believe it is the team that prices from all 52 homes, not the 36 a name search finds. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012; call Jesse at (239) 898-6072.

What is my Mondovi Bay Villas condominium worth?

It starts from sales of the same building type: waterfront fourplex, entry-side fourplex or duplex villa. The 36-month county median across the complex is $355,000, the waterfront fourplex median over five years is $405,000, and your floor, updates, dock and lift move the number from there.

How many Mondovi Bay homes sold last year?

Two qualified sales in the twelve months from September 29, 2025: $285,000 in December 2025 and $355,000 in April 2026, both waterfront fourplex villas in Building 10. The county file shows none since.

Are Mondovi Bay prices dropping?

From their peak, yes. The calendar-year median rose to $405,150 in 2024 and eased to $347,000 in 2025, with one $355,000 sale so far in 2026. The 36-month median of $355,000 is about where the complex has traded since 2022.

Has the Mondovi Bay market bottomed?

Two sales a year are too few to call a bottom. What the record shows is a band: since 2022, eighteen of the twenty qualified sales fell between $341,600 and $480,200, and only two sales, $285,000 and $290,000, fell below it.

How long does it take to sell a Mondovi Bay condo?

A Mondovi Bay-only days-on-market figure is not published on this page. Community-wide, Burnt Store Isles MLS listings closed at a median of 121 days on market in the twelve months to September 24, 2026; a well-prepared, correctly priced villa can do better, and an overpriced one worse.

What share of asking price do Burnt Store Isles homes get?

The community-wide MLS median sale-to-list ratio was 95.2% in the twelve months to September 24, 2026, across houses and condominiums. It is not a Mondovi Bay-specific figure.

Is it a buyer's or seller's market at Mondovi Bay?

With two sales in twelve months and prices below their 2024 level, buyers have negotiating room. A villa that answers the buyer's questions on day one, dock, bill, budget and insurance, is the one that sells.

When is the best time to list a Mondovi Bay condo?

Before the season. Thirty of 52 owners mail from out of state, and the buyers most like them tour from November to April. A listing ready by late October catches the first wave of winter visitors.

Does the structural integrity reserve study law affect my sale?

On the county record, no: the law covers condominium buildings three stories or more in height, and Mondovi Bay's buildings are one and two stories. Buyers still ask, so we put that answer, and the association's reserve schedule, in the listing file.

Will the milestone inspection law affect my sale?

On the county record it does not apply, for the same height reason. We confirm the building height with the association and say so in writing, because a buyer's lender may ask.

What if there is a special assessment when I sell?

The estoppel certificate states any assessment levied, and the contract decides who pays it. Florida's standard condominium contract forms address levied assessments; we negotiate the split before the contract, not at closing.

Must I disclose an assessment the board is only discussing?

Disclose what you know. Florida sellers must disclose known facts that materially affect value and are not readily observable, and a buyer reading the minutes in the resale package will see the discussion anyway. We would rather it be in the file from the start.

Who pays the estoppel fee?

The association charges it, and the contract says who pays; in many Florida condominium contracts the seller orders and pays for it. We order it early so the figures are ready when the buyer's lender needs them.

Does the association have to approve my buyer?

Whether the Mondovi Bay declarations give the association an approval right is not public. We read your declaration before listing and, if an approval exists, build its timeline into the closing date.

What must I disclose about flooding?

Under section 689.302 of the Florida Statutes, sellers must disclose flood-insurance claims, federal flood assistance and known flooding at or before contract. Every Mondovi Bay card is Zone AE with a 9-foot base flood elevation, so buyers will ask about the floor elevation too.

Does my dock space transfer with the unit?

Only as the documents allow. The roll names no slip on any Mondovi Bay unit, so we read your declaration, the rules and any written assignment, then state in the listing and contract exactly what dock space and lift go with the home.

Does my boat lift convey?

A lift is usually personal property or an owner improvement, not a common element, so it conveys only if the contract says so. We list it, with its permit and capacity, and write it into the contract if it is included.

Does my garage transfer?

The fourplex garages are detached; which one goes with your unit is set in the condominium documents. We confirm the document and name the garage in the listing so the buyer is not guessing.

Can I sell my Mondovi Bay condo furnished?

Yes. Many Mondovi Bay buyers are seasonal and value a turnkey villa. We list the furniture separately in the contract so the price of the home and the price of the contents are clear to the lender.

What updates pay off before selling?

At a 2004 to 2007 villa, buyers notice kitchens, baths, flooring and hurricane protection first. Impact windows and a documented wind-mitigation report can also lower the buyer's insurance quote, which helps the sale.

Does my floor change my price?

At Mondovi Bay, not consistently. Over five years second-floor fourplex villas recorded a $397,500 median against $355,000 for the first floor, but over the full record since 2009 the first floor led. We price from the most recent sales on your floor and your side of the circle.

Does being on the water change my price?

Yes, it is the largest single difference on the record. Over five years the waterfront fourplex median was $405,000 against $352,450 on the entry side, and the county values the waterfront villas $33,915 higher for 2026.

How do the water assessments on my bill affect a sale?

They are small in dollars and large in questions. We put your latest bill in the listing file so a buyer sees at once whether it carries the $78.00 Alligator Creek line, the city canal line or both, and the lender's escrow is set correctly.

Will my buyer's taxes be higher than mine?

Often, yes. A buyer's assessed value resets to the county's valuation after the purchase, while a long-time homestead owner's assessment has been capped. We show buyers the county's estimate so the difference does not surprise them late.

What happens to my homestead exemption when I sell?

It ends for this home, and Florida's portability rule under section 193.155 can move part of your homestead assessment difference to a new Florida homestead if you establish it in time. We coordinate the timing of both sales.

Can I sell by owner?

You can. At Mondovi Bay you would still need the resale package, the estoppel, the dock and garage documents and the tax bill, and you would be pricing from a complex whose sales a name search misses. Most owners find the team's reach and pricing worth the fee.

Can I put up a For Sale sign?

That is set in the association's rules, which are not public. We check the rules before listing and follow them.

Can I sell while the condo is leased?

Yes, subject to the lease. The buyer takes the home subject to the tenant's rights unless the lease ends first, so we time showings with the tenant and state the lease terms in the listing.

Should I rent instead of selling?

It depends on the lease rules, which are not public, your tax position and the insurance cost of a non-homestead villa. We can show you what the home would sell for today so the choice is made on numbers.

I live out of state. Can you sell my Mondovi Bay condo without me here?

Yes. Most Mondovi Bay owners mail from out of state, and we are set up to sell for an owner who is not here, from photos and showings to the dock and lift for a buyer's inspection, with closing documents signed remotely.

Should I get a pre-listing inspection of my unit?

For a villa that is 19 to 22 years old, a four-point inspection and a wind-mitigation report before listing let you fix small items and hand buyers the documents their insurer will ask for.

How do I sell an inherited Mondovi Bay condo?

The estate or trust documents decide who can sign; the rest of the sale runs like any other Mondovi Bay listing. We coordinate with the estate's attorney, the association and any tenant, and price from the complex's record.

Who should I call first?

Call Jesse at (239) 898-6072 before you call the manager or pick a list price. The first conversation is about your building type, floor, water and bill, and the documents to gather.

Why hire McGreevy and Comisar to sell my Mondovi Bay home?

Because we price Mondovi Bay from its own record: every qualified sale since 2009 across all 52 homes, every unit card, the water charges on your bill and the paperwork a buyer needs, backed by the #1 team in Southwest Florida since 2012. Jesse and Marc are Top 1% Real Estate Agents Nationally Since 2008, and a Mondovi Bay listing gets the same attention as any home we sell.

Sources and Authoritative References

Every Mondovi Bay Villas fact on this page traces to a primary record, grouped below by issuer and numbered continuously: Charlotte County's property appraiser, GIS, tax collector and clerk, the City of Punta Gorda, the State of Florida, federal agencies, the civic association and clubs, and news reports. We cite no realtor, portal or listing site.

Charlotte County Property Appraiser

1. Common-element card, Mondovi Bay Villas I, II and III (3.88 acres, pool, spa, dock, fence, pavers)
2. Unit card, a first-floor entry-side fourplex villa, Building 1 ("Mondavi" legal name, waterfront NO)
3. Unit card, an entry-side fourplex villa, Building 2 ("Mondovi Bay Villas I Ph 1")
4. Unit card, a waterfront fourplex villa, Building 8
5. Unit card, a waterfront fourplex villa, Building 10 (flood zone, 2026 preliminary value, sales)
6. Unit card, a waterfront fourplex villa, Building 3
7. Unit card, a waterfront fourplex villa, Building 4
8. Unit card, a waterfront fourplex villa, Building 7
9. Unit card, a 1,424 square foot duplex villa, Building 13
10. Unit card, a 1,277 square foot duplex villa, Building 11
11. Unit card, a duplex villa, Building 16
12. Charlotte County Property Appraiser home page, exemptions and tax estimator
13. Charlotte County Property Appraiser, exemptions

Charlotte County Government, GIS, Tax Collector and Clerk

14. Charlotte County GIS, CCGISLayers map service
15. Charlotte County GIS, Ownership layer (unit polygons, homestead and mailing fields, city-owned staging parcels)
16. Charlotte County GIS, SubDivisions layer (condominium declarations, Official Records Books 2458, 2727 and 2834)
17. Charlotte County GIS, Lots layer (Section 15 blocks and the MBV condominium polygons)
18. Charlotte County GIS, MSBU layer (Alligator Creek Waterway Unit assignments)
19. Charlotte County GIS, Waterways layer ("Mondovi Canal")
20. Charlotte County GIS, Building Footprints layer
21. Charlotte County GIS, Storm Surge Evacuation Zones layer
22. Charlotte County GIS, wind construction layer (Florida Building Code design wind speeds)
23. Charlotte County GIS, city zoning layer (GM-15)
24. Charlotte County GIS, Elevation Certificate layer
25. Charlotte County GIS, US 41 Overlay District layer
26. Charlotte County GIS, Fire Response Zones layer
27. Charlotte County GIS, web layers (Coastal High Hazard Area, FEMA layers)
28. Charlotte County Tax Collector, property tax search (2025 bills, millage code 149)
29. Charlotte County Tax Collector
30. Charlotte County, Alligator Creek Waterway Unit
31. Charlotte County, Alligator Creek Waterway budget, FY2026 adopted and FY2027 approved
32. Charlotte County, Alligator Creek Waterway budget, FY2027 proposed
33. Charlotte County, Alligator Creek maintenance dredge project
34. Charlotte County Clerk of the Circuit Court, plats and condominium plats
35. Charlotte County Emergency Management, Know Your Zone
36. Charlotte County, evacuation zone map
37. Charlotte County Public Schools, boundary locator
38. Charlotte County Public Schools

City of Punta Gorda

39. Waterfront Living, canal maintenance assessment districts
40. Canals
41. Hurricane Repairs (Burnt Store Isles seawall replacements complete)
42. Special Assessments
43. City Council agenda item, Burnt Store Isles tentative levy for fiscal 2027 ($1,035 and $0.108 per square foot)
44. Upcoming budget process, fiscal 2027
45. Burnt Store Isles district boundary map
46. Waterfront Property Owner's Manual
47. Code Chapter 6, vessels, docks and waterways
48. Boating
49. Press release, Burnt Store Isles lock widening, January 22, 2025 (as posted by BSIA)
50. Flood Information (Community Rating System discount)
51. 50 percent FEMA rule
52. Building Division
53. Click2Gov building permit search
54. Water and Wastewater
55. Sanitation
56. Water Restrictions
57. Laishley Park Municipal Marina

State of Florida

58. DBPR condominium register extract (Mondovi Bay Villas I, II and III; BSI Mariner Villas)
59. DBPR, SIRS Reporting
60. DBPR public licensee search
61. Florida Division of Corporations (Mondovi Bay Villas Condominium Association, Inc., N02000009398)
62. Section 718.503, resale disclosure
63. Section 718.112, bylaws, budgets, reserves and structural integrity reserve studies
64. Section 718.116, assessments and estoppel certificates
65. Section 718.111, official records and association websites
66. Section 718.110, amendments of declarations, including leasing amendments
67. Section 553.899, milestone inspections
68. Section 689.302, seller flood disclosure
69. Section 627.351, Citizens flood requirement
70. Section 627.711, wind mitigation disclosure
71. Section 193.155, homestead assessment and portability
72. Section 258.392, Gasparilla Sound-Charlotte Harbor Aquatic Preserve
73. Florida Department of Education, school grades
74. Citizens Property Insurance Corporation, inspections
75. Florida Division of Emergency Management, Know Your Zone
76. Florida appellate docket, Burnt Store Isles Association, Inc. v. Munson, 6D2025-1778

Federal Records

77. FEMA National Flood Hazard Layer map service
78. FEMA Flood Map Service Center
79. FEMA, NFIP Risk Rating 2.0
80. National Hurricane Center, Hurricane Charley report
81. National Hurricane Center, Hurricane Ian report
82. National Hurricane Center, Hurricane Milton report
83. U.S. Census Bureau geocoder
84. USGS The National Map, NAIP imagery service (January 2023 aerial)

Community, Clubs, Healthcare and Press

85. Burnt Store Isles Association, Condominiums (Mondovi Bay Villas description)
86. Burnt Store Isles Association, Deed Restrictions
87. Burnt Store Isles Association, Deed Restrictions Update
88. Burnt Store Isles Association, Membership Information
89. Burnt Store Isles Association, Current News (canal staging site)
90. BSIA board minutes, September 4, 2026 (draft)
91. [BSI Canal Committee, lock widening completed, April 21, 2025](https://img1.wsimg.com/blobby/go/51fad3d6-03e0-47b1-8f02-fb9011b36e6a/downloads/67a93ab1-eedd-4830-8bae-34647943161c/April%2022%2C%202025%20Tuesday%20Bulletin%20(BSI%20Canal%20Com.pdf?ver=1790198587556)
92. BSI Canal Committee, corners widening and staging lot, April 27, 2026
93. Twin Isles Country Club
94. Burnt Store Isles Boat Club
95. AdventHealth, emergency care expansion in Punta Gorda
96. Punta Gorda Airport, terminal expansion FAQs
97. Gulfshore Business, "Punta Gorda adopts $219 million budget with lower tax rate," September 24, 2026
98. OSRM open routing engine

Records Cited in Plain Text

99. Charlotte County Property Appraiser public roll and sales files (September 27, 2026 roll and sales extracts), qualified improved sales for every parcel carrying the MBV condominium designator, local index built September 29, 2026, newest Mondovi Bay sale recorded April 1, 2026; our analysis of 83 qualified sales from March 2009, excluding one December 31, 2009 bulk transaction covering six homes.
100. Charlotte County Property Appraiser unit cards for all 52 Mondovi Bay homes and the common element, read September 29, 2026; our tabulation of building, floor, size, waterfront field, flood zone and 2026 preliminary values.
101. Charlotte County Tax Collector, 2025 annual bills for five Mondovi Bay homes (two waterfront fourplex villas, one entry-side fourplex villa, two duplex villas), read September 29, 2026.
102. Southwest Florida MLS Matrix, Residential, City Punta Gorda, closed September 25, 2025 to September 24, 2026, Burnt Store Isles community figures, pulled September 25, 2026 in a member session.

Downloadable Documents

The official documents below are published by the issuing authority, and each link opens the issuer's own copy. The Mondovi Bay Villas declarations of condominium, budget, rules and reserve schedule are not posted publicly; buyers receive them under section 718.503, and the recorded declarations are available through the Charlotte County Clerk.

Market data from Southwest Florida MLS, pulled September 2026.

McGreevy and Comisar, Best Realtor for Mondovi Bay Villas at Burnt Store Isles. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.