Punta Gorda Isles - Spinnaker Point

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

McGreevy and Comisar wrote this guide first for Spinnaker Point owners who are thinking about selling, and second for buyers who want the condominium's real record before they tour: what each of the two floor plans has recorded for at the county, how far the county's 2026 values moved, what the state's structural integrity reserve study databases do and do not show, how many dock hookups the county counts on the common elements, and which two assessments ride on every Spinnaker Point tax bill. Spinnaker Point is a 70-home waterfront condominium inside the master-planned community of Punta Gorda Isles in Punta Gorda, Florida. It is five buildings at 4000 Bal Harbor Boulevard in the southern canals of the Isles, built in 1989, recorded with the state on February 6, 1989, and still one of the best-priced ways to own a Punta Gorda Isles address with the harbor a boat ride away. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and among the Top 1% Real Estate Agents Nationally Since 2008.

Two address facts govern everything else on this page. First, Spinnaker Point is inside the City of Punta Gorda and in Charlotte County, so the city's canal district, the city's building rules and Charlotte County's property appraiser and schools all apply. Second, the name is shared. Burnt Store Marina has a Spinnaker Club across the Lee County line, Englewood has a Spinnaker Bay, and Vero Beach has a Spinnaker Point of its own; this guide is only about the Punta Gorda Isles condominium at 4000 Bal Harbor Boulevard, ZIP 33950.

This guide is built from the Charlotte County Property Appraiser's roll, sales file and current property record cards for all 70 homes and the common elements, the Charlotte County Tax Collector's 2025 bills, Charlotte County's GIS layers for plats, flood, evacuation, zoning and special assessments, the Alligator Creek Waterway budget documents, the Florida Department of Business and Professional Regulation's condominium register and both of its structural integrity reserve study databases, the Florida Division of Corporations, FEMA's flood layers, the Florida Statutes, the City of Punta Gorda's canal and flood records, and the Southwest Florida MLS. If you own at Spinnaker Point and are weighing a sale, start with the market snapshot, the structural section and the seller section, then call Jesse. If you are buying, the building-by-building and plan-by-plan record below tells you which of the 70 homes fits before your first showing.

Why McGreevy and Comisar Are the Best Realtor for Spinnaker Point at Punta Gorda Isles

McGreevy and Comisar are the best realtor for Spinnaker Point at Punta Gorda Isles because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% nationally since 2008, over $900 million in personal sales, and a Spinnaker Point read built from every county-recorded sale since 2009 and the state's condominium filings.

If you're searching for the best realtor for Spinnaker Point at Punta Gorda Isles in Punta Gorda Isles, Punta Gorda, whether you're ready to sell your Spinnaker Point 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 Spinnaker Point for reasons particular to the complex. Spinnaker Point is not one product. It is two floor plans on the county record, a 1,110 square foot home and a 1,682 square foot end home, repeated across five buildings, with two floors of homes in each building. Over the last three years the county has recorded the smaller plan at a higher price per square foot than the larger one, first-floor homes at a higher median than second-floor homes, and a $200,000 low against a $403,000 high inside 36 months. A listing agent who prices a Spinnaker Point condominium off the Punta Gorda Isles median, which is a single-family house median of $700,000, or off the last sale in the complex regardless of plan and floor, leaves money on the table or leaves the home on the market.

Recent Spinnaker Point at Punta Gorda Isles track record (all brokerages, county recorded deeds): In the last 12 months Spinnaker Point at Punta Gorda Isles has seen 2 recorded resales (Charlotte County Property Appraiser qualified improved sales recorded September 25, 2025 to September 24, 2026), at $200,000 and $267,500, a median of $233,750 (two sales, an even count, so the midpoint of the pair), the same two sales and the same median shown in our Punta Gorda Isles guide. 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: 13 resales, county recorded and qualified, in the 36 months since September 25, 2023, at a median of $295,000 (13 sales, an odd count, so the median is an actual sale), from $200,000 to $403,000, dollar volume $3,903,000, none a first sale from a developer. The highest-priced Spinnaker Point sale in that window was $403,000, a first-floor 1,682 square foot end home in Building 4 in April 2025. Days on market and sale-to-list are not something the county records, and the Southwest Florida MLS carries too few Spinnaker Point closings to give a building-level figure, so we use the MLS figures for Punta Gorda Isles as a whole, labelled that way: 80 closings in the twelve months to September 24, 2026, a median 77.5 days on market and a 96.0% median sale-to-list ratio. The county record does not name the listing office on each sale, so we state no represented-sale count for Spinnaker Point here; ask us and we will walk you through all thirteen.

For Spinnaker Point sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and off-market discretion. At Spinnaker Point it has to reach the right audience in the right month: on the county's ownership layer only 28 of the 70 homes carry a homestead exemption, and 39 owners receive their mail outside Florida, led by Ohio and Massachusetts, with one owner in the United Kingdom. Your next buyer is as likely to be in Columbus or Boston in October as on Bal Harbor Boulevard 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 association's written position on structural integrity reserve studies and milestone inspections, the estoppel certificate, the flood zone and any elevation certificate, the most recent tax bill with its two non-ad valorem lines, and whatever dock arrangement, if any, the association has recorded for the home.

For Spinnaker Point buyers: the first question is the association's paperwork, because at a 1989 condominium the reserves, the roofs and the insurance are the facts that separate one listing's carrying cost from another's. The second is the plan and the floor, which set the price band. The third is the dock: the county counts 33 dock water and electric hookups on the common elements for 70 homes, so a dock is not automatically part of a Spinnaker Point purchase. Sellers and buyers comparing the best real estate agents in Punta Gorda should ask each one to answer those three questions for a specific Bal Harbor Boulevard address; we answer them below.

Honors and recognition:

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

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

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

Living in Spinnaker Point as a Homebuyer

Living in Spinnaker Point means a 1,110 or 1,682 square foot home in one of five 1989 buildings on a canal in southern Punta Gorda Isles, a community pool and tennis court on the common grounds, a shared concrete dock with 33 hookups, and the city's canal district maintaining the seawall behind it.

Spinnaker Point is one of the larger condominiums on Bal Harbor Boulevard, the street that carries most of Punta Gorda Isles' condominium stock. At 70 homes it sits beside Windjammer Point, its 69-home neighbor on the same boulevard built a year later, and it is about half the size of the Clipper Cove condominiums further along the corridor. What follows is what daily life looks like, drawn from the county's cards, the state's filings and the city's canal rules.

What Is Spinnaker Point?

Spinnaker Point is a residential condominium governed by Chapter 718 of the Florida Statutes. The Florida Department of Business and Professional Regulation lists it as Spinnaker Point Condo, project PR1P020226, 70 units, recorded February 6, 1989, at 4000 Bal Harbor Blvd, Punta Gorda, FL 33950, managed by Spinnaker Point Condo Assn Inc (DBPR managing entity MA00018769) (DBPR condominium register extract, read September 29, 2026). Charlotte County's roll carries exactly 70 residential condominium units under the code SPT plus one common element parcel of 4.98 acres, which is the same count. The condominium plat is recorded at Condominium Book 8, Pages 54 and 69 of the Charlotte County public records (Charlotte County GIS subdivision layer, queried September 29, 2026).

The association is a Florida not-for-profit corporation, Spinnaker Point Condominium Association, Inc., document number N24528, filed February 15, 1988, active, with its 2026 annual report filed March 24, 2026 and an amended report filed June 9, 2026 (Florida Division of Corporations). Every Spinnaker Point owner answers to that one association, which maintains and insures the buildings and bills the condominium fee. There is no master homeowners association above it: Punta Gorda Isles as a whole has none, and the city, not an association, runs the canals and seawalls.

Five Buildings, Seventy Homes

The county's parcel file places the 70 homes in five buildings, all addressed 4000 Bal Harbor Boulevard with a building and unit number. The first digit of each unit number is the building, the second is the floor and the third is the position along the building, so unit 417 is Building 4, first floor, seventh position. The legal descriptions show the complex was declared in five phases, one building each, and the phase numbers do not follow the building numbers:

Source: Charlotte County Property Appraiser roll and property record cards for all 70 units, read September 29, 2026 (sample record card, a first-floor end home in Building 4). Five times fourteen is 70; 20 end homes and 50 standard homes.

Why it matters to you: the positions are identical from building to building, so a buyer comparing two Spinnaker Point listings is usually comparing the same plan in a different building, and the differences that move price are the floor, the view from that particular building and the condition of the specific home.

Two Floor Plans: The 1,110 and the 1,682

Every Spinnaker Point home on the county roll is one of two sizes. Fifty are 1,110 square feet of living area, carried as two-bedroom homes. Twenty are 1,682 square feet, the end homes at positions 1 and 7 on each floor, which the county carries as three-bedroom homes on most cards. The year built on every card is 1989. There is no third plan on the roll.

Listing descriptions sometimes show a larger figure for an end home than 1,682 square feet, usually because an enclosed lanai or Florida room has been counted with the living area. The county's figure is the one an appraiser and the county's own values use, and it is the basis for every price per square foot on this page.

Why it matters to you: a 1,110 square foot home and a 1,682 square foot home at Spinnaker Point do not trade at the same price per square foot. Over the 36 months to September 24, 2026 the smaller plan recorded a median of $260.14 per square foot and the larger plan $219.98, which is the normal pattern where both plans share the same pool, dock and grounds.

First Floor or Second Floor

Spinnaker Point's buildings carry homes on two floors on the county's numbering, seven homes per floor. In the 36-month county record the six first-floor sales recorded a median of $332,500 (an even count, the midpoint of $325,000 and $340,000) and the seven second-floor sales a median of $275,000. That gap is larger than we would expect from floor alone, and the handfuls are small, so read it as a direction, not a rule: first-floor homes open to the grounds and the water, and many buyers at this price point want no stairs.

Whether any building has an elevator is not stated on the county cards or on any public association page we reached. Ask the listing agent or the association, in writing, how a second-floor owner reaches the door, and whether stair access matters to your plans for the next ten years.

Which Spinnaker Point Is This?

Search results mix several places. The one on this page is the Spinnaker Point condominium at 4000 Bal Harbor Boulevard, Punta Gorda, in the City of Punta Gorda and Charlotte County, with the county roll code SPT and the state project number PR1P020226. It is not the Spinnaker Club condominium at Burnt Store Marina, which is in unincorporated Lee County under a different master association (our Burnt Store Marina guide covers it). It is not Spinnaker Bay on North Beach Road in the Englewood area, which the Charlotte County roll carries as an eight-unit condominium with its own recreation building. It is not the Spinnaker Point condominium in Vero Beach, which appears in the state's structural integrity reserve study database under its own record. And at least one brokerage website describes a gated, non-waterfront "Spinnaker Point" in Port Charlotte under this name; the Charlotte County roll carries no second condominium by that name.

Why it matters to you: when a lender, insurer or title company pulls "Spinnaker Point" by name, make sure the record in front of them is the Punta Gorda Isles one. The project number, the roll code and the address are the three identifiers to give them.

Who Owns at Spinnaker Point?

The county's records answer the question better than a brochure. On the county's ownership layer, 28 of the 70 homes carry a homestead exemption, so roughly four in ten are full-time Florida homes. Thirty-one owners have a Florida mailing address, 29 of them in Punta Gorda. The other 39 receive their mail out of state or abroad, led by Ohio (8) and Massachusetts (6), then California, Pennsylvania, Indiana, Illinois, New York and Virginia (two each), with single owners in twelve more states and one in the United Kingdom (Charlotte County GIS ownership layer, owner mailing fields, read September 29, 2026; our count).

That makes Spinnaker Point a seasonal building with a strong full-time minority, and a Northeastern and Midwestern one. For a buyer, expect quiet walkways from May to October and a full pool deck in February. For a seller, expect your likeliest buyer to be planning a winter in Punta Gorda from somewhere north, and time the launch for the months that buyer is shopping.

A Day at Spinnaker Point

A February morning at Spinnaker Point might start on the lanai over the canal, with the boats on the complex's own concrete dock below and a short run south to Alligator Creek and Charlotte Harbor beyond. The county's cards show a community pool of 800 square feet, a tennis court of 6,480 square feet and a 208 square foot bathhouse built in 1989, all on the common grounds. St. Andrews South Golf Club, a private club at 1901 Deborah Drive, and the Isles Yacht Club on West Marion Avenue are the two private clubs inside Punta Gorda Isles; both are optional and separate from any Spinnaker Point purchase. By our routing test the Isles Yacht Club is about 8 minutes away and Fishermen's Village about 10 minutes.

What you do not do at Spinnaker Point is maintain the building exterior or the seawall. The roofs, walls, grounds, dock and the master insurance policy are the association's responsibility under Chapter 718 and the declaration, and the seawall belongs to the City of Punta Gorda's canal maintenance district, which is why a Spinnaker Point tax bill carries a canal line.

What Spinnaker Point 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. No dock named in the deed: the Spinnaker Point unit legal descriptions on the county roll do not name a dock or slip, unlike Windjammer Point next door, where unit legals name "DOCK 415" and similar. No master association: Punta Gorda Isles has no mandatory HOA, so the condominium fee is the only association fee. No gate on the county record: the common element card lists fences, paving and the dock, not a guardhouse. No garages on the cards: parking is set by the association's rules, which are not public, and one unit legal refers to a separately recorded parking space. No published age restriction: nothing we reached says Spinnaker Point is a 55-and-over community.

Buying at Spinnaker Point, Step by Step

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

1. Choose the plan, then the floor, then the building. In the 36 months since September 2023 the county recorded 1,110 square foot homes from $200,000 to $340,000 and 1,682 square foot end homes from $267,500 to $403,000.
2. Read the condominium file before you offer. Under section 718.503 of the Florida Statutes you are entitled, from a resale seller, to the declaration, articles, bylaws and rules, the annual financial statement and budget, the association's question-and-answer sheet, and the structural integrity reserve study or a statement that none was completed. A contract signed before you receive them is voidable for seven days after you do, excluding weekends and legal holidays.
3. Order the estoppel certificate on day one under section 718.116; it states the fee, the balance and any special assessment levied.
4. Ask about the dock in writing. The county counts 33 dock hookups on the common elements for 70 homes; ask the association how a slip is assigned, whether there is a waiting list, and whether any assignment passes with the unit.
5. Price against the same plan and floor, not the Punta Gorda Isles median, and put any special assessment balance into the numbers.
6. Insure before the deadline. The whole condominium sits in FEMA Zone AE at 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.

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

Spinnaker Point Market Snapshot: What the Condominiums Actually Sell For

Spinnaker Point recorded 13 qualified resales in the 36 months since September 25, 2023 at a $295,000 median, from $200,000 to $403,000; the trailing twelve months recorded two sales at a $233,750 median, matching our Punta Gorda Isles guide exactly.

Data updated: September 2026 (Charlotte County Property Appraiser public roll and sales files, index built September 29, 2026, newest recorded Spinnaker Point sale May 8, 2026; Charlotte County property record cards, 2026 preliminary values; Southwest Florida MLS, pulled September 25, 2026)

Before writing this guide, we tracked every one of the 83 qualified sales the Charlotte County Property Appraiser's file carries for Spinnaker Point from 2009 to 2026 and matched each to its building, floor and plan; every table in this section is built from those rows, not from an automated estimate.

Charlotte County is county-first territory for market data. The local REALTOR board works mainly in a different MLS than the Southwest Florida MLS, so a Spinnaker Point sale may never appear in the system most Southwest Florida agents search. The county's recorded deed file captures every qualified sale whether or not an agent listed it, which is why it leads here. Two recorded sales in the trailing twelve months is below the ten-sale threshold at which we let a median lead, so we widened the window in steps, 24 months (six sales) and then 36 months (thirteen sales), and lead with the first window that clears ten. This section lists all thirteen by building, floor and plan (never by owner), splits them by plan and floor, adds the 60-month window, 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 public sales file, DOR-qualified improved sales, our analysis. Price per square foot uses the county's living area (1,110 or 1,682) and is the median of per-sale ratios; the mean of the thirteen per-sale ratios is $245.96. None of the thirteen was a first sale from a developer.

Ready to Sell or Buy at Spinnaker Point? Talk to the Team That Read All 70 Record Cards

Spinnaker Point is the thinnest-trading of the larger Punta Gorda Isles condominiums, two county sales in the last year, and the county cut its 2026 values by about 10%, so pricing a home here takes the complex's own plan-by-plan record, not a portal estimate. Sellers can get a free Punta Gorda Isles home valuation built on your plan and floor, 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 Bal Harbor Boulevard.

All Thirteen Sales, One by One

Source: Charlotte County Property Appraiser public sales file and property record cards, our analysis. Floor is read from the unit number (see the homes section).

Two patterns stand out. The two April 2024 sales at $340,000 each, one first floor and one second floor, are the high-water mark for the 1,110 square foot plan in this window. And the two most recent sales, $200,000 in December 2025 and $267,500 in May 2026, are the two lowest prices per square foot in the window, both second-floor homes in Building 1. The county file does not say why, and we do not guess about any individual owner, but the pair is a reminder that at Spinnaker Point the condition and terms of the specific home, not only its plan, can swing the price by $100,000 or more.

The file also shows ten non-qualified transfers in the same 36 months, nine of them recorded at $100 (the usual sign of a transfer into a trust, between family members or out of an estate) and one at $480,000 in October 2023 that the county did not qualify as an arm's-length sale. None of those is counted above.

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

In the last 12 months Spinnaker Point at Punta Gorda Isles has seen two recorded resales: $200,000 (December 10, 2025, a second-floor 1,110 square foot home in Building 1) and $267,500 (May 8, 2026, a second-floor 1,682 square foot end home in Building 1), a dollar volume of $467,500 and a median of $233,750 (two sales, even, so the midpoint). Those are the same two sales, at the same median, that our Punta Gorda Isles guide shows in its condominium table for the twelve months to September 24, 2026. Nothing qualified recorded between May and the end of September 2026, which is itself a data point: summer is the quiet season at a building where most owners mail from the north.

The 24-Month Window, for the Record

The 24 months since September 25, 2024 recorded six sales: $200,000 to $403,000, a dollar volume of $1,738,000 and a median of $278,750 (an even count, the midpoint of $275,000 and $282,500). Four were 1,110 square foot homes (median $278,750) and two were end homes ($267,500 and $403,000). Six sales is still below the ten we want, which is why the lead window is 36 months.

By Floor Plan

Over the 36 months, the ten 1,110 square foot sales ran from $200,000 to $340,000 at a $288,750 median, and the three 1,682 square foot sales from $267,500 to $403,000 at a $370,000 median. Per square foot, the smaller plan sold higher, $260.14 against $219.98 at the median. The end homes carry about 52% more living area, and in this window they sold for about 28% more at the median, which is the arithmetic of a building where the land, the pool, the dock and the canal belong equally to everyone.

By Floor

Source: Charlotte County Property Appraiser public sales file, floors read from unit numbers, our analysis. These handfuls are too small to set a floor premium; we show them because a seller will be asked, and the honest answer is that first-floor homes have led recently, and that condition has mattered as much as the floor.

Widening the Window: 60 Months

Source: Charlotte County Property Appraiser public sales file, our analysis.

The 60-month window takes in the 2022 peak. The highest qualified Spinnaker Point sale in the county file is $432,700 in April 2022, a first-floor 1,682 square foot end home in Building 4, and the highest 1,110 square foot sale is $391,000 in March 2022, a first-floor home in Building 3. The same Building 4 end home that recorded $432,700 in 2022 recorded $403,000 in April 2025, about 7% lower, which is a fair single-home picture of how the building has moved since the peak.

The Calendar-Year Record Since 2009

Source: Charlotte County Property Appraiser public sales file, qualified improved sales, 2009 to September 29, 2026, our analysis. Calendar-year medians mix the two plans, so a year with more end-home sales reads higher; use the plan tables above for pricing.

Read the table in three phases. From 2009 to 2014 Spinnaker Point traded between $86,000 and $137,500 for the standard plan. From 2015 to 2020 it climbed steadily, the standard plan reaching about $190,000 by 2020. In 2021 and 2022 it jumped, and the county's 2022 median of $365,000 on four sales is the high point. Since 2023 the medians have eased each year, and the 2026 sale so far is the lowest end-home price since 2019. Across the whole 83-sale record the standard plan's price per square foot rose from about $110 in 2009 to a peak above $350 in 2022, and has recorded between $180 and $306 since the start of 2024.

The Developer's First Sales in 1989

Most Spinnaker Point record cards still print the first recorded sale of each home, and 62 of them are dated 1989, the year the state recorded the condominium. On the cards, the 1,110 square foot homes first recorded between $61,900 and $97,000 (median $72,900 across 44 cards that show a 1989 to 1991 sale) and the end homes between $83,900 and $107,900 (median $98,000 across 19). We read those as the developer-era sales, though a card's sale list can be truncated and the county does not label them as builder sales.

What the Southwest Florida MLS Shows for Spinnaker Point

The Southwest Florida MLS is thin in Charlotte County, and Spinnaker Point shows why: the county recorded 13 qualified Spinnaker Point sales in 36 months, and the system most Southwest Florida agents search does not carry enough of them to give building-level days on market or sale-to-list for the latest year. We did not have a building-level MLS split for this page, so we publish neither a Spinnaker Point days-on-market figure nor a Spinnaker Point sale-to-list ratio. For the community as a whole, the Southwest Florida MLS shows 80 closings under the name Punta Gorda Isles in the twelve months to September 24, 2026, at a median $564,000, a median 77.5 days on market (an even count, the mean of 77 and 78) and a 96.0% median sale-to-list ratio; those figures mix houses with condominiums and are community-wide, not Spinnaker Point's.

What the County Says a Spinnaker Point Home Is Worth

The Charlotte County Property Appraiser values every Spinnaker Point home of the same plan identically. On the 2026 preliminary roll, as of January 1, 2026, every 1,110 square foot home carries a just value of $221,723 and every 1,682 square foot end home $307,386. For 2025 the same figures were $245,310 and $343,128, so the county's value fell about 9.6% for the standard plan and about 10.4% for the end homes in one year (sample record card; 2025 value confirmed on the Charlotte County Tax Collector's 2025 bill for a standard home). The preliminary values are not certified; final values are certified in mid-October.

Why it matters to you: the county's just value is its estimate of market value as of January 1, capped by statute and applied plan-wide, so it cannot see a renovated kitchen or a first-floor view. Against the county, the 36-month median sale for the standard plan, $288,750, runs about 30% above the 2026 county value; the three end-home sales ran from 13% below to 31% above it. Buyers can see the county figure on every listing; sellers should expect the conversation.

What Property Tax Looks Like at Spinnaker Point

Spinnaker Point is in millage code 155, the City of Punta Gorda district. The 2025 bill for a non-homestead 1,110 square foot home shows how the stack works: $4,011.29 in ad valorem taxes at a combined 16.6185 mills (Charlotte County 6.0394, City of Punta Gorda 3.8686, School Board 6.2880, Environmentally Sensitive Lands 0.2000, Southwest Florida Water Management District 0.1831, West Coast Inland Navigation District 0.0394), plus two non-ad valorem lines, $78.00 for the Alligator Creek Waterway and $321.62 for the Punta Gorda Isles Canal Maintenance Assessment District, for a total of $4,410.91 (Charlotte County Tax Collector, 2025 annual bill, read September 29, 2026). A homesteaded owner pays far less ad valorem tax because of the homestead exemptions and the Save Our Homes cap; a buyer does not inherit either. The City of Punta Gorda adopted a lower operating rate of 3.9928 mills for fiscal 2027 on September 23, 2026 (Gulfshore Business, September 24, 2026).

Selling at Spinnaker Point? Get a free Punta Gorda Isles home valuation priced on your plan and floor, or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

Has Spinnaker Point Filed a Structural Integrity Reserve Study?

Spinnaker Point does not appear in either of the Florida Department of Business and Professional Regulation's public structural integrity reserve study databases as of September 29, 2026. That is consistent with two-story buildings, which the SIRS law does not reach, but the association's written position is the record a buyer should hold.

Why a 1989 Condominium Has This Question at All

After the June 2021 collapse of Champlain Towers South in Surfside, Florida rewrote the rules for older condominium buildings. Two duties now apply to condominium buildings three habitable stories or more in height: a structural integrity reserve study at least every ten years under section 718.112 of the Florida Statutes, and a milestone inspection under section 553.899. Both turn on the same threshold, and at Spinnaker Point the threshold is the whole question.

What the SIRS Law Requires, in Plain Terms

A structural integrity reserve study looks at the parts of a building the association must maintain and sets the reserve funding needed to repair and replace them: the roof, the structure and load-bearing walls, fireproofing and fire protection, plumbing, electrical systems, waterproofing and exterior painting, and windows and exterior doors. For budgets adopted on or after December 31, 2024, owners in a covered building may not vote to waive or reduce reserves for those items. The state's own summary gives the timeline: associations had to submit a completed SIRS reporting form within 45 days from July 1, 2024, create online accounts with the Division by October 1, 2025, and complete the study by December 31, 2025 (Florida DBPR, SIRS Reporting).

What the State's Two SIRS Databases Show for Spinnaker Point

The Division publishes two public databases, and only complete submissions of the reporting form are displayed in them. We searched both on September 29, 2026.

• "SIRS Submitted Prior to July 2025." A project named "SPINNAKER POINT" is in it, but it is a Vero Beach condominium in Indian River County (database ID 235724), not this one. The Punta Gorda Spinnaker Point is not in it under its name or its association's name (DBPR database, submitted prior to July 2025). Windjammer Point, the neighbor on Bal Harbor Boulevard, is in it, as Windjammer Point Condominium Assn. Inc, Punta Gorda 33950, Charlotte County, database ID 251494.
• "SIRS Submitted July 2025 and After." A search for "Spinnaker" returns only two unrelated projects, Spinnaker Bay at the Waterways and Spinnakers Reach I Condo. The Punta Gorda Spinnaker Point is not in it (DBPR database, submitted July 2025 and after).

How to Read an Absence

An absence from the state database is not proof of anything by itself. It means one of three things: the buildings are below the three-story threshold, so no study is required; the association completed a study and has not filed the reporting form; or a required study has not been done. The county's unit numbering points to the first reading. Every Spinnaker Point unit number carries a floor digit of 1 or 2, while Windjammer Point next door, which did file, numbers its homes on three floors. The Florida Building Code story determination, not a unit number, is what the statute uses, so ask the association for its written position: whether the buildings are below the threshold, and if so on what determination.

What Is Not Published, and How to Get It

The Spinnaker Point budget, reserve schedule, any reserve study (statutory or voluntary) and any board minutes on funding them are not posted on any public page we reached. A buyer receives the budget, the financial statement and the association's statement on the structural integrity reserve study with the resale documents under section 718.503, at the seller's expense. A seller should request the current budget and reserve schedule from the association's manager before listing, so the answer is in the first showing rather than the second week of the contract.

Why Reserves Still Matter Below the Threshold

A two-story condominium outside the SIRS law is not outside the arithmetic. Roofs, paint, the dock, the pool and the seawall-side landscaping still wear out, and Chapter 718 still requires an annual budget with reserve accounts for roof replacement, building painting and pavement resurfacing unless owners vote to waive or reduce them. Two questions matter most. First, does the adopted budget fund reserves at the amounts the association's own schedule calls for, or have owners voted to waive them? Second, has the board levied, or proposed, a special assessment? The estoppel certificate answers the second in writing.

Does Spinnaker Point Need a Milestone Inspection?

Spinnaker Point's buildings reached 30 years in 2019 by their county year built, but Florida's milestone inspection law covers condominium buildings three habitable stories or more in height. On the county's unit numbering the buildings carry homes on two floors, which would place them below the threshold; the association's written position is the record.

What the Milestone Law Requires

Florida's milestone inspection law applies to condominium and cooperative buildings "three habitable stories or more in height as determined by the Florida Building Code." The first inspection is due by December 31 of the year the building reaches 30 years of age, based on its certificate of occupancy, and every ten years after; the statute lets the local enforcement agency set an earlier trigger based on local circumstances. A phase one inspection is a visual examination by a licensed architect or engineer; a phase two inspection follows only if phase one finds substantial structural deterioration. The association must deliver the inspector's summary to every unit owner and post it on its website where one is required (section 553.899, Florida Statutes; DBPR, milestone inspections).

Where Spinnaker Point Sits

By the county's year built, 1989 on every card, the five Spinnaker Point buildings turned 30 in 2019, before the law took effect in 2022. If the buildings were three habitable stories, the first inspection would have been due by December 31, 2024. On the county's unit numbering they carry homes on two floors, and they are absent from both state SIRS databases, which use the same three-story threshold, so the most likely answer is that neither duty applies. Two cautions remain. A unit number is not a Florida Building Code story determination. And whether the City of Punta Gorda has adopted any local trigger was not published where we looked.

What This Means for Owners and Buyers

For an owner, a clear written statement from the association that the buildings are below the threshold, together with a recent roof permit and a reserve schedule, is a selling point, and it belongs in the listing file. For a buyer, the absence of a statutory study means the association's own records carry more weight: ask for the most recent engineer's report or insurance inspection of the buildings, the roof permits, and any balcony, stair or walkway repair history. Condominium buyers in Florida now ask about "SIRS" first; at Spinnaker Point the honest answer is short, and it should be in writing.

What Should a Buyer Request From the Spinnaker Point Association?

A Spinnaker Point buyer should request the full resale package under section 718.503, the estoppel certificate, the association's written position on the structural integrity reserve study and milestone inspection, the master insurance and flood policy declarations, and written answers on docks, leasing, pets, parking and any pending assessment.

The Statutory Resale Package

Under section 718.503 of the Florida Statutes, a unit owner who is selling must give the buyer, at the seller's expense, the declaration, the articles of incorporation, the bylaws and rules, the annual financial statement and annual budget, the association's "Frequently Asked Questions and Answers" document, the inspector's milestone summary where one applies, a turnover inspection report where one applies, and the association's most recent structural integrity reserve study or a statement that one has not been completed. The buyer may void the contract within 7 days, excluding Saturdays, Sundays and legal holidays, after signing it and receiving those documents, and may extend closing by up to 7 such days after receipt on written request. The standard Florida contracts build the same rights in.

The Questions to Put in Writing

These are the questions we send the Spinnaker Point association, through its manager, on every file:

1. What are the current monthly or quarterly assessments for this unit's plan, and what does the budget say they cover?
2. Is any special assessment levied, approved or under discussion, and for what?
3. Are the buildings three habitable stories or more under the Florida Building Code, and if not, on what determination?
4. How are the 33 dock hookups assigned, is there a waiting list, and does any assignment pass with this unit?
5. What are the leasing rules: minimum term, number of leases a year, approval and fees?
6. What are the pet rules: number, size, weight and where pets may walk?
7. How many parking spaces go with this unit, and are any assigned by recorded instrument?
8. When were the roofs last replaced, under which permits, and what are the reserve balances?
9. Who is the insurance carrier, what is the wind and flood deductible, and does the master policy carry flood coverage?
10. Does the association require approval of a buyer or tenant, and how long does it take?

The Estoppel Certificate

The estoppel certificate under section 718.116 is the association's sworn statement of what is owed on the unit: the regular assessment, the paid-through date, any special assessment levied, any other charges, and the fee for the certificate itself. The statute caps the fee and the association must deliver within ten business days of a request. Order it the day the contract is signed.

The Association's Website Duty

Florida now requires condominium associations with 25 or more units to post key records on a website or application, including the declaration, bylaws, rules, the annual budget, financial reports, and structural integrity reserve study and milestone documents where those apply, under section 718.111 of the Florida Statutes as amended in 2024, effective January 1, 2026. At 70 units Spinnaker Point is inside that duty. We did not find a public-facing Spinnaker Point site; the statute allows the records to sit behind an owner login, so a buyer's route is the seller, who can download them, or the manager.

Selling a Spinnaker Point home? We assemble the resale package before the first showing; get a free Punta Gorda Isles home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent buyers.

How Did Spinnaker Point Come to Be?

Spinnaker Point came to be in 1988 and 1989, a generation after Punta Gorda Isles, Inc. dredged the first canals. The association was incorporated on February 15, 1988, the condominium was recorded with the state on February 6, 1989, and 62 of the 70 record cards print a first sale dated 1989.

Punta Gorda Isles Fills In Its Southern Canals

Punta Gorda Isles began in the late 1950s, when three former CIA colleagues bought a 550-acre mangrove swamp south of downtown and dredged it into canals and homesites; Punta Gorda Isles, Inc. was incorporated on May 1, 1958. The city's Waterfront Property Owner's Manual dates the construction of the canal system to the late 1950s through the mid-1970s, and the southern plats, Sections 12 and 14, were recorded in Plat Book 8. Our Punta Gorda Isles guide tells that story in full. By the 1980s the remaining waterfront parcels along Bal Harbor Boulevard were being built out as condominiums: Bal Harbor Place (1983 on the roll), Villas of Cedar Key (1984), Villas of Bal Harbor (1987), Dockside (1988), then Spinnaker Point (1989) and Windjammer Point (1990).

The Association and the Five Declarations

The Florida Division of Corporations records Spinnaker Point Condominium Association, Inc. as filed on February 15, 1988, about a year before the condominium itself was recorded. The Charlotte County roll shows the condominium declared in five phases, one building each, and the phase numbers run in a different order from the building numbers: Phase 1 is Building 3, Phase 2 is Building 2, Phase 3 is Building 1, and Phases 4 and 5 are Buildings 4 and 5. The condominium plat is at Condominium Book 8, Pages 54 and 69. The common element's legal description also cites a resolution recorded at Official Records Book 4101, Page 1673; its text is available from the Charlotte County Clerk and is one of the documents a careful buyer reads with the declaration.

First Sales

Sixty-two of the 70 Spinnaker Point record cards print a first sale dated 1989, most of them mid-year, from about $62,000 for a standard home to about $108,000 for an end home. Those first prices set a useful yardstick: at the 36-month median, a standard Spinnaker Point home has recorded about four times its first price.

Storms Since

Spinnaker Point has stood through three hurricanes that the National Hurricane Center ties directly to Punta Gorda. Charley's eye passed over Punta Gorda on August 13, 2004; Ian made its second landfall near Punta Gorda on September 28, 2022; and Milton's surge in October 2024 reached 5 to 8 feet above ground in northern Charlotte Harbor. The buildings on the roll are the original 1989 structures, not rebuilds. In 2020 the city opened Buckley's Pass, a new channel from the southern Punta Gorda Isles canals to Charlotte Harbor by way of Alligator Creek, which changed the boat ride from this part of the Isles.

Docks at Spinnaker Point: What the County Record Shows on the Water

Spinnaker Point's common elements include a concrete dock of 10,150 square feet with 33 electric and 33 water hookups on the county's record, for 70 homes. The unit legal descriptions do not name a dock or slip, so how a slip is assigned is set by the association, not by the deed.

What the County Card Lists

The common element record card lists, among its improvements, "Dock, Concrete" at 10,150 square feet, 33 "Dock, Electric hook-up" and 33 "Dock, Water hook-up", along with the tennis court, the pool, the bathhouse and the paving (Charlotte County Property Appraiser, common element record card, read September 29, 2026). The count of hookups is the county's best public proxy for the number of boat positions, but the county does not count slips, and a hookup count is not a slip count.

What the Unit Deeds Say, and Do Not Say

None of the 70 Spinnaker Point unit legal descriptions on the roll names a dock. That is a real difference from Windjammer Point next door, where unit legals read, for example, "UN 415 & DOCK 415", tying a numbered dock to the unit in the recorded chain. At Spinnaker Point, whatever right a unit owner has to a slip comes from the declaration, the association's rules or an assignment the association keeps, and none of those is public.

What a Buyer Should Ask

Ask the association four things in writing: how many boat positions the dock has and how they are numbered; how a position is assigned (by unit, by seniority, by lottery or first come); whether an assignment passes to the buyer of the unit; and what the dock rules say about boat length, beam, lifts and liveaboards. If a listing says a slip "comes with" the home, ask for the document that says so, and have your attorney read it before you rely on it.

What the City's Dock Rules Add

Punta Gorda's Chapter 6 governs docks in residential canal waterways and is stricter than most Florida codes. Nothing may attach to, rest against or pass through the seawall or its cap; docks, pilings and lifts must be freestanding; boat-lift covers and canopies are prohibited; floating docks are prohibited; and anything not allowed by right needs a Canal Construction Special Permit decided at a public hearing of the Punta Gorda Isles Canal Advisory Committee (City of Punta Gorda, Chapter 6; City of Punta Gorda, Waterfront Living). A buyer planning to add a lift at an association dock needs both the association's approval and the city's rules.

Boating From Spinnaker Point: Alligator Creek, Buckley's Pass and the Harbor

Boating from Spinnaker Point starts on a southern Punta Gorda Isles canal. The county places every Spinnaker Point home in the Alligator Creek Waterway unit, which maintains the channel that Buckley's Pass joined to the Punta Gorda Isles canals in 2020, giving the southern Isles a shorter run to Charlotte Harbor.

The Alligator Creek Waterway Unit

Charlotte County's special assessment layer places all 70 Spinnaker Point homes in the "Alligator Creek Waterway Unit," a county municipal service benefit unit, at one unit each (Charlotte County GIS, MSBU layer, queried September 29, 2026). The county says the unit exists for "dredging, maintenance, clearing, marking for navigational purposes, and providing for safety devices in Alligator Creek" so that residents can reach Charlotte Harbor (Charlotte County, Alligator Creek Waterway Unit). The unit was established by Ordinance 1987-50 and re-established by Resolution 2019-066, and a resident advisory board meets at the Punta Gorda Charlotte Library.

The Rate Just Tripled, and Why

The Alligator Creek rate was $25.00 per equivalent residential unit in fiscal 2025 and is $78.00 for fiscal 2026 and fiscal 2027, against a maximum of $100.00, on about 4,787 units (FY2026 adopted and FY2027 approved budget). The reason is an entrance channel dredge: the budget carries $2,130,884 for dredging, $106,167 for engineering and $1,723,000 of debt proceeds, with principal repayments of $345,000 a year from fiscal 2027, and the fiscal 2027 proposed budget re-budgets the same dredge (FY2027 proposed budget). The county commissioned a bathymetric survey of Alligator Creek after Hurricane Milton, dated May 2025. On a Spinnaker Point home's 2025 tax bill the line reads "ALLIGATOR CRK WATERWAY-MAINT" at $78.00.

Buckley's Pass

Buckley's Pass, known in planning as the "Additional Harbor Access" or the "PGI Bird Section Cut Through", is a channel about 1,446 feet long and 60 feet wide that connects the Punta Gorda Isles canal system to Charlotte Harbor by way of Alligator Creek, completed in April 2020 (Kelly Brothers, Buckley's Pass project record). The Sun reported that the project cost $2,660,836, was paid for by a special assessment of $983 for each of 2,785 water access units, and that owners received a $27.50 refund when the project came in under budget (Sun Newspapers, August 19, 2020). Whether Spinnaker Point's units were among the assessed water access units is not stated in anything we read; a seller's old tax bills from 2019 and 2020 would show it.

Sailboat Water, and What We Can and Cannot Say

In Punta Gorda, "sailboat water" means the route from a dock to open water passes no fixed bridge. The city says "most" of the Punta Gorda Isles system has no fixed bridges, but neither the city nor the county publishes a canal-by-canal list of bridge-free routes or the clearance of each street bridge. We therefore do not label Spinnaker Point's dock as sailboat water on this page. For a specific boat, trace the route on the chart with its air draft and draft, and ask the association and a local captain.

Charlotte Harbor Beyond

NOAA's Coast Pilot describes Charlotte Harbor as a harbor of refuge that "affords excellent shelter from all winds", with tidal currents averaging only about half a knot inside the harbor against 2.2 knots at Boca Grande Pass (NOAA, United States Coast Pilot 5, chapter 4). All man-made canals in Punta Gorda Isles are inside the manatee speed zone, and boats must leave the canals before or during a hurricane watch; nothing may be tied to the seawall (City of Punta Gorda, Waterfront Property Owner's Manual).

Selling a Spinnaker Point home with a dock position? Documenting the assignment is worth real money; get a free Punta Gorda Isles home valuation or call Jesse direct at (239) 898-6072. Buying for a specific boat? Tell Marc the length, beam and air draft at (239) 287-5873, or read how we represent buyers.

What Amenities Come With a Spinnaker Point Condominium?

Spinnaker Point's shared amenities, on the county's common element record, are a community pool of 800 square feet, a tennis court of 6,480 square feet, a 208 square foot bathhouse, a concrete dock of 10,150 square feet with 33 hookups, paved parking and fenced grounds on 4.98 acres. Private clubs are separate and optional.

Inside Spinnaker Point

Every Spinnaker Point owner holds an undivided share of the common elements, which the Charlotte County Property Appraiser carries as one parcel of 4.98 acres classed "improved residential condominium common element" (common element record card). The county lists these improvements on it:

Whether the pool is heated, whether the tennis court is lined for pickleball, and what hours and guest rules apply are set by the association and are not published.

In Punta Gorda Isles, by Choice

Punta Gorda Isles has no master association and no community clubhouse that comes with a home. What a Spinnaker Point owner can join is voluntary: the Punta Gorda Isles Civic Association at $80 a year per member plus a one-time $25 fee, with 35 clubs and groups from the PGI Fishing Club to the Newcomers Club (PGICA, Join Us; PGICA, Clubs); St. Andrews South Golf Club, a private 18-hole club capped at 250 golf members (St. Andrews South Golf Club); and the Isles Yacht Club, a private dining, yacht and social club with a 45-slip marina (Isles Yacht Club). None of these is included in a Spinnaker Point purchase, and the two clubs' current initiation and dues are not published.

In the City, for Everyone

Public amenities within a short drive include Ponce de Leon Park at the harbor mouth, with a boat ramp and fishing pier, about 10 minutes away by our routing test; Laishley Park Municipal Marina, about 13 minutes; Fishermen's Village, about 10 minutes; and the downtown Harborwalk.

What Are the HOA Fees at Spinnaker Point in 2026?

Spinnaker Point's 2026 condominium fee is not published on any public page we reached. It is set in the association's adopted annual budget, which Florida law requires the association to post for owners, and a buyer gets the exact figure, the paid-through date and any special assessment in the estoppel certificate.

Why We Publish No Dues Figure

Listing sites print dues figures for Spinnaker Point homes, but those are typed in by listing agents, often a year or more old, and not traceable to an adopted budget. At a 1989 condominium where insurance and reserves have moved sharply since 2022, an old figure can be wrong by hundreds of dollars a month. We would rather give you the route to the real number than a number we cannot stand behind.

How to Get the Real Number in One Day

Ask the seller for the current year's adopted budget and the last two assessment notices; an owner can download them from the association's records. Ask the manager, Gateway Management Services on the association's state filings, for the estoppel certificate once under contract. And read the budget line by line: master insurance, reserves, management, grounds, pool, dock, utilities.

What the Fee Should Cover, and What to Ask About

In a Florida condominium like Spinnaker Point, the fee typically funds the master property and liability insurance, reserves, management, grounds and pool care, the dock, common-area electricity, and any water, sewer, trash or cable billed in bulk. Which of those Spinnaker Point's fee actually covers is written in its budget and declaration, not in a listing, so ask for both before you compare Spinnaker Point with Windjammer Point or any other building.

Spinnaker Point's Layered Fees: Condominium, Canal District, Alligator Creek and Taxes

A Spinnaker Point owner carries four layers: the condominium fee, property taxes in the City of Punta Gorda millage district, the Punta Gorda Isles canal maintenance assessment, and the Alligator Creek Waterway assessment. There is no master association fee and no community development district.

The Layers, One by One

How the Canal Assessment Reaches a Condominium

The city's canal district charges single-family canal lots a flat rate, $1,350 for fiscal 2026 and $1,500 for fiscal 2027 (adopted September 9, 2026), and charges "other property", which includes condominiums, by the square foot of land within 120 lineal feet of the seawall: $0.141 for fiscal 2026 and $0.156 for fiscal 2027 (City Council agenda item, July 1, 2026). Spinnaker Point's waterfront land is shared, so each home's line is its share of the complex's charge; the 2025 bill for a 1,110 square foot home carried $321.62. If the square-foot rate's 10.6% increase flows through proportionally, that line would be about $356 on the November 2026 bill, but the bill itself is the record. The assessment is non-ad valorem, so the homestead exemption and the Save Our Homes cap do not reduce it.

A Worked First Year for a Spinnaker Point Buyer

Take a 1,110 square foot home bought as a second home at the 36-month median of $288,750 for that plan. The first-year property tax will be based on the new owner's assessed value, which the county will reset toward market value after the sale; at 16.6185 mills on a taxable value near $222,000 (the 2026 county value) the ad valorem tax would be about $3,690, and it would be higher if the county's value rises toward the price paid. Add about $400 for the two non-ad valorem lines, the condominium fee from the budget, an HO-6 policy and flood coverage if you choose it. We run this worksheet with every buyer on the actual unit, because the fee and the insurance are the two numbers no public source prints.

What Is Not Published

The condominium budget, the reserve schedule, the insurance declarations and any special assessment are not public. The canal assessment's final fiscal 2027 resolution and each unit's 2026 bill lines are published by the city and the Tax Collector in November. Everything else in the table above is on the public record today.

Selling? A seller who hands buyers the fee stack up front shortens negotiations; get a free Punta Gorda Isles home valuation or call Jesse direct at (239) 898-6072. Buying? Marc runs the first-year worksheet with you at (239) 287-5873; read how we represent buyers.

Who Governs Spinnaker Point? The Association, Its Records and Its Documents

Spinnaker Point is governed by Spinnaker Point Condominium Association, Inc., a Florida not-for-profit corporation filed in 1988, managed on its state filings by Gateway Management Services in St. Petersburg, under a declaration recorded in five phases in 1989 and Chapter 718 of the Florida Statutes.

The Association on the State's Records

The Florida Division of Corporations lists Spinnaker Point Condominium Association, Inc. as document N24528, filed February 15, 1988, active. Its principal and mailing address changed on June 9, 2026 to the care of Gateway Management Services, 570 Carillon Parkway, Suite 210, St. Petersburg, and its registered agent changed on March 24, 2026 to Corporation Service Company in Tallahassee. The Division lists seven officers and directors, all at the management company's address, and annual reports filed every year since at least 1995 (Florida Division of Corporations). The Department of Business and Professional Regulation's register shows the same St. Petersburg address for the managing entity (DBPR condominium register extract).

Who Manages Spinnaker Point?

On both state records the association is managed in care of Gateway Management Services, a change recorded in 2026. Management companies change, so confirm the current manager on the estoppel request. Windjammer Point next door is registered with the state in care of "SW Gateway" in Port Charlotte.

The Documents That Govern a Spinnaker Point Home

Architecture and Exterior Changes

A Spinnaker Point owner owns the interior of the unit; the exterior, the roof, the lanai structure and the grounds are common elements or limited common elements under the declaration. Hurricane shutters, lanai enclosures, window and door replacements and flooring that affects sound usually need the board's written approval under the declaration and rules, and structural or envelope work needs a City of Punta Gorda permit. Ask for the association's specifications before you budget a renovation.

Is Spinnaker Point a 55+ Community?

Spinnaker Point is not published as a 55-and-over community. Nothing we reached, including the state's condominium register and the association's corporate filings, identifies Spinnaker Point as housing for older persons, and Punta Gorda Isles as a whole has no age restriction; the declaration and rules are the documents that would say otherwise.

The owners skew older, as the whole city does: the U.S. Census Bureau puts 53.6% of the City of Punta Gorda's residents at 65 or older (Census QuickFacts, Punta Gorda city), a city-wide figure, not a Spinnaker Point one. A community that does restrict ages must meet the federal Housing for Older Persons Act and register with the state; a buyer who wants that protection, or wants to avoid it, should read the declaration.

Can You Rent Out a Spinnaker Point Condo?

Spinnaker Point's leasing rules are set by its declaration and rules, which are not public, so minimum terms, the number of leases a year and any approval fee must come from the resale package. The City of Punta Gorda has no short-term rental ordinance, so the association's documents are the binding limit.

What the Law Adds

Florida's condominium statute lets an association restrict leasing through its declaration, and an amendment that prohibits or restricts rentals applies only to owners who consent to it and to owners who acquire title after it takes effect, which means a buyer is bound by any rental amendment already on the books at closing (section 718.110, Florida Statutes). A buyer who plans to rent should read the current declaration, every amendment and the minutes for any pending amendment.

What a Spinnaker Point Landlord Should Plan For

Plan for a seasonal market: with 39 of 70 owners mailing from out of state, the building's rhythm is winter occupancy. Plan for tenant screening if the association requires it, for a lease registration step, and for the Charlotte County tourist development tax and Florida sales tax on any lease of six months or less. And plan for the insurance: an HO-6 policy written for a rental is different from one written for a second home.

Pet Rules at Spinnaker Point

Spinnaker Point's pet rules are not published. The number, size and weight limits, where pets may be walked and whether tenants may keep pets are in the association's rules, which come with the resale package; ask for them in writing before you sign if you have a pet.

Two things are fixed by law rather than by the rules. Florida and federal fair-housing law require reasonable accommodation for assistance animals regardless of a pet policy, with documentation standards set by Florida law. And the City of Punta Gorda's own animal rules apply on the city streets and in its parks, including leash rules. A dog-owning buyer should also ask where on the 4.98 acres dogs may walk, because the dock, the pool deck and the tennis court are usually off limits.

Hurricanes, Flood Zone and Insurance at Spinnaker Point

Spinnaker Point is in FEMA flood Zone AE with a base flood elevation of 9 feet, outside the Coastal A Zone, in Charlotte County Evacuation Zone A and the 130 mph design wind zone, on the county's layers as queried September 29, 2026. Its five 1989 buildings are the original structures.

The Flood Map, Home by Home

Every one of the 70 Spinnaker Point record cards carries the same flood entry: FIRM panel 12015C0239G, effective December 15, 2022, inside the Special Flood Hazard Area, Zone AE, base flood elevation 9 feet NAVD88, outside the Coastal Barrier Resources System, community 120062, the City of Punta Gorda. FEMA's National Flood Hazard Layer at the complex returns the same zone and elevation, and Charlotte County's Coastal A Zone and Limit of Moderate Wave Action layers return nothing at the complex (FEMA NFHL; Charlotte County GIS). The city's maps took effect December 15, 2022, and were drawn before Hurricane Ian (City of Punta Gorda, Flood Readiness).

Evacuation, Surge and Wind

Spinnaker Point is in Evacuation Zone A, the first zone Charlotte County orders out (Charlotte County, Know Your Zone). The county warns that because it is low and surrounded by water it may not be possible to open shelters in the county, so residents should plan to evacuate to another area. The design wind speed is 130 mph. Flood zones are not evacuation zones: the flood zone drives insurance and construction, the evacuation zone decides when you leave.

The Storm Record

Charley's eye passed over Punta Gorda on August 13, 2004 (NHC report, Hurricane Charley); Ian made its second landfall near Punta Gorda on September 28, 2022 (NHC report, Hurricane Ian); and Milton's surge reached 5 to 8 feet above ground in northern Charlotte Harbor in October 2024 (NHC report, Hurricane Milton). Hurricane Irma in 2017 caused substantial seawall failures in the city's canal system by draining the canals while rain saturated the land behind the walls. Storm damage at Spinnaker Point specifically, and what the association repaired, is in its minutes and permits, not on a public page.

The Master Policy and the HO-6

In a Florida condominium the association insures the buildings under a master policy, and each owner insures the interior finishes, contents and liability under an HO-6 policy, plus loss assessment coverage for the owner's share of a master-policy deductible. Ask for the master policy's declarations page: the carrier, the wind deductible (often a percentage of the insured value), and whether the association carries flood insurance on the buildings, which Florida law permits but does not require (section 718.111, Florida Statutes).

Flood Insurance and the City's Discount

The City of Punta Gorda is a Class 5 community in FEMA's Community Rating System, worth a 25% discount on NFIP flood premiums for city properties (City of Punta Gorda, Flood Readiness). NFIP premiums under Risk Rating 2.0 reflect the building's own flood risk and most cannot rise more than 18% a year (FEMA, Risk Rating 2.0). From January 1, 2027, every Citizens personal residential policy must carry flood insurance, whatever the zone (section 627.351, Florida Statutes).

The City's 50 Percent Rule and a 1989 Building

In Punta Gorda a building is substantially damaged or improved when the cost of repairs or improvements exceeds 50% of the market value of the structure, and the city counts labor, materials, overhead and profit (City of Punta Gorda, 50% FEMA Rule). For a 1989 condominium the calculation is made building by building by the association's contractor and the city, and it matters to owners because a substantially damaged building must come into compliance with current flood elevation rules.

Which Schools Serve Spinnaker Point?

Spinnaker Point is zoned to Sallie Jones Elementary, Punta Gorda Middle and Charlotte High School. We ran 4000 Bal Harbor Boulevard through Charlotte County Public Schools' own boundary locator on September 29, 2026, and it returned those three schools, graded A, A and B by the state for 2026.

Sources: Charlotte County Public Schools, Boundary Locator, queried September 29, 2026; Florida Department of Education, school grades. The locator listed first days of July 16, 2026 for Sallie Jones and August 10, 2026 for the middle and high school. A boundary can change; a family should rerun the address before the inspection period ends.

County Permits, Zoning and What Is Being Built Near Spinnaker Point

Spinnaker Point is zoned GM-15, General Multi-Family, by the City of Punta Gorda, inside the city limits, with Punta Gorda Isles Section 12 single-family canal homes around it. The nearby changes that matter are civic: the Alligator Creek entrance-channel dredge, the canal assessment and the city's tax rate.

Zoning on the Ground

The county's GIS returns the city's GM-15 General Multi-Family zoning for the complex, and the plat layer places it among the Punta Gorda Isles Section 12 polygons (Plat Book 8, Page 6) with neighboring condominiums Golf Course Villas, Villas of Bal Harbor, Harbor Landing, Dockside, Bal Harbor Place and Windjammer Point (Charlotte County GIS). The city repealed its newer land development regulations on July 2, 2025 and reverted to its prior code; any owner planning work that touches zoning should ask the city's zoning staff for a verification letter.

Permits a Buyer Should Pull

Building permits inside the city are issued by the City of Punta Gorda Building Division at 126 Harvey Street, (941) 575-3324. Ask the association and the city for the permits on the roofs, any structural, balcony, stair or walkway repair, the dock, the pool, and the unit's own work: windows, doors, shutters, electrical and plumbing. The county's older permit layer covers 2000 to 2016 only and is not a substitute for the city's records.

What Is Changing Nearby

• The Alligator Creek dredge. The county's fiscal 2026 and 2027 budgets carry $2,130,884 for an entrance channel dredge on Alligator Creek, financed by $1,723,000 of debt, and the per-unit assessment rose from $25 to $78 to pay for it.
• The canal assessment. The single-family rate is $1,500 for fiscal 2027, adopted September 9, 2026, and the condominium square-foot rate rises from $0.141 to $0.156.
• The city tax rate. City Council adopted 3.9928 mills for fiscal 2027 on September 23, 2026, below the rollback rate.
• The ballot. Amendment 3 on the November 3, 2026 ballot would raise the homestead exemption on non-school taxes; it does not touch non-ad valorem assessments.
• Healthcare. AdventHealth has announced a freestanding emergency department on Jones Loop Road; an opening date has not been published.

Daily Logistics at Spinnaker Point

Spinnaker Point runs on city services: City of Punta Gorda water and sewer, city trash collection through Waste Management, city police and marine patrol, and the city Building Division for permits. The nearest full-service hospital is AdventHealth Port Charlotte, about 21 minutes away by our routing test.

• Utilities. Water and sewer are City of Punta Gorda services inside the city limits; confirm with the association whether they are billed through the budget or to each unit.
• Trash. A city service through Waste Management; the county's service layer lists (941) 575-5050 for the Spinnaker Point area.
• Police and marine patrol. The Punta Gorda Police Department's marine officer and volunteer marine patrol cover the canals; the non-emergency line is (941) 639-4111 (Waterfront Property Owner's Manual).
• Mail and addresses. Every home is 4000 Bal Harbor Blvd with a building and unit number, Punta Gorda, FL 33950. Use the building number on deliveries.
• Parking. Set by the association's rules; not public.
• Storm prep. Boats out of the canal before or during a hurricane watch; nothing tied to the seawall; Zone A evacuation.

Drive Times From Spinnaker Point

Our routing test: OSRM open routing engine, free-flow times with no traffic, from 4000 Bal Harbor Blvd as matched by the U.S. Census geocoder, run September 29, 2026. Season and time of day add time, most of all on US 41 and I-75 in winter.

Selling to a winter buyer? We market the location in their terms; get a free Punta Gorda Isles home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent buyers.

How Does Spinnaker Point Compare With the Other Punta Gorda Isles Condominiums?

Spinnaker Point is a mid-size, 1989, two-floor condominium with two sales in the last year, set against 294-home Emerald Pointe on the harbor, the 144 Clipper Cove homes, 63-home Colony Point at a 10-foot flood elevation and its closest match, 69-home Windjammer Point next door. The table puts them on the same yardsticks.

The Benchmark Table

Sources: Charlotte County Property Appraiser roll, sales file and record cards (index built September 29, 2026; T12 window September 25, 2025 to September 24, 2026, the same window as our Punta Gorda Isles guide); DBPR SIRS databases; FEMA NFHL; our Punta Gorda Isles guide for the single-family column and Colony Point's flood elevation. "Not computed here" means we did not re-derive that figure for this page; each sibling's own guide carries its own record. Data updated: September 2026.

What the Table Says

Three things. First, Spinnaker Point is the thinnest-trading of the five on the last year's record, two sales against three at Windjammer Point and eight or more at the others, which is why its pricing has to lean on a 36-month window and on plan-by-plan reading. Second, Spinnaker Point and Windjammer Point are the only two built as a pair on the same boulevard a year apart, and they differ in the three places that matter to a buyer: floors, plans and paperwork. Third, the Punta Gorda Isles single-family median of $700,000 is a different market; a Spinnaker Point home at the 36-month median of $295,000 is about 42% of it, which is the whole point of buying a condominium here. The Emerald Pointe and Colony Point guides cover the harbor-front alternatives, and our Bird Section guide covers the single-family canal homes that share Spinnaker Point's southern waters.

Spinnaker Point vs Windjammer Point: Which Should You Choose?

Choose Spinnaker Point for a lower entry price, a two-floor building outside the state's three-story rules and 1,110 or 1,682 square foot plans; choose Windjammer Point for docks named in the unit deeds, larger standard plans of 1,405 square feet and a filed structural integrity reserve study. Both sit on Bal Harbor Boulevard.

The Decision Table

Sources: Charlotte County Property Appraiser roll, record cards and sales file; DBPR condominium register and SIRS databases; Charlotte County GIS; all read September 29, 2026.

Who Should Choose Which

Choose Spinnaker Point if price per home matters most, if you want a building whose unit numbering and state record point to two floors, which keeps it outside the SIRS and milestone regime and its reserve mandates, or if a 1,110 square foot second home is the right size. Accept that a dock is an association assignment, not a deed right, and that the thin sales record makes pricing a judgment call.

Choose Windjammer Point if a recorded dock matters most, if you want the larger standard plan, or if a filed structural integrity reserve study is a comfort rather than a cost. Accept a third floor, the statutory reserve funding that comes with it, and a higher median entry price. Our Windjammer Point guide covers its record in full.

The Price Per Square Foot Surprise

Over 36 months Spinnaker Point's median price per square foot, $247.75, ran slightly above Windjammer Point's $238.40, even though Windjammer's median sale was about $40,000 higher. The reason is plan size: Spinnaker Point's standard plan is 295 square feet smaller, and smaller homes carry a higher price per foot. Compare the two buildings on price per home for a budget and on price per foot for value.

Honest Pros and Cons of Owning at Spinnaker Point

Spinnaker Point's strengths are price, water, city-maintained seawalls and a two-floor building outside Florida's three-story condominium rules; its weaknesses are a thin sales record, docks that are assigned rather than deeded, unpublished fees and rules, and a 1989 building in flood Zone AE and Evacuation Zone A.

The Pros

• Entry price. A 36-month median of $295,000 buys a Punta Gorda Isles waterfront address in a community whose single-family median is $700,000.
• The water. A concrete dock on the common elements with 33 hookups, on the southern canals served by the Alligator Creek channel and Buckley's Pass.
• The seawall is the city's. The Punta Gorda Isles canal district maintains and replaces the seawall; owners pay a canal line on the tax bill, not a seawall bill.
• Two floors of homes. On the unit numbering and the state record, the buildings are outside the SIRS and milestone mandates that have driven large assessments in three-story buildings.
• Uniform plans. Two plans in five identical buildings make comparison straightforward.
• Schools. Zoned to A-graded Sallie Jones Elementary and Punta Gorda Middle.
• No master association. One association, one fee.

The Cons

• Thin trading. Two recorded sales in the last year; a seller prices from a 36-month record and a buyer has few comparables.
• Docks are not deeded. The unit legals name no dock, and there are 33 hookups for 70 homes.
• Unpublished essentials. Fees, budget, reserves, leasing and pet rules are not public until the resale package.
• Prices have eased. Medians have fallen each calendar year since the 2022 peak, and the county cut 2026 values by about 10%.
• Storm exposure. Zone AE at 9 feet, Evacuation Zone A, and a 1989 structure; insurance is quoted unit by unit.
• Stairs. Second-floor homes, and no public statement on elevators.
• Two assessments that rise. The Alligator Creek rate tripled to $78 for fiscal 2026 and the canal district rate rises for fiscal 2027.

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

If you're searching for a Spinnaker Point at Punta Gorda Isles listing agent, or thinking, 'I need someone to sell my Spinnaker Point at Punta Gorda Isles home...' you are selling into a two-sale year. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price from this record.

Honors and recognition:

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

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

Spinnaker Point Sold Stats, Window by Window

Data updated: September 2026 (Charlotte County Property Appraiser public sales file, newest recorded Spinnaker Point sale May 8, 2026; Southwest Florida MLS, pulled September 25, 2026)

• Leading window, county recorded and qualified, 36 months since September 25, 2023: 13 resales, none builder-direct, dollar volume $3,903,000, median $295,000 (n = 13, odd), low $200,000, high $403,000.
• County recorded, trailing twelve months September 25, 2025 to September 24, 2026: In the last 12 months Spinnaker Point at Punta Gorda Isles has seen 2 resales, dollar volume $467,500, median $233,750 (even; $200,000 and $267,500).
• 24 months: 6 resales, $1,738,000, median $278,750 (even; $275,000 and $282,500).
• 60 months: 21 resales, $6,613,600, median $310,000 (odd).
• Days on market and sale-to-list: not available at building level; Punta Gorda Isles community-wide on the Southwest Florida MLS, 80 closings in the twelve months to September 24, 2026, a median 77.5 days on market and a 96.0% median sale-to-list ratio.
• The county record does not name the listing office on each sale, so we state no represented count.

In the last 12 months we read both Spinnaker Point sales against the county card and the 2026 value for the same home, and we tracked all 83 qualified sales the county file carries for the condominium since 2009; that record, not a portal estimate, is what a Spinnaker Point listing is priced from.

Selling a Spinnaker Point Home Is Different in Seven Ways

• The plan sets the band: a 1,110 square foot home and a 1,682 square foot end home are different products; over 36 months they recorded medians of $288,750 and $370,000.
• The floor moves it: first-floor homes led second-floor homes by a wide margin in the recent record.
• The SIRS question has a short answer: Spinnaker Point is in neither state database; we get the association's written position that the buildings are below the three-story threshold into the file before the first showing, so a buyer's attorney does not stall on it.
• The dock question needs a document: we find out what the association's records say about your home's dock position and say in writing what conveys and what does not.
• The county's new number: your buyer can see the county's 2026 value, $221,723 or $307,386, on your home's record card; we price with it in view and explain the gap with your home's condition and updates.
• Two assessment lines: we show buyers the canal and Alligator Creek lines with the budget, so the carrying cost is a known number.
• Season and geography: 39 of 70 owners mail from out of state, led by Ohio and Massachusetts; we market north before the buyer arrives.

Showings, Signs and Access

Spinnaker Point has no gatehouse on the county record, so showings are arranged with the owner and, where the rules require, the association. Sign rules for a condominium are set in the declaration and rules; many Florida condominiums restrict or ban exterior signs, so ask before you plant one. With most owners away much of the year, we are set up to sell for an owner who is not here: lockbox, vendor access, photography and inspections coordinated without a trip south.

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

Start with a free home valuation. It takes about a minute, and Jesse follows up with the Spinnaker Point sales that fit your home: same plan, same floor, adjusted for updates, the dock and any lease. An automated estimate cannot tell a first-floor end home in Building 4 from a second-floor standard home in Building 1, and at Spinnaker Point that difference has been more than $150,000.

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

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

Is now a good time to sell a Spinnaker Point condominium?

For a home priced to its own plan and floor, with the association's paperwork in hand, the season from November to April is the window: the 36-month record shows buyers paying up to $403,000 for the right end home and up to $340,000 for a standard home, and a thin market rewards the listing that answers a buyer's first questions.

How do I price a 1,110 square foot home at Spinnaker Point?

Against the other 1,110 square foot sales on the same floor. Over 36 months those ran from $200,000 to $340,000 at a $288,750 median, with the first-floor homes at the top; condition and updates explain most of the spread.

Will the structural study law hurt my sale?

At Spinnaker Point it should help, if you are ready for the question. The complex is in neither state SIRS database, consistent with two-story buildings the law does not reach; a written statement from the association makes that a selling point.

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

Only if a document says so. The unit legal descriptions name no dock, so we ask the association how your home's position is assigned and whether it passes to a buyer, and we quote that document rather than a listing remark.

What paperwork should I gather before listing?

The section 718.503 package (declaration, articles, bylaws, rules, budget, financial statement, the frequently-asked-questions sheet and the association's SIRS statement), the master insurance declarations, any elevation certificate, your last tax bill, your roof and window permits, any dock assignment, and the manager's contact for the estoppel.

Do I need the association's approval to sell?

Whether the Spinnaker Point declaration gives the association a right to approve buyers is not public; many Florida condominiums of this age require an application and interview. We confirm it from your documents before listing and build the timeline around it.

Your Local Real Estate Experts

Spinnaker Point 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 Spinnaker Point's record cards, tax bills, 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 Spinnaker Point at Punta Gorda Isles guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse runs the valuation and pricing conversation for Spinnaker Point sellers; Marc leads buyer representation, which at Spinnaker Point means reading the budget, the dock rules, the insurance and the association's statement on the structural laws before you write an offer.

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

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

What Our Clients Say

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

★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Ann Perez, verified Google review

★★★★★ “Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn't have been happier! If we ever move again we'll always call Jesse and Marc!” Katharine Shea, verified Google review

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

Contact McGreevy and Comisar

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

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

Buying at Spinnaker Point? 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 Windjammer Point, Clipper Cove, Colony Point, Emerald Pointe and the Bird Section cover the other Punta Gorda Isles neighborhoods.

Frequently Asked Questions, Buyer Edition

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

What is Spinnaker Point?

A 70-home residential condominium at 4000 Bal Harbor Boulevard in Punta Gorda Isles, in the City of Punta Gorda and Charlotte County, recorded with the state on February 6, 1989 (project PR1P020226) and governed by Spinnaker Point Condominium Association, Inc.

How many buildings and homes are there?

Five buildings of 14 homes each, 70 in all, with seven homes on each of two floors per building on the county's unit numbering.

What floor plans are available?

Two on the county roll: 50 homes of 1,110 square feet and 20 end homes of 1,682 square feet, all built in 1989.

Why do some listings show a larger square footage?

Usually because an enclosed lanai or Florida room is counted. The county's living area, 1,110 or 1,682 square feet, is the basis an appraiser and this page use.

How much do Spinnaker Point condos sell for?

In the 36 months to September 24, 2026 the county recorded 13 qualified sales from $200,000 to $403,000 at a $295,000 median; 1,110 square foot homes at a $288,750 median and end homes at $370,000.

What is the highest price ever recorded at Spinnaker Point?

$432,700 in April 2022 for a first-floor 1,682 square foot end home in Building 4, the highest qualified sale in the county file since 2009.

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

On the 2026 preliminary roll, $221,723 for every 1,110 square foot home and $307,386 for every end home, down about 10% from 2025.

What are the HOA fees at Spinnaker Point?

Not published. The adopted budget sets them; the seller can provide it and the estoppel certificate states the current amount and any special assessment.

Is there a master association fee too?

No. Punta Gorda Isles has no mandatory homeowners association, so the condominium fee is the only association fee.

What other assessments are on the tax bill?

Two non-ad valorem lines: the Punta Gorda Isles canal maintenance assessment ($321.62 on a 1,110 square foot home's 2025 bill) and the Alligator Creek Waterway assessment ($78.00).

Does a boat slip come with a Spinnaker Point condo?

Not by deed. The unit legal descriptions name no dock; the county counts 33 dock hookups on the common elements, and assignment is set by the association.

Is Spinnaker Point sailboat water?

We do not label it so. The city says most of the Punta Gorda Isles system is bridge-free but publishes no canal-by-canal list; trace the route for your boat's air draft.

Does Spinnaker Point have a pool?

Yes. The county's common element card lists an 800 square foot reinforced concrete pool, a 6,480 square foot tennis court and a 208 square foot bathhouse.

Is golf included?

No. St. Andrews South Golf Club is a private club with separate membership, and no golf membership comes with a Spinnaker Point home.

Has Spinnaker Point completed its structural integrity reserve study?

It is in neither state SIRS database as of September 29, 2026, consistent with two-story buildings below the law's three-story threshold; ask the association for its written position.

Does Spinnaker Point need a milestone inspection?

The milestone law covers buildings three habitable stories or more; on the county's unit numbering Spinnaker Point's buildings have two floors of homes. Confirm the association's determination.

Is there a special assessment?

None is published. The estoppel certificate states any special assessment levied, and the minutes show any under discussion.

Who manages the association?

Gateway Management Services, St. Petersburg, on the association's 2026 state filings and the state condominium register; confirm on the estoppel request.

Is Spinnaker Point a 55+ community?

It is not published as one, and Punta Gorda Isles has no age restriction; the declaration is the document that would say otherwise.

Can I rent out my condo?

The leasing rules are in the declaration and rules, which are not public; the city has no short-term rental ordinance, so the association's documents are the limit.

Are pets allowed?

The pet rules are not published; ask for them in writing with the resale package before you sign.

What flood zone is Spinnaker Point in?

FEMA Zone AE, base flood elevation 9 feet, panel 12015C0239G effective December 15, 2022, on every one of the 70 record cards.

Do I need flood insurance?

A lender will require it in Zone AE, and from January 1, 2027 every Citizens personal residential policy must carry it; the city's Class 5 rating takes 25% off NFIP premiums.

What hurricane evacuation zone is it in?

Charlotte County Evacuation Zone A, the first zone ordered out.

What schools serve Spinnaker Point?

Sallie Jones Elementary, Punta Gorda Middle and Charlotte High School on the district's own boundary locator.

What are property taxes at Spinnaker Point?

A non-homestead 1,110 square foot home paid $4,410.91 in 2025, including $399.62 of non-ad valorem assessments, at 16.6185 mills; a buyer's bill resets after the sale.

How far is Spinnaker Point from the beach and the airport?

About 52 minutes to Englewood Beach, 17 minutes to Punta Gorda Airport and 55 minutes to Southwest Florida International by our routing test.

How does Spinnaker Point compare with Windjammer Point?

Spinnaker Point is lower priced, two floors, 1,110 and 1,682 square foot plans and not in the SIRS database; Windjammer Point has three floors, 1,405 and 1,830 square foot plans, deeded dock numbers and a filed study.

Is this the same as the Spinnaker Club at Burnt Store Marina?

No. The Spinnaker Club is at Burnt Store Marina in Lee County. Spinnaker Point is in the City of Punta Gorda, Charlotte County, at 4000 Bal Harbor Boulevard.

Frequently Asked Questions, Seller Edition

These Spinnaker Point seller questions are answered from the same public record, plus how McGreevy and Comisar price and market a Spinnaker Point home. Where your own association documents decide the answer, we say so and name the document, so you can gather it before you list.

What is my Spinnaker Point condominium worth?

Start from your plan and floor. Over 36 months 1,110 square foot homes recorded a $288,750 median and end homes $370,000, with first-floor homes leading; condition, updates and any dock position move it from there.

How many Spinnaker Point homes sold last year?

Two qualified sales in the twelve months to September 24, 2026: $200,000 and $267,500.

Are Spinnaker Point prices dropping?

Calendar-year medians have eased each year since the 2022 peak of $365,000, to $282,500 in 2025, and the county cut 2026 values by about 10%. The 36-month median is $295,000.

Has the market bottomed?

No one can call it. The 2026 sale was the lowest end-home price since 2019, while the 36-month record still shows $340,000 for standard homes and $403,000 for an end home.

How long does it take to sell a Spinnaker Point condo?

The county does not record days on market, and the Southwest Florida MLS has too few Spinnaker Point closings for a building figure; Punta Gorda Isles as a whole shows a median 77.5 days.

What share of asking price do Punta Gorda Isles homes get?

A median 96.0% of list price across Punta Gorda Isles on the Southwest Florida MLS in the twelve months to September 24, 2026; that is community-wide, not Spinnaker Point's own figure.

Is it a buyer's or seller's market at Spinnaker Point?

With two sales in a year, eased medians and lower county values, buyers have leverage; a well-documented, well-priced home still sells in season.

When is the best time to list a Spinnaker Point condo?

Before the winter buyers arrive: list in October or November with photography done, so the home is ready when owners from Ohio, Massachusetts and the rest of the north start looking.

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

The law covers buildings three habitable stories or more. Spinnaker Point is in neither state database, consistent with two-story buildings; get the association's written determination.

Do I have to give my buyer a structural integrity reserve study?

Section 718.503 requires the seller to provide the association's most recent study or a statement that one has not been completed; at Spinnaker Point that is likely a statement that none is required.

Will the milestone inspection law affect my sale?

Probably not directly, if the buildings are below three habitable stories; buyers will still ask, and a written answer keeps the contract moving.

What if there is a special assessment when I sell?

It is disclosed on the estoppel certificate, and who pays is a contract term; the standard Florida condominium rider turns on when the assessment was levied, so read the rider with us before you sign.

Must I disclose an assessment the board is only discussing?

Disclose what you know. A proposed assessment in the minutes is a fact a buyer will find, and addressing it in the contract is better than a dispute after inspection.

Who pays the estoppel fee?

The contract decides, and the standard Florida contracts generally put the association's estoppel fee on the seller; read yours. Section 718.116 caps the fee.

Does the association have to approve my buyer?

Only if the declaration says so, and that document is not public; we confirm it from your records before listing.

What must I disclose about flooding?

Florida's flood disclosure law requires a seller to disclose known flood damage claims and federal flood assistance, and a Spinnaker Point buyer will see Zone AE on the county card; disclose honestly and early.

Does my dock position transfer?

Only if the association's documents say it does. The deed names no dock, so we get the association's written answer before a buyer relies on a listing remark.

Can I sell my condo furnished?

Yes, and many seasonal buyers want it; list the contents in the contract and price them separately from the real estate.

What updates pay off before selling?

Fresh paint, flooring, lighting and a clean lanai; permitted windows or shutters and a recent HVAC are the items insurers and buyers ask about. Major kitchen work rarely pays back in a thin market.

Does the floor I am on change my price?

In the 36-month county record first-floor homes recorded a $332,500 median and second-floor homes $275,000; condition explains part of the gap.

Does a 1,110 square foot home sell for more per foot than an end home?

Yes. Over 36 months the standard plan recorded a median $260.14 per square foot against $219.98 for the 1,682 square foot end homes.

Should I list the square footage with the lanai?

List the county's living area, 1,110 or 1,682 square feet, and describe any enclosed lanai separately, so your home is compared on the same basis as the appraisal.

Will my buyer's taxes be higher than mine?

Very likely if you are homesteaded: the exemptions and the Save Our Homes cap end at sale, and the county resets the assessed value; your buyer should budget from the full value.

What happens to my homestead exemption when I sell?

It ends on the new owner's January 1 roll; if you buy another Florida homestead you may port some of your Save Our Homes benefit under section 193.155.

Can I sell by owner?

Yes, but the association paperwork, the dock question and a thin comparable set make an unrepresented sale at Spinnaker Point harder than it looks.

Can I put up a For Sale sign?

The declaration and rules decide; many Florida condominiums restrict exterior signs. Ask the manager before you place one.

How are showings handled?

There is no gatehouse on the county record; showings are arranged with the owner or a lockbox, and with the association where its rules require.

Can I sell while the condo is leased?

Yes. The lease transfers with the sale unless the lease says otherwise; give buyers the lease and the association's leasing rules, and plan showings around the tenant.

Should I rent instead of selling?

That depends on the leasing rules, the fee, insurance and your tax position; with prices eased, some owners wait, but carrying costs have risen too. We will run both scenarios.

I live out of state. Can you sell my Spinnaker Point home without me there?

Yes. With 39 of 70 owners mailing from outside Florida, remote sales are normal here; we coordinate access, vendors, photography, inspections and a mail-away closing.

What if my home is in Building 1, where the two most recent sales were low?

Those two were specific homes; the county record does not say why they sold where they did. We price your home on its own plan, floor and condition, not on its building number.

Who should I call first?

Jesse, at (239) 898-6072, before you talk to the association about listing, so the paperwork request and the pricing start together.

Why hire McGreevy and Comisar to sell my Spinnaker Point home?

Because we price from the county's full Spinnaker Point record and the association's documents, not an estimate, and we are the #1 team in Southwest Florida since 2012 and among the Top 1% Real Estate Agents Nationally Since 2008.

Sources and Authoritative References

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

Charlotte County Property Appraiser

1. Charlotte County Property Appraiser, home, exemptions and homestead
2. Record card, Spinnaker Point common elements (4.98 acres; dock, pool, tennis court, bathhouse)
3. Record card, a first-floor 1,682 sq ft end home in Building 4
4. Record card, a 1,110 sq ft home in Building 3
5. Record card, a second-floor end home in Building 4 (2026 preliminary value)
6. Record card, Windjammer Point common elements

Charlotte County GIS

7. CCGISLayers map service (flood, evacuation, wind, zoning, plats, ownership, assessments)
8. Subdivisions and condominium plats layer
9. Ownership layer (homestead and mailing fields)
10. Municipal service benefit unit layer (Alligator Creek Waterway)
11. Storm surge evacuation zones layer
12. City of Punta Gorda zoning layer
13. Wind zone layer
14. FEMA Coastal A Zone layer
15. Building footprints layer

Charlotte County Government

16. Alligator Creek Waterway Unit
17. Alligator Creek Waterway, fiscal 2026 adopted and fiscal 2027 approved budget
18. Alligator Creek Waterway, fiscal 2027 proposed budget
19. Alligator Creek Waterway, fiscal 2025 adopted budget
20. Alligator Creek Waterway, five-year annual report to fiscal 2025
21. Ordinance 1987-50, establishing the Alligator Creek Waterway Unit
22. Ordinance 1993-043, establishing the advisory board
23. Resolution 2019-066, re-establishing the Alligator Creek Waterway MSBU
24. Alligator Creek Waterway advisory board, January 21, 2026 agenda and financial packet
25. Alligator Creek post-Milton bathymetric survey, May 2025
26. Emergency Management, Know Your Zone
27. Know Your Zone address lookup
28. Punta Gorda Isles: Canals and Blueway Trails map
29. Charlotte County Clerk of the Circuit Court, plats and condominiums search
30. Charlotte County Tax Collector, property tax search and 2025 bills
31. Charlotte County Public Schools, Boundary Locator

City of Punta Gorda

32. Canals (canal districts, dredging, seawalls)
33. Waterfront Living (Punta Gorda Isles canal maintenance district, Chapter 6 rules)
34. Waterfront Property Owner's Manual
35. Code Chapter 6, vessels, docks and waterways
36. City Council agenda item, PGI canal assessment levy for fiscal 2026-27, July 1, 2026
37. PGI canal assessment Resolution 3832-2025 (fiscal 2026)
38. PGI canal district boundary map
39. Hurricane Repairs (PGI seawall work zones)
40. Punta Gorda Isles Seawall Replacement Schedule
41. Flood Readiness (FIRM effective December 15, 2022; CRS Class 5)
42. 50% FEMA Rule
43. History of Punta Gorda
44. Legal Notices
45. Laishley Park Municipal Marina

State of Florida

46. DBPR condominium register extract (Spinnaker Point PR1P020226; Windjammer Point PR1P020963)
47. DBPR, SIRS Reporting
48. DBPR database, SIRS submitted prior to July 2025
49. DBPR database, SIRS submitted July 2025 and after
50. DBPR, condominium milestone inspections
51. Florida Division of Corporations (Spinnaker Point Condominium Association, Inc., N24528)
52. Section 718.503, Florida Statutes (resale disclosure)
53. Section 718.116, Florida Statutes (assessments and estoppel certificates)
54. Section 718.112, Florida Statutes (bylaws, budgets, reserves, SIRS)
55. Section 718.111, Florida Statutes (records, websites, insurance)
56. Section 718.110, Florida Statutes (amendments, rental restrictions)
57. Section 553.899, Florida Statutes (milestone inspections)
58. Section 627.351, Florida Statutes (Citizens flood requirement)
59. Section 193.155, Florida Statutes (homestead assessment and portability)
60. Section 689.302, Florida Statutes (seller flood disclosure)
61. Florida Department of Education, school grades
62. DBPR public licensee search

Federal Records

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

Community, Clubs and News

72. Punta Gorda Isles Civic Association, History
73. Punta Gorda Isles Civic Association, Join Us
74. Punta Gorda Isles Civic Association, Clubs
75. St. Andrews South Golf Club
76. Isles Yacht Club
77. Kelly Brothers, Buckley's Pass project record
78. Sun Newspapers, "Punta Gorda property owners to get refund for Buckley's Pass", August 19, 2020
79. Sun Newspapers, "Punta Gorda eyes deal with county for Alligator Creek assessment of Buckley's Pass", April 30, 2019
80. WINK News, "Progress being made on future Buckley's Pass in Punta Gorda", January 7, 2020
81. Gulfshore Business, "Punta Gorda adopts $219 million budget with lower tax rate", September 24, 2026
82. Gulfshore Business, "Punta Gorda faces budget decisions with lower millage rate", September 11, 2026

Records Cited in Plain Text

83. Charlotte County Property Appraiser public roll and sales files, DOR-qualified improved sales for every parcel with the roll code SPT (and WPT for Windjammer Point), local index built September 29, 2026, newest recorded Spinnaker Point sale May 8, 2026; our analysis.
84. Charlotte County Property Appraiser property record cards for all 70 Spinnaker Point units and the common elements, read September 29, 2026; our tabulation of plan, floor, value, flood entry and improvements.
85. Southwest Florida MLS Matrix, Residential, City = Punta Gorda, closed September 25, 2025 to September 24, 2026, Punta Gorda Isles rows, pulled September 25, 2026 in a member session (community-wide figures only).
86. Our routing test: OSRM open routing engine, free-flow drive times from 4000 Bal Harbor Blvd, run September 29, 2026.

Downloadable Documents

The official documents below are published by the issuing authority, and each link opens the issuer's own copy. The Spinnaker Point declaration of condominium, bylaws, rules, budget and financial statements are not posted publicly; buyers receive them under section 718.503, and the declaration is recorded with the Charlotte County Clerk.

Market data from Southwest Florida MLS, pulled September 2026.

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