Punta Gorda Isles - Windjammer Point

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

McGreevy and Comisar wrote this guide first for Windjammer Point owners who are weighing a sale, and second for buyers who want the association's real record before they tour: every sale the county has recorded since 2009, what the county now says each of the 69 homes is worth, what the state's structural integrity reserve study database shows, what the county's legal descriptions say about the numbered docks, and what the City of Punta Gorda's canal committee heard about the seawall in front of the buildings. Windjammer Point is a 69-home, three-story waterfront condominium with a numbered dock basin inside the master-planned community of Punta Gorda Isles in Punta Gorda, Florida. Built in five phases between 1990 and 1992 on the Albatross Canal at 3640 Bal Harbor Boulevard, it is a condominium where the county's own legal description attaches a numbered dock to almost every unit, which its twin down the street, Spinnaker Point, does not. 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.

Three facts govern everything else on this page. Windjammer Point sits inside the City of Punta Gorda and in Charlotte County, so the city's canal district maintains the seawall and the Charlotte County Property Appraiser values and taxes each unit. It is a small market: the county has recorded only three qualified resales in the last twelve months and ten in the last thirty-six. And it has one completed structural integrity reserve study on the state's public record, finished December 29, 2024, with no study-linked special assessment reported.

This guide is built from the Charlotte County Property Appraiser's roll, unit record cards and 2026 preliminary values for all 69 units, every qualified sale the county has recorded for the condominium since 2009, 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, the City of Punta Gorda's canal committee records, FEMA's flood map, Charlotte County's evacuation and waterway layers, and the Florida Statutes, read September 29, 2026. If you own at Windjammer Point and are weighing a sale, start with the market snapshot, the reserve study section and the seller section, then call Jesse. If you are buying, the plan-by-plan and floor-by-floor record below tells you which of the 69 homes fits before your first showing.

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

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

That matters at Windjammer Point for reasons particular to the property. Windjammer Point is not one product. It is two floor plans on the county roll, a 1,405 square foot two-bedroom and a 1,830 square foot three-bedroom, spread across five buildings and three floors, and nearly every unit carries a numbered dock in its legal description. The county values every two-bedroom identically and every three-bedroom identically for 2026, so the county's number cannot tell a buyer what separates one unit from the next. The market can: in the last thirty-six months, recorded prices for the same two-bedroom plan ran from $250,000 to $430,000. A listing agent who prices a Windjammer Point condominium off the Punta Gorda Isles median, or off the last Bal Harbor Boulevard sale regardless of plan, floor, condition and dock, leaves money on the table or leaves the home on the market.

Recent Windjammer Point at Punta Gorda Isles track record (all brokerages, county recorded deeds): In the last 12 months Windjammer Point at Punta Gorda Isles has seen 3 recorded resales (Charlotte County Property Appraiser public sales file, qualified improved sales recorded from September 29, 2025 to August 18, 2026, the newest Windjammer Point sale in the file), from $250,000 to $302,000, at a median of $285,000 (three sales, an odd count, so the median is an actual sale), the same three sales and the same median shown in our Punta Gorda Isles guide. Three sales is below the ten-sale threshold we use before leaning on a median, so the lead figure on this page is the first window with ten or more sales: 10 resales, county recorded and qualified, in the 36 months since September 2023, at a median of $334,950 (an even count, so the midpoint of $334,900 and $335,000), from $250,000 to $480,000, dollar volume $3,530,900, none a first sale from the developer. The highest-priced Windjammer Point sale in that window was $480,000, a third-floor three-bedroom end unit in Building 3, in October 2023. We did not pull a Windjammer Point split from the Southwest Florida MLS for this page; across Punta Gorda Isles as a whole, blended, the MLS shows 80 closings in the twelve months to September 24, 2026 at a median 77.5 days on market and a 96.0% median sale-to-list ratio. The county record does not name the listing office on each sale, so we state no represented-sale count for Windjammer Point here; ask us and we will walk you through all ten.

For Windjammer Point sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and off-market discretion. At Windjammer Point it has to reach the right audience in the right month: on the county roll only 28 of the 69 units carry a homestead exemption, and 33 owners (47.8%) receive their tax notice outside Florida, led by Michigan, Pennsylvania, Illinois and Colorado. Your next buyer is as likely to be in Michigan in October as on Bal Harbor Boulevard in February. We also build the paperwork file before the first showing: the association's structural integrity reserve study, the resale disclosure package under section 718.503 of the Florida Statutes, the estoppel certificate, the building's flood zone and any elevation certificate, the milestone inspection summary if one was prepared, and the recorded instrument that describes your numbered dock.

For Windjammer Point buyers: the first question is the association's paperwork, because at a building that turned 30 between 2020 and 2022 the reserve study, the reserves and the milestone inspection are the facts that separate one listing's carrying cost from another's. The second is the dock: which numbered slip the unit's legal description names, whether it has power and water, and whether the 2024 seawall work changed how a boat sits in it. The third is what the condominium fee covers, which is set in an association budget that is not posted publicly. Sellers and buyers comparing the best real estate agents in Punta Gorda should ask each one to answer those three questions for a specific Windjammer Point unit; we answer them below.

Honors and recognition:

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

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

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

Living in Windjammer Point as a Homebuyer

Living in Windjammer Point means a three-story building at 3640 Bal Harbor Boulevard, a 1,405 or 1,830 square foot home, a numbered dock on the Albatross Canal for almost every unit, the condominium's own pool and dock basin, and St. Andrews South Golf Club less than a mile away, inside the City of Punta Gorda.

Windjammer Point is a mid-sized condominium by Punta Gorda Isles standards: at 69 homes it is a near twin of Spinnaker Point (70 homes) a few hundred yards along Bal Harbor Boulevard, larger than Colony Point (63), and a fraction of the size of Emerald Pointe (303 homes), on the Peace River just east of the Isles. What follows is what daily life looks like, drawn from the county's record cards, the state's filings and the city's canal records.

What Is Windjammer Point?

Windjammer Point is a residential condominium governed by Chapter 718 of the Florida Statutes. The Florida Department of Business and Professional Regulation lists it as "Windjammer Point, A Condo", project PR1P020963, 69 units, recorded March 16, 1990, managed by Windjammer Point Condo Assn., Inc. (DBPR managing entity MA00019528), in care of SW Gateway in Port Charlotte (DBPR condominium register extract, read September 29, 2026). The Charlotte County roll carries exactly 69 residential units plus one common-element parcel of 5.17 acres, which is the same count. The county's plat layer lists the condominium plats in Condominium Books 9 and 10 at the Charlotte County Clerk.

The association is a Florida not-for-profit corporation, Windjammer Point Condominium Association, Inc., document number N30515, filed February 6, 1989, active, with its 2026 annual report filed February 3, 2026 (Florida Division of Corporations). Every Windjammer Point owner therefore answers to one association for the building, the grounds, the pool, the docks and the master insurance policy. There is no Punta Gorda Isles master association above it: Punta Gorda Isles has no mandatory homeowners association, and the city, not an association, runs the canal and seawall district.

Five Buildings, One Address

The county roll places all 69 homes at one street address, 3640 Bal Harbor Boulevard, split into Buildings 1 to 5. The unit number tells you where a home sits: the first digit is the building, the second is the floor, and the third is the position along the building. Unit 415, for example, is in Building 4, on the first floor, fifth position; unit 131 is in Building 1, third floor, first position.

Source: Charlotte County Property Appraiser roll and unit record cards for all 69 units, read September 29, 2026 (Charlotte County Property Appraiser; sample card, a first-floor three-bedroom in Building 4). Fifteen plus 15 plus 12 plus 15 plus 12 is 69, and 23 homes sit on each of the three floors. One Building 1 unit carries a 1990 year built on the roll; the rest of Building 1 carries 1992.

Why it matters to you: the phases were built in reverse numerical order, so Building 5 is the oldest and Building 1 the newest, by two years. For the state's building-safety laws the difference is small, because all five buildings had reached 30 years of age by 2022.

Two Floor Plans: The 1,405 and the 1,830

The county cards describe two plans and no others. Thirty-nine homes are two-bedroom units of 1,405 square feet of living area, and 30 are three-bedroom units of 1,830 square feet. The three-bedrooms are the end units: positions 1 and 4 in the 12-unit buildings and positions 1 and 5 in the 15-unit buildings. The two-bedrooms fill the interior positions.

The county cards do not record the number of bathrooms, whether a lanai is screened or glassed, or whether a unit has been renovated. Listing descriptions often report a different square footage than the county, sometimes because a lanai or storage room is counted. On this page we use the county's living area throughout, so every price per square foot compares like with like.

End Units and Interior Units

An end unit at Windjammer Point is more than a bigger floor plan. It has windows on three sides instead of two, one fewer shared wall, and on the county roll it is the only three-bedroom product. That shows up in the 2026 county values, where every three-bedroom carries $303,323 and every two-bedroom $238,850, a difference of $64,473.

The recorded sales have not always agreed with that spread. In the last thirty-six months, the two three-bedroom sales were $480,000 and $285,000, and the eight two-bedroom sales ran from $250,000 to $430,000. Condition, floor, view and the dock have moved individual prices more than the plan has. We say more in the market snapshot.

First, Second or Third Floor

The county values the three floors identically within each plan, and its cards record each unit as a single-floor home without saying whether a building has an elevator. Whether each Windjammer Point 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 third-floor owner reaches the door, and if there is an elevator, when it was last modernized.

In the thirty-six-month record, third-floor homes recorded five of the ten sales, at a $335,000 median; first-floor homes recorded three at a $320,000 median; and second-floor homes two, at $365,000 and $430,000. Those are handfuls, not a floor premium, and we show them because a seller will be asked.

The Numbered Dock in the Legal Description

This is the fact that most separates Windjammer Point from its neighbors. On the county roll, the legal description of 66 of the 69 units names a dock, for example "Windjammer Point Ph 2 Bldg 4 Un 415 & Dock 415". Three unit legals name no dock. On most units the dock number matches the unit number; on at least seven it does not (one second-floor home in Building 2, for instance, is described with Dock 52), one unit's legal names two dock spaces, and three legals also name a parking space.

The common-element card adds the physical facts: 13,700 square feet of concrete dock, 1,400 linear feet of wood pilings, and 37 dock electric hook-ups and 37 dock water hook-ups (county card, Windjammer Point common elements). That means not every numbered slip has its own power and water pedestal.

Why it matters to you: a dock named in the legal description is usually assigned by the declaration of condominium, often as a limited common element that stays with the unit, but the exact legal effect is set in the recorded declaration and its amendments, which we did not open for this page. Before you rely on a slip, read the deed, the declaration's dock provisions and any dock rules, and confirm the slip's length, beam, depth at low tide and whether it has a pedestal. Dock size limits are not published.

Who Owns at Windjammer Point?

The county's records answer the question better than a brochure. On the roll, 28 of the 69 homes carry a homestead exemption, so roughly four in ten are full-time homes. Thirty-six owners (52.2%) have a Florida mailing address, 34 of them in Punta Gorda. The other 33 receive their tax notice out of state, from 19 states led by Michigan (5), Pennsylvania (4), Illinois (3) and Colorado (3) (Charlotte County GIS ownership layer, owner mailing fields, read September 29, 2026; our count).

That makes Windjammer Point a seasonal building with a strong full-time minority. For a buyer, expect quiet halls from May to October and a full pool deck in February. For a seller, expect your likeliest buyer to come from the Midwest or the Northeast, and time the launch for the months that buyer is here or planning to be.

A Day at Windjammer Point

A February morning at Windjammer Point might start on the dock, with the boat already in the lift, and a run through the southern canals to Charlotte Harbor. The county codes the condominium's common element into the Alligator Creek Waterway Unit, the county benefit unit that dredges and marks Alligator Creek, the water that the city's Buckley's Pass channel opened to the southern Punta Gorda Isles canals in 2020 (Charlotte County, Alligator Creek Waterway Unit).

On land, St. Andrews South Golf Club's clubhouse at 1901 Deborah Drive is 0.8 miles and about three minutes away by our routing test, the Isles Yacht Club about seven minutes, and Fishermen's Village about nine. The condominium's own common element carries a 924 square foot pool, a small restroom building and an aluminum canopy on the county card. What you do not do at Windjammer Point is maintain the building: the roof, walls, grounds and master insurance policy are the association's responsibility under Chapter 718, and the seawall is the city's.

What Windjammer Point Does Not Have, or Has Not Published

Six things buyers sometimes assume. No public fee schedule: the association's budget and dues are not posted on any public page we reached. No gate: Punta Gorda Isles streets are public. No master association: there is no Punta Gorda Isles HOA fee layered on top. No age restriction on the public record: we found no 55-and-over registration or published age rule. No published pet or leasing rules: both live in the declaration and rules, which are not public. No exemption from Florida's condominium safety laws: at three habitable stories, Windjammer Point sits inside both the structural integrity reserve study and the milestone inspection regimes, which the next sections cover.

Buying at Windjammer Point, Step by Step

Buying here runs through one condominium association and the city's permit and canal rules, in this order.

1. Choose the plan, then the floor, then the dock. In the thirty-six months since September 2023, the county recorded two-bedroom sales from $250,000 to $430,000 and three-bedroom sales at $285,000 and $480,000.
2. Read the condominium file before you offer. Under section 718.503 of the Florida Statutes you are entitled, from a resale seller, to the declaration, articles, bylaws and rules, the annual financial statement and budget, the association's most recent structural integrity reserve study or a statement that none was completed, and the inspector's milestone summary if one exists. A contract signed before you receive them is voidable for seven days after you do, excluding weekends and legal holidays.
3. Order the estoppel certificate on day one under section 718.116, through the association's manager.
4. Confirm the dock in writing: the slip number in the legal description, its size, pedestal and lift, and any rules on boat length or live-aboards.
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 with a 9-foot base flood elevation; get an HO-6 quote on the actual unit and the association's master insurance declarations, including its flood policy.

If you would like a second set of eyes on a Windjammer 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.

A Name Search Engines Confuse

"Windjammer Point" also names places from Lake St. Louis to Point Pleasant and Colorado Springs, and some listing sites attach the name to neighboring Bal Harbor Boulevard addresses. On the Charlotte County roll, Windjammer Point is 3640 Bal Harbor Boulevard only: 69 units and one common element. If a listing at another address is labelled Windjammer Point, check the legal description before you rely on anything on this page.

Windjammer Point Market Snapshot: What the Condominiums Actually Sell For

Windjammer Point recorded 10 qualified resales in the 36 months since September 2023 at a $334,950 median, from $250,000 to $480,000; the trailing twelve months recorded three sales at a $285,000 median, matching our Punta Gorda Isles guide exactly, and calendar 2025 recorded none.

Data updated: September 2026 (Charlotte County Property Appraiser public roll and sales files, index built September 29, 2026, newest Windjammer Point recorded sale August 18, 2026; Charlotte County Property Appraiser 2026 preliminary values; Southwest Florida MLS community-wide figures, pulled September 25, 2026)

For this guide we tracked every one of the 76 qualified sales the Charlotte County Property Appraiser has on file for Windjammer Point from 2009 to August 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.

Three recorded sales in the trailing twelve months, and the same three in the trailing twenty-four, is below the ten-sale threshold at which we let a median lead, so the leading figure is the first window with ten or more sales, 36 months of county recorded sales. This section lists all ten (by building, floor and plan, never by unit number), splits them by plan and floor, adds the 60-month window, lays out the calendar-year record back to 2009, shows what the developer's first sales looked like in 1990 to 1993, explains what the Southwest Florida MLS can and cannot add, 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, qualified improved sales, our analysis; price per square foot uses the county's living area (1,405 or 1,830) and is the median of per-sale ratios, with an even count resolved as the mean of the middle pair. None of the ten was a builder-direct first sale.

All Ten Sales, One by One

Source: Charlotte County Property Appraiser public sales file and unit record cards, our analysis. Floor is read from the unit number; plan and living area are from the county card.

Two of those rows are the same homes that had sold before. The third-floor two-bedroom in Building 5 recorded at $335,000 in October 2023 and at $302,000 in March 2026. The first-floor two-bedroom in Building 1 that recorded at $250,000 in August 2026 had recorded at $413,000 in June 2022. The county file does not say why, and we do not guess about any individual owner, but the pair is a reminder that at Windjammer Point the condition and the timing of a specific home, not only its plan, can swing the price by $100,000 or more.

One more row deserves a caution. The $285,000 sale of a third-floor three-bedroom end unit in June 2026 is below the $303,323 the county's 2026 preliminary value assigns every three-bedroom, and below every two-bedroom sale since 2022 except the $250,000 sale that followed it. It is a real recorded sale, and it is part of the median, but we would not price a three-bedroom from it alone.

Ready to Sell or Buy at Windjammer Point? Talk to the Team That Read All 69 County Cards

At Windjammer Point, 66 of the 69 unit legal descriptions name a numbered dock, and its 2026 county values fell about 13% for every unit, so pricing one takes the association's own record, not a portal estimate. Sellers can get a free Punta Gorda Isles home valuation built on the plan, floor and dock of your home, or call Jesse direct at (239) 898-6072. Buyers can call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida before touring Bal Harbor Boulevard.

The Gap: No Qualified Sale Between May 2024 and March 2026

The county file shows no qualified Windjammer Point sale for almost 22 months, from May 16, 2024 to March 4, 2026. One transfer in September 2024, a third-floor three-bedroom end unit at $385,000, is on the county file but coded as not qualified, so we do not count it. Calendar 2025 recorded no qualified sale at all. That gap covers the months after Hurricanes Helene and Milton in the fall of 2024, the city's seawall work on the Windjammer frontage that summer, and the state's original structural integrity reserve study deadline at the end of 2024. A seller should read the three 2026 sales as the market re-opening at a lower level, not as a trend line.

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

In the last 12 months Windjammer Point at Punta Gorda Isles has seen three recorded resales: $302,000 (March 4, 2026), $285,000 (June 23, 2026) and $250,000 (August 18, 2026), a dollar volume of $837,000 and a median of $285,000 (three sales, odd, so the middle sale itself). Those are the same three sales, at the same median, that our Punta Gorda Isles guide shows in its condominium table for the twelve months to September 24, 2026. Two were two-bedrooms ($302,000 and $250,000) and one was a three-bedroom ($285,000). The median price per living square foot across the three was $177.94.

Widening the Window: 60 Months and Ten Years

Source: Charlotte County Property Appraiser public sales file, our analysis. The $90,000 sale in January 2013 is a qualified record far below every other sale of that period; we list it because it is in the file, not because it describes the market.

The sixty-month window captures the 2021 to 2022 run-up, when Windjammer Point recorded its highest price on file, $531,000 for a third-floor three-bedroom end unit in Building 2 in March 2022, and its highest two-bedroom price, $439,900 for a second-floor unit in Building 5 in May 2022. Against those peaks, the three 2026 sales sit roughly 30% to 46% lower, plan for plan.

The Calendar-Year Record Since 2009

Source: Charlotte County Property Appraiser public sales file, our analysis. Years with one or two sales are listed, not read as a market rate.

The pattern is the same one the whole Punta Gorda Isles condominium market followed: a long flat decade near $200,000, a doubling in 2021 and 2022, a plateau in 2023, and a reset since. Windjammer Point averages about four qualified sales a year since 2009, so a single year can swing with one or two homes.

Before 2009: The Developer's First Sales

The county cards carry an early recorded sale, from 1990 to 1993, for 55 of the 69 units, which is when the phases were sold new. The median early price was $118,200 for a two-bedroom (31 sales, $102,620 to $130,000) and $148,200 for a three-bedroom (24 sales, $136,900 to $160,500). By year, 27 of those first sales recorded in 1990, 14 in 1991, 13 in 1992 and one in 1993, which tracks the phase dates on the roll. We read these from the sales history on each unit's county card; we did not open the deeds, so we describe them as the first recorded sales, not by the name of the seller.

What the Southwest Florida MLS Shows for Windjammer Point

Charlotte County is where the Southwest Florida MLS is thinnest, because much of the local brokerage community lists in a different MLS, which is why this page leads with the county's recorded-deed file. We did not pull a building-level Windjammer Point split from the Southwest Florida MLS for this page, so we state no Windjammer Point days on market or sale-to-list ratio. Across Punta Gorda Isles as a whole, the MLS shows 80 closed sales in the twelve months to September 24, 2026, at a median of 77.5 days on market and a median sale-to-list ratio of 96.0%, figures that mix condominiums with canal houses and are community-wide, not Windjammer Point's own.

What the County Says a Windjammer Point Home Is Worth

The county's 2026 preliminary values, as of January 1, 2026, are the simplest number on this page, because the county values every unit of the same plan identically:

Source: Charlotte County Property Appraiser unit record cards (2026 preliminary tax roll values, as of January 1, 2026, not yet certified) and the county GIS ownership layer's prior-year certified value field, all 69 units, read September 29, 2026; our tabulation. The county's just value is its estimate of market value as of January 1, not an appraisal of any single home, and the certified 2026 values are typically set in October.

Why it matters to you: the county's 2026 values sit below the thirty-six-month median and near the 2026 sales. A buyer can see those values on the county's public record for any unit, so a seller who lists well above them needs the plan, floor, updates and dock to explain the gap.

What Property Tax Looks Like at Windjammer Point

Windjammer Point is in the City of Punta Gorda taxing district. Our Punta Gorda Isles guide puts the 2025 total millage for city parcels at 16.6185 mills, and the city adopted a fiscal 2027 operating rate of 3.9928 mills on September 23, 2026 (Gulfshore Business, September 24, 2026). As an illustration only, at 16.6185 mills a non-homestead two-bedroom taxed at the full $238,850 value would owe about $3,969 in ad valorem tax, and a three-bedroom at $303,323 about $5,041, before any non-ad valorem charges. A buyer who homesteads receives the exemptions and the Save Our Homes cap under section 193.155; a buyer who does not pays on the county's full value, subject to the 10% non-homestead cap. The tax bill of the unit you are buying, on the Charlotte County Tax Collector's site, is the record to read.

Has Windjammer Point Completed Its Structural Integrity Reserve Study?

Yes. Windjammer Point's structural integrity reserve study was completed on December 29, 2024 by Reserve Advisors, LLC, a reserve specialist, and delivered to owners on January 21, 2025, according to the state's public database, which reports five buildings, a $5,200 study cost and no special assessment tied to the study.

Why a 1990 Condominium Has This Question at All

After the 2021 collapse of Champlain Towers South in Surfside, Florida rewrote its condominium law so that a building of three or more habitable stories must fund its structural components on a schedule set by a professional study rather than by owner vote. Windjammer Point's buildings have three residential floors, so the rule applies. The study matters to you because it sets how much of your monthly fee goes to reserves, and because a study that finds underfunded components can lead to higher fees or a special assessment.

What the SIRS Law Requires, in Plain Terms

Under section 718.112 of the Florida Statutes, an association responsible for a building three habitable stories or higher must have a structural integrity reserve study that covers, at a minimum, the roof, structure, fireproofing, plumbing, electrical systems, waterproofing and exterior painting, windows and exterior doors, and any other item over $10,000 whose failure would affect those components. The study is redone at least every ten years, and the association must reserve for the items it identifies. The 2025 amendments in HB 913 moved the first-study deadline from December 31, 2024 to December 31, 2025 and allow an association to delay its study for two budget years after a milestone inspection so that repair money goes to repairs first (Florida Senate bill summary, CS/CS/HB 913 (2025)). Windjammer Point finished its study two days before the original deadline.

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

The Department of Business and Professional Regulation publishes two public SIRS databases. We read both through their own search tools on September 29, 2026.

Sources: DBPR SIRS database, submitted prior to July 2025 and submitted July 2025 and after, read September 29, 2026. The department notes that the database shows submissions "exactly as submitted" and only complete submissions (DBPR, SIRS reporting).

What Is Not Published, and How to Get It

The database does not publish the study itself for Windjammer Point, the reserve balance, the annual funding the study recommends, or the components it found near the end of their life. Those are in the study, which the association must give a resale buyer under section 718.503 and, because Windjammer Point has more than 25 units, must post for owners on its website or app under section 718.111(12)(g). A buyer should ask for the full study, the current budget's reserve schedule and the board minutes that adopted the funding plan. A seller should have them ready before the first showing.

Reading the Budget Against the Study

The study and the budget should agree. When you have both, check four things: that each component in the study appears as a reserve line in the budget; that the budget funds at least the study's recommended annual contribution; whether the association adopted a funding plan that phases in increases; and whether any component the study rates as near the end of its life, typically the roofs, is scheduled in the next two or three years. At a 1990 to 1992 property, roofs, balcony and walkway concrete, and exterior painting and waterproofing are the lines we look at first.

Comparing Windjammer Point With Its Neighbors on the State's Record

Windjammer Point is not alone on the database, and not every neighbor is on it. On the same database, Colony Point reported a study completed December 10, 2024 by an engineering firm for $5,400 with no study-linked assessment, and Starboard Point on W Marion Avenue reported one completed June 26, 2024. For Spinnaker Point, 70 homes at 4000 Bal Harbor Boulevard (DBPR project PR1P020226), we did not find a filing in either database on September 29, 2026. That does not prove no study exists; it means the public record does not show one, and a Spinnaker Point buyer should ask.

When Was the Windjammer Point Milestone Inspection Due?

Windjammer Point's five buildings reached 30 years of age between 2020 and 2022 on the county's year-built record, which placed their initial milestone inspections on the state's catch-up schedule, due before December 31, 2024 unless the city granted an extension. Whether the inspection was completed, and what it found, is not published on any public database we reached.

What the Milestone Law Requires

Under section 553.899 of the Florida Statutes, a condominium building "three habitable stories or more in height" must have a milestone inspection by December 31 of the year it reaches 30 years of age, and every 10 years after that. For a building that reached 30 before July 1, 2022, the first inspection had to be performed before December 31, 2024. The local enforcement agency, here the City of Punta Gorda's building division, may extend the date for good cause, and may set 25 years instead of 30 where local conditions justify it.

Phase one is a visual inspection by a licensed engineer or architect. Phase two follows only if phase one finds substantial structural deterioration. The association must give every owner a copy of the inspector's summary and post it on the property.

Where Windjammer Point Sits on That Timetable

Source: Charlotte County Property Appraiser roll; section 553.899. The statute measures a building's age from its certificate of occupancy, which is not on the county card, so the exact date for Building 1 is a question for the city's building division and the association's inspector.

What the Milestone Schedule Means for Owners and Buyers

The next milestone for all five buildings would fall ten years after the initial inspection. The state database shows the association filed its reserve study rather than delaying it, which suggests the association did not use the two-year post-milestone delay the 2025 law allows, but that is our reading of the filing, not a statement from the association. Ask for the phase one summary, any phase two report, the permits for any repairs it required, and the board minutes that discussed it.

What Should a Buyer Request From the Windjammer Point Association?

A Windjammer Point buyer should request the full resale package under section 718.503, the estoppel certificate, the structural integrity reserve study, the milestone inspection summary, the current budget and reserve schedule, the master insurance declarations including flood, and the dock rules and slip records for the specific unit, all through the association's manager.

The Statutory Resale Package

Florida law puts the burden on the seller. Under section 718.503, a unit owner selling a resale condominium must give the buyer the declaration, articles, bylaws and rules, the most recent year-end financial information and the annual budget, a governance form from the state, the question-and-answer sheet under section 718.504, the association's most recent structural integrity reserve study or a statement that none was completed, and a copy of the inspector's milestone summary or a statement that none was required or completed. If the buyer receives them after signing, the contract is voidable for seven days after receipt, excluding weekends and legal holidays.

The Questions to Put in Writing

1. What is the current regular assessment for this unit, how often is it billed, and what does it cover (building insurance, flood insurance, water, sewer, trash, cable or internet, pest control, pool, docks)?
2. Is there any special assessment adopted, proposed or under discussion, and for what?
3. What reserve balance did the last year-end financial statement show, and does the current budget fund the reserve study's recommended contribution?
4. Was the milestone inspection completed, when, and did it require phase two or any repairs?
5. Which dock number does this unit hold, does it have power and water, and what are the rules on boat length, lifts and live-aboards?
6. Are there leasing restrictions, including minimum term, a cap on the number of rentals, or a waiting period after purchase?
7. What are the pet rules, including number, size and breed limits?
8. Does the association have a right of first refusal or a buyer approval step, and how long does it take?
9. Has the association been in litigation in the last three years?
10. What is the master policy's wind deductible, and has the association filed an insurance claim since 2022?
11. Is the condominium on HUD's list of FHA-approved condominium projects, if your buyer or lender needs one? The HUD condominium lookup is the public record; we did not search it for this page.

The Estoppel Certificate

The estoppel certificate under section 718.116 states what the unit owes the association on the day it is issued and what regular and special assessments are scheduled. Florida law caps the fee and sets the delivery time; the manager's office handles the request. Order it on the day the contract is signed.

How Did Windjammer Point Come to Be?

Windjammer Point was built between 1990 and 1992 on land platted by Punta Gorda Isles, Inc., the company that dredged the Isles out of mangrove swamp starting in 1958. The association was filed in February 1989, the condominium was recorded in March 1990, and the five phases were sold new at roughly $102,000 to $161,000 per unit.

Punta Gorda Isles, Section 12

The city's own canal-permit records place 3640 Bal Harbor Boulevard in "PGI 012", Section 12 of the Punta Gorda Isles plats, the same large southern section that holds the golf course and many of the bird-named streets that make up the Bird Section. The city's Waterfront Property Owner's Manual says the Isles were "constructed in the late 50's through mid 70's"; Windjammer Point came later, in 1990, on a site the city zones GM-15, General Multi-Family, today.

The Association and the Phases

The Florida Division of Corporations dates Windjammer Point Condominium Association, Inc. to February 6, 1989. The state's condominium register records the condominium on March 16, 1990, and the county roll records five phases, built as Buildings 5, 4 and 3 in 1990, Building 2 in 1991 and Building 1 in 1992. The county's plat layer lists the condominium plats in Condominium Books 9 and 10. The common element's legal description also cites a later instrument at Official Records Book 4763, Page 1757, which we did not open; the Clerk's search requires a verification step we did not complete, and a buyer's title agent will pull it.

First Sales

The first recorded sales on the unit cards, from 1990 to 1993, ran from $102,620 to $130,000 for a two-bedroom and from $136,900 to $160,500 for a three-bedroom. Thirty-six years later, the county's 2026 values for the same plans are $238,850 and $303,323.

The Seawall, the Docks and the Riprap: What Windjammer Point Owners Should Know About the Water

Windjammer Point's seawall is the City of Punta Gorda's to maintain through the Punta Gorda Isles canal district, while the docks and pilings in front of it are the association's common element. The city replaced sections of the frontage in 2024, and the riprap at its base reached the city's canal committee in 2025.

Who Owns the Wall and Who Owns the Docks

The city's rule is the same at Windjammer Point as at every Punta Gorda Isles address: "the Canal Maintenance Division is responsible for the maintenance & repair of all seawalls in the canal system which relieves the homeowner from the worry and financial burden of a seawall failure" (City of Punta Gorda, Waterfront Property Owner's Manual). What the city does not own is everything attached to or in front of the wall. At Windjammer Point that is a large common-element structure on the county card: 13,700 square feet of concrete dock, 1,400 linear feet of wood pilings, and 37 dock electric and 37 dock water hook-ups. The association insures, maintains and eventually replaces those, and they belong in its reserve study and budget.

When the city replaces a wall, the owner, here the association, must clear and later restore docks, lifts, walkways, irrigation and landscaping, at its own expense (City of Punta Gorda, Seawall Replacement responsibilities). That is a real budget line for a condominium with a dock basin, and a buyer should ask how the association paid for the 2024 work.

The 2024 Seawall Replacement at Windjammer Point

In June 2025 the association's treasurer presented to the city's Punta Gorda Isles Canal Advisory Committee, and the presentation, published in the city's agenda packet, documents a "Recent 2024 Seawall Replacement" at Windjammer Point with photographs dated June 22, July 19 and August 5, 2024, and an earlier repair dated February 20, 2019 at docks 12 to 16 (City of Punta Gorda, PGI Canal Advisory Committee agenda packet, June 16, 2025). The same slides show how owners use the docks: boat lifts, tide slides, mooring lines and stern-in mooring at individual numbered slips.

The Riprap Question

Riprap is loose rock placed at the base of a seawall. In the association's own presentation, it was used to support replacement panels "that have not been sunk deep enough", and Windjammer Point owners told the committee the rock interfered with boat slips, lifts and boarding. The record, in order:

• April 21, 2025: an owner raised the riprap during public comment and showed photographs of riprap near Windjammer Point at low tide; the committee agreed to put the item on a future agenda (minutes, April 21, 2025).
• June 16, 2025: the association's treasurer asked the committee to reduce the riprap already installed at Windjammer and to have the city investigate alternatives for future seawall work; staff noted the photographs were taken at low tide and before the contractor pulled the rock back toward the wall; the committee's consensus was that staff work with property owners case by case (minutes, June 16, 2025).
• July 21, 2025: a committee member asked for a status update; staff said riprap was placed according to engineering considerations and that the requested conversation with the association had not yet taken place (minutes approved in the August 18, 2025 packet).

We found no later Windjammer item in the committee's minutes or packets from September 2025 through August 2026. Why it matters to you: if you are buying for a specific boat, stand on the specific dock at low tide, ask the association whether riprap affects that slip, and ask whether any further seawall work is scheduled for the frontage on the city's current replacement schedule.

What the City Lets You Build at the Dock

Chapter 6 of the Punta Gorda Code governs docks and lifts in the Isles: nothing may attach to or pass through the seawall or its cap, docks, pilings and lifts must be freestanding, lift canopies are prohibited, floating docks are prohibited in residential canals, and anything not allowed by right needs a Canal Construction Special Permit decided at a public hearing of the canal committee (City of Punta Gorda Code, Chapter 6). Lifts are permitted: the city's permit list in the committee's February 2025 packet shows a boat-lift permit for 3640 Bal Harbor Boulevard in January 2025 (agenda packet, February 18, 2025). At a condominium, the association's own dock rules sit on top of the city code; they are not public.

The Route to Charlotte Harbor

Windjammer Point's dock basin is on the Albatross Canal in the southern Punta Gorda Isles canal system, according to the county's waterways layer. The county codes the common element into the Alligator Creek Waterway Unit, the county benefit unit whose purpose is "to provide for the dredging, maintenance, clearing, marking for navigational purposes" of Alligator Creek (Charlotte County, Alligator Creek Waterway Unit). That is the creek Buckley's Pass connects to: the city's 1,446-foot channel, completed in April 2020, links the southern Punta Gorda Isles canals to Charlotte Harbor by way of Alligator Creek (Kelly Brothers, Buckley's Pass project record). The county unit's latest notice agenda records an entrance-channel dredge project budgeted at $400,285 and a year-end fund balance of $479,726 for fiscal 2025 (Alligator Creek Waterway MSBU agenda, January 21, 2026).

Neither the city nor the county publishes a canal-by-canal list of bridges and clearances, or the maintained depth of each canal, so the route from a specific Windjammer Point slip to open water, and the controlling depth along it, has to be traced for the boat you own. Tell us the boat's draft and air draft and we trace it before you write an offer. How the Alligator Creek unit's charge, if any, reaches Windjammer Point owners is not published; it appears, if at all, on the common element's tax bill and in the association budget.

What Amenities Come With a Windjammer Point Condominium?

A Windjammer Point condominium comes with a share of the common elements on the county card: a 924 square foot pool, a numbered dock basin with 13,700 square feet of concrete dock and 37 dock electric and water hook-ups, a small restroom building and an aluminum canopy. Golf, yacht club and civic association memberships are separate and optional.

Inside Windjammer Point

The county's common-element card is the only public inventory: pool, concrete dock, wood pilings, dock electric and water hook-ups, a wrought-iron or aluminum fence, asphalt and coated-concrete paving, 30 low light poles and 30 wall-mounted lights, a 196 square foot restroom building and a 504 square foot detached aluminum canopy, all from 1990. The card lists no clubhouse, fitness room or tennis court. Parking arrangements are set by the association; three unit legal descriptions name a parking space, and the rest of the parking rules are not public.

What Punta Gorda Isles Adds, and What It Does Not

Punta Gorda Isles has no master association, no gate and no community clubhouse, so there is no second amenity layer to buy into. What the Isles offer are optional memberships: the Punta Gorda Isles Civic Association at $80 a year per person plus a one-time $25 fee, with 35 clubs and groups; St. Andrews South Golf Club, 0.8 miles away, capped at 250 golf members; and the Isles Yacht Club on Charlotte Harbor, about seven minutes away, with a 45-slip marina. Our Punta Gorda Isles guide covers all three.

What Is Charged Separately

What Are the HOA Fees at Windjammer Point in 2026?

Windjammer Point's association fee for 2026 is not published on any public page we reached, so we publish no dues figure. The fee is set in the association's annual budget, which a resale buyer receives under section 718.503 and which the manager, Gateway Management in Port Charlotte, can confirm on an estoppel certificate.

Why We Publish No Dues Figure

Listing sites print association fees, but they print what a listing agent typed, on a date the reader cannot see, for a unit the reader may not be buying. At a condominium that finished a structural integrity reserve study in December 2024 and faces a changing insurance market, the fee can move from one budget year to the next. A number we cannot source to the association's budget is a number we do not print.

How to Get the Real Number in One Day

Ask the seller for the current year's adopted budget and the question-and-answer sheet, and ask the manager for the estoppel certificate on the unit. The budget shows the regular assessment per unit by plan, the reserve contribution and the insurance lines; the estoppel shows what the unit owes today and any special assessment scheduled. Gateway Management lists its office at 1532 Rio de Janeiro Avenue, Port Charlotte, (941) 629-8190 (Gateway Management).

What the Fee Should Cover, and What to Ask About

At a waterfront condominium of this type, the association fee typically carries the master property and flood insurance on the buildings, reserves under the study, grounds, pool and dock maintenance, common electricity and water, and management. Whether it also covers water and sewer to the units, trash, cable or internet and pest control is set in the budget. Ask for each by name, and ask whether dock slips carry a separate charge.

Windjammer Point's Layered Fees: Condominium, Canal District, Taxes and Optional Clubs

Windjammer Point owners carry three mandatory layers, the condominium assessment, city and county property taxes and, through the association, the city's canal district charge on the land along the seawall, plus optional civic and club dues. There is no master homeowners association and no community development district.

The Layers, One by One

A condominium is not a single-family lot, so the canal district's per-square-foot rate for "all other properties" is the one that fits Windjammer Point's land; how the resulting charge lands on the common element and flows into each unit's assessment is not published. The common element's tax bill and the budget's canal line are the records to read.

A Worked First Year for a Windjammer Point Buyer

A buyer of a two-bedroom at the county's 2026 value of $238,850, not homesteaded, would carry, as an illustration: about $3,969 in ad valorem tax at 2025 city millage, the association assessment from the budget (not published), an HO-6 policy quoted on the unit, a flood policy if the buyer chooses one or a lender requires one, and the unit's share of any canal district charge inside the association budget. A buyer who homesteads the unit reduces the taxable value by the exemptions under Florida law. We build this worksheet for a specific unit before an offer.

What Is Not Published

The association budget, the regular assessment by plan, the reserve balance, any special assessment, dock fees, the master insurance premium and deductible, and the canal district amount on the common element are not published on a public page. Each comes from the budget, the estoppel certificate or the common element's tax bill.

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

Windjammer Point is governed by Windjammer Point Condominium Association, Inc., a Florida not-for-profit filed February 6, 1989, under Chapter 718 and its own declaration, articles, bylaws and rules. A volunteer board of owners sets the budget and rules; Gateway Management of Port Charlotte manages day to day.

The Association on the State's Records

The Division of Corporations lists the association as active, document N30515, principal address 3640 Bal Harbor Boulevard, mailing address a Port Charlotte post office box, with annual reports filed each year, most recently February 3, 2026. The DBPR condominium register lists the managing entity as MA00019528, in care of SW Gateway. The SIRS filing is signed by the manager's escrow department. Two independent state records therefore name the same management company.

The Documents That Govern a Windjammer Point Home

The declaration of condominium, recorded in 1990, creates the units, assigns the common elements and, almost certainly, the numbered docks; the articles create the association; the bylaws set how the board is elected and how budgets are adopted; and the rules set daily conduct, including pets, leasing, parking and docks. None of those documents is posted on a public page we reached. A buyer receives them under section 718.503; an owner can request them from the association under section 718.111(12), which gives the association ten working days to make official records available.

The Association's Website Duty

Since January 1, 2026, a Florida association managing a condominium with 25 or more units must post its budget, its most recent structural integrity reserve study and its milestone and structural inspection reports on a website or app available to owners, within 30 days of receiving or creating them, under section 718.111(12)(g). Windjammer Point has 69 units. These postings sit in an owners-only area, so a buyer should ask the seller to download them.

Architecture and Exterior Changes

At a condominium, exterior changes, windows, doors, shutters and anything on the dock need the board's approval under the declaration and rules, and anything at the water also needs a city permit. There is no Punta Gorda Isles architectural committee above the association. The city's overlay rules for the Isles govern building and zoning; the city's land development code was repealed and reverted to its prior version on July 2, 2025, so a zoning verification letter from the city is the record for any structural change.

Is Windjammer Point a 55+ Community?

Windjammer Point is not registered or advertised as a 55-and-over community on any public record we found, and the Punta Gorda Isles community carries no age restriction of its own. Whether the Windjammer Point declaration contains any age rule is not published; the declaration received with the resale package is the record that answers it.

Federal law allows an age-restricted community only if it meets the Housing for Older Persons Act requirements, including that at least 80% of occupied units have an occupant 55 or older and that the community publishes and follows policies showing that intent. We found no such registration or published policy for Windjammer Point. The owner profile on the county roll, largely seasonal and retirement-age buyers from the Midwest, reflects Punta Gorda's market, not a rule.

Can You Rent Out a Windjammer Point Condo?

Whether and how you can rent out a Windjammer Point condominium is set by the association's declaration and rules, which are not published. The City of Punta Gorda has no short-term rental ordinance of its own, so the association's documents, and Florida's condominium statute on how leasing rules may be amended, decide the answer.

The Leasing Questions in One Table

Under section 718.110(13), an amendment that prohibits or regulates rentals generally applies only to owners who consent to it and to units acquired after it takes effect, with exceptions for amendments limiting rentals to terms of more than six months or three rentals a year. That makes the date you buy relevant to the rules you inherit.

What a Windjammer Point Landlord Should Plan For

A landlord here needs the lease rules in writing before the purchase, a management plan for a building where many owners are away half the year, a registration with the association if the rules require one, and a clear agreement on whether a tenant may use the owner's numbered dock. Some owners do rent seasonally, but a buyer should never assume a rental plan works until the documents say so.

Pet Rules at Windjammer Point

Windjammer Point's pet rules are not published on any public page we reached. The declaration and the association's rules set whether pets are allowed, how many, of what size or breed, and where they may be walked; the resale package delivers them, and the estoppel request is the moment to confirm them in writing for a specific pet.

Florida law adds one rule every association must follow: a resident with a disability may keep an assistance animal as a reasonable accommodation under federal and state fair housing law, whatever the pet rules say, subject to the documentation the law allows. For every other pet, the association's rules govern. Ask about the dock too: some Florida condominiums limit pets on docks and around the pool.

Hurricanes, Flood Zone and Insurance at Windjammer Point

Windjammer Point is in FEMA flood Zone AE with a 9-foot base flood elevation on panel 12015C0239G, effective December 15, 2022, in Charlotte County Evacuation Zone A, and in the 130 mph design wind zone. All 69 unit cards show the same flood data, and the whole Punta Gorda area has taken Charley, Ian and Milton since 2004.

The Flood Map at 3640 Bal Harbor Boulevard

Sources: FEMA National Flood Hazard Layer; Charlotte County GIS map service; Charlotte County Property Appraiser unit cards. The county's two elevation-certificate layers returned no certificate for the Windjammer Point parcels when we checked, so ask the association for the buildings' elevation certificates.

Evacuation, Surge and Wind

Zone A is the first zone ordered out in a hurricane. Charlotte County's emergency managers warn that "Since Charlotte County has very low elevation and is surrounded by water, it may not be possible to open any shelters in the County so make plans to evacuate to another area" (Charlotte County, Know Your Zone). Charley's eye passed over Punta Gorda in August 2004, Ian made its second landfall near Punta Gorda in September 2022, and the National Hurricane Center reports that Milton's surge in October 2024 reached 5 to 8 feet above ground in the northern part of Charlotte Harbor and along the Peace River (NHC, Hurricane Milton report). For a boat owner, the city requires boats to move to outside hurricane moorings before or during a hurricane watch, and nothing may be tied to the seawall.

The Master Policy and the HO-6

Under section 718.111(11), a Florida condominium association insures the buildings, including the structure and the fixtures and installations it is responsible for, at replacement cost, and a unit owner insures the interior finishes, personal property and loss assessments on an HO-6 policy. Ask for the master policy's declarations page, the named-storm deductible, which is often a percentage of the building value, and whether the association carries a master flood policy. Those three documents decide how large a special assessment could be after a storm.

Flood Insurance, Citizens and the City's Discount

The City of Punta Gorda is a Class 5 community in FEMA's Community Rating System, worth a 25% discount on National Flood Insurance Program premiums for city properties, including Windjammer Point (FEMA, CRS eligible communities). NFIP pricing under Risk Rating 2.0 considers distance to water, elevation and replacement cost, and most rate increases are capped at 18% a year (FEMA, NFIP pricing). From January 1, 2027, every Citizens Property Insurance personal residential policy must carry flood coverage, whatever the zone, under section 627.351(6) (Citizens, flood coverage requirements). A lender will require flood insurance on a mortgaged unit in Zone AE.

The 50% Rule and a 1990 Building

In the City of Punta Gorda a building is "substantially damaged" when repair costs exceed 50% of the market value of the structure, counting labor, materials, overhead and profit, and a substantially damaged building must be brought up to current flood rules (City of Punta Gorda, 50% FEMA Rule). For a three-story 1990 condominium, the question is building-wide, not unit by unit, and the answer lives in the association's engineering and insurance file. Ask whether any Windjammer Point building was evaluated under the rule after Ian or Milton.

Hardening and the Condominium Program

The state's My Safe Florida Condominium Pilot Program offers hurricane-mitigation grants to associations; the 2025 law limited it to condominium buildings three stories or higher and lowered the owner vote needed to 75% (Florida House, CS/CS/HB 393 (2025), chapter 2025-173). Whether Windjammer Point has applied is not published. For owners, a wind mitigation report under section 627.711 documents the building's roof shape, roof-to-wall connections and opening protection, which drive insurance discounts.

Which Schools Serve Windjammer Point?

Windjammer Point is zoned to Sallie Jones Elementary, Punta Gorda Middle and Charlotte High School. We ran 3640 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; grades as published in our Punta Gorda Isles guide from the Florida Department of Education. Drive times: OSRM open routing engine, free-flow, from the Windjammer Point parcel, September 29, 2026.

School assignment matters at resale for the buyers who need it, even in a largely seasonal building. Boundaries can change, so check the specific address in the district's locator before the inspection period ends.

County and City Permits at Windjammer Point

Windjammer Point sits inside the City of Punta Gorda, so building permits, dock and lift permits and seawall-adjacent work go through the city's building division and, for anything at the water that is not allowed by right, a Canal Construction Special Permit heard by the Punta Gorda Isles Canal Advisory Committee.

What the Public Record Shows

The committee's February 2025 packet lists a boat-lift permit for 3640 Bal Harbor Boulevard filed in January 2025, and the city replaced sections of the seawall on the Windjammer frontage in the summer of 2024. Permit histories for individual units, roofs and building-wide repairs are held in the city's permit system and are not summarized on any public page we reached.

What a Buyer Should Pull

Ask the association for the permits and final inspections on the most recent roof replacements for each building, any concrete or balcony restoration, any post-Ian or post-Milton repairs, and the dock work after the 2024 seawall replacement. Ask the seller for permits on the unit's windows, doors, shutters, air-conditioning and any interior renovation. The city's building division at 126 Harvey Street, (941) 575-3324, is the office of record.

What Is Being Built or Changed Near Windjammer Point?

Around Windjammer Point the changes that matter are civic: the city's seawall replacement programme across Punta Gorda Isles, the $1,500 fiscal 2027 canal assessment for single-family lots and $0.156 per square foot for other property, the city's lower fiscal 2027 tax rate, the Alligator Creek entrance-channel dredge and the AdventHealth emergency department planned on Jones Loop Road.

• Seawalls. The city divides Punta Gorda Isles into five seawall work zones and publishes a rolling six-month replacement schedule, revised monthly (City of Punta Gorda, Hurricane Repairs; PGI seawall replacement schedule). Check the current sheet for the Albatross Canal.
• Canal assessment and taxes. The fiscal 2027 PGI canal assessment was adopted September 9, 2026, and City Council adopted a $219.3 million budget with a 3.9928-mill tax rate on September 23, 2026.
• Alligator Creek. The county's Alligator Creek Waterway Unit has an entrance-channel dredge project in its budget.
• Healthcare. AdventHealth announced a freestanding emergency department at Jones Loop Road and Mac Ever Street after the Punta Gorda hospital closed following the 2024 hurricanes; an opening date has not been published (AdventHealth newsroom).
• Ballot questions, November 3, 2026. Amendment 3 on the homestead exemption and a 20-year extension of Charlotte County's 1% local option sales tax; neither changes the canal assessment.

Windjammer Point's own site is fully built, and its 69 units and 5.17-acre common element are the whole condominium on the county roll.

Daily Logistics at Windjammer Point

Windjammer Point runs on city services: City of Punta Gorda water and sewer, city trash collection through Waste Management, city police and the city's marine patrol on the canals. The address is Punta Gorda, FL 33950, inside the city limits, and downtown, Fishermen's Village and the Isles Yacht Club are each under ten minutes away.

Drive Times From Windjammer Point

Source: our routing test, OSRM open routing engine, free-flow times from the Windjammer Point parcel, run September 29, 2026. From the center of Punta Gorda Isles our Punta Gorda Isles guide measured Englewood Beach at about 49 minutes, Southwest Florida International Airport at about 54 minutes and Boca Grande at about 59 minutes. Season and time of day add time.

Utilities, Mail and Services

• Water and sewer: City of Punta Gorda Utilities.
• Trash and recycling: a city service through Waste Management; call (941) 575-5050.
• Police: Punta Gorda Police Department, non-emergency (941) 639-4111; the marine officer and volunteer marine patrol cover the canals.
• Mail: Punta Gorda, FL 33950; each unit address is 3640 Bal Harbor Blvd with the building and unit.
• Internet: check the address on the FCC National Broadband Map and ask the association whether a bulk contract is in the budget.

By Water

From a Windjammer Point slip, the southern canals lead to Charlotte Harbor, which NOAA's Coast Pilot calls a harbor of refuge where "small vessels can anchor almost anywhere", and from there to the Gulf through Boca Grande Pass (NOAA, United States Coast Pilot 5, chapter 4). Every man-made canal in Punta Gorda Isles is inside the city's manatee speed zone.

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

Windjammer Point is a mid-sized, early-1990s Punta Gorda Isles condominium whose unit legal descriptions name a dock for 66 of 69 homes; its $334,950 thirty-six-month median sits below Colony Point on the harbor and above Spinnaker Point, Clipper Cove and Emerald Pointe, on the fewest sales of the group.

The Benchmark Table

Data updated: September 2026. The yardsticks are the same for every row: homes on the Charlotte County roll, floors where a public record states them, county year built, the water at the address, the county recorded-sale count for the twelve months to September 24, 2026 as published in our Punta Gorda Isles guide, and the county recorded-sale median for the 36 months to September 29, 2026 from our pull.

Sources: Charlotte County Property Appraiser roll and public sales file (index built September 29, 2026), our analysis; our Punta Gorda Isles guide (12-month counts to September 24, 2026, section medians and the community figures); DBPR SIRS database, submitted prior to July 2025, read September 29, 2026; floors from the unit numbering at Windjammer Point and from Colony Point's state filing.

What the Table Says

The condominium medians sort by age, size and water more than by street. Emerald Pointe's older, smaller units trade near $200,000; Spinnaker Point and Clipper Cove near $295,000; Windjammer Point, with larger plans than Spinnaker Point, near $335,000; and Colony Point on the open harbor above it. Windjammer Point also has the thinnest recent record of the group, three sales in twelve months, which makes the specific comparables, and the seller's paperwork, carry more weight than they would at Emerald Pointe.

Windjammer Point vs Spinnaker Point: Which Should You Choose?

Windjammer Point and Spinnaker Point are near-twin condominiums on Bal Harbor Boulevard, 0.6 miles apart: 69 and 70 homes, built in 1990 to 1992 and 1989. Windjammer Point has larger plans and a numbered dock in almost every unit's legal description; Spinnaker Point costs less, has a tennis court, and ties no dock to its unit legals.

The Decision Table

Sources: Charlotte County Property Appraiser roll, unit and common-element cards and public sales file, our analysis; DBPR condominium register; DBPR SIRS databases, read September 29, 2026. Plan bedroom counts are from the county cards.

Who Should Choose Which

Choose Windjammer Point if you want the larger two-bedroom plan, 295 square feet more than Spinnaker Point's, a dock the county's legal description ties to your unit, and a reserve study already on the state's public record. Choose Spinnaker Point if a lower entry price matters more, a smaller two-bedroom is enough, you want a tennis court on site, and you are prepared to confirm the association's reserve study and dock arrangements from its own documents, since the public record shows neither. On price per square foot the two have traded close together over the last three years, so the decision is about plan size, the dock and the paperwork, not about value per foot.

Deciding between the two? Sellers in either building can see what a Punta Gorda Isles home is worth 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.

Honest Pros and Cons of Owning at Windjammer Point

Windjammer Point offers large two- and three-bedroom plans, a numbered dock for almost every unit and a completed reserve study at a mid-market price, against a 1990 to 1992 building in Zone AE and Evacuation Zone A, unpublished fees and rules, a 2024 seawall job that left riprap at some slips, and a thin, falling sales record.

The Pros

• The dock. 66 of the 69 unit legal descriptions name a numbered dock, on a basin with 13,700 square feet of concrete dock.
• Space. A 1,405 square foot two-bedroom and a 1,830 square foot three-bedroom end unit, both larger than the matching plans at Spinnaker Point.
• The paperwork is further along. A structural integrity reserve study completed December 29, 2024, with no study-linked assessment reported to the state.
• The city owns the seawall, and replaced sections of the Windjammer frontage in 2024.
• Location. St. Andrews South is three minutes away, the Isles Yacht Club and Fishermen's Village under ten.
• Price reset. The county's 2026 values fell about 13% and the 2026 sales are 30% to 46% below the 2022 peaks, the other side of a buyer's opportunity.

The Cons

• Zone AE and Evacuation Zone A, in a county that warns it may not open shelters, and a flood policy at the association and often at the owner level.
• A 1990 to 1992 building under Florida's post-Surfside laws, with a milestone inspection that was due by the end of 2024 and whose status is not public.
• Unpublished fees, pet and leasing rules. Each must be requested.
• Riprap at some slips after the 2024 seawall replacement, raised with the city in 2025 and unresolved on the public record.
• Thin sales. Three qualified sales in twelve months and none in calendar 2025, so a seller needs the right buyer, not just a listing.
• Seasonal building. Twenty-eight homesteads among 69 units, and 33 owners mail from out of state.

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

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

If you're searching for a Windjammer Point at Punta Gorda Isles listing agent, or thinking, 'I need someone to sell my Windjammer Point at Punta Gorda Isles home...' you are selling into a three-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.

Windjammer Point Sold Stats, Window by Window

Data updated: September 2026 (Charlotte County Property Appraiser public sales file, newest Windjammer Point recorded sale August 18, 2026; Southwest Florida MLS community-wide figures, pulled September 25, 2026)

• Leading window, county recorded and qualified, 36 months since September 2023: 10 resales, none builder-direct, dollar volume $3,530,900, median $334,950 (n = 10, even; $334,900 and $335,000), low $250,000, high $480,000, median $238.40 per living square foot.
• County recorded, trailing twelve months, September 29, 2025 to August 18, 2026: In the last 12 months Windjammer Point at Punta Gorda Isles has seen 3 resales, dollar volume $837,000, median $285,000 (odd), range $250,000 to $302,000.
• 60 months, county recorded: 21 resales, $8,178,300, median $385,000 (odd).
• Days on market and sale-to-list: we did not pull a Windjammer Point split from the MLS for this page; community-wide across Punta Gorda Isles, 80 MLS closings in the twelve months to September 24, 2026 had 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 every one of those three Windjammer Point sales against the county card and the 2026 preliminary value for the same plan, and we tracked all 76 qualified sales the county has on file for the condominium since 2009; that record, not a portal estimate, is what a Windjammer Point listing is priced from.

Selling a Windjammer Point Home Is Different in Seven Ways

• The reserve study is done, so use it: the state's database shows a structural integrity reserve study completed December 29, 2024 with no study-linked assessment. Under section 718.503 your buyer receives the study; we obtain it, the budget and any milestone summary before listing, so a buyer's first question gets a document, not a promise.
• Price by plan, floor and condition, not by the county number: the county values every two-bedroom at $238,850 and every three-bedroom at $303,323, but recorded two-bedroom prices in the last three years ran from $250,000 to $430,000.
• The dock sells the unit: we pull your unit's legal description, confirm the dock number it names, whether the slip has power and water, and photograph the slip at low tide, so the buyer sees exactly what conveys and where.
• The riprap question: a boat buyer will ask about the 2024 seawall work. We read the city's committee record and your slip before the buyer does, and say in writing whether riprap affects it.
• Square footage on the listing: we list the county's 1,405 or 1,830 square feet and describe any lanai separately, so your home is compared on the same basis as the county and the appraiser.
• One estoppel, one manager: we confirm the current manager and order the estoppel certificate on the day the contract is signed.
• Season and geography: 33 of 69 owners mail from out of state, led by Michigan and Pennsylvania. We market to those buyers before they arrive and time the launch for the season.

Showings, Signs and the Dock

Windjammer Point has no gate, so showings run on the association's rules and the lockbox or appointment arrangement the owner chooses. Whether the association allows "For Sale" signs, open houses or lockboxes is set in its rules, which are not public; we confirm them with the manager before listing. With nearly half the owners away much of the year, we are set up to sell for an owner who is not here, including dock photographs and video for buyers who shop from the water.

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

Start with a free Punta Gorda Isles home valuation. It takes about a minute, and Jesse follows up with the Windjammer Point sales that fit your home: same plan, adjusted for floor, updates, the dock and any lease. An automated estimate cannot tell a renovated third-floor end unit with a powered slip from an original first-floor two-bedroom with no dock in its legal description, and at Windjammer Point that difference has been more than $100,000.

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

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

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

For a home priced to its own plan and condition, with the reserve study, budget and dock documents in hand, yes: season starts in November, the three 2026 sales show buyers returning after a year with none, and a home that answers the buyer's first three questions stands out in a thin market.

How do I price a two-bedroom at Windjammer Point?

Against the two-bedroom sales with the same floor and condition. Two-bedrooms recorded $250,000 to $430,000 in the last 36 months, the 2026 sales were $302,000 and $250,000, and the county's 2026 value for every two-bedroom is $238,850; condition and the dock explain most of the spread.

Will the structural study help or hurt my sale?

It helps. Windjammer Point's study is complete and on the state's record with no study-linked assessment reported, so the task is to have the study, the budget and the reserve schedule ready for the buyer, and to explain any funding increase it drove.

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

Only as your documents say it. If your unit's legal description names a dock, show the buyer the deed and the declaration's dock provisions; if it names none, as three unit legals do not, say so plainly and confirm with the association what, if any, slip arrangement exists.

What paperwork should I gather before listing?

The section 718.503 package including the reserve study and any milestone summary, the current budget and question-and-answer sheet, the master insurance declarations and any elevation certificate, your most recent tax bill, your deed showing the dock, any lift permit, and the name of the manager for the estoppel.

Do I need the association's approval to sell?

Whether the Windjammer Point declaration gives the association a right to approve buyers or a right of first refusal is not public; we confirm it from your documents before listing, so an approval step, if there is one, is scheduled into the contract rather than discovered at closing.

Your Local Real Estate Experts

Windjammer 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 Windjammer Point's county cards, sales history, state filings and the city's canal records 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 Windjammer Point at Punta Gorda Isles guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse runs the valuation and pricing conversation for Windjammer Point sellers; Marc leads buyer representation, which at Windjammer Point means reading the reserve study, the milestone summary, the budget and the dock documents before you write an offer.

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

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

What Our Clients Say

McGreevy and Comisar is a top-reviewed Windjammer 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.

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

★★★★★ “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

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

Buying at Windjammer 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 guide to selling a home in Punta Gorda. Our guides to Spinnaker Point, Clipper Cove, Colony Point, Emerald Pointe and the Bird Section cover the other Punta Gorda Isles neighborhoods.

Frequently Asked Questions, Buyer Edition

These Windjammer Point buyer questions are answered from the Charlotte County Property Appraiser's roll, unit cards and sales file, the state's condominium and SIRS records, the City of Punta Gorda's canal records, FEMA's map and Charlotte County's GIS, read September 29, 2026. Where the public record stops, we say so and name the document that holds the answer.

What is Windjammer Point?

Windjammer Point is a 69-unit, three-story condominium at 3640 Bal Harbor Boulevard in Punta Gorda Isles, inside the City of Punta Gorda, built in five phases from 1990 to 1992 on the Albatross Canal, with a numbered dock named in 66 of the 69 unit legal descriptions.

How many buildings and homes are there?

Five buildings and 69 homes: Buildings 2, 4 and 5 have 15 homes each and Buildings 1 and 3 have 12, with 23 homes on each of the three floors, according to the county roll.

What floor plans are available?

Two, on the county cards: 39 two-bedroom homes of 1,405 square feet and 30 three-bedroom end units of 1,830 square feet. Listings sometimes report different square footage, often because a lanai or storage area is counted.

Is Windjammer Point in Punta Gorda Isles?

Yes. Windjammer Point sits in Section 12 of the Punta Gorda Isles plats, on the southern canal system, inside the City of Punta Gorda and Charlotte County. The city's canal district maintains its seawall.

How much do Windjammer Point condos sell for?

The county recorded ten qualified resales in the 36 months since September 2023 at a $334,950 median, from $250,000 to $480,000. The three sales in the last twelve months were $302,000, $285,000 and $250,000.

What is the highest price ever recorded at Windjammer Point?

$531,000, for a third-floor three-bedroom end unit in Building 2 in March 2022, the highest qualified sale in the county file since 2009. The highest two-bedroom sale was $439,900 in May 2022.

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

The county's 2026 preliminary value is $238,850 for every two-bedroom and $303,323 for every three-bedroom, about 13% below the prior year's certified values. Certified values are typically set in October.

What are the HOA fees at Windjammer Point?

Not published on any public page we reached. The association's budget sets them; a buyer receives the budget under section 718.503, and the manager confirms the amount owed on an estoppel certificate.

Is there a master association or HOA above the condominium?

No. Punta Gorda Isles has no mandatory homeowners association. The only association is Windjammer Point Condominium Association, Inc.; the city runs the canal district through a non-ad valorem assessment.

Does a boat slip come with a Windjammer Point condo?

For most units the county's legal description names a numbered dock, 66 of 69. Three unit legals name none. What the dock designation means legally is set in the recorded declaration; confirm it on the deed and the declaration before you rely on it.

Do the docks have power and water?

The county's common-element card lists 37 dock electric hook-ups and 37 dock water hook-ups for the basin. Ask the association whether the specific slip named in the unit's legal description has a pedestal.

Can I put a boat lift on my Windjammer Point dock?

Lifts are allowed under the city code if freestanding, and the city's permit list shows a boat-lift permit at 3640 Bal Harbor Boulevard in January 2025. Lift canopies are prohibited by the city, and the association's dock rules also apply.

What is the riprap issue I have heard about?

After the city replaced sections of the Windjammer frontage seawall in 2024, rock placed at the base of the wall affected some slips, and owners raised it with the city's canal committee in April, June and July 2025. Stand on the specific slip at low tide before you buy.

Does Windjammer Point have a pool?

Yes. The county's common-element card lists a 924 square foot reinforced-concrete pool, a restroom building and an aluminum canopy.

Is golf included?

No. St. Andrews South Golf Club is 0.8 miles away and private, with its own membership and fees, capped at 250 golf members. Membership is not attached to any Windjammer Point unit.

Has Windjammer Point completed its structural integrity reserve study?

Yes. The state's database shows a study completed December 29, 2024 by Reserve Advisors, LLC, delivered to owners January 21, 2025, costing $5,200, with no special assessment tied to the study.

Is there a special assessment?

None tied to the reserve study, according to the state's database. Whether any other special assessment is adopted or proposed is not public; the estoppel certificate and board minutes answer it.

When was the milestone inspection due?

On the county's year-built record, all five buildings reached 30 by 2022, which put the initial milestone inspection on the catch-up schedule due before December 31, 2024, subject to any city extension. Its status is not published.

Who manages the association?

Gateway Management, 1532 Rio de Janeiro Avenue, Port Charlotte, (941) 629-8190, which both the state condominium register and the reserve study filing name.

Is Windjammer Point a 55+ community?

We found no 55-and-over registration or published age rule. The declaration in the resale package is the record that settles it.

Can I rent out my condo?

The declaration and rules decide it, and neither is published. The City of Punta Gorda has no short-term rental ordinance of its own, so ask for the leasing rules in writing before you buy.

Are pets allowed?

The pet rules are not published. Confirm them in writing for your specific pet through the resale package and estoppel request.

What flood zone is Windjammer Point in?

FEMA Zone AE, coastal floodplain, with a 9-foot base flood elevation on panel 12015C0239G, effective December 15, 2022, on all 69 unit cards.

Do I need flood insurance?

A lender will require it in Zone AE. Citizens personal residential policies must carry flood coverage from January 1, 2027. The city's Class 5 CRS rating gives a 25% discount on NFIP premiums.

What hurricane evacuation zone is it in?

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

What schools serve Windjammer Point?

Sallie Jones Elementary, Punta Gorda Middle and Charlotte High School, confirmed for 3640 Bal Harbor Boulevard in the district's boundary locator on September 29, 2026.

What are property taxes at Windjammer Point?

As an illustration at 2025 city millage of 16.6185, a non-homestead two-bedroom taxed at the county's $238,850 value would owe about $3,969 in ad valorem tax, and a three-bedroom at $303,323 about $5,041. The unit's own tax bill is the record.

Is there a CDD?

We found no community development district in the county or city records we read for Windjammer Point or Punta Gorda Isles. The non-ad valorem section of the unit's tax bill lists every district that bills it, and is the record to check.

How does Windjammer Point compare with Spinnaker Point?

Windjammer Point has larger plans (1,405 and 1,830 square feet against 1,110 and 1,682), a dock named in most unit legals and a reserve study on the state record; Spinnaker Point has lower prices and a tennis court. See the decision table above.

How far is Windjammer Point from downtown and the airport?

About 3.3 miles and ten minutes to Punta Gorda City Hall, nine minutes to Fishermen's Village and fifteen minutes to Punta Gorda Airport, by our routing test.

Frequently Asked Questions, Seller Edition

These Windjammer Point seller questions are answered from the same county, state and city records as the rest of this page: the county's sales file and unit cards, the state's reserve study database, and the city's canal records. Where a figure is community-wide rather than Windjammer Point's own, the answer says so.

What is my Windjammer Point condominium worth?

It depends on your plan, floor, condition and dock. The ten county-recorded sales in the last 36 months ran from $250,000 to $480,000 at a $334,950 median, and the three most recent were $302,000, $285,000 and $250,000. A free Punta Gorda Isles home valuation starts with the comparable sales for your plan.

How many Windjammer Point homes sold last year?

Three qualified sales recorded in the twelve months to September 29, 2026, and none in calendar 2025, according to the county's sales file.

Are Windjammer Point prices dropping?

Yes, from the 2022 peak. The 2022 calendar-year median was $413,000 and the 2023 median $429,500; the 2026 sales to date have a $285,000 median, and the county's 2026 values fell about 13% from the prior year.

Has the market bottomed?

No one can say from three sales. The 2026 sales came after a year with none, which is a sign buyers are back; the county's 2026 values, now near those sales, suggest the correction has at least slowed. We price from the latest comparables, not from a forecast.

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

We did not pull a Windjammer Point days-on-market figure from the MLS for this page. Across Punta Gorda Isles, MLS closings in the twelve months to September 24, 2026 had a median of 77.5 days on market; condominiums in a thin, seasonal building often take longer when priced off an old peak.

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

Community-wide, MLS closings in Punta Gorda Isles in the twelve months to September 24, 2026 sold at a median 96.0% of list price. That figure mixes condominiums with canal houses and is not Windjammer Point's own.

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

With three sales in twelve months, prices below the 2022 to 2023 peak and none recorded in 2025, buyers have leverage. A well-prepared listing with the reserve study, the budget and the dock documents ready still stands out.

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

Before the winter season. Across Punta Gorda Isles, 200 of the 331 single-family sales in the latest twelve months recorded between December and May, and Windjammer Point's out-of-state owners, and buyers, follow the same calendar. A listing ready by November reaches the deepest pool.

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

Yes. Windjammer Point's buildings are three habitable stories, so section 718.112 applies. The association completed its study on December 29, 2024, according to the state's database.

Do I have to give my buyer the structural study?

Yes. Section 718.503 requires a resale seller to provide the association's most recent structural integrity reserve study, or a statement that none was completed, along with the other association documents.

Will the milestone inspection affect my sale?

It can, if it found deterioration that needs repair. The law requires you to provide the inspector's summary or a statement that none was required or completed. We obtain the summary and any repair plan before listing.

What if there is a special assessment when I sell?

The estoppel certificate shows it, and the purchase contract decides who pays the installments; Florida's standard contract forms address assessments that are levied or pending by closing, and we negotiate the split in writing.

Must I disclose an assessment the board is only discussing?

Florida law requires sellers to disclose known facts that materially affect value and are not readily observable. A proposed assessment on the board's agenda is the kind of fact to disclose; we recommend disclosing it with the board minutes attached.

Who pays the estoppel fee?

The association charges it to the owner requesting it, and Florida law caps the amount. In practice the purchase contract assigns it, and we negotiate it in writing with the rest of the closing costs.

Does the association have to approve my buyer?

Whether Windjammer Point's declaration requires buyer approval or gives a right of first refusal is not public. We confirm it from your documents before listing.

What must I disclose about flooding?

Under section 689.302, a Florida residential seller must give the buyer a flood disclosure stating whether the seller has filed a flood insurance claim, received federal flood assistance, or knows of flood damage to the property. Windjammer Point is in Zone AE.

Does my dock transfer with my unit?

If your unit's legal description names a dock, it normally passes with the unit under the declaration; the deed and the declaration's dock provisions are the proof. Three units' legal descriptions name no dock, and those sellers should say so.

Does a dock with power and water sell for more?

Buyers pay for usable water access. The county lists 37 dock power and water hook-ups for the basin, so a slip with a pedestal, a lift and good depth is a feature we photograph and price.

Will the riprap by the seawall hurt my price?

It can for a boat buyer if it affects your slip. We look at your slip at low tide and, if riprap affects it, disclose it with the city's committee record, so it is priced in rather than discovered.

Does a three-bedroom end unit sell for more than a two-bedroom?

Usually, but not always here. The county values the three-bedroom $64,473 above the two-bedroom, yet the June 2026 three-bedroom sale, at $285,000, was below the March 2026 two-bedroom sale. Condition decides as much as the plan.

Does the floor I am on change my price?

In the last 36 months, third-floor homes recorded a $335,000 median on five sales, first-floor a $320,000 median on three and second-floor two sales at $365,000 and $430,000. That is too few to set a premium; condition has mattered more.

Should I list the square footage with the lanai?

We list the county's living area, 1,405 or 1,830 square feet, and describe the lanai separately, so buyers, appraisers and the county all compare the same number.

Will my buyer's taxes be higher than mine?

Often, if you are homesteaded. A new owner's value resets to the county's full value in the year after purchase, without your Save Our Homes cap, and a non-homestead buyer pays on the full value subject to the 10% non-homestead cap.

What happens to my homestead exemption when I sell?

It ends for this unit. If you buy another Florida homestead, section 193.155 lets you transfer, or port, up to $500,000 of your accumulated Save Our Homes benefit if you apply in time.

Can I sell by owner?

Yes, and some owners do. The thin sales record at Windjammer Point makes pricing and reaching out-of-state buyers the hard part, and the resale package, estoppel and dock documents still have to be delivered.

Can I put up a For Sale sign?

Whether the association's rules allow signs on the building, grounds or dock is not public. We confirm it with the manager before listing.

How are showings handled if I live out of state?

We handle them, with a lockbox or appointment arrangement the association's rules allow, and we film the dock and the view for buyers who cannot attend in person.

Can I sell while the condo is leased?

Yes. The lease generally survives the sale, and the buyer takes the unit subject to it. Provide the lease, the deposit record and the association's tenant registration, if any.

Should I rent instead of selling?

Only if the association's leasing rules allow the rental you have in mind. Without the rules in hand, a rental plan is a guess. We can price both paths for you.

How do I sell an inherited Windjammer Point condo?

The personal representative or trustee signs, the probate or trust paperwork must be in order, and the association's estoppel and resale package still apply. We coordinate with the estate's attorney on timing.

What updates pay off before selling?

At a 1990 to 1992 condominium, a clean, bright interior, updated kitchen and bath fixtures, impact-rated windows or shutters where the association permits, and a working, documented dock lift. We tell you which updates the recent comparables rewarded before you spend.

Who should I call first?

Call Jesse direct at (239) 898-6072. We start with the county record for your plan and your unit's legal description, then the association documents, and give you a price range and a plan before you commit to anything.

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

Because we price from the plan, floor and county record, build the reserve study, budget and dock file before the first showing, and reach the Midwestern and Northeastern buyers who make up much of Windjammer Point's market. Jesse McGreevy and Marc Comisar have been among the Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012. Read our Punta Gorda Isles seller guide or call Jesse direct at (239) 898-6072.

Sources and Authoritative References

Every Windjammer Point fact on this page traces to a primary record, grouped below by issuer and numbered continuously: the Charlotte County Property Appraiser and Charlotte County, the State of Florida, the City of Punta Gorda and its canal committee, federal agencies, and the manager, clubs and news reports, plus the county sales file and routing test in plain text.

Charlotte County Property Appraiser

1. Charlotte County Property Appraiser home page, exemptions and values
2. Unit record card, a first-floor three-bedroom in Building 4
3. Unit record card, a first-floor two-bedroom in Building 5
4. Unit record card, a third-floor three-bedroom in Building 1
5. Record card, Windjammer Point common elements
6. Record card, Spinnaker Point common elements

Charlotte County Government and Records

7. Charlotte County GIS map service (evacuation, wind, zoning, flood, waterways)
8. Ownership layer, owner mailing and value fields
9. Subdivisions and condominium plats layer
10. Municipal service benefit unit layer
11. Storm surge evacuation zones layer
12. Emergency Management, Know Your Zone
13. Know Your Zone address lookup
14. Evacuation zone map
15. Alligator Creek Waterway Unit
16. Alligator Creek Waterway MSBU, notice agenda, January 21, 2026
17. Punta Gorda Isles: Canals and Blueway Trails map
18. Charlotte County Clerk, plats and condominium books search
19. Charlotte County Public Schools, Boundary Locator

State of Florida

20. Division of Corporations, entity search (Windjammer Point Condominium Association, Inc., N30515)
21. DBPR condominium register extract, Central West
22. DBPR, SIRS reporting
23. DBPR SIRS database, submitted prior to July 2025
24. DBPR SIRS database, submitted July 2025 and after
25. DBPR, milestone inspections
26. DBPR licensee search
27. Florida Statutes, section 553.899, milestone inspections
28. Florida Statutes, section 718.112, bylaws and structural integrity reserve studies
29. Florida Statutes, section 718.503, resale disclosures
30. Florida Statutes, section 718.504, question-and-answer sheet
31. Florida Statutes, section 718.116, assessments and estoppel certificates
32. Florida Statutes, section 718.111, official records, website and insurance
33. Florida Statutes, section 718.110, amendments including leasing
34. Florida Statutes, section 689.302, flood disclosure
35. Florida Statutes, section 193.155, homestead assessments and portability
36. Florida Statutes, section 627.711, wind mitigation disclosure
37. Florida Statutes, section 627.351, Citizens flood requirement
38. Florida Senate bill summary, CS/CS/HB 913 (2025)
39. Florida House, CS/CS/HB 393 (2025), My Safe Florida Condominium Pilot Program
40. Citizens Property Insurance, flood coverage rules
41. Citizens Property Insurance, inspections
42. Florida Department of Education, school grades
43. My Safe Florida Home

City of Punta Gorda

44. Canals (districts, dredging, seawalls)
45. Waterfront Living, Punta Gorda Isles canal maintenance district
46. Waterfront Property Owner's Manual
47. Seawall replacement, resident responsibilities
48. Hurricane repairs, Punta Gorda Isles work zones
49. Punta Gorda Isles seawall replacement schedule
50. Code Chapter 6, vessels, docks and waterways
51. PGI canal maintenance assessment district boundary map
52. City Council agenda item, PGI canal assessment for fiscal 2026-27, July 1, 2026
53. Flood Readiness
54. 50% FEMA Rule
55. CRS annual certification letter
56. Unique Land Regulations for Punta Gorda Isles
57. Punta Gorda Isles Canal Advisory Committee, board page
58. Canal Advisory Committee minutes, April 21, 2025
59. Canal Advisory Committee minutes, June 16, 2025
60. Canal Advisory Committee agenda packet, June 16, 2025, with the Windjammer Point presentation
61. Canal Advisory Committee agenda packet, August 18, 2025, with the July 21, 2025 minutes
62. Canal Advisory Committee agenda packet, February 18, 2025, with the permit list
63. City meetings archive, agendas, minutes and video

Federal Records

64. FEMA National Flood Hazard Layer
65. FEMA Flood Map Service Center
66. FEMA, CRS eligible communities, April 1, 2026
67. FEMA, NFIP Risk Rating 2.0
68. National Hurricane Center, Hurricane Charley report
69. National Hurricane Center, Hurricane Ian report
70. National Hurricane Center, Hurricane Milton report
71. NOAA, United States Coast Pilot 5, chapter 4
72. U.S. Census Bureau Geocoder
73. FCC National Broadband Map
74. HUD, FHA-approved condominium lookup

Manager, Clubs, Contractors and News

75. Gateway Management, association manager
76. Punta Gorda Isles Civic Association, Join Us
77. Punta Gorda Isles Civic Association, History
78. St. Andrews South Golf Club, membership
79. Isles Yacht Club
80. Kelly Brothers, Buckley's Pass project record
81. WINK News, Buckley's Pass, January 7, 2020
82. Gulfshore Business, Punta Gorda adopts $219 million budget with lower tax rate, September 24, 2026
83. Gulfshore Business, Punta Gorda millage set below rollback, September 11, 2026
84. AdventHealth newsroom

Records Cited in Plain Text

85. Charlotte County Property Appraiser public roll and sales files, DOR-qualified improved sales for every parcel whose legal description names Windjammer Point, index built September 29, 2026, newest Windjammer Point recorded sale August 18, 2026; our analysis.
86. Charlotte County Property Appraiser unit record cards and 2026 preliminary values for all 69 Windjammer Point units, read September 29, 2026; our tabulation of plan, bedrooms, year built, values, flood data, legal descriptions and early sales.
87. Our routing test: OSRM open routing engine, free-flow drive times from the Windjammer Point parcel, run September 29, 2026.
88. Southwest Florida MLS Matrix, Punta Gorda Isles community-wide closed sales, twelve months to September 24, 2026, pulled September 25, 2026, as published in our Punta Gorda Isles guide.

Downloadable Documents

The official documents below are published by the issuing authority, and each link opens the issuer's own copy. The Windjammer Point declaration of condominium, budget, rules and structural integrity reserve study are not posted publicly; buyers receive them under section 718.503.

Market data from Southwest Florida MLS, pulled September 2026.

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