Punta Gorda, Florida
Selling a Clipper Cove condo? We price it on 12 Charlotte County recorded sales in 24 months, split by section and canal flag, with the association package ready, not a portal estimate. Call McGreevy and Comisar at (239) 898-6072.
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By Jesse McGreevy and Marc Comisar, McGreevy and Comisar of Domain Realty. Updated October 2026.
Jesse McGreevy and Marc Comisar wrote this guide for Clipper Cove owners who are getting ready to sell, and it starts from an unusual fact: all 144 homes are the same 1,517 square foot three-bedroom, so a buyer can set your home beside the last sale and see exactly what separates the two. Clipper Cove is a condominium neighborhood inside Punta Gorda Isles in Punta Gorda, Florida, on Bal Harbor Boulevard in ZIP 33950, built in two sections, Clipper Cove at Bal Harbor and Clipper Cove Village. For the neighborhood itself, read our Clipper Cove at Punta Gorda Isles neighborhood guide. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008, and every figure below comes from the county’s recorded sales, not a portal estimate.
Call Jesse direct at (239) 898-6072, ask for a free Clipper Cove home valuation, or use the Clipper Cove valuation form at the top of this page. We send back the recorded sales we used, each with its date, section and building.
To sell a Clipper Cove condo in 2026, price it against the 12 qualified sales Charlotte County recorded in the 24 months to September 9, 2026 (median $290,000), adjust for your section and canal flag, assemble the association package and estoppel before you list, and launch with a plan that reaches owners and buyers outside Florida.
Data updated: October 2026 (Charlotte County Property Appraiser recorded, qualified sales, 24 months to September 9, 2026, the newest sale in the county file downloaded October 28, 2026; Charlotte County Property Appraiser roll, downloaded October 28, 2026).
We pulled every qualified Charlotte County sale in Clipper Cove through September 9, 2026, the newest deed in the county file. Over the 24 months from September 10, 2024, the Property Appraiser recorded 12 qualified sales of Clipper Cove condominiums at a $290,000 median (the middle pair sold for $285,000 and $295,000), from $249,000 to $415,000, for $3,510,900 in total volume. In the most recent 12 months there were eight sales, also at a $290,000 median, which is too few to lean on alone but agrees with the longer window.
Twelve sales among 144 homes means 8.3 percent of the neighborhood changed hands in two years. That is a small market, and it cuts both ways for you. Your buyer’s agent can read every one of those twelve in a few minutes, so a price that ignores them fails quickly. And because the sample is so small, one well-documented, well-presented home can set the number the next buyer pays.
Five public records move a Clipper Cove price more than a decorating budget does. First, the section on your deed, because Clipper Cove Village homes sold at a $297,500 median in the 24 months and Clipper Cove at Bal Harbor homes at $263,500. Second, the county’s waterfront flag, which marks all 60 homes in Village Buildings 10 to 24, and which tracked a $300,000 median against $252,000 for the rest. Third, the recorded condominium instruments, which say whether a detached garage bay, a boat slip or an assigned parking space goes with your unit. Fourth, the association’s package under Florida’s resale statute, including its position on the structural integrity reserve study. Fifth, the tax bill a buyer will read, with its two small non-ad valorem lines.
A method note, once, so every number below can be traced. Clipper Cove here means the 144 residential condominium units the Property Appraiser codes to Clipper Cove at Bal Harbor (48) and Clipper Cove Village (96). We counted sales the Department of Revenue qualifies (codes 01 and 02), improved, over $1,000. Islander Point, a separate 1974 condominium with 52 two-bedroom homes at 1080 Bal Harbor Boulevard, is excluded from every Clipper Cove figure on this page. No sale in the window was a developer’s first sale.
This guide walks through the Clipper Cove market on the county record, the two sections and the canal flag, what the repeat-sale record says about timing, who buys here, the paperwork and the structural integrity question that every Florida condominium seller now hears, the tax lines on a Clipper Cove bill, flood and insurance, how Clipper Cove compares with Emerald Pointe, how we price, market and negotiate, a worked net sheet, and more than thirty-five seller questions answered directly.
List your Clipper Cove condo with McGreevy and Comisar because we price it on Charlotte County’s recorded sales for your section and canal flag, and we put the association paperwork in the buyer’s hands before the first showing. We are the #1 team in Southwest Florida since 2012, and Jesse McGreevy and Marc Comisar personally price, market and negotiate every listing.
Data updated: October 2026 (Charlotte County Property Appraiser public sales and roll files, downloaded October 28, 2026; RealTrends 2026 team rankings).
Our record is the reason sellers call us first. McGreevy and Comisar alone have over $900 million in personal sales, our Domain Realty Group team has closed 4,000+ transactions and more than $2.5 billion in real estate, and our team is the #5 real estate team in Florida (RealTrends 2026). Here is the locked list we stand behind:
If you are comparing listing agents before you choose, our guide to the best real estate agents in Punta Gorda lays out the criteria we think a seller should hold every agent to, and we are comfortable being measured against it. In a neighborhood where every home is identical, the first test is simple: ask who prices from the county’s recorded sales by section and canal flag, and who can hand a buyer the association package, the estoppel order and the tax bill breakdown before the offer.
A Clipper Cove listing agent has to know that the neighborhood is two condominium sections with two separate master associations, one for 48 homes at 2000 Bal Harbor Boulevard and one for 96 homes at 2002 Bal Harbor Boulevard. The agent has to know that a county waterfront flag, not a marketing adjective, separates the 60 canal-side homes from the other 84, that the buildings appear to be two stories, that Florida’s structural integrity reserve study and milestone inspection laws begin at three habitable stories, and that neither state database holds a Clipper Cove filing as of October 28, 2026. Those are the points a buyer’s agent, lender, insurer and closing agent raise, and they go in the listing file first.
Jesse and Marc both work every listing personally, with over 45 years of combined direct experience between them. The person who priced your condo is the person who reads the buyer’s questions about the association, negotiates the repair request after the inspection and keeps the closing on schedule. In a neighborhood that sees about three sales in a typical half-year, continuity is how a price holds from launch to closing.
For this guide we tracked all 159 qualified Clipper Cove sales in the county file back to 2009, the 12-, 24-, 36- and 60-month windows, every calendar year, the 28 resale pairs recorded since September 2021, the county roll for all 144 homes, three 2025 tax bills (one from each pricing group), and both state databases for structural integrity reserve study filings. Each figure in the guide names its window and source date beside it.
The Clipper Cove market has reset to about $290,000 after peaking near $390,000 in 2022. Charlotte County recorded 12 qualified sales in the 24 months to September 9, 2026 at a $290,000 median, 8 of them in the last 12 months at the same median, after only one sale in all of 2025. Activity returned in 2026 at lower prices.
Data updated: October 2026 (Charlotte County Property Appraiser recorded, qualified sales, windows ending September 9, 2026, county file downloaded October 28, 2026).
Prices here have been through a full cycle. The 2022 median of $390,000 across 11 sales was the high point of the file, and in February 2023 one canal-side Village home sold for $449,900, the highest recorded Clipper Cove price since at least 2009. By the 24 months to September 2026 the median had fallen to $290,000, which is 25.6 percent below the 2022 median ($390,000 minus $290,000 is $100,000, and $100,000 divided by $390,000 is 0.256). Against the 60-month median of $339,000 the decline is 14.5 percent.
| Window (ending September 9, 2026) | Qualified sales | Median | Middle pair | Low to high | Volume | Median $ per sq ft |
|---|---|---|---|---|---|---|
| 12 months (from Sept 10, 2025) | 8 | $290,000 | $285,000 and $295,000 | $249,000 to $310,000 | $2,271,000 | $191.17 |
| 24 months (from Sept 10, 2024) | 12 | $290,000 | $285,000 and $295,000 | $249,000 to $415,000 | $3,510,900 | $191.17 |
| 36 months (from Sept 10, 2023) | 17 | $295,000 | odd count | $249,000 to $420,000 | $5,348,500 | $194.46 |
| 60 months (from Sept 10, 2021) | 39 | $339,000 | odd count | $200,000 to $449,900 | $13,248,800 | $223.47 |
Because every home is 1,517 square feet, the price per square foot is simply the price divided by 1,517, so $290,000 becomes $191.17 ($290,000 divided by 1,517). The column adds no information that the price does not already carry. We show it only because buyers who browse other communities think in dollars per square foot, and it lets you translate.
The 12-month window has eight sales and the 24-month window has twelve. With a count that small, we widen the window until the sample is meaningful, which is why the 24-month figure leads this page. Notice that the 12-month and 24-month medians are identical. The four sales that sit between September 2024 and September 2025 (one at $300,000, one at $249,900, one at $275,000 and one at $415,000) did not move the middle.
| Calendar year | Sales | Median | Bal Harbor (sales, median) | Village (sales, median) |
|---|---|---|---|---|
| 2021 | 11 | $239,900 | 3, $269,900 | 8, $228,500 |
| 2022 | 11 | $390,000 | 5, $415,000 | 6, $375,000 |
| 2023 | 11 | $365,000 | 5, $347,000 | 6, $419,500 |
| 2024 | 6 | $287,500 | 2, $262,450 | 4, $357,500 |
| 2025 | 1 | $415,000 | none | 1, $415,000 |
| 2026 to September 9 | 8 | $290,000 | 2, $268,500 | 6, $295,000 |
Read the table the way a buyer’s agent will. Prices rose from a $239,900 median in 2021 to $390,000 in 2022, a gain of 62.6 percent in a year ($390,000 divided by $239,900 is 1.626). They eased to $365,000 in 2023, fell to $287,500 in 2024, and have held near $290,000 in 2026. The single 2025 sale, a canal-side Village home at $415,000 in March, is real, but one sale is not a market. If a buyer quotes it to you as a reason your home is worth more, we will show the other eleven recorded sales in the same 24 months.
A calendar year with one recorded sale tells a seller something practical: the buyers who were in this neighborhood in 2025 mostly did not find a home that matched their price expectation, or owners did not list. Either way, the supply that returned in 2026 came to market at lower asking prices, and eight homes closed between January and August. An owner listing now is competing with a market that has already repriced. The calendar-year table is history; the 12 most recent sales are the comparison.
In the 24 months to September 9, 2026, two sales closed under $250,000, one between $250,000 and $274,999, five between $275,000 and $299,999, three between $300,000 and $324,999, none between $325,000 and $349,999, and one at $350,000 or more. Eight of twelve, two thirds, closed under $300,000. The clustering is the practical meaning of the median: if you list at $349,000 you are asking for a price that has been reached once in two years, by a canal-side Village home that sold for $415,000 in March 2025.
For the whole of Punta Gorda Isles, houses and condominiums blended, the Southwest Florida MLS export of October 29, 2026 showed 66 closings in ZIP 33950 in its 12 months, at a $632,500 median, 86.5 median days on market and 95.9 percent of list price. The 12 condominium, villa or attached closings among them had a $303,350 median, 66.5 median days on market and 94.4 percent of list price. Those are Punta Gorda Isles-wide figures, dominated by canal houses, and they should not be read as Clipper Cove numbers. Matched by address to the Clipper Cove buildings on the county roll, the Southwest Florida MLS export of October 29, 2026 holds one Clipper Cove closing in the 12 months to that date: a three-bedroom, 1,517 square foot unit listed at $249,000 that sold for $249,900 on May 15, 2026 after 135 days on market. No Clipper Cove listing was active or under contract on October 29. One sale is not a median, so read it as a single data point beside the county record above, which is complete through September 9, 2026.
When all 144 Clipper Cove homes share one 1,517 square foot three-bedroom plan, your price is set by five things only: which section you own in, whether the county flags your building as canal-side, your unit’s condition, what the recorded documents attach (a garage bay, a slip or parking), and the state of the association behind you. Size and layout drop out of the comparison.
Data updated: October 2026 (Charlotte County Property Appraiser roll and recorded, qualified sales, 24 and 36 months to September 9, 2026; county file downloaded October 28, 2026).
Most listing pages talk about square footage, bedroom count and view. At Clipper Cove those three are identical for every unit on the county roll: 1,517 square feet, three bedrooms, built between 1999 and 2004. That sounds like a simple pricing problem, and in one way it is, because there is no model-by-model adjustment to argue about. In another way it is harder, because a buyer who sees twelve identical homes will notice every small difference in price and ask you to explain it.
Clipper Cove at Bal Harbor has 48 homes in ten buildings at 2000 Bal Harbor Boulevard. Clipper Cove Village has 96 homes in 24 buildings of four at 2002 Bal Harbor Boulevard. They have separate master associations, separate budgets and separate rules. In the 24 months to September 9, 2026, Village homes sold at a $297,500 median on eight sales and Bal Harbor homes at $263,500 on four. Below, we take the two sections one at a time.
The county flags 60 of the 144 homes as waterfront, every home in Village Buildings 10 to 24. In the same 24 months those homes sold at a $300,000 median on seven sales, against $252,000 on five sales for everything else. Section seven digs into what that gap does and does not prove.
Condition is the one variable no public record holds, which is why we walk the unit before we price it. For a 1999 to 2004 condominium, buyers and their inspectors look first at the air handler and its age, the water heater, the roof and exterior (which the association usually controls, so the question becomes who pays), flooring, windows and the kitchen and bath finishes. A unit that has been updated with a permit file behind the work will separate from one that has not, because every other home is the same plan and the buyer is choosing between them.
The county common-element records show ten detached garage buildings at Clipper Cove at Bal Harbor and 24 detached garage buildings and a small clubhouse at Clipper Cove Village. At least eight unit legal descriptions carry abbreviations that may refer to a slip or parking designation, though we have not read the instruments behind them. Whether a particular unit has a garage bay, a slip, or an assigned space comes only from that unit’s recorded instrument. Do not assume it, and do not let a listing photo imply it. A unit with a documented garage bay or slip should say so with the recorded reference in the file; a unit without one should not be described as if it did.
Dues, reserves, special assessments and insurance are not published for either association. Because a buyer is buying a share of the building and its finances, the association package can raise or lower the price a buyer will pay more than a new countertop. We cover what to gather in the paperwork section below.
Floor and year built do not show a consistent effect in a sample this small. In the 24 months, first-floor homes sold at a $295,000 median on eight sales and second-floor homes at $280,000 on four. Stretch the window to 36 months and the order flips: first floor ten sales at $295,000, second floor seven sales at $310,000. When a premium appears in one window and reverses in the next, it is noise, and we do not price a floor premium into your number. Year built is mostly a proxy for the section and the phase: of the twelve sales, seven were roll-year 2002 homes, which is the Village’s busiest construction year, not a sign that 2002 is a better year.
On a mixed street, price per square foot is a useful check because it levels homes of different sizes. Here every denominator is 1,517, so a home at $249,000 is $164.14 per square foot and a home at $415,000 is $273.57 per square foot, and the dollars-per-foot figure says exactly what the price already said. We use it only to translate for buyers who are comparing Clipper Cove with a house or a larger condominium elsewhere.
Your section matters because Clipper Cove Village (96 homes, 2002 Bal Harbor Boulevard) and Clipper Cove at Bal Harbor (48 homes, 2000 Bal Harbor Boulevard) are separate condominium regimes with separate associations. In the 24 months to September 9, 2026, Village homes sold at a $297,500 median on eight sales, and Bal Harbor homes at $263,500 on four.
Data updated: October 2026 (Charlotte County Property Appraiser recorded, qualified sales and roll, windows ending September 9, 2026; Florida DBPR condominium register, downloaded October 28, 2026; Florida Division of Corporations, read October 28, 2026).
If you are not sure which section your unit belongs to, check the building address on your deed or tax bill: 2000 Bal Harbor Boulevard is Clipper Cove at Bal Harbor, and 2002 Bal Harbor Boulevard is Clipper Cove Village. The state’s condominium register lists both by those names, and the county roll uses the same two groupings.
| Measure | Clipper Cove at Bal Harbor | Clipper Cove Village |
|---|---|---|
| Homes | 48 in 10 buildings | 96 in 24 buildings of four |
| Street address | 2000 Bal Harbor Boulevard | 2002 Bal Harbor Boulevard |
| Recorded as condominiums | I, II and III (1999 to 2001), 16 homes each | Eight condominiums of 12 homes (2001 to 2004) |
| Roll year built | 1999 to 2002 | 2001 to 2004 |
| Canal-side by county flag | none of 48 | 60 of 96 (Buildings 10 to 24) |
| Common elements on the county card | 4.17 acres, ten detached garage buildings | 8.19 acres, 24 detached garage buildings, small clubhouse |
| County just value, 2026 | $219,207 for every home | median $264,337 ($257,890 to $283,680) |
| 12-month sales and median | 2 sales, $252,000 and $285,000 | 6 sales, $295,000 |
| 24-month sales and median | 4 sales, $263,500 | 8 sales, $297,500 |
| 36-month sales and median | 5 sales, $275,000 | 12 sales, $305,000 |
| 60-month sales and median | 14 sales, $334,500 | 25 sales, $339,900 |
Both sections are run by a master association that absorbed its earlier phase associations: Clipper Cove at Bal Harbor Master Association, Inc., which merged the three phase associations, and Clipper Cove Village Master Condominium Association, Inc., which merged in 2007. Your buyer will receive that association’s documents, not the other section’s, and will compare your section’s budget to nothing but itself. For a seller the practical point is that you gather your own association’s package, and you do not borrow assurances from the neighbor on the other side of the boulevard.
Public records name more than one management firm for the Village: the state register, the Division of Corporations and the county roll each list a different one. We do not guess which is current. Your estoppel certificate names the manager, and we confirm it before the listing goes live so that a buyer’s agent does not call the wrong office.
Over 60 months, the two sections look nearly alike: $339,900 for the Village against $334,500 for Bal Harbor, a gap of $5,400, or 1.6 percent of the Bal Harbor figure. Over 36 months the gap is $30,000 ($305,000 minus $275,000). Over 24 months it is $34,000 ($297,500 minus $263,500), or 12.9 percent of the Bal Harbor median. The recent gap is wider than the long-run one. But the order has not always run this way: in 2022, the five Bal Harbor sales had a $415,000 median against $375,000 for the six Village sales, and in 2023 the order reversed again ($347,000 against $419,500). Samples of four to eight sales swing, which is why we do not quote a section premium as a permanent feature.
A Bal Harbor owner should expect a buyer to compare the home to the four Bal Harbor sales in the 24 months and to the two in the last twelve, then to the Village’s non-canal homes. The four 24-month Bal Harbor sales were $249,900 (November 2024), $275,000 (December 2024), $285,000 (January 2026) and $252,000 (June 2026), and none was canal-side by the county flag. Our job is to explain what the unit offers that a buyer cannot get from a cheaper comparable, such as a documented garage bay, recent mechanical updates or a building with clean association records.
A Village owner has two comparison sets, because Village Buildings 1 to 9 and Buildings 10 to 24 behave differently. The one Village non-canal sale in the 24-month window, in Building 9 at $249,000 (May 2026), sits at the bottom of the whole range, and the seven canal-side sales run from $275,000 to $415,000. That is why a Village seller needs to know the building number before anyone argues about price.
The state register lists each condominium that makes up your section. The Division of Corporations shows the active master association and the inactive phase associations. The association’s own package is what matters for a sale, and it comes from the manager through your estoppel request and your resale package request.
Clipper Cove sold 12 homes at a $290,000 median in the 24 months to September 9, 2026, and 8 of those 12 closed between January and June, so the first thing we do for a Clipper Cove seller inside Punta Gorda Isles is price the home on its own section and canal flag and get the package ready before the winter buyers arrive. Request a free Clipper Cove home valuation or use the Clipper Cove valuation form, or call Jesse McGreevy direct at (239) 898-6072, and we will send the recorded sales with the date beside each. Moving within Southwest Florida? Our buyer representation across Southwest Florida covers your next purchase, and Marc Comisar is direct at (239) 287-5873. You are working with Top 1% Real Estate Agents Nationally Since 2008.
Yes, on the recorded sales, but less cleanly than the medians suggest. The seven canal-side sales in the 24 months to September 9, 2026 had a $300,000 median against $252,000 for five homes with no canal flag, a $48,000 difference. The canal-side homes are all in Clipper Cove Village Buildings 10 to 24, so section and canal flag move together.
Data updated: October 2026 (Charlotte County Property Appraiser recorded, qualified sales and roll, 24 and 36 months to September 9, 2026; Charlotte County Tax Collector 2025 bills, read October 28, 2026).
The county’s waterfront flag applies to 60 of the 144 homes, every home in Village Buildings 10 to 24. None of the 48 Bal Harbor homes and none in Village Buildings 1 to 9 carries it. The flag is the county’s record, not a marketing description, and a buyer’s agent can see it on the Property Appraiser’s parcel page.
| Window | Canal-side (county flag) | Not canal-side | Difference |
|---|---|---|---|
| 12 months | 5 sales, $295,000 | 3 sales, $252,000 | $43,000 |
| 24 months | 7 sales, $300,000 | 5 sales, $252,000 | $48,000 (19.0 percent of $252,000) |
| 36 months | 10 sales, $310,000 | 7 sales, $252,600 | $57,400 (22.7 percent of $252,600) |
The 24-month difference is $300,000 minus $252,000, which is $48,000, and $48,000 divided by $252,000 is 0.190. The 36-month difference is $310,000 minus $252,600, which is $57,400, and $57,400 divided by $252,600 is 0.227.
The five non-canal sales in the 24 months are four Bal Harbor homes and one Village Building 9 home. The seven canal-side sales are all Village homes. So the comparison above mixes two things, the section and the canal flag, and no sale in the window separates them: there is no canal-side Bal Harbor home to compare. Inside the Village alone, the one non-canal sale at $249,000 sits well under the seven canal-side sales, which points the same direction, but it is a single sale. We tell sellers the honest version: canal-side Village homes have sold at the top of the neighborhood, the gap is large enough to price, and the sample is small enough that we show the sales rather than a formula.
The county’s 2026 just value for a canal-side Village home is $283,679, against $219,207 for every Bal Harbor home and a median $264,337 for Village Buildings 1 to 9. The canal-side figure is $64,472 above the Bal Harbor figure ($283,679 minus $219,207), which is 29.4 percent. Just value is a statutory assessment as of January 1, not a market price, and it runs below sale prices in Florida, but it shows that the Property Appraiser’s own model treats the canal-side buildings as worth more.
Canal-side Village homes carry a larger non-ad valorem line on the tax bill. On the 2025 bills we read, a canal-side Village home carried $327.36 from the Punta Gorda Isles canal maintenance district, a Bal Harbor home carried $142.48, and a home in Village Buildings 1 to 9 carried none. Every sampled bill also carried $78.00 for the Alligator Creek Waterway assessment. A buyer weighs the premium against that recurring cost, and the section on tax lines below does the arithmetic.
A waterfront flag means the county classifies the parcel as waterfront. It does not mean the unit has a dock, a slip, a lift or the right to tie up a boat. A slip or mooring right, if one exists for your unit, comes from the recorded condominium instruments. Until we read the instrument, we do not market a canal-side unit as having boat access.
The county’s waterways layer names the Red Wing, White Ibis and Fortuna canals near the property, and the City of Punta Gorda says most, not all, of the Punta Gorda Isles canal system has no fixed bridges. The city publishes no canal-by-canal bridge clearance table, so a buyer with a sailboat has to prove the route. Buckley’s Pass opened on April 3, 2020 as a dredged channel to Alligator Creek, and the county’s Alligator Creek assessment on every Clipper Cove bill funds the entrance channel there. If your Clipper Cove buyer owns a boat, expect them to ask about the route on the first call.
The city maintains and replaces seawalls in the Punta Gorda Isles canal district through the assessment. The district description names the Clipper Cove parcels. Whether the walls behind your specific building are city district seawalls or association-owned walls is a question we confirm with the city’s canal maintenance office and with the association before a canal-side listing goes live, because a buyer’s lender and insurer will ask.
Clipper Cove’s repeat-sale record says owners who bought before 2021 are mostly well ahead, and a buyer at the 2022 to 2023 peak is likely behind. Charlotte County shows 28 resale pairs since September 2021 with a median gain of about 70 percent, and the one peak-era home resold in the last 24 months brought about 31 percent less than it cost.
Data updated: October 2026 (Charlotte County Property Appraiser recorded, qualified sales, resale pairs with the later sale on or after September 10, 2021, through September 9, 2026; county file downloaded October 28, 2026).
A repeat-sale pair is the same unit sold twice, with both sales recorded and qualified. Because every Clipper Cove home is the same plan, a pair is as close to a clean before-and-after as real estate offers: nothing changed on the floor plan, only the time and the market. We identify no unit, owner or building in any pair.
Across 28 pairs whose later sale falls on or after September 10, 2021, the median change from first sale to second is a gain of about 70 percent (69.9 percent), over a median hold of about six years. Spread across six years, a 69.9 percent gain works out to roughly 9.2 percent a year compounded (1.699 raised to the power of one sixth is about 1.092). Pairs whose first sale came before 2021 show gains from 29.4 percent to 171.4 percent. Two homes bought in 2016 and resold in 2026 at $295,000 and $310,000 gained 29.4 percent and 34.2 percent. Those are real gains, and they are the starting point of many conversations with owners who bought a decade ago and are deciding whether now is the time.
One home in the neighborhood was bought at the top of the market and resold inside our 24-month window. A canal-side Village home that sold for $449,900 in February 2023 resold for $310,000 in April 2026. The loss is $139,900 ($449,900 minus $310,000), which is 31.1 percent of the purchase price ($139,900 divided by $449,900 is 0.311). That is the cleanest evidence in the county file of what happens to an owner who prices a 2026 listing by a 2023 memory.
Two conclusions follow. If you bought before 2021, your gain is probably intact even at today’s $290,000-era prices, so waiting for a return to 2022 is a bet with real costs: carrying months of association dues, taxes, insurance and utilities on a home you are not using. If you bought in 2022 or 2023, the data says you are unlikely to sell at your purchase price, and the useful question becomes which costs you can still control. Those include a clean package, a strong first-week launch, an accurate price and a decisive negotiation. We have that conversation directly, with the pairs in front of you.
Of the 12 sales in the 24-month window, eight closed between January and June (one in March 2025 and seven between January and June 2026) and four between September and December 2024 or in August 2026. That pattern is consistent with a neighborhood where half the owners live somewhere else for part of the year: buyers shop in the winter and early spring, and contracts close in the spring. It argues for having your home listed, priced and complete by the end of the year if you want to catch the season, and it means a summer listing needs a sharper price to compete for fewer buyers.
The county record shows a market that has fallen about a quarter from its peak and has stayed there for two years. It does not show the next move. We will not tell you that prices are about to rise, and a seller who needs to wait for the market to prove them right is making a decision that the record does not support. We tell you where the last twelve sales landed and what your home’s own features are worth on top of that.
Clipper Cove buyers are largely people who live somewhere else for part of the year. On the October 2026 county roll, 73 of the 144 owners mail their tax bills to an address outside Florida, led by Michigan, New York, Minnesota and New Jersey. That is a proxy for seasonal ownership, not a count of residents, but it tells you where to market.
Data updated: October 2026 (Charlotte County Property Appraiser roll, owner mailing addresses, downloaded October 28, 2026).
The roll lists a mailing state for each owner. A mailing address is where the tax bill goes, which is not the same as where a person lives, and many Florida residents have an out-of-state address on file or the other way around. With that caveat, the figures are useful as a guide to where the neighborhood’s owners come from, and so where its next buyers may come from.
| Owner mailing address (October 2026 roll) | Homes | Share of 144 |
|---|---|---|
| Florida | 71 | 49.3 percent |
| Outside Florida | 73 | 50.7 percent |
| of which Michigan | 13 | 9.0 percent |
| of which New York | 10 | 6.9 percent |
| of which Minnesota | 7 | 4.9 percent |
| of which New Jersey | 6 | 4.2 percent |
| of which Illinois | 5 | 3.5 percent |
| of which Indiana | 5 | 3.5 percent |
| of which Ohio | 4 | 2.8 percent |
| of which Massachusetts and Wisconsin | 3 each | 2.1 percent each |
The nine states listed account for 56 of the 73 out-of-state addresses, about 77 percent. Within the sections, 27 of the 48 Bal Harbor owners and 44 of the 96 Village owners use a Florida mailing address, and three Village addresses are in Ontario, Canada.
A neighborhood with half its owners elsewhere is a neighborhood where buyers often decide from a distance. They look at photographs, a floor plan, a video walk-through and the county’s numbers first, and they come to Southwest Florida for a short window to see two or three homes. We build the listing for that buyer: a full photo set, a floor plan with the 1,517 square foot layout labeled, a video or 3D tour, the sale history of the plan in the neighborhood, and an organized document package a buyer can read before arriving. We direct marketing toward Michigan, New York, Minnesota and New Jersey audiences because those are the places the roll says Clipper Cove owners come from.
If your own mailing address is outside Florida, selling from a distance is routine. We coordinate showings and access with whoever manages your keys or the association’s front office, arrange pre-listing photography without requiring you to be present, and work with the closing agent on the signing method that suits your location. Closing agents routinely handle out-of-state sellers through a power of attorney, a mobile notary or a remote online notarization, and your closing agent or attorney decides which route fits your file. We plan the timing backward from the date you want to close so that nothing waits on a signature.
The roll says where tax bills go. It does not say who rents a unit, who uses it for the winter, who lives in it year-round, or how long anyone stays. It also cannot tell us about buyer demand beyond past owners. We use it as the starting point for marketing and then follow the actual inquiries: where they come from, what they ask and which documents they request first.
A buyer who sees Clipper Cove usually has seen at least one other Punta Gorda option. Clipper Cove’s most natural comparison in the city is Emerald Pointe, covered in its own section below. A buyer might also look at Colony Point, a single 63-home building from 1972 inside Punta Gorda Isles, where the 24 months to September 9, 2026 recorded 13 sales at a $365,000 median. Knowing which neighbors your buyer is also touring is part of how we set a first-week price.
Before listing, gather the association’s resale package required by Florida Statutes section 718.503 (including the association’s structural integrity reserve study or its written statement that none has been completed), the budget and financial statement, the FAQ and governance forms, the master insurance declarations, an estoppel order, any recorded garage or slip instrument, and an elevation certificate if one exists.
Data updated: October 2026 (Florida Statutes 718.503 and 718.116, 2026; Florida DBPR Estoppel Certificate Fees schedule, read October 28, 2026).
A Clipper Cove sale is a condominium sale, and a condominium sale carries a stack of documents that a house sale does not. The documents are not an obstacle. They are the thing a careful buyer reads before deciding, and a seller who has them ready sells to the buyer who would otherwise go on asking questions for a week.
Florida Statutes section 718.503 lists what a unit owner must give a buyer when selling a resale unit. The list includes the declaration of condominium, the articles of incorporation, the bylaws and rules, the annual financial statement and budget, a milestone inspection summary if one applies, the association’s most recent structural integrity reserve study or a statement that the association has not completed one, the turnover inspection report where one exists, and a frequently asked questions document. A governance form also goes with the package. Section 718.503(2)(d) requires the resale contract to carry one of two clauses: an acknowledgment that the buyer received the declaration, articles of incorporation, bylaws and rules, the most recent annual financial statement and budget, and the frequently asked questions document more than 7 days, excluding Saturdays, Sundays and legal holidays, before signing; or a clause that lets the buyer void the contract by written notice within 7 days, excluding Saturdays, Sundays and legal holidays, after the later of the buyer signing and the buyer receiving those documents. Any waiver of that right has no effect, the right ends at closing, and a contract without the required clause is voidable at the buyer’s option before closing. A seller who delivers those documents early starts that clock sooner.
An estoppel certificate is the association’s written statement of what the unit owes and what the association says about the unit as of a date. It covers assessments, any amounts due and other items the statute requires. The Division of Business and Professional Regulation’s current schedule shows the cap on the fee: not more than $299 for preparation and delivery, an additional $119 for delivery within three business days, and an additional fee not to exceed $179 if the unit is delinquent. The same schedule lists a transfer fee cap of $150 per applicant where an association charges one. These caps are inflation-adjusted every few years and DBPR’s next update is due by July 1, 2027. We order the estoppel early and read it before we set the price, because it tells us about any special assessment or balance the association says is due.
Neither Clipper Cove association publishes dues, reserve balances or budgets on a public page, and neither does the county. So we do not quote a dues figure, a reserve level or a special assessment total anywhere on this page. A buyer will see those numbers in the budget and the financial statement in your package, and will judge your unit by them. If the association has a recent capital project, a planned assessment or a changed insurance cost, the buyer will ask about it, and the answer belongs in the package and in our conversation, not in a surprise at the inspection.
The association carries a master policy on the buildings. A buyer’s lender and insurance agent will ask for the declarations page, the wind and flood deductible information and the association’s loss history. Those are association records, so we request them early. The unit owner carries a separate HO-6 policy for the interior.
If your unit has a garage bay, a boat slip or an assigned parking space, the recorded condominium instruments say so, and that instrument should be in the file with its recording reference. A buyer paying for a garage or a slip needs proof that it conveys. If the instruments say nothing about your unit, we do not describe it as having one.
Every Clipper Cove home sits in FEMA Zone AE. If an elevation certificate exists for your building, it helps the buyer’s insurance agent quote flood coverage, and the City of Punta Gorda keeps certificates it has received. We check the city’s viewer and the association’s records before listing.
We usually work in this order: confirm the section and building number from the deed, request the estoppel and the package from the manager, check the recorded instruments for any garage, slip or parking designation, look for an elevation certificate, read the budget and financial statement, then set the price. The reason for that order is that a package problem can change the price, and we would rather find it before the listing than after the offer.
The Florida statutes for a structural integrity reserve study and a milestone inspection apply to condominium buildings of three habitable stories or more. Clipper Cove’s county records and unit numbering indicate two-story buildings, and the state’s reporting databases hold no Clipper Cove row as of October 28, 2026. The association states its own position in the resale package.
Data updated: October 2026 (Florida Statutes 718.112(2)(g) and 553.899, 2026; Florida DBPR structural integrity reserve study databases, read in full October 28, 2026).
This is a question Florida condominium buyers and lenders now ask routinely, and it has a straightforward answer for a seller who reads the statute carefully and does not overstate it.
Florida Statutes section 718.112(2)(g) requires a structural integrity reserve study for each building on the condominium property that is three habitable stories or higher in height, with a deadline for existing associations of December 31, 2025. Section 553.899 requires milestone inspections for buildings of three habitable stories or more, first due by December 31 of the year a building reaches 30 years. The Division of Business and Professional Regulation explains the study on its public explainer, which we link in the Downloadable Documents section.
The county record cards show one floor per unit, and the unit numbers encode a first-floor or second-floor position. The 12 sales in the window include four second-floor homes and eight first-floor homes. On that record the buildings appear to be two stories. We describe this as what the county records and unit numbering indicate, and we ask the association to state the height of each building in writing.
The Division of Business and Professional Regulation publishes two public databases of structural integrity reserve study filings: one for submissions from July 2025 on and one for earlier ones. On October 28, 2026 we read both in full. The newer database has 4,314 rows and the older one has 6,086 rows. Neither contains a row for Clipper Cove at Bal Harbor, Clipper Cove Village or either master association. The landing page notes that only complete submissions of the reporting form are displayed. Filtering for ZIP 33950 returns other associations in the same ZIP, including eleven in the newer database, so the database is working and Clipper Cove simply is not in it.
An empty result is not proof either way. It fits an association whose buildings fall below the three-story test, and it would also fit a filing that was never submitted or is incomplete. That is why we do not tell a buyer that Clipper Cove has satisfied a requirement or is outside one. We tell the buyer what the statute’s height test is, what the county record shows about height, what the state database holds, and that the association’s own statement in the resale package is the document that answers it. Our job as the seller’s agent is to get that statement into the file early.
Even for a building that did meet the height test, the first milestone inspection would not fall due before December 31, 2029 for a 1999 roll-year building, because the deadline runs from the year the building reaches 30 years. We do not expect to need that answer, and we mention it only because a buyer’s attorney sometimes asks.
A buyer comparing Clipper Cove with a three-or-four-story building elsewhere in Punta Gorda faces a structural integrity reserve study, a reserve funding schedule that can raise monthly dues or trigger a special assessment, and a milestone inspection. A seller who can point to two-story buildings, to a package that says so in the association’s words, and to a state database with no Clipper Cove row has answered the question a careful buyer is most worried about. The answer has to come from documents, not from us.
A Clipper Cove buyer will see ad valorem tax at 16.8148 mills for 2026 plus two small non-ad valorem lines: the Alligator Creek Waterway assessment of $78 on every unit, and the Punta Gorda Isles canal maintenance assessment, which on the 2025 bills was $142.48 for a Bal Harbor home, $327.36 for a canal-side Village home and nothing for Village Buildings 1 to 9.
Data updated: October 2026 (Charlotte County Tax Collector 2025 bills, three units sampled October 28, 2026; Charlotte County Property Appraiser 2026 final rate chart dated October 2, 2026; Charlotte County and City of Punta Gorda budget documents).
Buyers read the tax bill before they read the listing description, and a Clipper Cove bill is easy to misread because two of its lines are unfamiliar. We sampled one 2025 bill from each pricing group and walk through what each line is, so you can explain it before a buyer asks.
| Unit group (non-homestead in 2025) | 2025 assessed value | Ad valorem tax | Alligator Creek Waterway | PGI canal maintenance | Non-ad valorem total | Total bill |
|---|---|---|---|---|---|---|
| Bal Harbor, Building 2 | $225,654 | $3,750.03 | $78.00 | $142.48 | $220.48 | $3,970.51 |
| Village, canal-side | $283,679 | $4,714.32 | $78.00 | $327.36 | $405.36 | $5,119.68 |
| Village, Buildings 1 to 9 | $230,321 (school portion $264,337) | $4,041.47 | $78.00 | none | $78.00 | $4,119.47 |
None of the three was homesteaded. Account numbers and unit numbers are withheld on purpose; the Tax Collector’s lookup lets any buyer pull a bill by address. The 2025 total millage on those bills was 16.6185.
Charlotte County levies the Alligator Creek Waterway municipal service benefit unit assessment on parcels in the Alligator Creek access area, and it appears on every Clipper Cove bill we sampled. The county’s adopted fiscal 2026 and approved fiscal 2027 rate is $78.00 per equivalent residential unit. It was $25.00 in fiscal 2025, so the line rose by $53, which is 212 percent ($78 divided by $25 is 3.12). The county budget shows 4,787.1 units billed, which at $78 yields about $373,394 ($78 times 4,787.1). It funds maintenance of access through the Alligator Creek entrance channel, including a fiscal 2026 dredging budget of $2,130,884 plus $106,167 for engineering, financed with $1,723,000 of debt proceeds, and a principal repayment of $345,000 scheduled for fiscal 2027. The county lists $100 as the current maximum rate, so the assessment can rise again.
The City of Punta Gorda levies a canal maintenance assessment on property in the Punta Gorda Isles district. For property not zoned single-family, the city code charges one ten-thousandth of the single-family lot assessment for each square foot of land lying less than 120 lineal feet from a dedicated canal or waterway. The district description names the Clipper Cove parcels. On a condominium, the assessed land area is allocated among the units, and the 2025 bills show the result: $142.48 for a Bal Harbor home and $327.36 for a canal-side Village home, with no canal line on a home in Village Buildings 1 to 9.
The fiscal 2026 rate for land outside the single-family category was $0.141 per square foot. Dividing, $142.48 by $0.141 is about 1,010 square feet of allocated land per Bal Harbor home, and $327.36 by $0.141 is about 2,322 square feet per canal-side Village home. Those allocations are our arithmetic from the bills, not a figure the city prints. The city set the fiscal 2027 rate at $0.156 per square foot on September 9, 2026. At that rate the same allocations give an estimated about $158 for a Bal Harbor home ($142.48 divided by $0.141, times $0.156) and about $362 for a canal-side Village home ($327.36 divided by $0.141, times $0.156). Treat those as estimates and confirm them on the November 2026 bill. The city’s planning figures call for further annual increases through fiscal 2031; they are planning figures, not adopted rates.
| Unit group | 2025 bill (Alligator Creek plus canal) | Fiscal 2027 estimate |
|---|---|---|
| Bal Harbor | $78.00 + $142.48 = $220.48 | about $236 ($78.00 + about $158, estimate) |
| Village, canal-side | $78.00 + $327.36 = $405.36 | about $440 ($78.00 + about $362, estimate) |
| Village, Buildings 1 to 9 | $78.00 | $78.00 |
These two lines are small next to the ad valorem bill. They matter because a canal-side buyer is paying for a premium and a larger annual line together, and a buyer in Buildings 1 to 9 should know that a home with no canal line is not canal-side.
For the City of Punta Gorda taxing districts, the Property Appraiser’s final 2026 rate chart (October 2, 2026) shows 16.8148 mills: county 6.1275, Environmentally Sensitive Lands 0.2000, City of Punta Gorda 3.9928, West Coast Inland Navigation 0.0394, Southwest Florida Water Management 0.1831, and the school board 3.0240 plus 3.2480. The 2025 rate on the bills above was 16.6185. The increase is 0.1963 mills, which on a $290,000 assessment adds about $56.93 a year ($290,000 times 0.0001963).
When a Clipper Cove home sells, the assessment resets to the county’s just value for the following January 1, and a buyer who does not qualify for or does not claim homestead pays on the full figure. Using the 24-month median as an assumed value and 2026 rates, the arithmetic is below. It is an estimate; the real bill depends on the buyer’s exemptions and the county’s assessment.
| Buyer scenario at $290,000 assumed value | Calculation | Ad valorem tax |
|---|---|---|
| No homestead | $290,000 x 16.8148 / 1,000 | $4,876.29 |
| With homestead | School: ($290,000 minus $25,000) = $265,000 x 6.2720 / 1,000 = $1,662.08. Non-school: ($290,000 minus $25,000 minus $26,411) = $238,589 x 10.5428 / 1,000 = $2,515.40 | $4,177.48 |
Add $78 to about $440 of non-ad valorem lines, depending on the unit. The homestead exemption amounts come from the Florida Department of Revenue. Amendment 3, which voters approved on November 3, 2026 (61.99 percent yes on the state's unofficial count; 60 percent was needed), changes homestead exemptions from 2027, so a buyer’s own advisor should confirm the rules in force when they close.
On the October 2026 roll, 47 of the 144 homes, 32.6 percent, are assessed below their just value, a combined gap of $2,913,171, with the largest single gap at $142,719. The gap comes from the assessment caps under section 193.155 of the Florida Statutes. When one of those homes sells, the buyer does not inherit the cap. A seller who has paid taxes on a capped assessment for years should tell a buyer plainly that the buyer’s bill will start from just value, and show the illustration above. It keeps the buyer from being surprised in November and keeps the price conversation honest.
Florida property tax is billed in November for the calendar year, so a spring closing is prorated: the seller owes the buyer the tax for the part of the year the seller held title. Our net sheet section below works through a July 1 closing, which prorates 181 days (January 1 through June 30). On the illustration’s $4,876.29, 181 of 365 days is $2,418.11.
A Clipper Cove buyer will ask about flood zone, flood insurance, the association’s master policy and the unit’s HO-6 policy. Every Clipper Cove home sits in FEMA Zone AE with a 9 foot base flood elevation, a lender will require flood coverage, and the City of Punta Gorda’s Community Rating System Class 5 earns policyholders a 25 percent discount on federal flood premiums.
Data updated: October 2026 (FEMA Flood Insurance Rate Map panel 12015C0237G, effective December 15, 2022; Charlotte County GIS evacuation layer; FEMA Community Rating System eligible communities list, April 1, 2026; Citizens Property Insurance flood requirement).
Insurance has become the question that decides some Florida condominium sales, so we put what the public record supports in front of you, and we stay away from what it does not.
The county record card for each Clipper Cove parcel shows Flood Insurance Rate Map panel 12015C0237G, effective December 15, 2022, Zone AE, base flood elevation 9 feet (NAVD 88), inside the special flood hazard area and outside the regulatory floodway and the Coastal Barrier Resources System. That reading applies to every unit. A buyer using a mortgage in a special flood hazard area has to carry flood insurance. The FEMA Map Service Center and the city’s FIRM index let a buyer confirm it by address.
The association insures the building. The unit owner insures the interior, personal property and loss-assessment exposure with an HO-6 policy. Master policy declarations, wind or named-storm deductibles and loss history are association records and are not public, so we request them with the package. A buyer’s insurance agent will ask for them, and a lender may too.
Citizens Property Insurance requires flood coverage on new wind policies for properties in a special flood hazard area, a rule that has applied since April 1, 2023. Because every Clipper Cove unit is in Zone AE, that rule already applies to any buyer seeking Citizens wind coverage for a unit. Citizens has also announced that from January 1, 2027, every Citizens residential policy must carry flood insurance statewide, so the Zone AE position is not new for a buyer here. We tell buyers to get a quote early, because insurance availability and cost can change what they can afford.
The City of Punta Gorda holds a Community Rating System Class 5, which earns a 25 percent discount on National Flood Insurance Program premiums for policies in the special flood hazard area (FEMA list, April 1, 2026). It is a city-wide discount, which a buyer’s agent can confirm. It does not guarantee any particular premium; FEMA’s Risk Rating 2.0 sets premiums unit by unit.
Florida Statutes section 627.711 governs the uniform mitigation verification form, and wind-mitigation features can earn insurance credits. The My Safe Florida Home program has a condominium component for associations. Whether the Clipper Cove associations have used it is a question for the association, not a public record we can quote.
Charlotte County’s evacuation layer places Clipper Cove in Evacuation Zone A, and the county’s design wind speed for the location is 130 miles per hour. We provide the county’s evacuation map in the Downloadable Documents section and the county’s Know Your Zone lookup so a buyer can check the address.
Hurricane Charley (2004) predates the last Village buildings, and Hurricane Ian (2022) is documented in the National Hurricane Center’s report. We found no primary source describing damage inside Clipper Cove and we do not characterize any. If a buyer asks about a specific storm, we answer from the association’s records and the insurance history in the package.
Clipper Cove buyers want a newer, uniform three-bedroom in two-story buildings inside the Punta Gorda Isles canal system; Emerald Pointe buyers want a lower entry price, Peace River frontage and an on-site marina. In the 24 months to September 9, 2026, Clipper Cove sold 12 homes at a $290,000 median, and Emerald Pointe sold 34 at $165,950.
Data updated: October 2026 (Charlotte County Property Appraiser recorded, qualified sales and roll, windows ending September 9, 2026, same method for both neighborhoods; Florida DBPR structural integrity reserve study databases and condominium register, October 28, 2026).
Buyers who tour Clipper Cove often tour Emerald Pointe the same week. Emerald Pointe is about 303 residential condominium homes on East Marion Avenue on the Peace River, outside Punta Gorda Isles, built between 1975 and 1984 in six condominiums that range from 836 to 3,339 square feet. It is a different product at a different price, and a Clipper Cove seller should know how a buyer will compare the two.
| Measure | Clipper Cove | Emerald Pointe |
|---|---|---|
| 24-month sales and median | 12 at $290,000 | 34 at $165,950 |
| 12-month sales and median | 8 at $290,000 | 22 at $157,500 |
| 36-month and 60-month medians | $295,000 and $339,000 | $201,000 and $250,000 |
| 24-month median per square foot | $191.17 | $140.49 |
| 24-month median against 60-month median | down 14.5 percent | down 33.6 percent |
| Homes and years built | 144, 1999 to 2004 | about 303 residential, 1975 to 1984 |
| Units | one plan, 1,517 square feet, three bedrooms | villas, townhouses and midrise units from 836 to 3,339 square feet (midrise median 1,147) |
| Buildings and the structural integrity law | two-story; the statutes start at three habitable stories | midrise buildings of three or four stories fall under both laws |
| Water | 60 canal-side homes in the Punta Gorda Isles canal system | Peace River frontage and an association marina |
| Non-ad valorem lines, 2025 | $78 Alligator Creek plus $0 to $327 canal | none on the sampled bill |
| Location | inside Punta Gorda Isles | outside Punta Gorda Isles, East Marion Avenue |
| Associations | two master associations | one association |
| State structural integrity database rows, October 28, 2026 | none | none |
The arithmetic behind the headline comparisons: $290,000 divided by $165,950 is 1.748, so the Clipper Cove median is 74.8 percent above Emerald Pointe’s. Per square foot, $191.17 against $140.49 is 36.1 percent more ($191.17 minus $140.49 is $50.68, and $50.68 divided by $140.49 is 0.361). And the 24-month median against the 60-month median fell 14.5 percent at Clipper Cove ($290,000 against $339,000) and 33.6 percent at Emerald Pointe ($165,950 against $250,000).
A Clipper Cove buyer wants a larger, newer unit: 1,517 square feet and three bedrooms in a building less than 30 years old, in two-story buildings that sit below the structural integrity statutes’ height test, inside the Punta Gorda Isles canal system, with two master associations to choose between. These buyers will pay more per square foot and accept a smaller number of homes to choose from.
An Emerald Pointe buyer wants a lower entry price (its 24-month median is $165,950, with sales running from $105,000 to $479,000), waterfront on the Peace River and an on-site marina. The association’s websites list a marina with more than 100 slips, tennis, three pools, a clubhouse and a manned gate. Its midrise buildings of three or four stories fall under the structural integrity and milestone laws, so those buyers need to read each building’s study and funding plan.
We position a Clipper Cove listing to the first buyer and answer the second buyer’s questions before they ask. Against Emerald Pointe, the strengths are a newer building, a standard three-bedroom plan, two-story construction and a smaller drop from the 60-month median. The honest weakness is that Clipper Cove’s median price per home is 74.8 percent higher, and Emerald Pointe has the marina and the Peace River frontage that a Clipper Cove buyer will not get. A Clipper Cove seller who talks about those honestly sells to the buyer who wanted what Clipper Cove actually is.
We price a Clipper Cove condo from the 12 recorded sales in the last 24 months, split by section and canal flag, adjusted for what your unit’s recorded documents attach and what its condition and association package say, and set to today’s market rather than the 2022 peak. The result is a range backed by dated sales, not a portal estimate.
Data updated: October 2026 (Charlotte County Property Appraiser recorded, qualified sales, 24 months to September 9, 2026; county roll downloaded October 28, 2026).
With one floor plan the pricing method is simple enough to show you step by step, and we do.
We start from your deed and the Property Appraiser’s parcel page. The building address tells us the section (2000 Bal Harbor Boulevard for Bal Harbor, 2002 for the Village), the building number tells us whether a Village home is in Buildings 1 to 9 or in the canal-side Buildings 10 to 24, and the unit number tells us the floor. Those three facts place you in one of three comparison groups.
The comparison set is short, and each group’s evidence is on the record. For Bal Harbor, it is four sales in 24 months ($249,900, $252,000, $275,000 and $285,000), the two most recent being $285,000 in January 2026 and $252,000 in June 2026. For canal-side Village homes, it is seven sales in 24 months from $275,000 to $415,000 at a $300,000 median, and five of them closed in 2026 at $295,000, $310,000, $295,000, $310,000 and $275,000, a $295,000 median. For a Village home in Buildings 1 to 9, the only sale in the window was $249,000 in May 2026, so we widen to 36 months and look at the neighborhood’s non-canal sales together ($252,600 median on seven sales in 36 months).
We do not apply a fixed percentage. We use the differences the sales show: $48,000 between canal-side and non-canal-side medians in 24 months, $34,000 between the Village and Bal Harbor medians, and the caveats that go with each (the groups overlap, and the samples are small). The adjustment is a conversation between the data and the unit’s circumstances.
A documented garage bay, slip or assigned parking space belongs in the pricing conversation with its recording reference. We give it weight only when the instrument proves it, and we do not know of a measured dollar value for it in the sales, so we describe it as a feature that helps a unit stand out rather than assign it a number.
Because all units share a plan, a buyer can see condition differences clearly. We walk the unit, note the air handler age, water heater, flooring, windows, kitchen and baths and any permit history, and say plainly where a buyer will want a credit. A unit that shows well and has no open questions sells nearer the top of its group.
The association’s finances can move the price. A buyer who reads a recent special assessment or a thin reserve picture will discount the home. A buyer who reads a clean package will not. We read the package before we set the price, not after.
Price to the last 12 sales, not to the peak. The 2022 median was $390,000 and the 24-month median is $290,000. A buyer’s agent will cite recorded sales, and a listing priced from 2022 memory sits while the buyers who wanted this plan buy the one that is priced to the record.
A listing earns its best attention at launch. We set the price so the first showings convert rather than set the price high with a plan to reduce. In a market with about one sale every two months, the buyers who are watching Clipper Cove will see a new listing the day it appears, and the first impression of price and presentation is hard to repair.
A portal estimate depends on recent comparable sales. Clipper Cove had one recorded sale in all of 2025, and 12 in 24 months, so an automated model is working from very few comparables, and it can mix the Village and Bal Harbor, or the canal-side and non-canal groups, in a single average. It may also pull in a similar-sounding condominium elsewhere. For clarity: 2000 Bal Harbor Boulevard is Clipper Cove at Bal Harbor and 2002 Bal Harbor Boulevard is Clipper Cove Village. The county’s list of recorded sales is the comparison set, and it is the one we use.
A Clipper Cove seller owes three kinds of disclosure: the flood disclosure under Florida Statutes section 689.302, the condominium resale package under section 718.503, and disclosure of known defects that materially affect value and are not readily observable. Your closing agent or attorney confirms the forms for your contract.
Data updated: October 2026 (Florida Statutes 689.302 and 718.503, 2026 editions, read October 28, 2026).
This is general information, not legal advice, and the forms and timing depend on your contract. We do not try to replace your closing agent or attorney. We do try to make sure the right documents are in the file before the buyer asks for them.
Section 689.302 of the Florida Statutes requires a seller of residential property to give the buyer a flood disclosure in the statute’s prescribed form. Every Clipper Cove unit sits in Zone AE, so a seller should answer the form’s questions with the property’s actual history: whether the unit has had flood damage, whether a flood insurance claim was made, and whether federal disaster assistance was received. We tell sellers to gather the answers before listing and to check their own insurance and claim records rather than rely on memory. The statute’s text controls.
The section 718.503 package described above is the condominium side. It is delivered to the buyer and includes the association’s position on the structural integrity reserve study. Under section 718.503(2)(d) the buyer may void the contract within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the declaration, articles, bylaws and rules, annual financial statement and budget, and FAQ document, unless the buyer had those documents more than 7 such days before signing, and a contract without the required clause is voidable at the buyer’s option before closing.
Under Florida law a seller who knows of a fact that materially affects the value of the property and is not readily observable has to disclose it. In a condominium, the line between the unit and the common elements matters: a known leak in the unit’s plumbing is the owner’s to disclose, and a known roof or exterior problem is the association’s to address but is still something a seller who knows about it should not hide. Known association matters, such as a pending special assessment or a planned capital project, belong in the conversation too. When we are unsure, we ask the seller to disclose and let the buyer decide.
Clipper Cove’s two associations are condominium associations governed by chapter 718. The homeowners’ association disclosure summary in chapter 720 is designed for a different kind of community, so the 720 summary is not the document a Clipper Cove seller hands over. If your unit has any unusual covenant that sits outside the condominium documents, your closing agent will tell you.
If you replaced an air handler, water heater, windows or a lanai enclosure, keep the permit and the final inspection. For a unit that has had work done without a permit, we tell you before listing, because a buyer’s inspection or insurance agent may find it.
We market a Clipper Cove condo as one of 144 identical plans by showing a buyer what is different about yours: a full photo set, a labeled 1,517 square foot floor plan, a video or 3D tour for out-of-state buyers, the recorded sales history, and a document package ready before the first showing. Then we time the launch to the winter buyer season.
Data updated: October 2026 (Charlotte County Property Appraiser recorded, qualified sales, 24 months to September 9, 2026; owner mailing addresses from the county roll, October 28, 2026).
For a condominium, the listing file is more than the photos. We assemble the floor plan, the recorded sales, the tax bill breakdown with the two non-ad valorem lines explained, the association contact and the estoppel schedule, the flood zone reading, and a one-page summary of what conveys with the unit. A buyer’s agent who opens a complete file spends less time asking questions and more time showing the home.
Because every plan is the same, presentation separates one listing from another. Natural light, staging that shows the three-bedroom layout and a lanai or view if the unit has one all matter. For a canal-side Village building, exterior photography shows the setting. We take aerial and ground photographs where permitted and we do not imply a dock, slip or boat access that the recorded instruments do not support.
Eight of the 12 sales in the last 24 months closed between January and June, and half the owners mail outside Florida. We aim to have a Clipper Cove listing complete and live in time for the winter and early spring buyer window, which for a closing in March or April usually means being ready in the fall.
Charlotte County is county-first for our research because the Southwest Florida MLS coverage of Punta Gorda is thin, so we do not rely on one feed. We list on the MLS, post through our team’s own channels, and reach out to our buyer database with the listing and its sales history. Because half of Clipper Cove’s owners are outside Florida, we also direct advertising toward the Midwest and Northeast states where the roll shows the neighborhood’s owners come from.
A condominium building may have its own rules for access, parking, signs and showings. We read them in advance, tell the manager about showings and open houses where the association requires it, and make sure a buyer can find the unit. We do not post signs or lockboxes that the association’s rules do not allow.
We negotiate Clipper Cove offers on three fronts: price and terms against the recorded sales, repair and credit requests after inspection with a clear line between the unit and the common elements, and the appraisal and the lender’s condominium review. Jesse and Marc handle the negotiation personally, with the 12 sales and your package in hand.
Data updated: October 2026 (Charlotte County Property Appraiser recorded, qualified sales, 24 months to September 9, 2026).
An offer at Clipper Cove is read against 12 sales in two years, so we answer with the sale that matches the unit’s section and canal flag and the date of that sale. We also read terms: the closing date, financing, the inspection period, who pays what, and whether the buyer can close in the timeframe you want. A slightly lower price with a clean, quick close can beat a higher price with contingencies.
After the inspection, a buyer’s request for repairs falls in two groups. Items inside the unit (air handler, water heater, appliances, interior plumbing) are yours. Items on the building or common elements (roofing, exterior walls, shared systems) belong to the association, and a repair request for them goes to the association, not to you. We sort the report into those two groups and respond with evidence: a service invoice, a permit or a statement from the manager.
A buyer using a mortgage faces an appraisal and a lender review of the condominium project, which looks at items such as the association’s budget and reserves, owner occupancy and insurance. We do not speak for any lender. We tell you in general terms that a thin budget or a pending assessment can slow a financed buyer, and that the 12 recent sales give an appraiser local comparables when the price is set carefully. A cash buyer is not subject to a lender’s review.
When two buyers show up, the highest price is not always the best offer. We compare financing, closing date, contingencies and the buyer’s ability to close. We keep a back-up offer in place when the primary buyer’s financing or insurance is uncertain.
Insurance quotes for a condominium in a flood zone can take time, and a buyer’s wind, flood and HO-6 quotes affect the timeline. We encourage buyers to start quotes the day the contract is signed, and we keep the package ready so the agent has what the underwriter requests.
Selling a Clipper Cove condo at the $290,000 median costs about $4,786 to $4,965 in the itemized charges below (Florida deed stamps of $2,030, an estoppel of up to $299 and prorated taxes and assessments), plus a negotiable commission, the owner’s title policy and settlement charges your closing agent quotes, and any mortgage payoff.
Data updated: October 2026 (Florida Statutes 201.02; DBPR Estoppel Certificate Fees schedule; Charlotte County Property Appraiser 2026 millage; Charlotte County Alligator Creek Waterway budget; City of Punta Gorda fiscal 2027 canal assessment resolution).
The table below is a worked example at $290,000 with a July 1 closing, so that the arithmetic is visible. It is an illustration, not a quote. Your own taxes depend on your assessed value and exemptions, and the amounts billed in November 2026 may differ from our estimates.
| Line | Bal Harbor | Village, canal-side | Village, Buildings 1 to 9 |
|---|---|---|---|
| Sale price | $290,000.00 | $290,000.00 | $290,000.00 |
| Deed stamps, $0.70 per $100 ($290,000 / 100 x 0.70) | $2,030.00 | $2,030.00 | $2,030.00 |
| Estoppel certificate (DBPR maximum) | $299.00 | $299.00 | $299.00 |
| Prorated 2026 ad valorem, 181 of 365 days, on the $4,876.29 illustration | $2,418.11 | $2,418.11 | $2,418.11 |
| Prorated Alligator Creek, 181 of 365 days of $78.00 | $38.68 | $38.68 | $38.68 |
| Prorated canal line, 181 of 365 days of the fiscal 2027 estimate (about $158 and about $362) | $78.35 | $179.51 | $0.00 |
| Itemized total | $4,864.14 | $4,965.30 | $4,785.79 |
| Remainder before commission, title and payoff | $285,135.86 | $285,034.70 | $285,214.21 |
Commission is negotiable and is set in the listing agreement. We do not print a schedule here. To show the effect, here are three illustrations of the remainder above after a total commission of 4, 5 and 6 percent of $290,000, which is $11,600, $14,500 and $17,400:
| Commission illustration | Bal Harbor | Village, canal-side | Village, Buildings 1 to 9 |
|---|---|---|---|
| 4 percent ($11,600) | $273,535.86 | $273,434.70 | $273,614.21 |
| 5 percent ($14,500) | $270,635.86 | $270,534.70 | $270,714.21 |
| 6 percent ($17,400) | $267,735.86 | $267,634.70 | $267,814.21 |
These percentages are examples for the arithmetic only. They are not an offer, a recommended figure or Domain Realty’s fee schedule. Since the August 2024 rule changes, commission is a negotiated term between the seller and the listing brokerage, and an offer of compensation to a buyer’s agent is a separate negotiated item.
Florida’s documentary stamp tax on a deed is $0.70 per $100 of consideration under section 201.02 of the Florida Statutes. At $290,000 that is $290,000 divided by 100, times 0.70, which is $2,030. At the 12-month low of $249,000 it would be $1,743, and at the 24-month high of $415,000 it would be $2,905.
Who pays the owner’s title insurance policy is negotiable. In much of Southwest Florida the seller pays it, and Attorneys’ Title Fund Services lists Charlotte and Lee among Florida’s traditional seller-pay counties, but the contract controls, so confirm it in yours. The premium, the settlement fee and recording charges depend on the closing agent, so we ask for a written quote and do not estimate it here.
An estoppel certificate is ordered through the association’s manager. DBPR’s posted cap is $299 for preparation and delivery, with $119 more if the buyer needs it within three business days and up to $179 more if the unit is delinquent. Who pays is a contract term; the contract and the statute control.
The tax and assessment prorations above assume the seller owes the buyer for January 1 through June 30. The real figures come from your closing statement. The association’s regular assessments are prorated separately and are not estimated here because neither association publishes its dues.
If a mortgage is being paid off, the payoff letter controls the amount. Some sellers also pay for a termite or home warranty, repairs agreed during negotiations, or a seller concession. We put each of those on your net sheet before you accept an offer, and the net sheet is the number that matters.
You can get a free Clipper Cove valuation three ways: through the Clipper Cove valuation form, through our Clipper Cove condo valuation guide, or by calling Jesse McGreevy at (239) 898-6072. Each returns a range built from recorded Clipper Cove sales.
Data updated: October 2026 (Charlotte County Property Appraiser recorded, qualified sales, 24 months to September 9, 2026).
We do not send an automated number. We send the recorded sales that match your section and canal flag, with their dates, the county’s 2026 just value for your parcel, and a net sheet. There is no obligation.
Your building address (2000 or 2002 Bal Harbor Boulevard), the building and unit number, the year of your air handler, water heater and any other major work, whether your deed or condominium documents mention a garage bay, slip or parking space, and your most recent association statement. A walk-through lets us see condition, which is the one variable no record holds.
Call Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873, or visit our office at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. You are working with Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. If you are buying your next home too, read our guide to buying a condo in Clipper Cove or see how we represent Southwest Florida buyers.
Most Clipper Cove owners net more by listing with an experienced team, because the package, estoppel, flood and pricing questions that slow a condominium sale are the ones an agent resolves. A cash sale trades price for speed, and selling by owner saves a commission but leaves you to handle every disclosure and the buyer’s questions.
Data updated: October 2026 (Charlotte County Property Appraiser recorded, qualified sales, 24 months to September 9, 2026).
Florida allows an owner to sell without an agent, and some cash buyers are legitimate. The question is what each route costs on a Clipper Cove condo, where a handful of sales a year sets the record and a pricing error shows up in every future comparison.
| What you care about | List with McGreevy and Comisar | Sell to a cash buyer | Sell by owner |
|---|---|---|---|
| Exposure to the buyer pool | MLS, our team site, our buyer database and out-of-state marketing timed to the winter season | One buyer | Whatever you arrange |
| Price discipline | Priced from the county record for your section and canal flag, defended at appraisal | Offer typically discounted for speed and certainty | Set by the owner, often from a portal estimate |
| Condominium paperwork | Package, estoppel and the association’s structural integrity statement in the file before the first showing | Still owed by the seller | Owed by the seller, unaided |
| Flood and insurance questions | Zone AE reading, CRS discount and quote timeline explained to the buyer | Usually absorbed in the offer price | Handled by the owner |
| Negotiation after inspection | Partner-level, with a clean line between unit and common elements | Often a second price cut | Owner negotiates directly |
| Who should choose it | Most Clipper Cove sellers | Owners who value speed over price | Owners with a buyer already in hand and complete paperwork |
Choose a listing if your value depends on facts a buyer has to be shown: a canal-side building, a documented garage or slip, recent updates, a clean association package. Choose a cash sale if you need a fixed date more than a top price, or the unit needs work you would rather not do. Choose to sell by owner only if a buyer is already in hand, and even then have a closing agent or attorney handle the flood disclosure and the chapter 718 package. If you are unsure, a free valuation shows what each route would likely net.
Jesse McGreevy is a top-reviewed Clipper Cove realtor and Marc Comisar is a top-reviewed Clipper Cove realtor, and McGreevy and Comisar hold the Gulfshore Life Five Star award for customer satisfaction for 21 straight years. The reviews below come from sellers who worked with our team, quoted exactly as clients wrote them in their public reviews; we do not edit, combine or score them.
★★★★★ “Jesse did a great job as Realtor and his assistant, Beth, didn’t miss a thing throughout the process!” Verified Google review
★★★★★ “Marc was an absolute joy to work with. From our first contact with him until our closing date, he kept us well informed about everything that was going on with our listing. His initial marketing and listing presentation was impressive and he delivered on everything that he promised us. He sold our house in record time, even in a tough market with lots of short sales and foreclosures in the area. We would absolutely highly recommend Marc and will certainly be repeat customers!!” Verified Zillow review
★★★★★ “Marc sold our house within 48hours with several offers over the asking price. We never dreamed it would sell that fast! He even went above and beyond to walk us thru the whole process!” Verified Zillow review
When you list with Top 1% Real Estate Agents Nationally Since 2008, the partners who answer your first call are the partners at your closing. Call Jesse direct at (239) 898-6072.
These are the questions Clipper Cove owners ask us most, and the questions people search about selling a condominium in Punta Gorda, answered from the county record, the state’s databases and Florida law. For anything specific to your unit, call Jesse.
Confirm your section and building from the deed, order the estoppel and the association package, price from the 12 recorded sales in the last 24 months, split by section and canal flag, then list with a team that puts those records in front of buyers on day one. Call Jesse McGreevy at (239) 898-6072 and we will start with the recorded sales.
On the county record, Clipper Cove condos sold at a $290,000 median in the 24 months to September 9, 2026, with Village homes at $297,500, Bal Harbor homes at $263,500 and canal-side homes at $300,000. Your own figure depends on section, building, condition and documents. Our Clipper Cove valuation guide walks through it.
Charlotte County recorded eight qualified Clipper Cove sales in the 12 months to September 9, 2026, at a $290,000 median, and 12 in the 24 months to the same date. That is 8.3 percent of the 144 homes in two years. The newest recorded sale was August 13, 2026.
The 24-month median is $290,000, the 12-month median is also $290,000, the 36-month median is $295,000 and the 60-month median is $339,000. The 24-month and 12-month figures use the middle pair of $285,000 and $295,000, because both windows have an even number of sales.
Prices fell from a $390,000 median in 2022 to $365,000 in 2023 and $287,500 in 2024, then held near $290,000 in 2026. The latest 24-month median is 14.5 percent below the 60-month median. The record shows a reset that has lasted about two years, not a continuing slide, but it does not predict the next move.
No. The 2022 median was $390,000 on 11 sales and the 2026 median to September 9 is $290,000 on eight, which is 25.6 percent lower. One canal-side Village sale in March 2025 reached $415,000, and a February 2023 sale reached $449,900, but neither reflects the typical sale today.
The county record shows recorded sale dates, not listing dates, so it cannot measure days on market. The Southwest Florida MLS export of October 29, 2026 holds one Clipper Cove closing in its 12 months, which took 135 days on market; one sale is not a median. Punta Gorda Isles-wide, the median was 86.5 days across houses and condominiums combined in the same export.
When buyers worry about association finances, insurance and state structural rules, a condominium needs more proof than a house. At Clipper Cove the way to reduce that worry is documents: the resale package, an estoppel, the association’s statement on the structural integrity study, and clear tax and flood information. A seller who has them ready sells faster than one who is answering questions after the offer.
We can speak to Clipper Cove, where the 24-month median of $290,000 sits 25.6 percent below the 2022 median and 14.5 percent below the 60-month median. Statewide condominium prices vary by area, age and building height, and we do not extrapolate Clipper Cove’s record to other buildings. A two-story, 1999 to 2004 community is a different product from a taller building built in the 1970s.
Owners tell us different reasons: moving closer to family, downsizing, an inherited unit, or rising costs of ownership. The county record shows sales, not motives, so we cannot report a reason from the data. At Clipper Cove, 8.3 percent of homes changed hands in two years. If you are deciding whether to sell, a conversation about your own reasons and timing is more useful than a statewide headline.
Florida does not require a seller to hire an attorney, and many sales close through a title company or closing agent. A condominium sale involves more documents than a house sale, and a seller with an unusual situation, such as an estate sale or a disputed assessment, often wants one. Your closing agent will tell you which they handle. Our role is the price, the marketing and the negotiation.
An association cannot simply order an owner to sell. An owner who does not pay assessments can face a lien and, eventually, foreclosure, and a condominium can be terminated only through the procedures in chapter 718 and the declaration. If you are behind on assessments or have received a notice, speak to an attorney before you list, and tell us so we can plan the estoppel.
The declaration of condominium, articles of incorporation, bylaws and rules, the annual financial statement and budget, the structural integrity reserve study or a statement that none has been completed, a milestone inspection summary if one applies, the turnover inspection report where it exists, the frequently asked questions document, and the governance form. The statute lists them, and the buyer’s 7-day voidability window, excluding Saturdays, Sundays and legal holidays, runs from the later of signing and receiving the declaration, articles, bylaws and rules, financial statement and budget, and FAQ document, so deliver those early.
The Division of Business and Professional Regulation’s current schedule shows not more than $299 for preparation and delivery, $119 more for delivery within three business days, and up to $179 more if the unit is delinquent. A transfer fee, where an association charges one, is capped at $150 per applicant. DBPR’s next update is due by July 1, 2027.
The statute applies to buildings of three habitable stories or higher. The county record and unit numbering indicate two-story buildings at Clipper Cove, and the state’s databases hold no Clipper Cove row as of October 28, 2026. The association’s written statement in the resale package is the document that answers it for a buyer.
Section 553.899 requires milestone inspections for buildings of three habitable stories or more, first due by December 31 of the year a building reaches 30 years. The oldest Clipper Cove buildings date to 1999 on the county roll, so even a building that met the height test would not owe a first inspection before December 31, 2029. We ask the association to confirm its position in writing.
A special assessment known to the association belongs in the estoppel and the package, and a buyer will price it in. We found none on any public record, and neither association publishes its finances, so we cannot say either way. If an assessment is planned or pending, we price the unit with it in view and decide with you how to present it, rather than let a buyer find it at the estoppel.
A cash buyer offers speed and certainty, typically at a discount to what an open market might bring. Listing reaches the full buyer pool and usually returns more, at the cost of time and showings. At Clipper Cove, with 12 recorded sales in two years, we can show you what each route would likely net before you decide.
Yes. Section 689.302 requires a seller of residential property to give the buyer a flood disclosure in the prescribed form, and every Clipper Cove unit is in FEMA Zone AE. Answer it from your own records of any flood damage, insurance claim or federal assistance. The statute’s text and your contract control the timing and the form.
Clipper Cove is made up of condominium associations governed by chapter 718, not homeowners’ associations under chapter 720. We do not summarize every legislative change. The parts that touch a Clipper Cove sale are the section 718.503 package, the structural integrity reserve study and milestone statutes, and the estoppel fee caps. Your closing agent or attorney confirms what applies on your closing date.
On recorded sales, yes: seven canal-side Village sales in 24 months had a $300,000 median against $263,500 for four Bal Harbor sales. The groups are different in section and canal flag together, so the gap cannot be assigned to one cause. The county’s 2026 just value also rates canal-side Village homes higher at $283,679 against $219,207.
The sales do not isolate it, and the public record does not say which units have a garage bay or slip. That comes from each unit’s recorded instrument. When the instrument proves a garage bay or slip, we feature it in the listing and let buyers weigh it. When it does not, we do not describe the unit as having one.
It depends on your unit’s recorded instruments and the association’s rules, and the county’s waterfront flag does not answer it. The county shows no dock or marina on the common-element records. If your documents give you a slip, we confirm the route to open water, because the city does not publish canal-by-canal clearances.
The 24-month median is $191.17 per square foot, which is $290,000 divided by 1,517. Because every home has the same 1,517 square feet, price per square foot carries no information beyond the price itself. The 36-month figure is $194.46 and the 60-month figure is $223.47.
The highest recorded Clipper Cove sale in the county file since 2009 is $449,900, a canal-side Village home in February 2023. The highest in the 24 months to September 9, 2026 is $415,000, also a canal-side Village home, in March 2025. The lowest in that window is $249,000, a Village Building 9 home in May 2026.
Just value is the Property Appraiser’s January 1 assessment, adjusted by statute for costs of sale, so it generally sits below sale prices. At Clipper Cove the median sale of $290,000 was about 1.10 times the median just value of $264,337 ($290,000 divided by $264,337). It is a tax measure, not a market price.
On a $290,000 assumed value at the 2026 rate of 16.8148 mills, about $4,876 without homestead and about $4,177 with homestead, plus $78 to about $440 of non-ad valorem lines depending on the unit. It is an estimate, and the Tax Collector’s bill is the final answer. Your own bill may be lower if your assessment is capped.
It is Charlotte County’s Alligator Creek Waterway assessment, $78.00 per unit for fiscal 2026 and 2027 (it was $25.00 in fiscal 2025), and it funds maintenance of the Alligator Creek entrance channel. It appeared on every Clipper Cove bill we sampled. The county lists $100 as the current maximum rate.
It is the City of Punta Gorda’s canal maintenance assessment, allocated by square foot of land near a canal or waterway. On the 2025 bills it was $142.48 for a Bal Harbor home, $327.36 for a canal-side Village home and none for a Village Buildings 1 to 9 home. We estimate about $158 and $362 on the November 2026 bills.
FEMA Zone AE with a base flood elevation of 9 feet (NAVD 88), under map panel 12015C0237G effective December 15, 2022, inside the special flood hazard area and outside the floodway. A lender will require flood insurance, and the City of Punta Gorda’s Class 5 rating earns a 25 percent discount on federal flood premiums.
Charlotte County’s evacuation layer places Clipper Cove in Evacuation Zone A. The county’s Know Your Zone lookup and evacuation map let a buyer check the address, and we link both in the Downloadable Documents section.
The Charlotte County Public Schools boundary locator, as we read it in September 2026, assigns Sallie Jones Elementary, Punta Gorda Middle School and Charlotte High School. The district describes its locator as only a guide, so a buyer should confirm the assignment for the address with the district before relying on it.
In the same 24-month window, Clipper Cove sold at a $290,000 median and Emerald Pointe at $165,950 on 34 sales. The two products are different: Clipper Cove is a uniform 1,517 square foot plan from 1999 to 2004 in two-story buildings, and Emerald Pointe is a mix of 1975 to 1984 units on the Peace River with a marina.
Colony Point, a single 63-home building from 1972 inside Punta Gorda Isles, recorded 13 sales in the same 24 months at a $365,000 median and $230.87 per square foot, with nine sales at $340,000 in the last 12 months. Clipper Cove recorded 12 sales at $290,000 and $191.17. They are different buildings and different buyer decisions.
Yes. Half of Clipper Cove’s owners mail their tax bills outside Florida. We coordinate access, photography and showings, and your closing agent arranges signing by power of attorney, mobile notary or remote online notarization as your situation requires. We plan backward from your target closing date so nothing waits on a signature.
The exemption ends with the sale, and the buyer’s assessment resets to just value the following January 1. Under section 193.155 you may be able to carry part of your assessment-cap benefit to a new Florida homestead through portability, subject to the statute’s limits and deadlines. The Property Appraiser decides eligibility, so ask that office before you close.
Neither association publishes its rules, so lease terms, minimum rental periods and approval requirements come from your declaration and your association. Ask the manager for the current rules before you plan a rental. If you decide to sell, a unit that is currently tenant-occupied needs the lease and the tenant’s notice terms in the file.
The person with legal authority, such as a personal representative, has to sign, and an attorney confirms that authority and the probate steps. We can order the estoppel and the package, arrange access, and price the unit from the recorded sales while the legal work proceeds. Call Jesse at (239) 898-6072 and we will work with your attorney.
Yes. The state’s condominium register and the county roll both place Clipper Cove Village, 96 homes in 24 buildings, at 2002 Bal Harbor Boulevard, and Clipper Cove at Bal Harbor, 48 homes in ten buildings, at 2000 Bal Harbor Boulevard. Islander Point, a separate condominium, is at 1080 Bal Harbor Boulevard.
Public records name more than one management firm for Clipper Cove Village, and the Bal Harbor association’s records name another. We do not guess which is current. Your estoppel names the manager, and we confirm it before listing so that buyers’ agents contact the right office.
Capital gains on a home sale are a federal tax question, not a city or county one. Your tax adviser can run your numbers before you list, including your purchase date and any improvements, and we build the net sheet around the figure they give you.
A Clipper Cove specialist matters because the neighborhood’s value is written in records most agents never read: which of two condominium sections a unit belongs to, whether the county flags its building as canal-side, what its recorded instruments attach, and what the association’s package says about the structural integrity law. Buyers pay for certainty on those points.
Data updated: October 2026 (Charlotte County Property Appraiser roll and recorded sales, windows ending September 9, 2026; our routing test, OSRM free-flow drive times from the center of Clipper Cove, run September 29, 2026).
If you are thinking, “I need someone to sell my condo in Clipper Cove, Florida,” McGreevy and Comisar helps owners price, market, negotiate and sell with a local strategy built for Clipper Cove, Punta Gorda Isles, Punta Gorda, Charlotte County and the rest of Southwest Florida. Whether you are selling in Clipper Cove, Colony Point, the Bird Section, Emerald Pointe, Spinnaker Point or Windjammer Point, our team provides local market guidance, professional listing exposure and a clear plan to help you sell confidently. Owners elsewhere in the city can start with our guide to selling a home in Punta Gorda, and the wider neighborhood is covered in selling in Punta Gorda Isles.
Clipper Cove buyers are buying a 1,517 square foot three-bedroom condominium on Bal Harbor Boulevard in Punta Gorda Isles, with the Isles Yacht Club about 4 minutes away, Fishermen’s Village about 7 minutes away, Punta Gorda City Hall about 8 minutes away and the Punta Gorda airport about 16 minutes away, by our routing test. We ran it from a point at the property (26.90655 N, 82.07076 W) on September 29, 2026 with free-flow traffic.
| Destination | Distance | Drive time |
|---|---|---|
| Isles Yacht Club | 1.5 miles | 4 minutes |
| St. Andrews South | 1.7 miles | 5 minutes |
| Ponce de Leon Park | 2.0 miles | 7 minutes |
| Fishermen’s Village | 2.4 miles | 7 minutes |
| Punta Gorda Isles Civic Association | 2.8 miles | 7 minutes |
| Punta Gorda City Hall | 3.0 miles | 8 minutes |
| Charlotte High School | 3.3 miles | 8 minutes |
| Sallie Jones Elementary | 3.4 miles | 9 minutes |
| Punta Gorda Middle School | 3.4 miles | 10 minutes |
| Laishley Marina | 3.5 miles | 9 minutes |
| Punta Gorda Airport | 6.5 miles | 16 minutes |
| AdventHealth Port Charlotte | 8.0 miles | 18 minutes |
| Englewood Beach | 28.2 miles | 48 minutes |
| Southwest Florida International (RSW) | 38.2 miles | 51 minutes |
A free Clipper Cove home valuation tells you what you are working with. If you are also buying, whether moving within the Isles or elsewhere in the city, see our guide to buying a condo in Clipper Cove, our Punta Gorda Isles buyer guide, our Punta Gorda buyer guide and how we represent buyers across Southwest Florida.
Every document behind the figures in this Clipper Cove seller guide is public and free. These are the ones a Clipper Cove seller uses most, each linked to the publishing authority’s own copy. Association budgets, dues and reserve figures are not public; they come with the resale package.
| Document | Publisher | Why a Clipper Cove seller needs it | Link |
|---|---|---|---|
| Estoppel Certificate Fees | Florida Department of Business and Professional Regulation | The current caps: $299, $119 for rush delivery, up to $179 if delinquent, and the $150 transfer fee cap | Estoppel fee schedule (PDF) |
| Structural Integrity Reserve Study explainer | Florida Department of Business and Professional Regulation | What the study is and which buildings it applies to | SIRS explainer (PDF) |
| Alligator Creek Waterway MSBU, fiscal 2026 adopted and fiscal 2027 approved budget | Charlotte County | The $78.00 line on every Clipper Cove tax bill and what it pays for | Alligator Creek budget (PDF) |
| Fiscal 2027 canal assessment resolutions and budget packet, September 9, 2026 | City of Punta Gorda | The $0.156 per square foot rate behind the canal line | City canal packet (PDF) |
| 2026 final millage rate chart | Charlotte County Property Appraiser | The 16.8148 mills a City of Punta Gorda buyer will see | Final rate chart (PDF) |
| Florida condominium register extract | Florida Department of Business and Professional Regulation | Each recorded Clipper Cove condominium and its managing entity | Condominium register (CSV) |
| Charlotte County evacuation zone map | Charlotte County | The Zone A reading buyers ask about | Evacuation zones (PDF) |
| Florida Statutes 718.503, condominium resale disclosure | Florida Senate | The package a seller delivers and the buyer’s voidability right | Section 718.503 |
| Florida Statutes 689.302, flood disclosure | Florida Senate | The flood form owed by a residential seller | Section 689.302 |
Every source below was read between September 29 and October 28, 2026, and figures carry the window and retrieval date stated beside them in the text. Retrieved on October 28, 2026 unless a line gives another date. Primary documents only: Florida Statutes, state and federal agencies, the City of Punta Gorda, Charlotte County, its Property Appraiser and public schools, and the associations’ and neighbors’ own pages where we quote them. No listing site, brokerage or valuation aggregator was used for any figure in this guide. Southwest Florida MLS figures are cited as plain text.
Data sets cited as plain text: Southwest Florida MLS, Punta Gorda Isles (ZIP 33950, development name Punta Gorda Isles), houses and condominiums combined, closings October 29, 2025 to October 29, 2026, exported October 29, 2026 in a member session; our routing test, OSRM open routing engine, free-flow drive times from the center of Clipper Cove, run September 29, 2026.
McGreevy and Comisar are the Southwest Florida listing team Clipper Cove sellers call when a condominium has to be priced on the county record and sold without surprises. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008, lead the #1 Team in Southwest Florida since 2012, and personally handle every listing from pricing to closing.
For this Clipper Cove guide we tracked all 159 qualified Clipper Cove sales in the Charlotte County file since 2009, every calendar year, four recent windows, 28 resale pairs, the county roll for all 144 homes, three 2025 tax bills and both state structural integrity databases, so the figures here come from public records rather than estimates. Meet Jesse McGreevy, who leads the team’s listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation, or read the story about McGreevy and Comisar.
Jesse McGreevy (license SL3101296) and Marc Comisar (license BK3060671) are licensed Florida real estate professionals regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Ready to sell? Call Jesse direct at (239) 898-6072, start with the Clipper Cove valuation form, or read our Clipper Cove neighborhood guide first. Buying as well? Our guide to buying a home in Southwest Florida with our team covers the other side of the move. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.
Updated October 2026. Market data from the Charlotte County Property Appraiser public roll and sales files and Charlotte County GIS, checked October 2026; condominium and structural integrity records from the Florida Department of Business and Professional Regulation, checked October 28, 2026; city canal records from the City of Punta Gorda, checked October 2026. This guide is general information about selling a condominium in Clipper Cove, not an appraisal and not legal, tax or insurance advice. Market figures change monthly and statutory figures change annually. Brokered by Domain Realty.