Punta Gorda, Florida
Selling a Colony Point condo? We price it on 13 Charlotte County recorded sales, your floor and side of the building, the canal line and your stack's flood group, 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.
If you own one of the 63 homes in Colony Point, the buyer reading your listing is comparing it with the unit one floor up, the unit two stacks over and the paperwork folder the association has not yet handed you. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, wrote this guide for owners who want to sell a Colony Point condo on the building’s own record: 13 qualified Charlotte County sales in the 24 months to September 9, 2026, at a $365,000 median, from $250,000 to $450,000. Jesse McGreevy and Marc Comisar personally price, market and negotiate every listing we take, and they start with the floor, the stack and the association file before they ever open a portal estimate.
Colony Point at Punta Gorda Isles is a condominium neighborhood inside Punta Gorda Isles in Punta Gorda, Florida: one three-story, U-shaped building of 63 two-bedroom homes at 1 Colony Point Drive, ZIP 33950, at the Charlotte Harbor end of the street. Everything the community offers a buyer, from the harbor frontage to the docks and the pool, is described on our Colony Point community guide. This page is the seller’s half of that story.
Call Jesse McGreevy direct at (239) 898-6072, ask for a free Colony Point condo valuation, or start with the Colony Point valuation form at the top of this guide. We send back the recorded sales we used, each labeled with its floor, its plan size, its window and its source date.
To sell a Colony Point condo in 2026, price it from the county’s recorded sales for your floor and side of the building, collect the association’s condominium paperwork before listing, show the buyer the canal line and flood group on your stack, and put the home on the market early enough to reach the January to May buyers.
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; retrieved October 28, 2026).
We pulled every qualified Charlotte County sale in Colony Point through September 9, 2026, the newest deed in the county file, and the result is a building with an unusually legible price record. In the 24 months from September 10, 2024 to September 9, 2026 the Property Appraiser recorded 13 qualified sales, a median of $365,000, a low of $250,000 and a high of $450,000, for $4,638,200 in total volume and a median of $230.87 per heated square foot. None of the 13 was a developer sale; every home dates from 1972, so every one of them was a resale between owners.
Those 13 sales equal about one home in five. The 12 months to the same date are quieter and cheaper: 9 sales at a $340,000 median. A seller in 2026 is therefore entering a market where neighbors sell often, where the median has slid from the 2023 peak, and where a buyer’s first questions concern the building’s reserve study and insurance rather than the paint. Each of those facts is addressed below, in the order a buyer will raise it.
The first number is $365,000, the 24-month median, an actual sale because 13 is an odd count. The second is $340,000, the 12-month median across 9 sales, which is where the market stands today. The third is the spread: a buyer paid as little as $250,000 and as much as $450,000 for homes that the county carries at one value per plan. Your job as a seller is to know which end of that range your floor, stack, condition and paperwork justify.
The county’s building cards describe Colony Point Condominium as one 1972 building with 63 two-bedroom homes in three plans: 57 homes of 1,581 square feet, 3 of 1,716 and 3 of 1,751 of heated area. The homes run from stack 1 to stack 21 on three floors, and the common elements are a pool under a screen cage, a clubhouse and office, 11 carport structures, one detached garage, concrete docks and 1,400 lineal feet of concrete seawall. No deed we read names a boat slip, though some name a carport or a parking space. The Property Appraiser flags all 63 as waterfront.
You will find the floor-by-floor and side-by-side price record, the turnover pattern, the condominium paperwork a lender and insurer will request, the canal maintenance line on a Colony Point tax bill, the flood groups by stack, a head-to-head with Clipper Cove at Punta Gorda Isles, our pricing method, the disclosures Florida law assigns to a condo seller, who buys here and when, how we market and negotiate, a worked net sheet on a $365,000 sale, and 36 seller questions answered from the record.
List your Colony Point home with McGreevy and Comisar because we price a one-building condominium on the county’s recorded sales for your floor and side, and we assemble the association’s paperwork before a buyer asks. We are the #1 Team in Southwest Florida since 2012, and Jesse and Marc handle your listing personally.
Data updated: October 2026 (Charlotte County Property Appraiser public sales and roll files, downloaded October 28, 2026; retrieved October 28, 2026).
Nobody passes your offer to an assistant. The partners price the home, appear at the negotiation and answer your calls through closing. Here is the record behind that statement:
Domain Realty Group, the team Jesse and Marc lead, is also ranked the #5 real estate team in Florida (RealTrends 2026), and with more than 4,000 transactions behind the team, a one-building condominium is the kind of assignment where process matters more than volume. If you are weighing agents, our guide to the best real estate agents in Punta Gorda lists the questions we think a seller should ask, and we are comfortable being measured against them.
Automated estimates treat a condominium as a point on a map. A Colony Point specialist treats it as a stack of three floors, each with a different record. In the 24 months to September 9, 2026 the third floor’s median sale was $402,000 and the first floor’s was $310,000, a difference of $92,000 inside one structure that the county values at a single figure per plan. We show you where your floor sits before we show you a number.
Before a Colony Point listing goes live, we request the association’s resale documents, read the building’s insurance and reserve status as the association states it, confirm the canal line on your most recent tax bill, identify your stack’s flood group and prepare a one-page file a buyer’s lender can use. A buyer who finds the answers waiting does not need to negotiate for them.
Jesse McGreevy leads listing strategy and Marc Comisar leads negotiation and buyer representation. If you are moving within Southwest Florida, Marc is available at (239) 287-5873 to start your next purchase while Jesse prepares your sale. Both are licensed Florida real estate professionals, and you may call either one without going through an intake desk.
With 13 sales in 24 months, a Colony Point seller is rarely alone. Another owner on the same plan may list the same month, and buyers see both. The listing that has its paperwork complete, its floor and stack identified and its price tied to a sale a buyer can verify is the one that is chosen first.
Colony Point is selling at a lower price level than in 2023 but with steady turnover: 9 qualified sales at a $340,000 median in the 12 months to September 9, 2026, against 13 sales at $365,000 over 24 months. The 2023 calendar-year median was $498,250, so sellers who price to today’s record sell, and sellers who price to 2023 wait.
Data updated: October 2026 (Charlotte County Property Appraiser recorded, qualified sales, windows ending September 9, 2026, county file downloaded October 28, 2026; retrieved October 28, 2026).
For this section we tracked every qualified Colony Point sale on file, and every figure in it is the Charlotte County Property Appraiser’s record of qualified sales in Colony Point Condominium, parcels coded as condominium units, with transfers the county flags as non-arm’s-length excluded. Charlotte County is a county-first market for us because the local MLS coverage is thin, so these numbers come from the recorded sales, not from listing reports.
| Window (all ending September 9, 2026) | Qualified sales | Median | Low to high | Median per sq ft |
|---|---|---|---|---|
| 12 months | 9 | $340,000 | $250,000 to $419,000 | $215.05 |
| 24 months (headline) | 13 | $365,000 | $250,000 to $450,000 | $230.87 |
| 36 months | 17 | $365,000 | $250,000 to $450,000 | $230.87 |
| 60 months | 27 | $395,000 | $250,000 to $530,000 | $246.68 |
| 120 months | 52 | $367,500 | $203,500 to $530,000 | $232.45 |
Source: Charlotte County Property Appraiser recorded, qualified sales, Colony Point Condominium, county file downloaded October 28, 2026; medians per heated square foot use the roll’s living area. The 120-month median is an even-count figure, the midpoint of $366,000 and $369,000.
The 24-month and 36-month rows carry the same median and the same per-square-foot figure, which means the four additional sales recorded between September 2023 and September 2024 left the middle of the record where it was. The 60-month median of $395,000 is the highest, which tells you the market was stronger between September 2021 and September 2024 than it has been since.
| Year | Qualified sales | Median | Note |
|---|---|---|---|
| 2020 | 9 | $375,000 | the busiest year of the decade |
| 2021 | 5 | $440,000 | |
| 2022 | 2 | $395,000 and $437,000 | two sales, no median printed |
| 2023 | 6 | $498,250 | the peak median; highest sale on file $530,000 in May 2023 |
| 2024 | 5 | $420,000 | |
| 2025 | 4 | $352,500 | |
| 2026 to September 9 | 8 | $340,000 | most sales in a year since 2020 |
Source: same county file. Small annual counts mean one sale can move a median, so we read the direction rather than the decimal.
From the 2023 median of $498,250 to the 2026 median of $340,000 is a drop of $158,250, or about 31.8 percent. The decline is steady, not abrupt: 2024 was $78,250 below 2023, 2025 a further $67,500 below 2024, and 2026 another $12,500 below 2025. The slowdown coincides with Florida’s condominium safety laws reaching three-story buildings of this age, including the structural integrity reserve study deadline of December 31, 2025. The county file does not show that the laws caused the decline, and we do not claim it; we note only that a buyer in 2026 asks questions about the building that a buyer in 2020 did not.
A listing priced from the 2023 peak is a listing that sits. In 2026 the building has recorded eight sales at a $340,000 median, so a seller who asks $450,000 for a standard-plan home is asking a buyer to believe the record is wrong. A seller with a third-floor, north-side home with its paperwork in order has a defensible reason to price above the median, and a later section shows how far.
In the 24 months, 1 sale closed below $300,000, 5 between $300,000 and $349,999, 4 between $350,000 and $399,999, 2 between $400,000 and $449,999 and 1 at $450,000 or more. The middle of the market is $300,000 to $399,999, which captured 9 of the 13 sales, about 69 percent. A listing above $400,000 is playing in a band where only 3 of 13 homes sold.
Splitting the 24 months in half-year blocks shows the shape: 1 sale in the second half of 2024 ($420,000), 3 in the first half of 2025 (median $365,000), 1 in the second half of 2025 ($340,000), 7 in the first half of 2026 (median $310,000) and 1 since July 2026 ($390,000). Activity clustered in the first half of 2026, and prices in that block were the lowest of the window, which is what a seller should expect when many neighbors list at once.
Matched by address to 1 Colony Point Drive, the Southwest Florida MLS export of October 29, 2026 holds one Colony Point closing in the 12 months to that date: a two-bedroom, 1,751 square foot unit listed at $325,000 that sold for $306,700 on January 23, 2026, after 41 days on market, about 94.4 percent of list. One sale is not a median, and the export does not carry original list prices, so the price-cut share is not stated. Information not available at time of publishing (checked 2026-11-10). For context only, the 66 closings in ZIP 33950 the Southwest Florida MLS labels Punta Gorda Isles, community-wide, closed at a median of 86.5 days on market and a median 95.9 percent of list price in the 12 months to October 29, 2026, and the 12 condominium, villa or attached closings among them at a median of 66.5 days and 94.4 percent of list. That is a community-wide figure, not a Colony Point figure, and we print it labeled as such.
Punta Gorda Isles single-family homes recorded 337 sales at a $700,000 median in the 12 months to September 9, 2026, according to the county. Colony Point’s 12-month median of $340,000 is about 49 percent of that, because a condominium and a canal house are different products. For the parent community’s seller view, our guide to selling in Punta Gorda Isles covers the single-family market, and owners elsewhere in the city may prefer our guide to selling a home in Punta Gorda.
Yes. In the 24 months to September 9, 2026, five first-floor Colony Point homes sold at a $310,000 median and six third-floor homes at a $402,000 median, a gap of $92,000, or about 30 percent. The second floor recorded only two sales, $332,500 and $340,000, too few for a median we would print.
Data updated: October 2026 (Charlotte County Property Appraiser recorded, qualified sales, 24 and 60 months to September 9, 2026; floor read from the unit letter on the county cards; retrieved October 28, 2026).
Colony Point’s unit letters run A, B and C, with 21 homes in each. The letter tracks the floor: A is the first floor, B the second and C the third. That reading is ours, drawn from the county’s unit geometry and the building’s listings, not a field the county prints, so we state it as our reading. We never print a floor together with a stack and a price, because in a 63-home building that combination could identify a home.
| Floor | 24 months | Median per sq ft, 24 months | 60 months |
|---|---|---|---|
| First | 5 sales at $310,000 | $196.08 | 9 at $365,000 |
| Second | 2 sales, $332,500 and $340,000 (no median) | not printed | 6 at $443,500 |
| Third | 6 at $402,000 (midpoint of $385,000 and $419,000) | $241.40 | 12 at $430,000 |
Source: Charlotte County Property Appraiser recorded, qualified sales, windows ending September 9, 2026. The 60-month second-floor median is the midpoint of $437,000 and $450,000, and the third-floor median the midpoint of $420,000 and $440,000.
A first-floor home is the building’s entry price. Its 24-month median per square foot was $196.08, and in the last 12 months four first-floor sales sat at a $308,350 midpoint of $306,700 and $310,000. The county’s 2026 value for a standard 1,581 square foot home is $282,209, so the first floor sold at about 1.10 times the county figure while the third floor sold at about 1.42 times. A first-floor seller is competing on price and move-in condition, and the best listings in this group show the carport assignment and the walk to the pool clearly.
We refuse to print a median of two sales. The pair, $332,500 and $340,000, is real and sits between the other floors, which is where a second-floor home would be expected to sit. In the 60-month window the second floor looks stronger, six sales at $443,500, but those sales were recorded in the high years of 2021 to 2023 and should not be used to price a 2026 listing. If you own a second-floor home, we price it by bracketing it with the first and third floors and by looking at the stack and the side of the building, not by averaging two deeds.
The third floor’s six 24-month sales produced a $402,000 median and $241.40 per square foot. It also holds the single lowest sale in the window, $250,000 in January 2026, and the highest, $450,000 in January 2025. The low sale is the odd one for a floor whose other five sales all closed at $370,000 or more, and the county file does not say why it was low. Condition, terms and a transfer between related parties that the county coded as qualified are all possible, and we do not call it distressed. We simply note that a third-floor seller should expect buyers to quote that sale and be ready to explain why their home is different.
Buyers pay for what they can see and avoid. A higher floor typically brings a longer view and less noise from the pool and parking area, while a first-floor home brings easy access and fewer stairs. A building of this age has elevators or stairs depending on how its tower is arranged, and the association’s documents tell a buyer which. We do not assume. We confirm the access arrangement and describe it accurately, because a buyer who is surprised by stairs at the showing asks for a lower price at the table.
Start from the floor median for the window that matches today’s market, which is the 12-month record when it has enough sales and the 24-month record when it does not. In October 2026 the 24-month record is the honest anchor for the first and third floors. Then adjust inside that floor for stack, view, condition and paperwork, as the pricing section shows. The floor tells us where to start, not where to end.
The north side of the building sold higher in the record. In the 24 months to September 9, 2026, nine north-side Colony Point homes sold at a $385,000 median, three west-wing homes at $310,000 and one east-wing home. North-side stacks are 7 to 17 on our reading of the unit map; the wings hold the rest.
Data updated: October 2026 (Charlotte County Property Appraiser recorded, qualified sales and unit parcels, windows ending September 9, 2026; building position is our reading of the county’s unit coordinates; retrieved October 28, 2026).
The building is U-shaped. We divide its 21 stacks into three positions: the east wing, stacks 1 to 6; the north side, stacks 7 to 17; and the west wing, stacks 18 to 21. The county does not publish this division. We derived it from the coordinates of the unit parcels, and we describe it as our reading so that no buyer or seller treats it as a recorded fact.
| Position | 24 months | Median per sq ft, 24 months | 60 months |
|---|---|---|---|
| North side, stacks 7 to 17 | 9 sales at $385,000 | $239.29 | 18 at $407,000 |
| West wing, stacks 18 to 21 | 3 sales at $310,000 | $196.08 | 4 at $325,000 |
| East wing, stacks 1 to 6 | 1 sale (not broken out) | not printed | 5 at $440,000 |
Source: Charlotte County Property Appraiser recorded, qualified sales, windows ending September 9, 2026. The 60-month north-side median is the midpoint of $395,000 and $419,000, and the west-wing median is an even-count midpoint.
Nine of the 13 recent sales, about 69 percent, were north-side homes. That is both a price statement and a volume statement: the long middle of the building both trades more often and trades higher. A north-side seller has the most direct evidence in the record, and we use it, but we also remember that nine sales spread across 11 stacks means most north-side stacks recorded no sale at all. We price the stack by looking at what its nearest neighbors did, not by assuming the whole side moves together.
The west wing’s three sales sat at $310,000, with $196.08 per square foot. Taken alone that is a discount of $75,000 to the north side at the median. The west wing is also where the building’s higher flood-zone lines concentrate, a point the flood section develops, so a west-wing seller should have the insurance quote ready as well as the comparable sales.
One east-wing home sold in 24 months, and with a single deed we do not break out its price, because in a 63-home building a lone sale on a named side is easy to trace back to one household. One sale is a data point, not a pattern, and the 60-month record shows five east-wing sales at a $440,000 median. An east-wing seller is therefore pricing from older evidence and should say so openly, then rely on a walk-through to establish condition and view.
Fifty-seven of the 63 homes, about 90 percent, share the 1,581 square foot plan. Three homes are 1,716 square feet and three are 1,751 square feet. The 24-month window contains 12 sales of the 1,581 plan, at a $352,500 median (the midpoint of $340,000 and $365,000, $222.96 per square foot), and one sale of the 1,751 plan, at $419,000. Over 60 months, four sales of the larger plans produced a $452,500 midpoint of $440,000 and $465,000, against a $385,000 median for 23 sales of the standard plan. If you own one of the six larger homes, you hold a scarce product and we treat it as one.
No county file records the view from a particular window, the condition of a kitchen or the age of an air handler. Those variables are what a showing resolves, and they explain why two homes with identical county values and identical stacks can sell tens of thousands of dollars apart. We use the position and floor tables to establish a defensible band and the walk-through to find where in the band your home belongs.
Colony Point at Punta Gorda Isles recorded 13 qualified sales in the last 24 months, one home in five, and the third-floor median of $402,000 sat $92,000 above the first floor, so the first thing we do for a Colony Point seller is place your home on the floor-and-side record and gather the association’s paperwork before the winter buyers arrive. Request a free Colony Point condo valuation or use the Colony Point valuation form, or call Jesse McGreevy direct at (239) 898-6072, and we will send the recorded sales with the source and 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.
About one Colony Point home in five sold in the last 24 months: 13 sales against 63 homes is 20.6 percent, and 9 sales in 12 months is 14.3 percent. For a seller that means competition from neighbors on the same plan is the rule, not the exception, and 12 of the 13 recent sales were the standard 1,581 square foot home.
Data updated: October 2026 (Charlotte County Property Appraiser recorded, qualified sales and roll, county file downloaded October 28, 2026; retrieved October 28, 2026).
A small building turns over differently from a large complex. Sixty-three homes means each listing is a visible share of the whole, and a buyer who tours two Colony Point homes in a week is comparing them in exact detail.
The turnover rates are the clearest in the record: 20.6 percent over 24 months and 14.3 percent over 12. Since the county file begins in 2009, 47 of the 63 homes have recorded at least one qualified sale, so about three owners in four have traded at least once in seventeen years. A listing is not a rare event at Colony Point, which is why we spend time on what makes one stand out.
We tracked the 35 pairs of qualified sales the county file holds on the same home more than six months apart. We do not name the homes, but several recent pairs show the market’s direction. A home bought in July 2020 at $415,000 resold in April 2026 at $419,000, a gain of $4,000, about 0.2 percent a year. A home bought in April 2023 at $369,000 resold in August 2026 at $390,000, about 1.7 percent a year. A home bought in April 2015 at $280,000 resold in April 2026 at $370,000, about 2.6 percent a year. A home bought in March 2024 at $450,000 resold in June 2025 at $365,000, a loss of $85,000, or about 18.9 percent in sixteen months. Owners who bought near the 2023 and 2024 peak are the ones most likely to face a loss, and we say so before they list so that the price discussion happens in private.
Because 57 homes share one plan and 12 of 13 recent sales were that plan, your closest competitor is almost always a home identical on paper. The buyer’s choice then rests on four things: floor, side, condition and paperwork. We make that comparison before the buyer does and present your home at its strongest on all four.
If a neighbor’s identical home is already on the market, we look at its asking price, its days on the market and whether it has changed price. If it has been listed a long time, buyers read it as a signal about the building, and we price your home so that it answers the signal rather than repeats it. If a neighbor’s home has just closed, we study the final price, because it is the strongest piece of evidence either side will have.
The price bands in the market section show where the competition is crowded: five sales between $300,000 and $349,999 and four between $350,000 and $399,999. A home priced at $349,000 competes with the first group; one priced at $351,000 competes with the second. Which side of the line you choose depends on your floor and condition, and a $2,000 difference in list price can move a listing from one buyer’s search filter to another’s.
A Colony Point buyer’s lender and insurer will ask whether the building has completed its structural integrity reserve study and milestone inspection, what the master policy covers and what the reserves hold. As of October 28, 2026, the state’s older SIRS database (reporting forms submitted before July 2025) lists a Colony Point, Inc. entry, the newer one (July 2025 on) does not, and no public milestone record is available, so the association’s answer is the one that matters.
Data updated: October 2026 (Florida DBPR SIRS database for ZIP 33950, read October 28, 2026; Florida Statutes 718.112, 553.899 and 718.503; Florida Division of Corporations, read October 28, 2026; retrieved October 28, 2026).
This section describes what the public record shows and what it does not. Absence from a public database is not proof that a study does not exist, and we say so every time we mention it.
Florida requires a structural integrity reserve study for a condominium building of three habitable stories or more. Existing associations had to complete one by December 31, 2025, and a new one is due at least every 10 years, with each study submitted to the Division of Condominiums, Timeshares and Mobile Homes within 45 days of completion (section 718.112). Colony Point is three stories, so the duty applies.
The Division keeps two public SIRS databases, and on October 28, 2026 they showed different things for Colony Point. The database of reporting forms submitted before July 2025 lists an entry named “Colony Point, Inc SIRS Reporting” in ZIP 33950 (DBPR SIRS database, before July 2025). The database of forms submitted from July 2025 on lists 11 associations for ZIP 33950, and Colony Point, Inc. is not among them, the same result as on October 10, 2026 (DBPR SIRS reporting and database). The Division says it displays only complete reporting-form submissions, so the older entry shows the association submitted a SIRS reporting form before July 2025. Neither database shows what the study found, and a missing entry would never prove that no study exists. The study itself comes from the association. Clipper Cove at Punta Gorda Isles is absent from both state databases, but its buildings appear to be two stories, below the three-habitable-story line where these laws begin, so the absence means something different there than it does for a three-story building like Colony Point.
A three-story building that reached 30 years of age before July 1, 2022 needed its first milestone inspection before December 31, 2024 (section 553.899), with a summary delivered to owners within 45 days. The county’s year built for all 63 homes is 1972, so the building turned 30 in 2002 and the earlier deadline applies. The City of Punta Gorda Building Division, the local enforcement agency inside city limits, lists milestone forms and a milestone inspections page, but its site refused our scripted and browser reads on October 28, 2026, so we cannot tell you from a public record whether Colony Point’s inspection was done or what it found. Brokerage listing remarks are not primary records, and we do not rely on them for the building’s status.
Ask the association, in writing, for three documents: the reserve study or a letter stating its status, the milestone inspection summary or a letter stating its status, and the date each was delivered to unit owners. Then put the answers in the listing file. A seller who hands a lender the documents before the lender asks controls the pace of the loan. A seller who cannot answer risks a buyer’s financing falling through in week three.
The association’s master policy covers the building’s structure and common elements; each owner’s HO-6 policy covers the interior, contents, personal liability and loss-assessment coverage for the owner’s share of an assessment. Because every Colony Point unit card shows FEMA zone AE, the building sits in a Special Flood Hazard Area, so lenders require flood coverage on a mortgaged unit. The master policy and HO-6 premiums are not published by any source we found, and we do not estimate them. A buyer should receive the master policy’s declarations page from the association, and a seller should have it ready.
Reserves are the association’s savings for future repairs, and a buyer reads them as a measure of how much of the next big repair they will pay out of pocket. We found no special assessment of record for Colony Point in any public record, though we did not run a recorded-lien search, and the estoppel certificate is the document that must state any. We never guess a reserve balance or an assessment, and we ask the association to state both in writing before we list.
A lender underwriting a condominium loan reviews the project as well as the buyer. Typical questions cover owner-occupancy share, delinquency, litigation, insurance and, increasingly, building condition and reserves. A cash buyer skips that review, a financed buyer does not, and the paperwork you assemble determines how quickly the project clears. The timeline from contract to closing on a financed Colony Point sale is therefore as much a function of the association’s responsiveness as of the buyer’s credit.
A Colony Point seller should gather the section 718.503 resale package, a current estoppel certificate, the association’s budget and latest year-end financial report, the rules and the master insurance declarations, and the association’s written statement on its reserve study and milestone summary. Ask Colony Point, Inc. first, because only the association can answer.
Data updated: October 2026 (Florida Statutes 718.503, 718.116 and 718.111; Florida DBPR Estoppel Certificate Fees; Florida Division of Corporations, read October 28, 2026; retrieved October 28, 2026).
No public page publishes Colony Point’s dues, budget, declaration or rules, and we found no association website. The association is a Florida not-for-profit, Colony Point, Inc., filed September 27, 1971, active, with its most recent annual report filed April 23, 2026 (Florida Division of Corporations). It is governed by Chapter 718 and registered with the state as condominium PR1U016057 with 63 units, recorded September 1, 1971. Everything else a buyer needs must come from the association’s records or its manager.
The first call a Colony Point seller makes is not to us; it is to the person who answers for Colony Point, Inc., whether a board member or a management company. Request, in writing, the documents in the checklist below and ask for a date by which each will arrive. The statute gives the association a deadline for the estoppel, but not for the rest, and a seller who asks three weeks before listing avoids a week of dead time after the contract is signed.
Under section 718.503, a seller of a resale condominium unit furnishes the buyer the declaration, articles of incorporation, bylaws and rules, the most recent year-end financial information, the budget, and the structural integrity reserve study and milestone inspection summaries that apply to the building. The resale contract is voidable by the buyer for 7 days, excluding Saturdays, Sundays and legal holidays, after the later of the buyer signing the contract and receiving the declaration, articles, bylaws and rules, the annual financial statement and budget and the question-and-answer sheet, unless the contract states the buyer received them more than 7 such days before signing; any waiver of that right has no effect. Delivering the package with the listing starts that clock early, so the cancellation window closes before the inspection period does.
An estoppel certificate is the association’s signed statement of what the unit owes and the status of any assessment. Under section 718.116(8), the association has 10 business days after the request to issue it, and the fee is capped. The Division adjusts the cap for inflation, and its current schedule sets the estoppel fee at no more than $299, with $119 more for delivery within 3 business days on an expedited request and up to $179 more if the unit is delinquent; a transfer fee, where an association charges one, is $150 per applicant (Florida DBPR, Estoppel Certificate Fees). The estoppel states any special assessment and any unpaid balance, so it is the document that closes the gap the public record leaves. We order it as soon as a buyer is under contract and, if the association is slow, we request the expedited version.
A buyer will ask whether the unit may be rented, how often, for how long, whether pets are allowed, how docks are assigned and whether a carport or parking space comes with the unit. These are set by the declaration and the rules, which the county and the state do not publish. The county’s deed language names a carport or parking space for some units and no boat slip for any, so the answer is unit by unit. We read your deed and your rules and write the answer into the listing before a buyer’s agent asks.
Ask for the master policy’s declarations page: the insurer, the policy period, the covered perils, the deductibles and any separate windstorm or flood deductible. A buyer’s HO-6 agent will request it, and a lender will want evidence that the building is insured. A seller who has it in the file turns a two-day delay into a two-hour one.
Since January 1, 2026, section 718.111(12)(g) has required associations of 25 or more units to post official records on a website or application. Colony Point has 63. We found no public site, which may mean the records sit behind an owner login. If you are an owner, you can look there; if you cannot, the association owes you a way to inspect them, and that is a useful first question for the board.
Colony Point sits inside the City of Punta Gorda’s Punta Gorda Isles canal maintenance district, so each unit paid $384.65 for it on the 2025 tax bill, the same on a 1,581 and a 1,751 square foot home. The city sets the line for condominium land by the square foot, and our estimate for the fiscal 2027 line is about $426.
Data updated: October 2026 (Charlotte County Tax Collector bills read October 28, 2026; City of Punta Gorda fiscal 2027 budget hearing packet and Resolution 3832-2025; Charlotte County Property Appraiser 2026 Final Millage Rate Chart, October 2, 2026; retrieved October 28, 2026).
A buyer from another state, expecting a condominium bill that contains only property taxes, sees a non-ad valorem line and asks what it is. A seller who explains it first comes across as organized. A seller who is asked about it at the inspection appears to have been hiding something.
We read two Colony Point unit bills on the Charlotte County Tax Collector’s site on October 28, 2026. Each carried a Punta Gorda Isles canal maintenance charge of $384.65, and the amount was identical on a 1,581 square foot unit and a 1,751 square foot unit, so the line is not driven by the size of the home. Two bills do not prove every unit pays the same, and a seller should read their own bill. If every unit carried the same line, the building would pay $24,232.95 a year, which is our arithmetic and not a record.
The city levies single-family lots at a flat amount, $1,350 in fiscal 2026 and $1,500 in fiscal 2027. Condominium land, which the city classes as other-zoned, is levied by the square foot within 120 lineal feet of the water: $0.141 in fiscal 2026 and $0.156 in fiscal 2027, the rate the City Council set at its September 9, 2026 final budget hearing (City of Punta Gorda fiscal 2027 budget packet; Resolution 3832-2025). Dividing $384.65 by $0.141 implies about 2,728 square feet of assessed land per unit, our back-calculation if the rate was applied as published.
Multiply that implied area by the new rate and you get $384.65 x ($0.156 / $0.141), or about $425.57, so roughly $426 per unit if the assessed area and the unit split are unchanged. That is an estimate from the rate change, not a bill, and the actual fiscal 2027 line will appear on the November 2026 tax notice or the one that follows, depending on how the city and the Tax Collector bill it. We say “about $426, our estimate” wherever we print it.
Beside the canal line, the ordinary property tax for a home in the City of Punta Gorda, tax district 155, is 16.8148 mills in 2026: county 6.1275, environmentally sensitive lands 0.2000, city 3.9928, West Coast Inland Navigation District 0.0394, Southwest Florida Water Management District 0.1831 and schools 3.0240 plus 3.2480 (Property Appraiser 2026 Final Rate Chart, October 2, 2026). The 2025 total was 16.6185 mills. On a standard Colony Point home with a county value of $282,209 and no exemption, 16.8148 mills produces $4,745.29 a year, our arithmetic rather than a bill. A homestead owner pays less and a buyer’s first-year bill depends on exemptions.
Taxes and the canal line are billed together in November for the calendar year and are paid in arrears, so at closing they are prorated in the way the contract specifies, usually on the prior year’s bill. A closing on June 30, for example, assigns 181 of 365 days to the seller. On the numbers above that is $2,353.14 of ad valorem tax and about $211.04 of canal line, both our estimates at 2026 levels. A worked net sheet appears later in this guide.
Out-of-state buyers often assume that a condominium’s carrying cost is the association fee plus taxes. In Punta Gorda Isles it can also include a city canal charge and, for some parcels, a county waterway unit charge. The county’s Alligator Creek Waterway unit charges some Punta Gorda Isles parcels. The 2025 Colony Point bills we read on October 28, 2026 carried no such line: the canal line was the only non-ad valorem charge on each (Charlotte County Tax Collector). We still tell sellers to read their own bill and tell buyers the same.
The city says the assessment funds maintenance of canals and the seawalls it maintains within the district. The county card shows 1,400 lineal feet of concrete seawall on the Colony Point common element, and the city’s seawall replacement list, revised August 26, 2026, names no Colony Point Drive address. That the city maintains this particular seawall is our inference from the district line on the bill, and we tell buyers that it is. The association’s documents should state who owns what, and we ask for that statement as part of the paperwork request.
A Colony Point buyer will ask which flood group the stack is in, what flood insurance costs, whether the building took water in recent storms and which evacuation zone applies. Every unit card shows FEMA zone AE, 27 homes sit in 9 AE alone, and the building is in Charlotte County Evacuation Zone A.
Data updated: October 2026 (county unit cards and FEMA National Flood Hazard Layer read September 29, 2026; FIRM panel 12015C0237G effective December 15, 2022; Charlotte County Emergency Management; OpenFEMA ZIP 33950 claims; retrieved October 28, 2026).
The flood questions are not hostile; they are what the buyer’s lender and insurer will ask anyway. A seller who knows the answers keeps the sale on schedule.
Colony Point’s stacks fall into four flood groups on the county’s unit cards, which read the FEMA map panel in effect since December 15, 2022 (community 120062).
| Flood group of the stack | Homes | Stacks | 24-month sales | 60-month sales |
|---|---|---|---|---|
| Base flood elevation 9 feet, zone AE only | 27 | 1 to 6, 10, 14, 15 | 2 | 9 at $420,000 |
| 9 AE plus Coastal A | 9 | 19 to 21 | 3 at $310,000 | 4 at $325,000 |
| 10 AE and 9 AE | 18 | 9, 11, 12, 13, 16, 17 | 5 at $370,000 | 9 at $450,000 |
| 10 AE, 11 VE, 9 AE and Coastal A (corner stacks) | 9 | 7, 8, 18 | 3 at $390,000 | 5 at $390,000 |
Source: Charlotte County Property Appraiser unit cards read September 29, 2026; sales from the county file, windows ending September 9, 2026. The two 24-month sales in the first group are not summarized because two sales do not make a median.
A 10-foot base flood elevation comes from a sampled single-family address elsewhere on Colony Point Drive, not from this building. For the condominium itself, the county’s unit cards put 27 of the 63 homes in 9 AE alone, so a buyer who hears “10 feet at Colony Point” is hearing about a different group of houses. We use the stack table, not the street figure.
Nine corner homes touch VE 11 as well as AE and Coastal A. A VE zone is a coastal high-hazard zone where wave action is expected, and Coastal A is the area behind it where waves are expected to be smaller but still damaging. The three recorded sales in those corner stacks over 24 months were at a $390,000 median, so flood group did not discount price in this small record. It does affect the quote a buyer receives, which is why we advise the buyer to get a flood quote on the specific unit before the inspection period ends. The record shows buyers willing to pay for position, and the quote shows what that position costs to insure.
The county’s evacuation layer places the condominium in Zone A, the first zone ordered out. Charlotte County ordered Zones A and B to evacuate on September 27, 2022 ahead of Hurricane Ian (Charlotte County news release), and a buyer can check any address in the county’s Know Your Zone lookup. A flood zone is an insurance and construction classification; an evacuation zone decides when you leave. They are different maps.
The county’s wind layer places the building in the 130 mph design wind zone with Exposure C, and the Florida Building Code design categories are 150, 160 and 170 mph. A building constructed in 1972 predates modern wind codes, so a buyer’s insurer asks about window protection, roof covering and the association’s master policy. Those are association items in a condominium, and the seller’s job is to know the answers.
OpenFEMA records for ZIP 33950, which spans much more than Colony Point, show 194 flood claims and $875,728 paid after Hurricane Ian in 2022, and 1,935 claims and $130.8 million paid for Hurricanes Helene and Milton in 2024. These are ZIP-wide figures. Nothing is published for Colony Point itself, we make no claim about damage to this building, and we do not guess at it.
The City of Punta Gorda is a Class 5 community in FEMA’s Community Rating System, which provides a 25 percent discount on flood insurance premiums in the Special Flood Hazard Area (FEMA list, April 2026). A buyer whose condo carries its own flood policy benefits from it, and a seller should mention it.
Colony Point’s buyer wants an open-harbor position, larger plans and one small association, and has paid about $75,000 more for it: 13 sales at $365,000 against Clipper Cove’s 12 at $290,000 over 24 months. Clipper Cove’s buyer wants a building 27 to 32 years newer at a lower entry price.
Data updated: October 2026 (Charlotte County Property Appraiser recorded, qualified sales and roll for both associations, windows ending September 9, 2026; Florida DBPR; retrieved October 28, 2026).
Clipper Cove at Punta Gorda Isles is the nearest condominium comparison on Punta Gorda Isles streets, so a Colony Point buyer will see both. We pulled each with the same method and the same windows.
| Colony Point | Clipper Cove | |
|---|---|---|
| Homes | 63, one 1972 building on the harbor | 144, built 1999 to 2004, Bal Harbor Blvd |
| Size | 1,581 to 1,751 sq ft | 1,517 sq ft (all) |
| 24 months to Sep 9, 2026 | 13 at $365,000; $230.87 per sq ft | 12 at $290,000 (midpoint of $285,000 and $295,000); $191.17 |
| 12 months | 9 at $340,000 | 8 at $290,000 |
| 60 months | 27 at $395,000 | 39 at $339,000 |
| 2026 county value, median | $282,209 | $264,337 |
| Flagged waterfront by the county | 63 of 63 | 60 of 144 |
| State SIRS databases (October 28, 2026) | listed in the database for reporting forms before July 2025, not in the July 2025 and after database for ZIP 33950; three stories, so the SIRS and milestone laws apply | in neither database; buildings appear to be two stories, below the three-story line, so the laws may not apply |
Source: Charlotte County Property Appraiser recorded, qualified sales and roll; Florida DBPR; both read October 28, 2026. Clipper Cove combines Clipper Cove at Bal Harbor and Clipper Cove Village.
A buyer who prefers one building on the harbor, a larger floor plan, a single small association and a steady resale record should choose Colony Point. They pay about $75,000 more at the median, which is $39.70 per square foot, or about 21 percent, more than Clipper Cove, on homes about 64 square feet larger. They also accept a building from 1972 and the questions that come with it.
A buyer who wants a newer structure, a lower entry price and a larger complex should choose Clipper Cove. Its median per square foot is $191.17, and its 24-month turnover is 8.3 percent of homes against Colony Point’s 20.6 percent. Fewer of its homes trade, and its county value sits only $17,872 below Colony Point’s.
A Colony Point seller should market to the first buyer and answer the second buyer’s objection before it is raised. The objection is age: why pay $75,000 more for a 1972 building? Our answer, delivered with documents, is position, plan size and a paperwork file that shows the building is managed. For readers weighing both, our guide to selling at Clipper Cove uses the same method.
We price a Colony Point condo by starting from the floor and side medians, adjusting for stack, plan, condition and paperwork, and checking the result against price per square foot and the county’s value. The county carries all 57 standard homes at $282,209, yet buyers paid $250,000 to $450,000 for that plan in 24 months.
Data updated: October 2026 (Charlotte County Property Appraiser recorded, qualified sales and 2026 roll, October 2026 file, windows ending September 9, 2026; retrieved October 28, 2026).
A condominium valuation is a comparison among near-identical homes, which makes the small differences decisive. Six steps follow, in the order we apply them.
Begin with the floor, because it carries the largest gap in the record. The 24-month first-floor median is $310,000, the third-floor median $402,000 and the second floor has two sales at $332,500 and $340,000. A home on the second floor starts between the two, and we move it toward whichever neighbor its stack and condition resemble.
Next, locate the stack. The north side’s nine sales at $385,000 give a north-side seller a strong comparison set, while the west wing’s three sales at $310,000 and the east wing’s single sale give less. When a stack has no recent sale of its own, we price from the stacks beside it and say so, because a buyer’s agent will ask which sale we used.
If you own one of the 57 standard homes, plan is not a variable. If you own one of the three 1,716 square foot homes or the three 1,751 square foot homes, it is. The 1,751 plan sold once in 24 months at $419,000, and four larger-plan sales over 60 months produced a $452,500 midpoint. The county’s 2026 values for these plans are $299,013 and $305,112, only about $16,800 to $22,900 above the standard plan’s $282,209, whereas the market premium recorded for them is larger. We use the market record.
An updated kitchen, new flooring, impact windows or a replaced air handler can move the price within a band. The records cannot see those features, so we photograph them, list them with receipts and document their permits. A kitchen update cannot lift a first-floor home to a third-floor price, but it can decide whether it sells at $310,000 or $330,000.
A buyer who can see the reserve study status, the milestone summary status, the insurance declarations and a current estoppel will pay more readily than a buyer who is asked to trust. We cannot quantify the premium from the county file, and we do not invent one, but we know that a paperwork gap shows up as a lower offer or a lender delay. A file that is complete before listing is the cheapest improvement a Colony Point seller can make.
The first two weeks on the market carry the most attention. We price within the band that your floor and side justify, and we do not reach above it hoping for a rare buyer, because the 24-month record shows only 3 of 13 sales above $400,000. If a listing needs a reduction, the reduction confirms the discount rather than creating a showing.
The 24-month median is $230.87 per square foot and the 12-month median $215.05. A standard 1,581 square foot home priced at $230.87 per square foot would list at about $365,000. By floor, the 24-month medians are $196.08 first floor and $241.40 third floor; at 1,581 square feet those are about $310,000 and $381,700. The difference shows how much of the headline median is really a floor effect. We use per-square-foot figures as a reasonableness test, never as the price.
The county’s 2026 value for each standard home is $282,209. The 24-month median of $365,000 is about 1.29 times that figure, and the 12-month median of $340,000 about 1.20 times. Florida’s value for tax purposes is set as of January 1 with statutory adjustments for the costs of sale, so a gap is expected, and the county’s number is not our market value. By floor, the first-floor median sat at 1.10 times the county value, and the third floor at 1.42 times. If a buyer cites the county value as a reason to offer less, we answer with those ratios.
An automated estimate has one value to give a building where recorded sales ranged from $250,000 to $450,000. On October 28, 2026, an AI search answer described Colony Point as roughly 64 units ranging from about 1,200 to over 1,900 square feet. The county roll says 63 homes in three plans: 1,581, 1,716 and 1,751 square feet (the 64th parcel is the common element). That is a primary-source correction, and it is a reminder that an estimate built on a wrong size range cannot be right about price.
Take a standard first-floor home in the west wing. The floor median is $310,000, and the west-wing median is also $310,000, so those two signals agree. Listings with a replaced air handler and a clean paperwork file might justify $325,000 to start; a home with deferred maintenance and no paperwork might start at $295,000. Take a third-floor north-side home with the same condition. The floor median is $402,000 and the north-side median $385,000. The seller starts near $395,000 and holds because the evidence supports it. The method is the same; the evidence differs.
A Colony Point seller owes a flood disclosure at or before contract under section 689.302, the condominium resale package under section 718.503, and disclosure of known facts that materially affect value and are not readily observable. Because Colony Point is a condominium, the homeowners’ association summary in section 720.401 does not apply.
Data updated: October 2026 (Florida Statutes 689.302, 718.503 and 720.401; retrieved October 28, 2026).
This is general information, not legal advice. Confirm with your closing agent or attorney which duties apply to your sale. Several carry a buyer’s cancellation right, so the right documents should be in hand before any buyer signs.
Section 689.302 requires a residential seller to give the buyer a flood disclosure at or before the contract is signed. The form asks whether the seller has filed a flood insurance claim, received federal flood-disaster assistance or knows of flood damage during ownership. The building’s AE zoning and the storms the area has absorbed make this form more relevant here than in many places. Complete it carefully and keep any repair records with it.
The 718.503 package, described earlier, is the condominium seller’s principal disclosure. It carries a 7-day cancellation right for the buyer after receipt, which is why it should be delivered with the listing or immediately after contract, not late in the closing period.
A seller must disclose known facts that materially affect value and that a buyer could not discover by ordinary inspection. In a condominium that can include a leak at a window or slider, a past water intrusion in the unit, an unpermitted alteration, a pending special assessment the seller knows of and storm damage and its repair. Common-element conditions, such as the roof or the seawall, are the association’s, and the seller’s duty extends to what the seller actually knows. When in doubt, we disclose in writing.
Section 720.401(2) states that its disclosure summary does not apply to associations under chapters 718, 719, 721 or 723. Colony Point, Inc. is a chapter 718 condominium association, so a Colony Point seller works from the 718.503 package, not the 720.401 summary. Punta Gorda Isles also has no mandatory master association on its single-family lots, so there is no second association summary in the way.
Your assessment history ends with your ownership. In the county’s 2026 roll, 12 of the 63 homes are assessed below their just value, a gap created by the Save Our Homes cap or the non-homestead cap under section 193.155 and its related provisions. A buyer’s assessment resets to just value, so a buyer’s first-year tax can exceed yours, and we show the buyer the arithmetic rather than let the first bill be a surprise.
A permit for unit work, such as windows, an air handler, a water heater or electrical, is issued by the City of Punta Gorda Building Division. An open or missing permit can surface in a buyer’s search or the lender’s appraisal. We check before listing and close any open permit, because an approval gap is cheap to fix before a contract and expensive during one.
Colony Point buyers are often from out of state: 25 of the 63 owners receive their tax notice outside Florida, led by Wisconsin (5), Indiana (4), Illinois (3) and Michigan (3). Nine of the 13 recent sales were recorded between January and May. We treat both as proxies, not residency records, and market accordingly.
Data updated: October 2026 (Charlotte County Property Appraiser roll mailing addresses, October 2026 file; recorded sale dates, 24 months to September 9, 2026; retrieved October 28, 2026).
In the roll we tracked the mailing address of each of the 63 owners, and a county mailing address is where a notice is sent, not where a person lives. It is still the best public signal of where owners come from, and in a building this small it is informative.
Of the 63 owners, 38 have a Florida mailing address (60.3 percent) and 25 do not. The four leading out-of-state states account for 15 of the 25, or 60 percent, and all four are Midwestern. The pattern fits a harbor-end condominium that appeals to winter residents who want an easy-care home on the water. It suggests that a listing should reach Wisconsin, Indiana, Illinois and Michigan buyers, not just local ones.
The 13 recent sales were recorded in January (3), April (3), May (3), June (1), August (1), September (1) and November (1). That puts 9 of 13, about 69 percent, between January and May. The county records the deed date, which follows the contract by a few weeks, so the buyers behind those deeds were shopping in the preceding winter. A seller who wants to be in front of that group lists by late autumn or early winter.
We do not know the share of Colony Point homes that are occupied year-round, and the county does not publish it. A mailing address in Florida can belong to a year-round owner or to someone who rents the home out. The rules on rentals are set by the declaration and the rules, which the public cannot read, so we ask the association for the leasing rules and put them in the listing file. A buyer who plans to rent needs to know them before an offer.
A financed buyer on a condominium goes through the lender’s project review, which depends on the paperwork discussed earlier; a cash buyer does not. The county file does not separate cash from financed sales, and we do not estimate a share. The Southwest Florida MLS export we hold has no financing or concession field, so the cash share and seller concessions are not stated. Information not available at time of publishing (checked 2026-11-10).
We describe homes and buildings, not people. A listing for a Colony Point condo talks about the harbor, the pool, the carports and the location. It never states or implies who should or should not live there.
We market a Colony Point condo with a paperwork-ready listing, professional photography that shows the harbor end and the common areas, a branded aerial of the building and its docks, and an autumn campaign aimed at Midwest buyers. Every piece of the campaign is built from the building’s own record.
Data updated: October 2026 (Charlotte County Property Appraiser roll and recorded sales, retrieved October 28, 2026; Charlotte County GIS aerial imagery).
A listing for a home in a 63-unit building has a short list of things to prove. We prove each one with a document or a photograph.
The listing file we prepare holds the checklist items from the paperwork section, the stack’s flood group, the canal line from your tax bill, your floor and plan, and a one-page summary for a buyer’s lender. A buyer’s agent can forward it in a single message, and a lender’s processor can find what is needed in minutes.
Colony Point sits at the Charlotte Harbor end of Colony Point Drive, and the county flags all 63 homes as waterfront. We feature the harbor frontage, the docks and the pool in our listing media, and we use a federal aerial of the building with the county’s outline for the building’s marketing page. Photos from inside the unit are taken at the time of day when the view is best, and we describe only what a showing confirms.
Because the largest out-of-state group of owners is in the Midwest and 9 of 13 recent sales were recorded from January to May, we launch Colony Point listings in the autumn, with email and social campaigns targeted to Wisconsin, Indiana, Illinois and Michigan audiences and a calendar of showings timed to winter visits. Targeting is by location and interest, never by personal characteristics.
A small building needs showing logistics that respect the neighbors: access arrangements, parking guidance and guest instructions are set with the association before the first showing. We confirm whether the building uses a gate, a keypad or a manager for access and describe the process to buyers’ agents in the showing instructions.
We list on the Southwest Florida MLS and on our team site, and we send new Colony Point listings to our buyer database and to the agents who work with out-of-state buyers. Charlotte County is a market where local MLS coverage is thin, so syndication and direct outreach carry more weight than they do elsewhere.
We negotiate for a Colony Point seller by defending the price with recorded sales, answering the building’s paperwork questions with documents, and managing the inspection, appraisal and association timelines so the buyer’s leverage does not grow with delay. Jesse and Marc handle the negotiation personally.
Data updated: October 2026 (Charlotte County Property Appraiser recorded, qualified sales; Florida Statutes 718.503 and 718.116; retrieved October 28, 2026).
Condominium contracts can fail on delay, not on price. A buyer who is waiting for an association document starts to doubt the building.
A buyer’s inspector looks at what is inside the unit: air conditioning, plumbing, electrical, windows and appliances. A buyer in a 1972 building often asks about the age of those systems. We answer with receipts and permits, and we negotiate repairs against the price, a credit or a seller allowance. We separate the unit’s items, which are the seller’s, from the building’s, which are the association’s.
An appraiser values a condominium from other sales in the building. With 13 sales in 24 months, an appraiser has recent comparables, and the highest-quality ones are the sales on the same floor and side. If a contract is above the comparable evidence, the appraisal can come in low, so we give the appraiser the same floor and side table we used to price the home.
The buyer’s 7-day cancellation right runs from the later of the buyer signing and the buyer receiving the 718.503 documents, and the estoppel certificate arrives within 10 business days of the request, or sooner if expedited. We schedule both so they land before the buyer’s inspection period ends, because a buyer who sees every document and still proceeds is a buyer who will close.
In a building where neighbors list often, an offer’s terms matter as much as its price. A cash offer with a short inspection period may be worth more than a higher financed offer that depends on a project review. We lay out the choices side by side with the net result of each, and the decision is the seller’s.
Seller concessions are a negotiating tool, and the Southwest Florida MLS export we hold carries no concession field for Colony Point. Information not available at time of publishing (checked 2026-11-10). We advise on concessions from the county price record and the specific offer in front of us, and we show the seller the net after each option.
Selling a Colony Point condo costs documentary stamp tax on the deed at $0.70 per $100, negotiated commissions, the owner’s title policy as the contract assigns it, prorated property tax and canal line, and an estoppel certificate capped by the state. On a $365,000 sale, deed stamps alone are $2,555.00.
Data updated: October 2026 (Florida Statutes 201.02 and 718.116; Florida DBPR Estoppel Certificate Fees; Charlotte County Property Appraiser 2026 Final Rate Chart; Tax Collector bills; retrieved October 28, 2026).
Florida has no single closing-cost percentage. The pieces below are set by statute, by the tax roll and by your contract.
| Item | Sale at $310,000 (first-floor median) | Sale at $365,000 (24-month median) | Sale at $402,000 (third-floor median) |
|---|---|---|---|
| Documentary stamp tax, $0.70 per $100 | $2,170.00 | $2,555.00 | $2,814.00 |
| Ad valorem tax prorated to a June 30 closing, 181 of 365 days | $2,353.14 | $2,353.14 | $2,353.14 |
| Canal line prorated, 181 of 365 days at about $425.57 | $211.04 | $211.04 | $211.04 |
| Estoppel certificate, state cap | up to $299 | up to $299 | up to $299 |
| Estoppel, expedited delivery | $119 more | $119 more | $119 more |
| Owner’s title policy | per the contract | per the contract | per the contract |
| Commissions | negotiable | negotiable | negotiable |
| Mortgage payoff | your lender’s figure | your lender’s figure | your lender’s figure |
Sources: Florida Statutes 201.02; Property Appraiser 2026 Final Rate Chart (16.8148 mills); county 2026 value of $282,209 for a standard home; Tax Collector 2025 bills; DBPR Estoppel Certificate Fees. The tax lines apply the 2026 rate to the county’s 2026 value with no exemption, and the canal line applies our fiscal 2027 estimate. They are our arithmetic, not a bill, and a homestead exemption would lower the tax line.
The deed stamp at $365,000 is $365,000 divided by 100, times $0.70, which is $2,555.00. The ad valorem tax is $282,209 times 16.8148 mills, which is $4,745.29 a year, and 181 of 365 days is $2,353.14. The canal line is about $425.57 a year, and 181 of 365 days is $211.04. With the estoppel at its $299 cap, those four lines add up to $5,418.18 at $365,000; with the expedited $119 included, $5,537.18. Commissions, title and payoff come on top, which is why we prepare a written net sheet with your actual figures before you list.
The standard Florida contract lets the parties allocate title and some closing items, and custom in Charlotte County is for the seller to pay the owner’s title policy: Attorneys’ Title Fund Services, a Florida title insurer, lists Lee and Charlotte as traditional seller-pay counties in its county-by-county survey of Florida practice. We settle it in the contract. Who bears the estoppel fee is a contract term, and we write it into the offer. A transfer or approval fee, where the association charges one, is capped at $150 per applicant. We list every assumption on the net sheet.
Commissions are negotiable and always have been. A seller may offer buyer-broker compensation or a concession toward the buyer’s costs. We explain what is typical before you list and put the choice in writing.
If Colony Point is your homestead, section 193.155 lets you carry your Save Our Homes benefit to a new Florida homestead established within three years, up to $500,000 of benefit. The Property Appraiser handles the transfer. We help sellers plan the sale and the purchase together.
You can get a free Colony Point home valuation through the Colony Point valuation form, through our Colony Point condo valuation guide, or by calling Jesse McGreevy at (239) 898-6072. Each returns a price range built from recorded sales on your floor and side of the building.
Data updated: October 2026 (Charlotte County Property Appraiser recorded, qualified sales, windows ending September 9, 2026; retrieved October 28, 2026).
We do not send an automated number. We send the recorded sales for your floor and side, the county’s value for your plan, the canal line, your stack’s flood group and a net sheet. There is no obligation. See the Colony Point condo valuation guide for the full method, or use the Colony Point valuation form.
Your unit letter and number, the year of your last air handler, any impact windows, recent improvements, and your carport or parking assignment. A walk-through lets us see condition, 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 plan to buy next, read our guide to buying a Colony Point condo or see how we represent Southwest Florida buyers.
Most Colony Point owners net more by listing with an experienced team, because floor pricing, association paperwork and lender review are what slow a condominium sale. A cash sale trades price for speed, and selling by owner leaves every disclosure with the seller.
Florida allows an owner to sell without an agent, and some cash buyers are legitimate. The question is what each route costs on a Colony Point condo specifically, where the difference between a clean paperwork file and a missing one is decided by documents, not paint.
| What you care about | List with McGreevy and Comisar | Sell to a cash buyer or iBuyer | Sell by owner |
|---|---|---|---|
| Exposure | MLS, our team site, our buyer database and Midwest outreach timed to the winter season | One buyer | Whatever you arrange |
| Price discipline | Priced from the floor and side record, defended at appraisal | Offer discounted for speed and risk | Set by the owner, often from a portal estimate |
| Association paperwork | Package, estoppel and reserve status gathered before listing | Usually absorbed in the offer price | Handled by the owner |
| Florida disclosures | Flood form and 718.503 package delivered before the buyer signs | Still owed by the seller | Owed by the seller, unaided |
| Lender review | File prepared for the project review | Not applicable | Handled by the owner |
| Negotiation after inspection | Partner-level, evidence-based | Often a second price cut | Owner negotiates directly |
| Who should choose it | Most Colony Point sellers | Owners who value speed over price, or who cannot assemble the paperwork | Owners with a buyer in hand and complete paperwork |
Choose a listing if your price depends on facts a buyer must be shown: a third-floor position, a north-side stack, a larger plan, a complete paperwork file. Choose a cash sale if you must close quickly or the association cannot produce the documents in time. 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 718.503 package. If you are unsure, a free valuation shows what each route would likely net.
Jesse McGreevy and Marc Comisar are top-reviewed Southwest Florida listing agents, recognized with the Gulfshore Life Five Star award for customer satisfaction for 21 consecutive years. The reviews below are quoted exactly as clients wrote them, and each is labeled with the site where it was posted. We publish no aggregate score.
Jesse McGreevy is a top-reviewed Colony Point realtor, and Marc Comisar is a top-reviewed Colony Point realtor.
★★★★★ “Jesse and Beth took the time to sit down and visit with me, answer my questions, and was just genuinely friendly and helpful.” Verified Google review
★★★★★ “Great experience! Marc went the extra mile to ensure you were happy. He kept in touch and was always available for any questions that can come up.” Verified Zillow review
★★★★★ “This was another wonderful experience with Jesse. Considering this trying economic time, he put us at ease through the entire process of pricing, negotiating and closing. We always recommend Jesse to our friends and hope to use him again in the future.” 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 McGreevy direct at (239) 898-6072.
These are the questions Colony Point owners ask us, and the questions people type into search about selling a condo in Punta Gorda, answered from the county record, the state’s condominium rules and the city’s records. For anything specific to your unit, call us.
Gather the association’s resale documents and an estoppel, identify your floor, side and stack, price from the recorded sales for your part of the building, and list early enough to reach the January to May buyers. Colony Point recorded 13 qualified sales in 24 months to September 9, 2026, so there is real evidence to price from.
The county’s 2026 value is $282,209 for a standard 1,581 square foot home, but buyers paid $250,000 to $450,000 in the last 24 months, at a $365,000 median. Floor, side, condition and paperwork account for the spread. A free valuation from us places your unit within that range using the sales for your floor and stack.
Nine qualified sales were recorded in the 12 months to September 9, 2026, at a $340,000 median, from $250,000 to $419,000. Over 24 months the count is 13 at $365,000. Those figures come from the Charlotte County Property Appraiser’s recorded sales file, downloaded October 28, 2026, and the newest deed in that file is dated September 9, 2026.
The yearly medians say yes, gradually. The 2023 median was $498,250, 2024 was $420,000, 2025 was $352,500 and 2026 to September 9 is $340,000, about 32 percent below the 2023 peak. Eight sales in 2026 is the most in a year since 2020, so the building is still trading, at a lower level.
It did in the record. First-floor homes sold at a $310,000 median in the last 24 months and third-floor homes at $402,000, a $92,000 gap. The second floor recorded two sales, $332,500 and $340,000. Floor is the first variable we use when pricing, ahead of stack and condition.
The 24-month median is $230.87 per heated square foot and the 12-month median is $215.05. By floor, the 24-month figure is $196.08 on the first floor and $241.40 on the third. We use per-square-foot figures as a check on a price, not as the price itself.
Nine of the 13 recent sales were recorded between January and May, and deeds follow contracts by a few weeks, so buyers were shopping in the winter. We usually recommend launching in late autumn so the home is seen early in the season, with Midwest buyers targeted first.
County records show the deed date, not the days on the market, so they cannot answer this. The Southwest Florida MLS export of October 29, 2026 holds one Colony Point closing in its 12 months, at 41 days on market; one sale is not a median. Community-wide, Punta Gorda Isles MLS closings in ZIP 33950 had a median of 86.5 days on market over the year to October 29, 2026.
The declaration, articles, bylaws and rules, the annual financial statement and budget, the question-and-answer sheet, the milestone inspection summary if applicable and the reserve study or a statement that none has been completed. The buyer may cancel within 7 days, excluding Saturdays, Sundays and legal holidays, after the later of signing and receiving the core documents, and any waiver of that right has no effect. Delivering them early starts that clock early.
The association must issue it within 10 business days of the request. The state’s current schedule caps the fee at $299, with $119 more for delivery within 3 business days and up to $179 more if the unit is delinquent, under section 718.116(8) and the Division of Condominiums’ fee schedule. A transfer fee, where charged, is capped at $150.
We cannot say from a public record. A three-story building from 1972 needed its first inspection before December 31, 2024, but the city’s milestone records were not available to us, and listing remarks are not primary sources. Ask Colony Point, Inc. for the summary or a written statement of its status.
On October 28, 2026 the state’s database of SIRS reporting forms submitted before July 2025 listed a Colony Point, Inc. entry, and the database for July 2025 on did not list Colony Point for ZIP 33950. The listing shows a reporting form was submitted, not what the study found, and absence from a database is never proof that no study exists. The association’s written statement is the document a buyer and lender will accept.
A condominium or cooperative building of three or more habitable stories needs a milestone inspection when it reaches 30 years of age, with repeat inspections every 10 years, and a summary goes to owners within 45 days. Section 553.899 sets the rules, and Colony Point’s age puts it in the earliest group.
It is a structural inspection of the building by a licensed engineer or architect, aimed at the condition of the structure and its safety, required for older buildings of three stories or more. It differs from the reserve study, which is a financial and component study. A buyer’s lender may ask for both.
Florida does not require a lawyer for a residential sale, and many closings are run by title companies. A condominium sale involves more documents, and a lawyer or experienced closing agent is worth consulting on the 718.503 package, the estoppel and any open association question. We coordinate with whichever you choose.
An association cannot simply order a sale, but a declaration may give it remedies for unpaid assessments, including liens and foreclosure, and a termination vote can end a condominium under chapter 718. Those are legal questions about a specific declaration. We have no public record of either at Colony Point, and the association or a lawyer can answer.
No public source publishes Colony Point’s association fee, and we do not estimate one. The estoppel certificate and the budget list it. Listing-reported fees will appear here after we pull Southwest Florida MLS data, labeled as reported in listings and not as the association’s record.
It is a non-ad valorem charge on the property tax bill for the unit, so it stays with the unit. The seller and buyer split it at closing by proration under the contract. For Colony Point it was $384.65 on the 2025 bill, and our estimate for fiscal 2027 is about $426.
Two Colony Point bills read on October 28, 2026 showed $384.65 on the 2025 tax notice, the same on a 1,581 and a 1,751 square foot unit. The city’s condominium rate rises from $0.141 to $0.156 per square foot in fiscal 2027, which is why we estimate about $426. Read your own bill to confirm.
The 2026 millage in the City of Punta Gorda is 16.8148 mills. On the county’s $282,209 value for a standard home, that is $4,745.29 before exemptions, our arithmetic and not a bill. A homestead owner pays less, and a buyer’s first-year bill depends on the exemptions the buyer qualifies for.
Every unit card shows FEMA zone AE, with base flood elevation by stack: 27 homes in 9 AE only, 9 in 9 AE plus Coastal A, 18 in 10 AE and 9 AE, and 9 corner homes that touch VE 11. The FEMA Flood Map Service Center gives the printout for any address.
In the small record we have, no. The three sales in the corner stacks that touch the VE line were at a $390,000 median. Flood group does change the insurance quote a buyer receives, so we advise buyers to obtain a quote before the inspection period ends.
The county’s evacuation layer places the building in Zone A, the first zone ordered out. Charlotte County ordered Zones A and B out on September 27, 2022 ahead of Hurricane Ian. Buyers can check any address in the county’s Know Your Zone lookup.
Yes, to the extent section 689.302 asks. The seller gives the buyer a flood disclosure at or before contract covering flood insurance claims, federal disaster assistance and known flood damage during the seller’s ownership. Answer honestly and keep repair records.
Any age or occupancy rule would sit in the declaration and rules, which are not public, so we make no claim either way and we do not describe buyers by age. Ask the association if the question matters to you.
Rental rules are set by the declaration and rules, which are not public. We ask the association for the leasing rules and place them in the listing file.
No deed we read names a boat slip. The common elements include concrete docks, and the association assigns or manages their use. Some deeds name a carport or a parking space. Ask the association how docks and carports are assigned, and we will put the answer in the listing.
By recorded sales, yes. Over 24 months, Colony Point recorded 13 sales at $365,000 ($230.87 per square foot) against Clipper Cove’s 12 at $290,000 ($191.17), about $75,000 apart. The buildings differ in age, size and position, so a buyer is paying for different things.
Colony Point is one 1972 building of 63 homes on the harbor with plans from 1,581 to 1,751 square feet. Clipper Cove has 144 homes built 1999 to 2004, all 1,517 square feet, on Bal Harbor Boulevard. The comparison table above sets out sales, values and the state’s reserve-study and milestone rules.
Confirm who has authority to sell through the estate, gather the same association documents, and order an estoppel through the authorized person. Probate timing varies. Because the association will want proof of authority, start that conversation early, and speak with the estate’s attorney about the title.
Yes. Many owners are out of state, with 25 of 63 receiving tax notices outside Florida. Documents can be signed remotely or by mail, with a notary where required. We manage showings, photographs and the association paperwork locally, and the closing can be handled by a title company without your presence.
It ends with your ownership, and the buyer’s assessment resets to just value the following year. If you buy another Florida homestead within three years, you may transfer your Save Our Homes benefit under section 193.155. The Property Appraiser handles the portability filing.
Capital gains are a federal tax question, not a city or county one, and the answer depends on your basis, how long you lived in the home and your filing status. Your tax adviser can run your numbers before you list, and we build the net sheet around the figure they give you.
Deed stamps are $0.70 per $100, or $2,555.00 on $365,000. Add prorated taxes and canal line, the estoppel fee, the owner’s title policy as the contract assigns it, commissions and your payoff. Our worked sheet shows the lines that statute and the tax roll fix and leaves the negotiated ones to the contract.
In Charlotte County the seller customarily pays the owner’s title policy (Attorneys’ Title Fund Services lists Charlotte as a seller-pay county), but the contract controls and the parties can agree otherwise. We settle it before the offer is accepted and show the net sheet both ways if the buyer proposes a change.
Some Colony Point sales go to cash buyers, but no public record we used separates cash from financed sales, so we do not estimate a share. The Southwest Florida MLS export we hold has no financing field either. Information not available at time of publishing (checked 2026-11-10). A legitimate cash buyer shows proof of funds and uses a licensed title company.
Florida sets just value as of January 1 with statutory adjustments, and the Property Appraiser’s 2026 value for a standard home, $282,209, is a tax figure, not a market price. The 24-month median sale of $365,000 is about 1.29 times that figure, a gap we expect.
Statewide figures are outside the Colony Point record we pulled. What we can say is local: 13 qualified sales in 24 months at this building, 9 in the last 12, at prices below the 2023 peak. A buyer’s willingness to pay depends on the building’s floor, side and paperwork.
Owners cite age-related building rules, reserve requirements, insurance costs and assessments, among other reasons, and many simply relocate or retire. The county file does not state motives for any Colony Point sale, so we do not attribute the building’s turnover to any one cause.
Fix what a buyer’s inspector will find inside the unit, such as an air conditioner at the end of its life, a leaking fixture, a sticking slider or an unpermitted alteration, and get the association’s documents in order. Cosmetic work matters less than a complete file, and we tell you which repairs return their cost.
A Colony Point specialist matters because the building’s value is recorded in files most agents never combine: the floor and stack on the county card, the flood group, the canal line on the tax bill, and the association’s reserve and milestone status. Buyers pay for certainty on those points, and a specialist supplies it.
Data updated: October 2026 (our routing test, OSRM free-flow drive times from Colony Point Drive, run September 29, 2026; Charlotte County Property Appraiser; retrieved October 28, 2026).
If you are thinking, “I need someone to sell my condo at Colony Point in Punta Gorda Isles, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Colony Point, Punta Gorda Isles, Punta Gorda, Charlotte County and the rest of Southwest Florida. Whether you are selling in Colony Point, Clipper Cove, the Bird Section, Emerald Pointe, Spinnaker Point, Windjammer Point or Burnt Store Isles, our team provides local market guidance, professional listing exposure and a clear plan to help you sell confidently.
Colony Point buyers are buying the harbor end of Colony Point Drive, a pool and clubhouse, docks and a location about 9 minutes from Fishermen’s Village and 10 minutes from Punta Gorda City Hall, with the Punta Gorda Airport about 18 minutes away and Southwest Florida International about 57 minutes away by our routing test. Those drive times are free-flow estimates and traffic changes them.
A condominium buyer buys the building as well as the unit: its reserves, its insurance, its rules and its management. That is why the association file belongs in the listing, and why a seller who prepares it competes better than one who does not.
A free Colony Point condo valuation tells you what you are working with. If you are also buying, see our guide to buying a Colony Point condo, our Bird Section seller guide if you own elsewhere in the Isles, and how we represent buyers across Southwest Florida.
Every document behind the figures in this Colony Point seller guide is public and free. These are the ones a Colony Point seller actually uses, each linked to the publishing authority’s own copy. The association’s own budget, declaration and rules are not public; they come with the resale package.
| Document | Publisher | Why a Colony Point seller needs it | Link |
|---|---|---|---|
| Florida Statutes 718.503, condominium resale disclosure | Florida Senate | The package a seller delivers and the buyer’s 7-day window | Section 718.503 |
| Condominiums and Cooperatives SIRS Reporting page | Florida DBPR | Where the state lists structural integrity reserve study filings | SIRS reporting and database |
| 2026 Final Millage Rate Chart | Charlotte County Property Appraiser | The 16.8148 mill rate for the City of Punta Gorda district | 2026 rate chart (PDF) |
| FY2027 budget hearing packet with the PGI canal assessment resolution | City of Punta Gorda | The $0.156 per square foot rate for condominium land | City budget packet (PDF) |
| Condominium register extract, row PR1U016057 | Florida DBPR | Colony Point’s state registration, 63 units, recorded September 1, 1971 | Condo register extract (CSV) |
| Milestone and SIRS inspections guide | Florida DBPR | What the inspection and study rules require | Inspections guide |
| Estoppel Certificate Fees | Florida DBPR | The current fee caps an estoppel may carry | Estoppel fee schedule (PDF) |
| Florida Statutes 718.116, assessments and estoppel | Florida Senate | The 10-business-day estoppel duty and fee structure | Section 718.116 |
| Florida Statutes 689.302, flood disclosure | Florida Senate | The flood form owed at or before contract | Section 689.302 |
| Florida Statutes 553.899, milestone inspections | Florida Senate | Which buildings need a milestone inspection | Section 553.899 |
| FEMA Flood Map Service Center, search by address | Federal Emergency Management Agency | The flood zone printout for your address | FEMA Map Service Center |
| Charlotte County evacuation zone map | Charlotte County | The Zone A reading buyers ask about | Evacuation zones (PDF) |
| PGI Canal Maintenance Assessment District boundary map | City of Punta Gorda | Where the canal district lies | PGI district map (PDF) |
Every source below was read between September 25 and October 28, 2026, and figures carry the window and retrieval date stated beside them in the text. Primary documents only: Florida Statutes, state and federal agencies, the City of Punta Gorda, Charlotte County and its Property Appraiser and Tax Collector. No listing site, brokerage or valuation aggregator was used for any figure in this guide. Southwest Florida MLS figures, where printed, are labeled as community-wide and come from a members-only system that cannot be linked.
Data sets cited as plain text: Southwest Florida MLS, Punta Gorda Isles-wide closings in ZIP 33950, 12 months to October 29, 2026, exported October 29, 2026 (66 closings, median 86.5 days on market, median 95.9 percent sale-to-list); our routing test, OSRM open routing engine, free-flow drive times from Colony Point Drive, run September 29, 2026.
McGreevy and Comisar are the Southwest Florida listing team Colony Point owners call when a condominium has to be priced on the floor-and-side record and sold with its paperwork in hand. 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 Colony Point seller guide we tracked 82 qualified Charlotte County sales on file since 2009 and the 13 recorded in the 24 months to September 9, 2026.
Meet Jesse McGreevy, who leads the team’s listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation, or see 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 McGreevy direct at (239) 898-6072, start with your Colony Point valuation form, or read our Colony Point community 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. This guide is general information about selling a condominium at Colony Point at Punta Gorda Isles, not an appraisal and not legal, tax or insurance advice. Market data from the Charlotte County Property Appraiser, Charlotte County GIS and the City of Punta Gorda, checked October 2026. Brokered by Domain Realty.