Punta Gorda, Florida
Selling a Spinnaker Point condo? We price it on 13 Charlotte County recorded sales in 36 months, split by plan, with the association package and structural letter 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 November 2026.
This guide is for owners at Spinnaker Point at Punta Gorda Isles who are deciding whether, when and how to sell, and Jesse McGreevy and Marc Comisar built it around the one thing a Spinnaker Point buyer cannot get from a portal: the full county record of what these 70 condominiums have actually recorded for, plan by plan. Spinnaker Point is a condominium community inside Punta Gorda Isles in Punta Gorda, Florida, five buildings at 4000 Bal Harbor Boulevard in ZIP 33950, inside the incorporated City of Punta Gorda. Our Spinnaker Point neighborhood guide covers the place itself; this page is about selling it. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008, and the numbers below come from recorded deeds, not automated estimates.
Call Jesse direct at (239) 898-6072, request a free Spinnaker Point condo valuation, or start with the Spinnaker Point valuation form at the top of this page. You get back the recorded sales we priced from, each with its month, building and plan.
You sell a Spinnaker Point condo in 2026 by pricing it against the 13 qualified sales Charlotte County recorded in the 36 months to September 9, 2026 (a $295,000 median, $248 per square foot), split by your plan, then putting the association’s resale package, estoppel and structural position in a buyer’s hands before the first showing.
Data updated: November 2026 (Charlotte County Property Appraiser, files downloaded 1 Nov 2026). Charlotte County Property Appraiser recorded, qualified sales, 36 months to September 9, 2026 (the newest Punta Gorda Isles deed in the county file downloaded November 1, 2026).
We pulled every qualified Charlotte County sale at Spinnaker Point through September 9, 2026, the newest Punta Gorda Isles deed in the county file. The 36 months from September 9, 2023 hold 13 qualified sales, from $200,000 to $403,000, for $3,903,000 in total. Thirteen is an odd count, so the $295,000 median is an actual recorded price, and the median price per square foot is $247.75, which we round to $248. The newest Spinnaker Point deed in that file is dated May 8, 2026.
Why lead with three years and not one? Because the most recent twelve months hold only two Spinnaker Point sales, and two sales cannot carry a median. Widen to 24 months and there are six, at a $278,750 median. Widen to 36 months and there are thirteen, which is the first window deep enough to price from. Every figure on this page names its window, so you can see exactly which sales it rests on.
Several Southwest Florida condominiums carry a Spinnaker name, including ones at Burnt Store Marina and in Englewood. This page is only about the 70-home condominium at 4000 Bal Harbor Boulevard, recorded with the state on February 6, 1989 and governed by Spinnaker Point Condominium Association, Inc. If a title company or insurer pulls a record by name, make sure it is this address.
Spinnaker Point is two products on the county roll: fifty homes of 1,110 square feet and twenty end homes of 1,682 square feet, all built in 1989 and spread evenly across five buildings of fourteen. The plan you own sets your price band. The association package sets a buyer’s confidence. The season sets how many buyers see your home. And because Charlotte County recorded only two sales here in the last year, the next well-prepared listing has an unusual chance to set the number that follows it.
Three facts separate this condominium from most in the Isles. The county counts 33 dock hookups on the shared concrete dock for 70 homes, and no unit legal description on the roll names a dock. The county’s unit numbering shows homes on two floors, which bears on Florida’s structural integrity reserve study and milestone laws. And the owners are spread across the country: 39 of the 70 county roll mailing addresses are outside Florida. Each of those changes how we prepare and market a listing, and each has its own section below.
The market on the county record, what each plan sells for, why the two most recent sales came in low, what seventeen repeat sales say about timing, who buys here, the paperwork, the structural question, docks and the pool, the tax lines, flood and insurance, Spinnaker Point against Windjammer Point next door, how we price, disclose, market and negotiate, a worked net sheet, the decision between listing and a cash sale, and more than thirty-five seller questions answered directly.
List your Spinnaker Point condo with McGreevy and Comisar because we price it from the county’s own recorded sales for your plan, we assemble the condominium paperwork before a buyer asks for it, and the two partners who take your first call are the two who negotiate your contract. We are the #1 team in Southwest Florida since 2012.
Data updated: November 2026 (Charlotte County Property Appraiser, files downloaded 1 Nov 2026; RealTrends 2026 team rankings).
Sellers hire a record, not a promise. 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 the team ranks as the #5 real estate team in Florida (RealTrends 2026). These are the honors we stand behind:
Before you sign with anyone, read our guide to the best real estate agents in Punta Gorda, which sets out the questions we think every Punta Gorda seller should put to every agent. For a Spinnaker Point condo, add three of your own. Can the agent tell you which of the thirteen recent sales were your plan? Can the agent explain, with a document, what your unit holds on the shared dock? And can the agent show a buyer the association’s written answer on the structural integrity reserve study before the buyer’s attorney asks?
A buyer’s attorney, lender and insurer each come to a Spinnaker Point file with a checklist. The attorney wants the resale package under section 718.503 of the Florida Statutes and the association’s statement on the structural study. The lender wants the condominium to pass its project review. The insurer wants the master policy declarations and the flood zone. We gather those before the listing goes live, so the first showing is not followed by a week of waiting for documents.
Jesse McGreevy and Marc Comisar each work every listing personally, with over 45 years of combined direct experience between them. In a condominium where a whole year can pass with two recorded sales, continuity matters: the partner who priced your home is the partner who answers the buyer’s agent about the dock, the partner who reads the inspection report and the partner who keeps the lender’s condominium questionnaire moving.
For this guide we tracked every qualified Spinnaker Point sale in the Charlotte County file, the 12, 24, 36 and 60 month windows, each calendar year from 2015, seventeen resale pairs, the county roll for all 70 homes and the common elements, a 2025 tax bill, the state’s condominium register and its two structural integrity reserve study databases. Each number on the page carries its window and its source beside it.
Spinnaker Point prices have eased since the 2022 peak and sales have thinned. The county’s calendar-year median hit $365,000 on four sales in 2022; the 36 months to September 9, 2026 recorded 13 sales at $295,000, the 24 months six at $278,750, and the last 12 months only two, at $200,000 and $267,500.
Data updated: November 2026 (Charlotte County Property Appraiser, files downloaded 1 Nov 2026). Recorded, qualified sales, windows ending September 9, 2026.
The direction is plain on the record. The 36-month median of $295,000 is $70,000, or 19.2 percent, below the 2022 calendar-year median of $365,000 ($70,000 divided by $365,000). The 24-month median of $278,750 is 23.6 percent below it. The 2022 median rested on just four sales, so treat it as a description of that year, not a benchmark, but the decline is consistent across every window we measured.
| Window ending September 9, 2026 | Qualified sales | Median | How the median is formed | Median $ per sq ft | Low to high |
|---|---|---|---|---|---|
| 12 months (from September 9, 2025) | 2 | none (two sales) | $200,000 (1,110 sq ft, December 2025) and $267,500 (1,682 sq ft, May 2026) | not computed | $200,000 to $267,500 |
| 24 months (from September 9, 2024) | 6 | $278,750 | middle pair $275,000 and $282,500 | $243.67 | $200,000 to $403,000 |
| 36 months (from September 9, 2023) | 13 | $295,000 | odd count, an actual sale | $247.75 | $200,000 to $403,000 |
| 60 months (from September 9, 2021) | 23 | $303,000 | odd count, an actual sale | $254.50 | $200,000 to $432,700 |
Total recorded volume was $1,738,000 over the 24 months and $3,903,000 over the 36 months. Six different homes changed hands in 24 months, which is 8.6 percent of the 70, and thirteen in 36 months, 18.6 percent. That is a slow-turning building. In practice it means a buyer’s agent can read every relevant sale in an afternoon, and a list price that ignores them will be noticed in the first week.
| Calendar year | Qualified sales | Median |
|---|---|---|
| 2015 | 4 | $178,750 |
| 2016 | 3 | $159,000 |
| 2017 | 5 | $159,900 |
| 2018 | 6 | $180,000 |
| 2019 | 5 | $185,100 |
| 2020 | 8 | $193,500 |
| 2021 | 10 | $257,500 |
| 2022 | 4 | $365,000 (the peak) |
| 2023 | 5 | $325,000 |
| 2024 | 4 | $307,500 |
| 2025 | 5 | $282,500 |
| 2026 to September 9 | 1 | $267,500 |
A calendar year with four or fewer sales is a description of those few homes, not a market median, so read 2016, 2022, 2024 and 2026 with that in mind. What the table does show is shape. From 2015 to 2020 Spinnaker Point traded in a narrow band below $200,000. In 2021 ten sales lifted the median to $257,500, and in 2022 four sales recorded at a $365,000 median. Each year since has stepped down: $325,000, $307,500, $282,500, and one sale so far in 2026 at $267,500, a 1,682 square foot end home.
Two sales in a year is thin, but it is not unusual for a 70-home condominium in a slower year, and the 2025 calendar count of five sales sits in the range of most years since 2015. The two recent prices are low partly because of which homes sold, which the next section takes apart. A seller should read the thin year as a pricing problem to solve, not as a sign that buyers have left Bal Harbor Boulevard.
Of the six sales in the 24 months to September 9, 2026, one closed under $250,000, three between $250,000 and $299,999, one between $300,000 and $349,999 and one at $400,000 or more. None fell between $350,000 and $399,999. The middle of the market sits between $275,000 and $310,000, and the single sale above $400,000 was a 1,682 square foot end home in April 2025.
For Punta Gorda Isles as a whole, houses and condominiums combined, the Southwest Florida MLS showed 66 closings in ZIP 33950 in the twelve months to October 29, 2026, a median 86.5 days on market and a 95.9% median sale-to-list ratio (Southwest Florida MLS, exported October 29, 2026). Those are Isles-wide figures led by canal houses, not Spinnaker Point’s. The Southwest Florida MLS export of October 29, 2026 for ZIP 33950 holds no Spinnaker Point row: no closing at 4000 Bal Harbor Boulevard in the 12 months to that date and no active or pending listing on that date. So the export gives no Spinnaker Point days on market or sale-to-list ratio. Information not available at time of publishing (checked 2026-11-10). Local MLS coverage in Charlotte County is thin, which is why the county’s recorded deeds lead every figure on this page.
The other Spinnaker Point condos for sale on the day you list are your real competition, more than any past sale. No Spinnaker Point listing was active or under contract in that export on October 29, 2026, and with no closing in its 12 months it cannot measure months of supply. Information not available at time of publishing (checked 2026-11-10). Before we set your price we read every active listing in the building and the neighboring Bal Harbor Boulevard condominiums, because a buyer touring your home will have seen them that same morning.
You own either a 1,110 square foot home (50 of the 70) or a 1,682 square foot end home (20 of the 70), and the plan sets your price band. Over 36 months the smaller plan recorded a $288,750 median and $260.14 per square foot; the three end-home sales ran from $267,500 to $403,000 at a lower price per foot.
Data updated: November 2026 (Charlotte County Property Appraiser, files downloaded 1 Nov 2026). Recorded, qualified sales by plan, 36 and 60 months to September 9, 2026.
The county roll carries only two living-area figures at Spinnaker Point. Each of the five buildings holds fourteen homes, ten of the smaller plan and four end homes, so the mix repeats from building to building. Your deed and your tax bill do not need interpreting: the county’s record card for your parcel shows 1,110 or 1,682 square feet, and that is the figure an appraiser will use.
| Plan | Homes on the roll | 36-month sales | 36-month result | 60-month sales | 60-month median | 60-month median $ per sq ft |
|---|---|---|---|---|---|---|
| 1,110 sq ft | 50 | 10 | median $288,750 (middle pair $282,500 and $295,000), $260.14 per sq ft, $200,000 to $340,000 | 18 | $297,500 | $268.02 |
| 1,682 sq ft end home | 20 | 3 | $370,000 (October 2023), $403,000 (April 2025), $267,500 (May 2026); too few for a median | 5 | $370,000 | $219.98 |
Here is the fact that surprises owners of the larger plan. The 1,682 square foot end home has about 52 percent more living area than the 1,110, yet over 60 months it recorded $219.98 per square foot at the median against $268.02 for the smaller plan. The smaller plan sells for more per square foot; the larger plan sells for more in total. That is normal in a condominium where every owner shares the same pool, dock, grounds and canal: the first 1,110 square feet carry the location, and the extra 572 square feet are valued as extra rooms, not as extra waterfront.
Your comparison set is the deepest in the building, ten sales in 36 months, and your buyer will check your price against all ten. Pricing a 1,110 by multiplying the building-wide $248 per square foot misses the plan’s own $260.14 median. The tighter question is where your home sits inside the $200,000 to $340,000 range, and that turns on condition, updates and the documents behind your unit.
With three end-home sales in 36 months, every one of them matters, and they span $135,500. We do not average three sales into a median. We read each: the month, the building, what the county card shows, and how it compares with yours. A buyer who quotes you the $267,500 May 2026 sale will hear about the $403,000 April 2025 sale, and the reverse is just as true. The 60-month window adds two earlier end-home sales and gives a $370,000 median across five, the best long view the record allows.
Buyers coming from other Punta Gorda Isles condominiums often think in dollars per square foot. Buyers with a fixed budget think in total price. A 1,110 at Spinnaker Point competes on total price with larger homes elsewhere, and an end home competes on space. We write the listing for the buyer each plan actually attracts, and we put both measures in the file so neither buyer has to do the arithmetic.
The roll shows homes on two floors, and buyers will ask whether one floor sells for more. Thirteen sales split across two plans and two floors leave samples of two to six, too small to set a floor premium, so we do not add or subtract one. Condition, light, view across the canal and access are real, and we account for them home by home when we walk your unit.
The two most recent Spinnaker Point sales, $200,000 for a 1,110 in December 2025 and $267,500 for a 1,682 in May 2026, were the lowest per square foot in three years, and the county record does not say why. Condition and terms are unknown to us. Three resales also recorded losses, each on a home bought at the 2021 and 2022 peak.
Data updated: November 2026 (Charlotte County Property Appraiser, files downloaded 1 Nov 2026). Recorded, qualified sales and resale pairs, 60 months to September 9, 2026.
A deed records a price and a date. It does not record the kitchen, the air handler, a leak under the lanai, whether the home was sold furnished, or whether the seller needed to close by a certain week. When two low sales sit at the end of a short record, a buyer will lean on them, and a seller needs to know how to answer.
In December 2025 a 1,110 square foot home in Building 1 recorded at $200,000, or $180.18 per square foot. That is the lowest Spinnaker Point price in the 36-month window and the lowest per square foot for the smaller plan in that window: the other nine 1,110 sales ran from $220,000 to $340,000. We do not know the home’s condition or terms, and we do not guess about any individual owner. What we can say is that it is one of ten sales of that plan, and the plan’s median stayed at $288,750.
In May 2026 a 1,682 square foot end home, also in Building 1, recorded at $267,500, or $159.04 per square foot. It is the only qualified Spinnaker Point sale in 2026 to September 9. Its seller had bought it for $295,000 in July 2021, so this was one of the three loss resales described below. Again, the deed is silent on condition.
In a building that records a dozen sales a year, one low sale moves the median a little. At Spinnaker Point the two lowest sales are the whole last twelve months. An automated estimate that weights recent sales heavily will read them as the market, and so will a buyer’s agent who looks only at the last year. That is the strongest reason to price from the 36-month record and to put your home’s condition on paper.
Seventeen Spinnaker Point homes have a resale pair inside the 60 months, and three of those resales recorded a loss. Each was bought in 2021 or 2022, near the top:
| Plan | Bought | Purchase price | Resold | Resale price | Change |
|---|---|---|---|---|---|
| 1,110 sq ft | March 2022 | $391,000 | April 2024 | $340,000 | minus 13.0% |
| 1,682 sq ft | April 2022 | $432,700 | April 2025 | $403,000 | minus 6.9% |
| 1,682 sq ft | July 2021 | $295,000 | May 2026 | $267,500 | minus 9.3% |
The pattern is about timing, not the building. The two 2022 purchases were at prices the record has not reached since. If you bought in 2021 or 2022, your purchase price is not a floor for your sale price, and pricing to recover it is the most common reason a listing here sits.
We show the buyer all thirteen sales, not two. We show the plan medians. We show what your home has that the low sales may not have, with receipts and permits. And if your home is the one that needs work, we say so in the pricing rather than letting the inspection say it for us. The goal is to keep the conversation on your home, not on the two homes that sold before it.
Spinnaker Point at Punta Gorda Isles recorded 13 qualified sales at a $295,000 median in the 36 months to September 9, 2026, and only two in the last twelve, so the next owner who lists with the paperwork ready and the price set to the right plan will be the comparison every later buyer reads. Request a free Spinnaker Point condo valuation, use the Spinnaker Point valuation form, or call Jesse direct at (239) 898-6072. Buying your next home after the sale? See how our team represents Southwest Florida buyers, or call Marc Comisar at (239) 287-5873. You are working with Top 1% Real Estate Agents Nationally Since 2008.
The repeat-sale record says most Spinnaker Point owners who held through the cycle came out well ahead: 17 homes resold within the 60 months to September 9, 2026, at a median gain of about 70 percent over their prior recorded price. The three losses were all bought in 2021 or 2022, close to the peak.
Data updated: November 2026 (Charlotte County Property Appraiser, files downloaded 1 Nov 2026). Resale pairs with the resale recorded in the 60 months to September 9, 2026.
A repeat-sale pair is the same home recorded twice. It removes the plan and building question, because the home is compared with itself, and it shows what holding a Spinnaker Point condo has meant for owners over different stretches of time.
Across the seventeen pairs, the median change from the earlier recorded price to the resale was a gain of 69.6 percent, which we round to about 70 percent. The pairs span different holding periods, so the median mixes owners who bought in 2015 with owners who bought in 2021. Its message is simple: most owners who resold in the last five years bought well before the peak.
The three loss resales share one feature: a purchase in 2021 or 2022. The deepest, minus 13.0 percent, was a 1,110 bought in March 2022 for $391,000, the highest price for that plan in the county record. A purchase near the top of a cycle needs a long hold or a willingness to accept less.
We do not forecast. What the record shows is a calendar median that has stepped down each year since 2022 and two recent sales below it. An owner who waits carries the condominium fee, taxes, insurance and the risk of a special assessment while waiting, and the building’s next sale will set the comparison either way. If you are not ready to sell, we will tell you so and show you what the record says each season.
Of the six sales in the 24-month window, five closed between January and June (January 2025, two in April 2025, June 2025 and May 2026), and only the December 2025 sale fell outside that stretch. The owners here are seasonal, and the buyer pool follows the same calendar. A listing that is photographed, priced and documented by late fall is in front of buyers when they start their winter search, rather than appearing after they have committed elsewhere.
The two low sales in 2025 and 2026 both recorded below the county’s just value for their plan. The county’s just value is its estimate of market value as of January 1, applied plan-wide, and it is not a sale price. When recent sales fall below the county’s own figure, a buyer has room to argue, and the seller with a documented, updated home is the one who can argue back.
Spinnaker Point buyers are mostly second-home and seasonal owners from the Midwest and Northeast, by the evidence available: 39 of the 70 county roll mailing addresses are outside Florida, led by Ohio with 8 and Massachusetts with 6. Mailing addresses are a proxy for where owners live, not proof of residency.
Data updated: November 2026 (Charlotte County Property Appraiser roll, files downloaded 1 Nov 2026; county roll mailing addresses, a proxy, not residency).
The people who already own here are the best guide to who buys next. A buyer of a waterfront condominium on Bal Harbor Boulevard is often someone who has rented in Punta Gorda for a winter or two, has friends in the building, and wants a lock-and-leave home on the water at a lower entry price than a canal house.
| County roll mailing address | Homes |
|---|---|
| Outside Florida | 39 |
| In Florida | 31 |
| Ohio (largest outside state) | 8 |
| Massachusetts (second) | 6 |
Thirty-nine of seventy is 55.7 percent. The remaining out-of-state owners are spread across many states. We print the state counts only because they shape where a listing’s marketing goes; they say nothing about any individual owner.
A Spinnaker Point buyer often starts looking from Columbus, Cleveland or the Boston suburbs, in the fall, on a phone. We put the listing in front of that buyer early: video and photography that show the canal, the pool and the dock, a floor plan with the county’s square footage, the tax bill lines, and the association answers a remote buyer cannot walk in and ask. The buyer who books a flight to see your home has already decided they like it.
Most Spinnaker Point sellers do not live here year-round, and the whole process can run without you on site. We coordinate access with the association’s rules, vendors for any repairs, photography, inspections, the appraisal and a mail-away closing through the title company. You sign electronically or with a notary where you are.
Buyers come when owners do. With most owners mailing from the north, the building is busiest in the winter months and quiet in late summer, and showings follow the same rhythm. A listing launched in October or November reaches buyers before they arrive; a listing launched in May often waits for the next season.
The roll does not record who will buy next, how many homes are rented, or whether an owner plans to sell. The cash-purchase share for Spinnaker Point is not in the Southwest Florida MLS export we hold, which carries no Spinnaker Point closing. Information not available at time of publishing (checked 2026-11-10). Many condominium buyers in this price range pay cash, which matters to how we weigh offers, but we do not print a Spinnaker Point share we have not measured.
Gather the condominium resale package under section 718.503 of the Florida Statutes, the association’s written position on the structural integrity reserve study and milestone inspection, the current budget and financial statement, the governance documents and rules, the master insurance declarations, an estoppel order, any dock or parking arrangement in writing, and an elevation certificate.
Data updated: November 2026 (Florida Statutes 718.503 and 718.116; DBPR Estoppel Certificate Fees schedule, read 1 Nov 2026).
The paperwork is not a formality at Spinnaker Point. Dues, reserves, budgets and insurance are not published anywhere public, so a buyer learns them only from the documents you deliver. A listing that has them ready answers the buyer’s biggest unknowns before the offer; a listing that does not gives the buyer a reason to wait or to discount.
Florida’s condominium resale statute requires a selling unit owner to give the buyer the association’s governing documents and financial information, including the declaration, articles, bylaws and rules, the annual financial statement and budget, the association’s question-and-answer sheet, and the structural integrity reserve study or a statement that one has not been completed. The statute gives the buyer a right to cancel for a period after receiving the package, and the standard Florida condominium contracts carry the same right. Delivering it at listing, not after the contract, shortens that window to nothing.
Ask the association, through its manager, for a short written statement on whether the buildings are three habitable stories or more under the Florida Building Code, and therefore whether the structural integrity reserve study and milestone inspection laws apply. The next section explains why that letter is worth asking for. A buyer’s attorney will ask the same question; having the answer on letterhead ends the discussion.
The current adopted budget, the most recent financial statement, the reserve schedule, the last two assessment notices, and the minutes of any meeting that discussed a special assessment. Buyers and lenders read reserves closely in a 1989 building, and a well-funded reserve schedule is a selling point you can show.
Leasing rules, pet rules, any buyer-approval requirement, sign rules and parking rules all sit in the declaration and the rules. None is public. A buyer who plans to rent the condo in winter, or who owns a dog, needs those answers early, and you need them to describe your home accurately.
The association insures the buildings under a master policy. The declarations page shows the carrier, the coverage, the wind deductible and whether flood is carried on the buildings. Lenders ask for it, and so does the buyer’s HO-6 agent.
The estoppel certificate is the association’s statement of what is owed on your unit and whether any special assessment is levied. DBPR’s posted schedule caps the fee at $299, plus $119 for delivery within three business days, and up to $179 more if the account is delinquent. Order it early so there are no surprises in the closing statement.
No unit legal description on the county roll names a dock or a slip at Spinnaker Point. If you use a dock position or a particular parking space, find whatever the association has in writing about it: a rule, an assignment list, a board resolution or a recorded instrument. A buyer can rely only on what a document says.
If you or a prior owner had an elevation certificate prepared, include it. Note any flood claim or federal flood assistance you know of, because Florida’s flood disclosure statute asks about both. The city publishes an elevation certificate viewer that can help locate an existing certificate for the property.
We request the resale package and the SIRS letter the day you sign the listing. The budget, rules and insurance declarations come with the package. The estoppel is ordered once a contract is signed, unless your association prefers a pre-listing request. By the first showing, the file is complete.
Florida’s structural integrity reserve study and milestone inspection laws apply to condominium buildings three or more habitable stories in height. The county’s unit numbering shows Spinnaker Point homes on two floors, which would place the buildings below that threshold, and DBPR’s public SIRS databases held no Spinnaker Point row as of September 29, 2026. The association’s written position is the record.
Data updated: November 2026 (Florida Statutes 718.112 and 553.899; DBPR SIRS public databases as read September 29, 2026; Charlotte County Property Appraiser roll, files downloaded 1 Nov 2026).
Every Florida condominium buyer now asks about “SIRS.” Since the 2022 and 2024 condominium laws, three-story and taller buildings have faced mandatory reserve studies, inspections and, in many associations, large special assessments. Buyers who have read the headlines will ask the question about any condominium, including a two-story one.
Section 718.112 of the Florida Statutes requires associations of buildings three habitable stories or more to have a structural integrity reserve study and to fund the reserves it identifies for the roof, structure, fireproofing, plumbing, electrical, waterproofing, windows and exterior doors. Section 553.899 requires a milestone inspection of those buildings by an architect or engineer when they reach the statutory age, and periodically after. Both laws share the three-story threshold, determined under the Florida Building Code.
The county’s unit numbers at Spinnaker Point carry a floor digit, and every one shows a first or second floor. A unit number is not a building-code story determination, so we never write that the buildings are exempt or that they passed anything. What we write is what the records show and what the association says.
DBPR publishes two databases of submitted SIRS reporting forms. When read on September 29, 2026, neither held a row for the Spinnaker Point condominium at 4000 Bal Harbor Boulevard. An empty result has more than one possible meaning: the buildings may be below the threshold, a study may have been done without the reporting form being filed, or a required study may be missing. That is why the association’s letter matters.
Below three stories the SIRS mandate does not apply, but Chapter 718 still expects an annual budget with reserves for items such as roof replacement and painting, unless the owners vote to waive or reduce them. A buyer’s lender and attorney will read the reserve schedule either way. A well-funded schedule in a 1989 building is a quiet advantage worth showing.
In three-story buildings elsewhere in Punta Gorda Isles, structural laws have meant studies, inspections and assessments that buyers price in. If your association confirms in writing that its buildings are below the threshold, and shows a reserve schedule and recent roof permits, a buyer can stop discounting for an unknown. We put that letter on the first page of the listing file.
Dock access and the pool are shared at Spinnaker Point, not deeded. The county card lists a shared concrete dock with 33 hookups for 70 homes, a community pool and a tennis court on the 4.98-acre common parcel, and no unit legal names a dock or slip. A buyer pays for what your documents show.
Data updated: November 2026 (Charlotte County Property Appraiser common element record and roll, files downloaded 1 Nov 2026).
Boaters are a real share of the buyers who look at a waterfront condominium in Punta Gorda Isles, and the dock is the first thing many of them ask about. The honest answer at Spinnaker Point depends on paperwork the association keeps, not on the deed.
The common elements are one county parcel of 4.98 acres. Its card lists a community pool of 800 square feet, a tennis court of 6,480 square feet and a shared concrete dock with 33 hookups. All 70 homes carry the county’s waterfront flag. Every owner holds an undivided share of those common elements with the unit.
A hookup count is not a slip count, and the county does not count slips. Still, 33 hookups for 70 homes means a boat position cannot be assumed to come with every unit. How positions are assigned, whether there is a waiting list, whether an assignment passes to a buyer, and what boat sizes the rules allow are all questions only the association can answer.
None of the 70 Spinnaker Point unit legal descriptions on the county roll names a dock or slip. That is a sharp contrast with Windjammer Point next door, where 66 of 69 unit legals name a numbered dock. At Spinnaker Point, any slip right comes from the association’s documents or a recorded instrument, never from the deed by itself.
If you use a dock position, ask the association for the document that governs it: the declaration provision, the rule, the assignment list or a board resolution. If the document says the position passes with the unit, include it in the listing file and let the buyer’s attorney read it. If it does not, say so in the listing, and describe dock access as an association amenity. A remark in a listing that implies more than the documents support invites a dispute after closing.
A buyer who needs a slip will pay for a documented one and will discount for an uncertain one. A buyer who does not boat will barely notice. That is why we write two descriptions of the same amenity, one for boaters and one for everyone else, and why the document comes first.
The pool and tennis court are shared amenities that buyers who winter here value, especially those who want a place to meet neighbors. Hours, heating and guest rules are association matters and are not published. Photograph them well, describe them accurately, and let the rules come with the package.
Spinnaker Point sits on the southern Punta Gorda Isles canals, on the Alligator Creek side, with a short run south to Alligator Creek and Charlotte Harbor. Buckley’s Pass opened the southern canals to Alligator Creek in 2020. The only fixed spans that block masts anywhere in the Isles are the two West Marion Avenue bridges at the north end, and our Punta Gorda Isles sailboat water guide explains that ruling. For any particular boat, we trace the route from the slip with its draft and air draft rather than print a single label.
A Spinnaker Point buyer will see ad valorem taxes at the City of Punta Gorda district rate of 16.8148 mills for 2026 plus two non-ad valorem lines: $78.00 for the Alligator Creek Waterway and the city’s Punta Gorda Isles canal line, which was $321.62 on a 1,110 square foot home’s 2025 bill, a bill that totaled $4,410.91.
Data updated: November 2026 (Charlotte County Property Appraiser 2026 final rate chart; Charlotte County Tax Collector 2025 bill; Charlotte County Alligator Creek Waterway budget; City of Punta Gorda fiscal 2027 canal assessment packet; files read 1 Nov 2026).
Buyers read the tax bill closely because, unlike the condominium fee, it is public. A Spinnaker Point seller who explains each line before the buyer finds it removes a common source of second thoughts.
One 2025 bill on a 1,110 square foot Spinnaker Point home shows how the lines stack: ad valorem taxes for the county, city, schools and special districts, then the $78.00 Alligator Creek line and the $321.62 canal line, for a total of $4,410.91. A homesteaded owner’s bill is lower because of the homestead exemptions and the Save Our Homes assessment cap, and a buyer inherits neither.
Charlotte County’s Alligator Creek Waterway municipal service benefit unit charges every Spinnaker Point home $78.00 a year, the rate adopted for fiscal 2026 and approved for fiscal 2027, up from $25 in fiscal 2025. The unit pays for dredging, marking and maintaining Alligator Creek, the channel that gives the southern Isles their route to Charlotte Harbor. The increase funds an entrance channel dredge set out in the county’s budget.
The City of Punta Gorda’s Punta Gorda Isles Canal Maintenance Assessment District pays for the seawalls, dredging and canal upkeep. Single-family canal lots pay a flat rate; condominium land is billed by the square foot of land within 120 feet of the seawall, and each unit carries an allocation of the association’s share. For fiscal 2027 the city adopted $0.156 per square foot on September 9, 2026. The $1,500 flat rate a buyer may read about applies to single-family lots, not to a Spinnaker Point unit. Any per-unit fiscal 2027 figure is an estimate, confirm on the November 2026 bill.
The Property Appraiser’s 2026 final rate chart sets the combined millage for City of Punta Gorda properties at 16.8148 mills, that is, $16.8148 per $1,000 of taxable value. The November 2026 bill will apply it to each home’s 2026 taxable value.
If a buyer pays the 36-month median of $295,000 and the county’s assessed value eventually resets to that figure with no homestead exemption, the ad valorem tax would be about $4,960 a year ($295,000 divided by 1,000, times 16.8148), plus the $78.00 Alligator Creek line and the canal line. This is an estimate for illustration. The county sets the assessed value, not the price, and a buyer who homesteads the unit will pay less.
A long-time homesteaded owner may pay well under half of what the next owner will. Buyers who see the seller’s current bill sometimes budget from it and then are surprised. We show buyers the illustration up front so the payment they plan around is the one they will actually have.
Florida property taxes are paid in arrears, in November for the calendar year. At closing the seller credits the buyer for the days of the year the seller owned the home. The two non-ad valorem lines are on the same bill and prorate the same way. Your closing agent computes the exact credit from the most recent bill.
A buyer will ask about the flood zone and the insurance. Spinnaker Point is in FEMA Zone AE with a 9-foot base flood elevation, outside the Coastal A Zone, in Charlotte County Evacuation Zone A and a 130 mph design wind area. The association insures the buildings under a master policy; each owner carries an HO-6 policy.
Data updated: November 2026 (FEMA flood map and Charlotte County GIS layers as shown on our Spinnaker Point guide; City of Punta Gorda Flood Readiness; FEMA Community Rating System).
Insurance is now one of the first questions on any Florida condominium, and a buyer’s lender will require proof before closing. A seller who can hand over the master policy declarations and explain the zone saves days.
The FEMA flood map places Spinnaker Point in Zone AE, a special flood hazard area, with a base flood elevation of 9 feet, and outside the Coastal A Zone. A lender making a federally backed loan in that zone will require flood insurance.
The association’s master policy covers the buildings and common elements. The owner’s HO-6 policy covers the interior finishes, contents and liability, and usually loss assessment coverage for the owner’s share of a master deductible. A buyer’s agent will want the master declarations to quote the HO-6 correctly.
Because Spinnaker Point is in a special flood hazard area, a Citizens Property Insurance policy here already requires flood coverage. A buyer insuring through Citizens should plan for both policies from the start.
The City of Punta Gorda is a Class 5 community in FEMA’s Community Rating System, which gives National Flood Insurance Program policies in the city a 25 percent premium discount. Point that out; few buyers from out of state know it.
A wind mitigation inspection under section 627.711 of the Florida Statutes documents the features that earn premium credits. For a condominium unit, the building’s roof and openings are the association’s, so ask whether the association has a current report. The state’s My Safe Florida Home program publishes its own eligibility rules for owners.
Charlotte County places Spinnaker Point in Evacuation Zone A, the first zone ordered out in a storm. It is an emergency planning fact, not an insurance rating, and buyers who have lived inland will want it explained calmly.
We do not describe storm damage at Spinnaker Point because we have no public record of it. If you know of a flood claim or federal flood assistance on your unit, the flood disclosure section below explains what to say.
Spinnaker Point’s buyer wants a lower entry price, two-story buildings below the state’s three-story reserve-study threshold, and a pool and tennis court on the grounds. Windjammer Point’s buyer wants larger floor plans and a numbered dock named in nearly every unit’s legal description, in three-story buildings that carry the reserve-study and milestone duties.
Data updated: November 2026 (Charlotte County Property Appraiser, files downloaded 1 Nov 2026; same method and windows for both condominiums, ending September 9, 2026; DBPR records as shown on each guide).
Windjammer Point, next door at 3640 Bal Harbor Boulevard, is the condominium a Spinnaker Point buyer is most likely to tour the same day. Knowing exactly how the two compare is how we position your listing.
| Measure | Spinnaker Point | Windjammer Point |
|---|---|---|
| Homes and year built | 70, built 1989 | 69, built 1990 to 1992 |
| Floor plans on the county roll | 1,110 sq ft (50) and 1,682 sq ft (20) | 1,405 sq ft two-bedroom (39) and 1,830 sq ft three-bedroom (30) |
| Floors on the county’s unit numbering | two | three |
| Structural integrity reserve study and milestone | below the three-story threshold on the numbering; no DBPR row as of September 29, 2026 | three habitable stories, both laws apply; the association completed its study |
| Dock | shared concrete dock, 33 hookups; no unit legal names a dock | 66 of 69 unit legals name a numbered dock |
| 36-month sales and median | 13 at $295,000 | 10 at $334,950 |
| 36-month median price per sq ft | $248 | $238 |
| 24-month sales | 6 at $278,750 | 3, from $250,000 to $302,000, too few for a median |
| 60-month median | $303,000 on 23 sales | $385,000 on 21 sales |
| Peak calendar-year median | 2022, $365,000 on 4 sales | 2023, $429,500 on 4 sales; 2022, $413,000 on 9 |
| County roll mailing addresses outside Florida | 39 of 70 | 33 of 69 |
Choose Spinnaker Point for a lower entry price, two-story buildings below the state’s three-story reserve-study threshold and a pool and tennis court on the grounds. The 36-month median is $39,950 below Windjammer Point’s, and the 1,110 plan gives a buyer a smaller, simpler waterfront home on the same stretch of Bal Harbor Boulevard.
Choose Windjammer Point for larger floor plans and a numbered dock named in nearly every unit’s legal description, in three-story buildings that carry the state’s reserve-study and milestone duties. A buyer who must have a deeded slip, or who needs a third bedroom in every plan, will lean that way.
Spinnaker Point’s 36-month median price per square foot, $248, is higher than Windjammer Point’s $238, even though its median price is lower. Smaller homes carry more value per foot. A buyer comparing the two on dollars per foot alone will think Spinnaker Point is the pricier building; on total price, it is the less expensive one.
We market a Spinnaker Point listing to the buyer it actually wins: the one who values a lower price, a building outside the three-story regime and shared amenities, and who can live with an association-assigned dock. We do not pretend your unit has a deeded slip, and we do not compete with Windjammer Point on size. We compete on value and certainty.
Clipper Cove, further along the boulevard, is a different product again: 144 homes, all one 1,517 square foot plan, with 12 recorded sales at a $290,000 median in its 24 months to September 9, 2026. Owners there have their own guide to selling a Clipper Cove condo.
We price a Spinnaker Point condo from the 36-month county comparison set split by plan, then adjust for condition, updates, documented dock or parking rights and the association’s records, and finally price to today’s market, not to the 2022 peak or to the two most recent low sales. The result is a range with every comparable named.
Data updated: November 2026 (Charlotte County Property Appraiser, files downloaded 1 Nov 2026). Recorded, qualified sales, 36 and 60 months to September 9, 2026.
A price is a forecast of what the next buyer will pay, defended at appraisal. At Spinnaker Point the defense has to work with a short record and a buyer who has read it, so every adjustment must point to something real.
The county record card for your parcel shows 1,110 or 1,682 square feet and your building. If an enclosed lanai or Florida room has been added, we describe it separately and keep the county’s living area as the basis, because the appraiser will.
For a 1,110 we start with the ten sales of that plan in 36 months, a $288,750 median and $200,000 to $340,000. For an end home we read the three end-home sales one by one and add the two earlier ones from the 60-month window. We never compare an end home with the building-wide median.
For every comparable we note the month, the building, the price per square foot, and whatever the public record shows about the sale. Where a sale looks out of line, as the two most recent do, we weight it accordingly and explain why to you and later to the buyer’s agent.
A documented dock assignment, an assigned parking space in a recorded instrument, or an association rule that grants a specific right adds value only when the paper says so. We include it in the price when the document is in the file.
Condition is the one variable no public record holds. We look at the air handler and water heater ages, flooring, kitchen and baths, windows and any hurricane protection, and the permits behind major work. In a building where every plan is repeated many times, the updated unit separates itself.
A clean budget, funded reserves, a written SIRS position and no pending assessment support the price. A pending assessment or thin reserves do not, and we account for them openly rather than let a buyer discover them.
We price to what buyers are paying now, with the active competition in view, not to what you paid or to the 2022 peak. A home that enters the market at the right number in the right month draws its best offers early.
We watch showings, feedback and online activity closely after launch. If the response does not match the price, we tell you within weeks, not months, because in a building with two sales a year a stale listing becomes its own low comparable.
A Spinnaker Point seller owes the condominium resale package under section 718.503, the flood disclosure required by section 689.302 of the Florida Statutes, and disclosure of known facts that materially affect the home’s value and are not readily observable to the buyer, such as leaks or defects. Your closing agent or attorney confirms the details.
Data updated: November 2026 (Florida Statutes 718.503 and 689.302).
Disclosure protects the sale as much as it protects the buyer. A buyer who learns something after closing that the seller knew before is a buyer with a claim. A buyer who learns it in the listing file is a buyer who has already priced it in.
Section 689.302 of the Florida Statutes requires a residential seller to give a flood disclosure at or before the contract is signed, stating whether the seller has filed a flood insurance claim on the property, whether the seller has received federal flood assistance, and whether the seller knows of flood damage. Answer it accurately from your own records.
The package under section 718.503 is a disclosure in its own right, and the statute ties the buyer’s cancellation right to receiving it. Deliver it complete and early.
If you know of a leak, a failed window, a past water intrusion from the unit above, or work done without a permit, disclose it. Florida case law has long required residential sellers to disclose known material defects that a buyer cannot readily see. Your attorney can tell you how to phrase it.
The homeowners’ association disclosure summary under Chapter 720 does not apply to a Chapter 718 condominium. Spinnaker Point sellers use the condominium package instead, and there is no mandatory master association over Punta Gorda Isles.
If you replaced windows, enclosed a lanai, or changed electrical or plumbing, collect the City of Punta Gorda permits. Buyers and insurers ask for them, and an unpermitted change is easier to address before listing than in the middle of an inspection period.
We explain what the statutes require so you know what to gather. Your closing agent or real estate attorney is the right person to advise on your specific disclosure.
We market a Spinnaker Point condo to the buyer most likely to pay for it: a seasonal or second-home buyer, often from the Midwest or Northeast, shopping from a distance in the fall. That means a complete online listing file, strong visuals of the water and grounds, and the association answers a remote buyer needs before booking a flight.
Data updated: November 2026 (Charlotte County Property Appraiser roll, files downloaded 1 Nov 2026; county roll mailing addresses, a proxy, not residency).
Marketing at Spinnaker Point is about removing doubt. A buyer who already likes the building wants to know which plan, which building, what the dock arrangement is, what the dues and reserves are, and whether the structural question is answered.
The listing carries the county square footage and plan, the building, the floor, the year built, the association contact, the tax bill lines, the flood zone, the SIRS letter, and what the documents say about the dock. Remote buyers decide from the file; local buyers check it against what they see.
Professional photography shows the canal from your lanai, the pool, the tennis court and the dock. Video and drone footage show where the building sits in the southern canals and how close Alligator Creek and the harbor are. We describe amenities as shared when they are shared.
We put Spinnaker Point listings in front of out-of-state buyers through our team site, our buyer database, digital campaigns and the agent networks that serve seasonal buyers, and we time the launch for the months they shop. Because Charlotte County sales are split across more than one MLS, we make sure the listing reaches the agents who work this market.
Showings follow the association’s rules. We coordinate lockbox access, vendor visits and any association sign-in, and we schedule around tenants where a unit is leased. Many condominiums limit exterior signs, so we confirm the rule before placing one.
Many seasonal buyers want a turnkey home. If you plan to include furnishings, we list them in the contract and keep their value separate from the real estate, which keeps the appraisal and the deed stamps based on the condominium alone.
We negotiate a Spinnaker Point sale from the record: every comparable, the plan medians, the association’s documents and your home’s condition. Jesse McGreevy and Marc Comisar handle price, terms, inspection requests, the lender’s condominium review and the closing timeline personally, so each concession is weighed against your net, not against a deadline.
Data updated: November 2026 (Charlotte County Property Appraiser recorded, qualified sales, 36 months to September 9, 2026).
In a thin market, negotiation is often about who has the better information. A buyer’s agent will bring the two most recent low sales. We bring the full record and your home’s file.
Price is one term among many: deposit, financing, inspection period, closing date, and whether furnishings convey. A cash offer with a short inspection period can be worth more than a higher financed offer that depends on the lender’s condominium review.
The inspector reports on the unit, but the roof, structure and exterior belong to the association. We separate unit items from common-element items so you are not asked to pay for what the association maintains.
Lenders review the condominium project as well as the unit, through a questionnaire the association completes. We get the association’s contact for that questionnaire early, and if the appraisal comes in short, we supply the appraiser with the comparable sales and features that support the price.
When more than one buyer is interested, we compare net proceeds and certainty, not just price. A back-up offer keeps a second buyer in place if the first one falls away during the association or lender review.
A buyer’s insurance quote can arrive late in the contract. We ask for it early and keep the master policy declarations ready, so insurance does not become a reason to renegotiate in the final week.
Selling a Spinnaker Point condo at the $295,000 median costs about $4,551 in the itemized lines below (deed stamps of $2,065, an estoppel of up to $299 and a half-year tax proration), plus a negotiable commission, the owner’s title policy and settlement charges your closing agent quotes, and any mortgage payoff.
Data updated: November 2026 (Florida Statutes 201.02; DBPR Estoppel Certificate Fees schedule; Charlotte County Tax Collector 2025 bill; Charlotte County Property Appraiser 2026 final rate chart).
The net sheet below is a worked example at $295,000 with a July 1 closing, so the arithmetic is visible. It is an illustration, not a quote. Your own figures depend on your price, your closing date, your 2026 bill and your contract.
| Line | Amount | How it is figured |
|---|---|---|
| Sale price | $295,000.00 | the 36-month median |
| Florida deed stamps | $2,065.00 | $295,000 divided by 100, times $0.70 (F.S. 201.02) |
| Estoppel certificate | $299.00 | DBPR posted cap, standard delivery |
| Property tax proration | $2,187.33 | 181 of 365 days of a $4,410.91 bill, the 2025 total on a 1,110 home, as a stand-in for the 2026 bill |
| Itemized total | $4,551.33 | sum of the three lines above |
| Remainder before commission, title and payoff | $290,448.67 | $295,000 less $4,551.33 |
The proration uses the whole 2025 bill on one 1,110 square foot home, including its $78.00 Alligator Creek and $321.62 canal lines, only because the 2026 bills are not yet issued. A homesteaded seller’s bill is lower, and an end home’s is higher. The closing agent uses the actual figures.
Commission is negotiable and set in the listing agreement; we do not publish a schedule. For the arithmetic only, here is the remainder after a total commission of 4, 5 and 6 percent of $295,000, which is $11,800, $14,750 and $17,700:
| Commission illustration | Amount | Remainder after commission |
|---|---|---|
| 4 percent | $11,800 | $278,648.67 |
| 5 percent | $14,750 | $275,698.67 |
| 6 percent | $17,700 | $272,748.67 |
These are illustrations, not an offer and not Domain Realty’s fee schedule. Since the August 2024 rule changes, the listing commission is a negotiated term between seller and listing brokerage, and any compensation offered to a buyer’s agent is negotiated separately.
Florida’s documentary stamp tax on a deed is $0.70 per $100 of consideration under section 201.02 of the Florida Statutes, and in Charlotte County the seller customarily pays it. At $295,000 it is $2,065. At the 36-month low of $200,000 it would be $1,400, and at the 36-month high of $403,000, $2,821.
In Charlotte County the seller customarily pays for the owner’s title insurance policy, but the contract controls, so confirm it in yours. The premium, the settlement fee and recording charges are quoted by the closing agent; we get the written quote before you accept an offer rather than estimate it here.
The estoppel certificate is ordered from the association’s manager. DBPR’s posted cap is $299, with $119 more for delivery within three business days and up to $179 more if the account is delinquent. Who pays is a contract term.
The association’s regular assessment is prorated at closing too, based on the paid-through date on the estoppel. We do not estimate it because the association does not publish its dues.
A mortgage payoff is set by the lender’s payoff letter. Some sellers also pay for repairs agreed during the inspection period, a home warranty or a seller concession. Seller-concession data for Spinnaker Point is not in the Southwest Florida MLS export we hold. Information not available at time of publishing (checked 2026-11-10). Every one of those items goes on your net sheet before you sign an offer.
You get a free Spinnaker Point valuation by using the Spinnaker Point valuation form, by reading our Spinnaker Point condo valuation guide, or by calling Jesse McGreevy at (239) 898-6072. Each returns a range built from recorded Spinnaker Point sales of your plan, not an automated number.
Data updated: November 2026 (Charlotte County Property Appraiser recorded, qualified sales, 36 months to September 9, 2026).
We send you the recorded sales we used, each with its month, building and plan, your parcel’s county record, and a net sheet. There is no obligation and no automated estimate.
Your building and unit number, whether the record card shows 1,110 or 1,682 square feet, the age of your air handler and water heater, any updates with permits, what your association documents say about a dock position or parking, and your most recent association statement. A short walk-through lets us see condition, the one thing no record holds.
Call Jesse 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. Buying your next home too? Read our guide to buying a condo in Spinnaker Point, or see how we represent Southwest Florida buyers.
Most Spinnaker Point owners net more by listing with an experienced team, because the condominium package, the dock question, the SIRS question and a thin comparable set are what slow a sale. A cash buyer trades price for speed and certainty, and selling by owner saves a commission but leaves every disclosure and negotiation to you.
Data updated: November 2026 (Charlotte County Property Appraiser recorded, qualified sales, 36 months to September 9, 2026).
Every route is legal in Florida, and each suits someone. The question is which one fits your timeline, your unit’s condition and how much of the work you want to do.
| What matters to you | List with McGreevy and Comisar | Sell to a cash buyer | Sell by owner |
|---|---|---|---|
| Who sees the home | MLS, our team site, our buyer database and out-of-state marketing timed to the season | One buyer | Whoever you reach |
| How the price is set | From the 36-month county record by plan, defended at appraisal | Usually discounted for speed | Set by you, often from an online estimate |
| Condominium paperwork | Package, SIRS letter and estoppel in the file before the first showing | Still your duty | Still your duty, unaided |
| Dock and parking questions | Answered from the association’s documents | Often priced as unknown | Answered by you |
| Inspection and appraisal | Partner-level negotiation, unit and common elements kept separate | Often a second price cut | You negotiate directly |
| Best for | Most Spinnaker Point sellers | Owners who value a fixed date over price | Owners with a buyer already in hand |
Choose a listing if your value depends on things a buyer has to be shown: an updated unit, a documented dock position, a clean association file. Choose cash if the date matters more than the price or the unit needs work you will not do. Choose to sell by owner only if a buyer is already in hand, and even then let a closing agent or attorney handle the flood disclosure and the condominium package. A free valuation shows what each route would likely net.
Jesse McGreevy is a top-reviewed Spinnaker Point realtor and Marc Comisar is a top-reviewed Spinnaker Point realtor, and McGreevy and Comisar have held the Gulfshore Life Five Star award for customer satisfaction for 21 straight years. The words below are from sellers who listed with our team, printed exactly as written; our public review profile carries many more.
★★★★★ “I would (and have) highly recommended Jesse McGreevy as a realtor. Our home sale went quickly and Jesse was very responsive to our personal needs. Excellent service.” Verified Zillow review
★★★★★ “We listed our home and went under contract in less than seven days! There has not been a home in our neighborhood that has sold for more money in the past year. We interviewed many agents, Once Marc and Jesse showed us their professional marketing strategy and how they find buyers locally and globally we were convinced they the agents for us. Throughout the process they clearly communicated. They also have a full support staff that is wonderful. I would highly recommend Marc and Jesse to anyone looking to sell and or buy in Southwest FL.” Verified Zillow review
★★★★★ “This is the third property that Comisar and McGreevy have handeled for my husband and I with no problems. Marc did a great job each time! Very professional knows the area well .” Verified Zillow review
When you list with Top 1% Real Estate Agents Nationally Since 2008, the partners on your first call are the partners at your closing. Call Jesse direct at (239) 898-6072.
These are the questions Spinnaker Point owners ask us, and the questions people search about selling a Florida condominium, answered from the county record, the state’s databases and Florida law. For anything specific to your unit, call Jesse.
Confirm your plan from the county record card, request the association’s resale package and its written position on the structural laws, price from the 36-month county record for your plan, and launch before the winter buyers arrive. Call Jesse McGreevy at (239) 898-6072 and we start with the recorded sales.
Over the 36 months to September 9, 2026, 1,110 square foot homes recorded a $288,750 median and the three end-home sales ran from $267,500 to $403,000. Your figure depends on plan, condition, updates and documents. Our Spinnaker Point condo valuation guide walks through it.
Two qualified sales in the twelve months to September 9, 2026: $200,000 for a 1,110 in December 2025 and $267,500 for a 1,682 in May 2026. Thirteen sold in 36 months.
$295,000 over the 36 months to September 9, 2026, on 13 qualified sales, at a median $248 per square foot. The 24-month median is $278,750 on six sales.
Calendar-year medians have stepped down each year since the 2022 peak of $365,000 (four sales): $325,000 in 2023, $307,500 in 2024 and $282,500 in 2025. The single 2026 sale to September 9 was $267,500.
No. The 36-month median of $295,000 is 19.2 percent below the 2022 calendar-year median, and the highest sale in the last three years, $403,000, is below the $432,700 an end home recorded in April 2022.
The county does not record days on market. The Southwest Florida MLS export of October 29, 2026 holds no Spinnaker Point closing, so days on market for the building cannot be stated. Information not available at time of publishing (checked 2026-11-10). A well-priced, well-documented listing launched in season draws its best response in the first weeks.
With two recorded sales in the last year and medians lower each year since 2022, buyers have room to negotiate. A home priced to its plan and documented completely still sells, because buyers who want this building have few choices at any one time.
In the fall, ready for the season. Most owners mail from outside Florida, and the buyers who follow them start looking from home in October and November, before they arrive.
The 1,110. Over 60 months the smaller plan recorded a median $268.02 per square foot and the 1,682 square foot end homes $219.98. The end home sells for more in total.
The sample is too small to set a floor premium, so we do not add or subtract one. Condition, light, view and access matter, and we price them home by home.
The county record does not say, and condition and terms are unknown to us. Both were in Building 1. We price your home on its own plan and condition, and we show buyers all thirteen 36-month sales, not just the last two.
Possibly not. Three resales in the last five years recorded losses of 6.9 to 13.0 percent, each on a home bought in 2021 or 2022. The other fourteen pairs recorded no loss, and the median change across all seventeen was a gain of about 70 percent.
Florida does not require one, and many sales close through a title company. If your file has an unusual issue, such as a dock right in question, an estate, or a past defect, an attorney is worth the fee.
The association’s declaration, articles, bylaws and rules, the annual financial statement and budget, the question-and-answer sheet, and the structural integrity reserve study or a statement that none has been completed. The statute gives the buyer a cancellation right tied to receiving them.
DBPR’s posted cap is $299, plus $119 for delivery within three business days and up to $179 more if the account is delinquent. Who pays is set by the contract.
The law covers buildings three habitable stories or more. The county’s unit numbering shows homes on two floors, and DBPR’s databases held no Spinnaker Point row on September 29, 2026. Get the association’s written position into your listing file.
The milestone law uses the same three-story threshold. On the county’s numbering the buildings carry two floors, which would place them below it, but only the association’s written determination settles the question for a buyer.
A disclosed assessment with a clear payment plan is a negotiation point; an undisclosed one is a problem. It appears on the estoppel, and the contract decides who pays it.
Not by deed. No unit legal on the county roll names a dock, and the shared dock has 33 hookups for 70 homes. Any right to a position comes from the association’s documents, so get them in writing before you advertise one.
Only as far as the association’s documents support. If you use a position, describe it exactly as the documents describe it, and include the document in the listing file.
We do not label it. The only fixed spans that block masts anywhere in Punta Gorda Isles are the two West Marion Avenue bridges at the north end, and Spinnaker Point is in the southern canals on the Alligator Creek side. We trace the route for a buyer’s specific boat.
City of Punta Gorda district taxes at 16.8148 mills for 2026, the $78.00 Alligator Creek Waterway line and the Punta Gorda Isles canal line, which was $321.62 on a 1,110 square foot home’s 2025 bill.
A Charlotte County waterway unit that dredges and marks Alligator Creek. It is $78.00 per unit for fiscal 2026 and fiscal 2027, up from $25 in fiscal 2025.
Very likely if you are homesteaded. The homestead exemptions and the Save Our Homes cap end with your ownership, and the buyer’s assessed value resets. At $295,000 with no exemption, ad valorem tax would be about $4,960 a year at 16.8148 mills, an estimate.
It ends with your ownership. If you buy another Florida homestead, you may be able to carry part of your Save Our Homes benefit to it under the portability rules in section 193.155 of the Florida Statutes; apply with the new county’s property appraiser.
FEMA Zone AE with a base flood elevation of 9 feet, outside the Coastal A Zone. A lender will require flood insurance on a financed purchase.
Charlotte County Evacuation Zone A, the first zone ordered to leave in a storm.
Yes. Section 689.302 of the Florida Statutes requires a residential seller to disclose flood insurance claims, federal flood assistance and known flood damage at or before the contract.
Yes. Most owners here mail from outside Florida, and we run access, vendors, photography, inspections and a mail-away closing without you making the trip.
Yes, and many seasonal buyers want it. List the furnishings in the contract and keep their value separate from the real estate.
Yes. The lease generally passes with the sale unless it says otherwise. Give buyers the lease and the association’s leasing rules, and plan showings around the tenant.
It depends on the association’s leasing rules, the fee, insurance, taxes and your plans. We will run both numbers so you can compare holding and selling side by side.
The personal representative or trustee signs once the estate or trust has authority to sell. We work with your attorney on the documents and price from the same county record.
The state’s filings list the association in care of a management company, and management firms change. Your estoppel request confirms the current manager, and we confirm it before listing.
No published age restriction. Nothing in the public record identifies Spinnaker Point as housing for older persons, and the declaration and rules are the documents that would say otherwise.
No. There is no mandatory master homeowners’ association over Punta Gorda Isles. The civic association is voluntary, so the condominium fee is the only association fee.
Spinnaker Point’s 36-month median is $295,000 on 13 sales against $334,950 on 10 at Windjammer Point, but its median price per square foot is higher, $248 against $238. The decision table above sets out the rest.
Florida has no state income tax. Federal capital gains rules, including the exclusion for a primary residence, depend on your situation, so ask your tax adviser before you list.
Paint, lighting, flooring and a clean lanai are the inexpensive wins. Permitted windows, hurricane protection and a recent air handler matter to buyers and insurers. Large kitchen projects rarely pay back in a thin market.
Jesse McGreevy, at (239) 898-6072, before you speak to the association about listing, so the paperwork request and the pricing start the same week.
A Spinnaker Point specialist matters because this condominium’s value is written in records most agents never open: which of two plans a unit is, what the association’s documents say about the shared dock, what the association says about the three-story structural laws, and what the two non-ad valorem tax lines are. Buyers pay more when those answers are certain.
Data updated: November 2026 (Charlotte County Property Appraiser, files downloaded 1 Nov 2026; drive times from our Spinnaker Point guide, OSRM free-flow routing from 4000 Bal Harbor Boulevard, run September 29, 2026).
If you are thinking, “I need someone to sell my condo in Spinnaker Point, Florida,” McGreevy and Comisar helps owners price, market, negotiate and sell with a local strategy built for Spinnaker Point, Punta Gorda Isles, Punta Gorda, Charlotte County and the rest of Southwest Florida. Whether you are selling at Spinnaker Point, Windjammer Point, Clipper Cove, Colony Point or a canal home elsewhere in the Isles, our team provides local market guidance, professional listing exposure and a clear plan to help you sell confidently. For the wider neighborhood, read our guide to selling in Punta Gorda Isles, and for the rest of the city, our guide to selling a home in Punta Gorda.
Your buyer is buying a waterfront condominium on Bal Harbor Boulevard in the southern Punta Gorda Isles canals, with a pool and tennis court on the grounds, a short boat run to Alligator Creek and Charlotte Harbor, and the city’s restaurants and marinas a few minutes away. The drive times below come from our routing test on our Spinnaker Point guide, run from 4000 Bal Harbor Boulevard on September 29, 2026 with no traffic.
| Destination | Distance | Drive time, no traffic |
|---|---|---|
| Isles Yacht Club | 2.4 miles | 8 minutes |
| Fishermen’s Village | 3.0 miles | 10 minutes |
| Ponce de Leon Park | 3.1 miles | 10 minutes |
| Punta Gorda Isles Civic Association hall | 3.5 miles | 10 minutes |
| Punta Gorda City Hall | 3.7 miles | 11 minutes |
| Laishley Park Municipal Marina | 4.3 miles | 13 minutes |
| Punta Gorda Airport | 6.3 miles | 17 minutes |
| AdventHealth Port Charlotte | 8.8 miles | 21 minutes |
| Downtown Fort Myers | 25.3 miles | 40 minutes |
| Englewood Beach | 29.1 miles | 52 minutes |
| Southwest Florida International Airport | 39.2 miles | 55 minutes |
The Charlotte County Public Schools boundary locator returned Sallie Jones Elementary, Punta Gorda Middle and Charlotte High School for 4000 Bal Harbor Boulevard when it was run on September 29, 2026. School assignments can change, so treat this as only a guide and have a buyer rerun the address in the district’s locator.
Punta Gorda Isles has no mandatory master association; the civic association is voluntary. That keeps the conversation with a buyer simple: one condominium association, one fee, the city’s canal line and the county’s waterway line. A specialist explains that in a sentence; an agent new to the Isles can spend a week finding it out.
A free Spinnaker Point condo valuation tells you what you have to work with. If you are buying next, in the Isles or elsewhere, read our guide to buying a condo in Spinnaker Point, our Spinnaker Point neighborhood guide, and how we represent buyers across Southwest Florida.
Every document behind the costs and rules on this Spinnaker Point seller page is free and public, and each link below opens the issuing authority’s own copy. The association’s budget, dues, reserves and rules are not public and come with the resale package.
| Document | Issued by | What a Spinnaker Point seller uses it for | Link |
|---|---|---|---|
| Estoppel Certificate Fees | Florida Department of Business and Professional Regulation | The $299 cap, the $119 rush charge and the up to $179 delinquency charge on your estoppel | DBPR estoppel fee chart (PDF) |
| Structural Integrity Reserve Study, plain-language explainer | Florida Department of Business and Professional Regulation | What the study covers and the three-story threshold your association’s letter should address | DBPR SIRS explainer (PDF) |
| Alligator Creek Waterway, fiscal 2026 adopted and fiscal 2027 approved budget | Charlotte County | The $78.00 waterway line on your buyer’s bill and what it funds | Alligator Creek Waterway budget (PDF) |
| Fiscal 2027 canal assessment packet, September 9, 2026 | City of Punta Gorda | The $0.156 per square foot rate behind the canal line on a condominium bill | City canal assessment packet (PDF) |
| 2026 final millage rate chart | Charlotte County Property Appraiser | The 16.8148 mills in the City of Punta Gorda districts | 2026 rate chart (PDF) |
| Condominium register extract | Florida Department of Business and Professional Regulation | The state’s record of the Spinnaker Point condominium and its managing entity | DBPR condominium register (CSV) |
| Evacuation zone map | Charlotte County | The Zone A reading a buyer will ask about | Charlotte County evacuation zones (PDF) |
| Waterfront Property Owner’s Manual | City of Punta Gorda | Canal, seawall and storm rules for waterfront owners | Waterfront manual |
Every source below is a primary record: Florida law, state and federal agencies, Charlotte County and its Property Appraiser, Tax Collector, Clerk and GIS, the City of Punta Gorda, and a small number of news and project records cited for dates. The county roll and sales files were downloaded November 1, 2026; other pages were read between September 29 and November 3, 2026. No listing portal, brokerage or automated valuation was used for any figure. Southwest Florida MLS figures are cited in 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; OSRM open routing engine, free-flow drive times from 4000 Bal Harbor Boulevard, run September 29, 2026.
McGreevy and Comisar are the Southwest Florida listing team Spinnaker Point owners call when a waterfront condominium has to be priced on the county record, documented for a careful buyer and sold without surprises at closing. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 Team in Southwest Florida since 2012.
For this Spinnaker Point guide we tracked every qualified sale in the Charlotte County file for the condominium, four recent windows, the calendar years from 2015, seventeen resale pairs, the roll for all 70 homes and the common parcel, a 2025 tax bill and both state structural integrity databases. Meet Jesse McGreevy, who leads the team’s listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation, or read more 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, begin with the Spinnaker Point valuation form, or read our Spinnaker Point at Punta Gorda Isles guide first. Buying too? See how we help buyers across Southwest Florida. You are working with Top 1% Real Estate Agents Nationally Since 2008, with no obligation.
Updated November 2026. Market data from the Charlotte County Property Appraiser public roll and sales files (downloaded November 1, 2026) and Charlotte County GIS, checked November 2026; condominium and structural integrity records from the Florida Department of Business and Professional Regulation, as read September 29, 2026; canal records from the City of Punta Gorda, checked November 2026. Market data from Southwest Florida MLS, exported October 29, 2026, is cited only for Punta Gorda Isles as a whole. This guide is general information about selling a condominium at Spinnaker Point, not an appraisal and not legal, tax or insurance advice. Brokered by Domain Realty.