Punta Gorda, Florida
Selling a Windjammer Point condo? We price it on 10 Charlotte County recorded sales in 36 months, by plan and numbered dock, with the reserve study and resale package ready. Call McGreevy and Comisar at (239) 898-6072.
Home › Punta Gorda › Punta Gorda Isles › Windjammer Point at Punta Gorda Isles › Sell Your Home in Windjammer Point at Punta Gorda Isles
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar of Domain Realty. Updated November 2026.
This seller’s guide is for Windjammer Point at Punta Gorda Isles owners, written by Jesse McGreevy and Marc Comisar, and it begins with the fact that makes a Windjammer listing different from almost every other condominium on Bal Harbor Boulevard: 66 of the 69 unit legal descriptions name a numbered dock, so most owners are selling a home and a boat slip together. Windjammer Point is a three-story waterfront condominium neighborhood inside Punta Gorda Isles in Punta Gorda, Florida, at 3640 Bal Harbor Boulevard on the Albatross Canal, ZIP 33950, inside the incorporated City of Punta Gorda. Our Windjammer Point at Punta Gorda Isles neighborhood guide covers the buildings, the water and daily life; this page is about getting your unit sold. Jesse and Marc have been Top 1% Real Estate Agents Nationally Since 2008, and every sale figure below comes from Charlotte County’s recorded deeds.
Call Jesse direct at (239) 898-6072, request a free Windjammer Point home valuation, or enter your address in the Windjammer Point valuation form at the top of this page. You get back the recorded sales we used, with the plan, building and date of each.
Sell a Windjammer Point condo in 2026 by pricing it against the 10 qualified sales Charlotte County recorded in the 36 months to September 9, 2026 (median $334,950, about $238 per square foot), adjusting for your plan and your dock, handing buyers the completed reserve study and the resale package early, and launching before the winter season.
Data updated: November 2026 (Charlotte County Property Appraiser, files downloaded 1 Nov 2026)
We pulled every qualified Charlotte County sale at Windjammer Point through September 9, 2026, the newest Punta Gorda Isles deed in the county file. Across the 36 months that end on that date, the Property Appraiser recorded 10 qualified sales here. The middle two were $334,900 and $335,000, which puts the median at $334,950. The range ran from $250,000 to $480,000, the median price per square foot of living area was $238, and the ten deeds add up to $3,530,900.
Ten sales among 69 homes in three years is about one home in seven. Behind that average sits an uneven calendar: the county recorded no qualified Windjammer Point sale at all in 2025, and then three in 2026, on March 4, June 23 and August 18, at $302,000, $285,000 and $250,000. Against the county’s preliminary 2026 value for their plan, two of those three closed above it and one below; against the certified 2025 values, two of the three closed below. If you are selling now, those three deeds are what a buyer’s agent will put in front of you first, and your listing has to answer them.
Three records do most of the work. The first is your plan: 39 homes are 1,405 square foot two-bedroom units and 30 are 1,830 square foot three-bedroom end units. The second is your dock: the county legal description of your unit either names a numbered dock or it does not, and the common-element card shows only 37 power and 37 water hookups for the basin. The third is the building paperwork: Windjammer Point’s buildings are three habitable stories, so Florida’s structural integrity reserve study and milestone inspection laws reach them, and the association filed a completed study with the state on December 29, 2024.
Local MLS coverage in Charlotte County is thin, so the recorded deed is the sales record here. We count only sales the Department of Revenue qualifies (transfer codes 01 and 02), improved, over $1,000. That rule drops quitclaims, family transfers and corrective deeds. Every number on this page names its window and stops at September 9, 2026, the newest deed in any Punta Gorda Isles plat section in the county file downloaded November 1, 2026. The newest Windjammer Point deed in that file is dated August 18, 2026.
The sections that follow cover the Windjammer Point market since 2015, how the two plans price, why the 2026 deeds landed where they did, the numbered dock and how to prove yours, the repeat-sale record, the owner mix on the county roll, the documents to gather, the reserve study and the milestone schedule, the seawall and riprap history, the tax lines a buyer will read, flood and insurance, how Windjammer Point compares with Spinnaker Point next door, our pricing, marketing and negotiating method, a worked net sheet, and more than thirty-five seller questions with direct answers.
List your Windjammer Point condo with McGreevy and Comisar because we price it from Charlotte County’s recorded sales for your plan, we document the numbered dock in your legal description before a buyer asks, and we put the completed reserve study in the listing file on day one. Jesse McGreevy and Marc Comisar personally price, market and negotiate every listing.
Data updated: November 2026 (Charlotte County Property Appraiser, files downloaded 1 Nov 2026)
Sellers hire us for the record behind the name. 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, we have been the #1 real estate team in Southwest Florida since 2012, and our team ranks as the #5 real estate team in Florida (RealTrends 2026). These are the honors we put our name to:
Before you sign a listing agreement with anyone, read our guide to the best real estate agents in Punta Gorda. It sets out the questions we think a Punta Gorda seller should ask every agent, and we hold ourselves to the same list. At Windjammer Point, add three of your own: can the agent read a condominium legal description and tell a buyer which dock it names, can the agent explain a reserve study filing without overstating it, and can the agent show you the three 2026 deeds and explain each one.
The person pricing your unit needs to know that the five buildings were built in reverse order, Building 5 first in 1990 and Building 1 last in 1992, and that the unit number encodes building, floor and position. They need to know that the three-bedroom homes are the end units, that the county carries every unit as waterfront, that 66 legals name a dock and three do not, and that on at least seven units the dock number differs from the unit number. They need to know that the seawall is the city’s, the docks and pilings are the association’s, and that the association raised riprap at the base of the 2024 replacement wall with the city’s canal committee in 2025. Each of those points comes up during a Windjammer Point negotiation.
Jesse and Marc both work every listing personally and bring over 45 years of combined direct experience. The partner who sets your price is the partner who answers the buyer’s agent about the dock, reads the inspection report with you and keeps the association’s estoppel and the lender’s condominium questionnaire moving toward the closing date. In a building where a year can pass without a qualified sale, that continuity protects the price you agreed to.
For this guide we tracked every qualified Windjammer Point deed in the county file since 2015, the 12, 24, 36 and 60 month windows, every calendar year, 12 resale pairs with the resale inside the last five years, the county roll and legal description for all 69 homes, the common-element card, the state’s condominium register and reserve study databases, and the city’s canal committee packets for 2025. Each figure carries its window and source date.
The Windjammer Point market peaked at a $413,000 median in 2022 (9 sales) and $429,500 in 2023 (4 sales), recorded three sales in 2024, none in 2025, and three in 2026 at $250,000 to $302,000. The 36-month median to September 9, 2026 is $334,950 across 10 sales, the widest window that still reflects today’s buyers.
Data updated: November 2026 (Charlotte County Property Appraiser, files downloaded 1 Nov 2026)
The direction is plain on the record. The 2023 median of $429,500 was the highest calendar-year median in the county file for Windjammer Point. The 36-month median of $334,950 sits 22.0 percent below it ($429,500 minus $334,950 is $94,550, and $94,550 divided by $429,500 is 0.220). The 2026 median of $285,000, on three sales, sits 31.0 percent below the 2022 median of $413,000. Against the 60-month median of $385,000, the 36-month figure is 13.0 percent lower.
| Window, ending September 9, 2026 | Qualified sales | Median | Median $ per sq ft | Range | Total |
|---|---|---|---|---|---|
| 12 months (from September 9, 2025) | 3 | no median on three sales | $250,000, $285,000, $302,000 | $837,000 | |
| 24 months (from September 9, 2024) | 3 | the same three sales | $250,000 to $302,000 | $837,000 | |
| 36 months (from September 9, 2023) | 10 | $334,950 | $238 | $250,000 to $480,000 | $3,530,900 |
| 60 months (from September 9, 2021) | 21 | $385,000 | $270.46 | $250,000 to $531,000 | $8,178,300 |
The 12 and 24 month windows hold the same three deeds, because nothing qualified recorded between September 9, 2024 and September 8, 2025. A median of three is not a market, so we list those three sales by themselves and lead with the 36-month window. That window spans the 2023 high, the 2024 settling and the 2026 reset, and it is the comparison set an appraiser is most likely to reach for on a property that sells this rarely.
| Calendar year | Qualified sales | Median |
|---|---|---|
| 2015 | 3 sales | $200,000 |
| 2016 | 7 | $210,000 |
| 2017 | 1 sale | $253,000 |
| 2018 | 4 sales | $243,500 |
| 2019 | 3 sales | $220,000 |
| 2020 | 9 | $267,000 |
| 2021 | 3 sales | $359,500 |
| 2022 | 9 | $413,000 |
| 2023 | 4 sales | $429,500 |
| 2024 | 3 sales | $334,900 |
| 2025 | no qualified sale | |
| 2026, to September 9 | 3 sales | $285,000 |
Read the thin years as descriptions, not trends. The two years with nine sales each, 2020 and 2022, are the only years with enough deeds to call a median a market price. What the table does show is a run from about $200,000 in 2015 to above $400,000 in 2022 and 2023, then a step back toward the levels of 2021.
No qualified deed recorded at Windjammer Point in calendar 2025. Our neighborhood guide traces the gap from a spring 2024 sale to the March 4, 2026 deed. An empty year does not mean nobody wanted to sell. It usually means asking prices and buyer offers did not meet, or that owners chose to wait after the 2024 storms. For you it means two things. First, buyers in 2026 had almost nothing recent to anchor to, so each of the three 2026 deeds carries outsized weight in every comparison. Second, a seller who lists with clear records and a defensible price is competing with very few other recorded sales for the buyer’s attention.
Of the ten sales in the 36-month window, the three 2026 deeds sit at $302,000 and below, the seven earlier deeds total $2,693,900, and the top of the window is a three-bedroom at $480,000. Two-bedroom deeds in the window ran from $250,000 to $430,000. That spread inside one floor plan, $180,000 from low to high, is the strongest reason to price from the specific comparison rather than from the median.
The Southwest Florida MLS export of October 29, 2026 for ZIP 33950 holds no Windjammer Point row: no closing at 3640 Bal Harbor Boulevard in the 12 months to that date and no active or pending listing on that date. So days on market and sale-to-list ratio for the building cannot be stated from it. Information not available at time of publishing (checked 2026-11-10). With no active Windjammer Point listing in that export, no asking price or months of supply is printed. The share of 36-month sales that closed for cash and any seller concessions on those closings are not stated: the deed record does not carry either field, and the export holds no Windjammer Point closing. Information not available at time of publishing (checked 2026-11-10). With no Windjammer Point listing in that export, there is no advertised condominium fee or MLS pet, lease, age or dock field to print; the association’s budget, rules and estoppel certificate are the record.
Your plan changes the comparison set more than the price. Over 36 months to September 9, 2026, eight 1,405 square foot two-bedroom units sold at a $334,950 median ($238 per square foot), while only two 1,830 square foot three-bedroom end units sold, at $285,000 and $480,000. Over 60 months the three-bedroom median was $480,000 on five sales.
Data updated: November 2026 (Charlotte County Property Appraiser, files downloaded 1 Nov 2026)
Windjammer Point has exactly two plans on the county cards and no others. Thirty-nine homes are 1,405 square foot two-bedroom interior units. Thirty are 1,830 square foot three-bedroom end units, which sit at the ends of each building with windows on three sides and one shared wall fewer than an interior unit. A buyer comparing your home to the last sale will check the plan first, so the plan decides which deeds count as your comparables.
| Plan | Homes | 36-month sales | 36-month median | 36-month $ per sq ft | 60-month sales | 60-month median | 60-month $ per sq ft |
|---|---|---|---|---|---|---|---|
| 1,405 sq ft two-bedroom | 39 | 8 | $334,950 | $238.40 | 16 | $382,500 | $272.24 |
| 1,830 sq ft three-bedroom | 30 | 2 ($285,000 and $480,000) | no median on two | 5 | $480,000 | $262.30 |
The 60-month three-bedroom range ran from $285,000 to $531,000. The 60-month two-bedroom median of $382,500 and three-bedroom median of $480,000 are about $97,500 apart, which is a fair long-run read of what the extra bedroom, the extra 425 square feet and the end position have been worth together, in a market that included the 2022 and 2023 highs.
If you own one of the 39 two-bedroom units, you have the deepest comparison set in the building: eight deeds in 36 months. The trouble is the spread, from $250,000 in August 2026 to $430,000 earlier in the window. We sort those eight by date and by what can be known about each one, then put the most recent clean comparable at the center of your range. A two-bedroom that shows like the $302,000 sale of March 2026 and has its dock documented belongs near or above that line; one that needs work should be priced to the $250,000 deed’s reality rather than to the median.
If you own one of the 30 end units, the 36-month window gives you only two deeds, and they are $195,000 apart. The June 2026 sale at $285,000, or $155.74 per square foot, came in below the $302,000 two-bedroom sold three months earlier. We widen to the 60-month window for a three-bedroom, where five sales produced a $480,000 median, and then explain to the buyer why your end unit belongs well above $285,000: light, layout, the third bedroom and the condition evidence we can show.
The smaller plan usually carries the higher price per square foot, because kitchens, baths and the dock cost about the same per unit whatever the living area. That is why the three-bedroom 60-month figure of $262.30 per square foot sits below the two-bedroom $272.24. A buyer’s agent who prices your end unit by multiplying 1,830 by a two-bedroom per-foot number will overshoot; one who uses the June 2026 per-foot figure will undershoot badly. We price an end unit from end-unit deeds and show the arithmetic.
In the 36-month record, third-floor homes recorded five of the ten sales, first-floor homes three and second-floor homes two. That is far too few deeds to measure a floor premium, and the county values every floor the same within a plan. Building location shows the same thing: no measurable pattern on ten sales. We tell a seller what a floor or a view means for showing and marketing, but we do not add or subtract a floor premium the record cannot support.
Windjammer Point recorded three qualified sales in 2026 and none in 2025, so the next well-documented listing at 3640 Bal Harbor Boulevard sets the price the following buyer in Punta Gorda Isles will pay. We price your unit from the 36-month county list for your plan, document the numbered dock in your legal description and launch before the winter buyers arrive. Request a free Windjammer Point home valuation, use the Windjammer Point valuation form, or Call Jesse direct at (239) 898-6072. Buying your next home too? Our buyer representation across Southwest Florida covers the purchase side, and Marc Comisar is direct at (239) 287-5873. You are working with Top 1% Real Estate Agents Nationally Since 2008.
Against the county’s preliminary 2026 just value (January 1, 2026, not yet certified), two of the three 2026 Windjammer Point sales closed above it: two-bedrooms at $302,000 and $250,000 against $238,850. The third, a three-bedroom at $285,000, closed below its plan’s $303,323. Against the certified 2025 values of $274,678 for a two-bedroom and $349,988 for a three-bedroom, two of the three closed below: the $285,000 and the $250,000. Why each unit sold where it did, including its condition, is unknown to us from the public record.
Data updated: November 2026 (Charlotte County Property Appraiser, files downloaded 1 Nov 2026)
Just value is the Property Appraiser’s estimate as of January 1, built for taxation from earlier sales. It is not a market value and not an appraisal. Still, when a deed lands well under it, buyers notice, because just value is printed on every parcel card they can look up for free.
| Recorded | Building | Plan | Price | $ per sq ft | Plan’s preliminary 2026 just value | Price against preliminary 2026 value | Plan’s certified 2025 just value |
|---|---|---|---|---|---|---|---|
| March 4, 2026 | Building 5 | 1,405 two-bedroom | $302,000 | $214.95 | $238,850 | $63,150 above (about 26.4 percent) | $274,678 |
| June 23, 2026 | Building 1 | 1,830 three-bedroom | $285,000 | $155.74 | $303,323 | $18,323 below (about 6.0 percent) | $349,988 |
| August 18, 2026 | Building 1 | 1,405 two-bedroom | $250,000 | $177.94 | $238,850 | $11,150 above (about 4.7 percent) | $274,678 |
We identify these sales by building and plan only, never by unit or owner.
The deed records the price, the date and the parcel. It does not record whether the kitchen was original, whether the unit took water in 2022 or 2024, whether the sale was an estate or a relocation, how long it was marketed, or whether the buyer paid cash. The three-bedroom sale is the most striking: a larger end unit recorded $17,000 less than a smaller two-bedroom three months earlier. That inversion almost always reflects something specific to the unit or the sale, and from the county file we cannot tell what it was. We say so plainly rather than guess.
A buyer’s agent will lay these three deeds beside your list price and ask why your unit should sell for more. If your price sits above $302,000 for a two-bedroom, you need an answer in writing: updates with permits, an insurance-friendly wind mitigation report, a documented dock with power and water, and an association package with no surprises. Without that evidence, the two lower deeds become the anchor.
Start with the evidence the 2026 buyers did not have. Order the estoppel early. Put the completed reserve study’s database entry and the association’s summary in the listing file. Get a pre-listing inspection if the unit has original systems, and fix what is cheap to fix. Photograph the dock at mid tide with the slip number visible. Pull the permits for any window, door, air-conditioning or interior work. Each item removes a reason for a discount that the 2026 deeds may have absorbed.
Thirty-one of the 69 homes were assessed below just value on the certified 2025 values, which reflects the assessment caps that hold long-time owners’ taxable values down. Your buyer’s taxable value resets after the sale. If you price near or below just value, your buyer’s first tax bill will look close to what the parcel card already shows, and that is a selling point we put in front of them.
A numbered dock is the single feature that separates most Windjammer Point listings from nearby condominiums: 66 of the 69 unit legal descriptions name one, in the form “Bldg 4 Un 415 & Dock 415.” Its dollar value is not isolated in ten sales, but a buyer pays for certainty that the slip conveys, fits the boat and has power and water.
Data updated: November 2026 (Charlotte County Property Appraiser, files downloaded 1 Nov 2026)
The common-element card describes the physical basin: 13,700 square feet of concrete dock, 1,400 linear feet of wood pilings, and 37 dock electric and 37 dock water hookups. With 66 legals naming a dock and only 37 of each hookup, not every numbered slip has its own pedestal. That arithmetic is the first thing an informed boater checks.
Your deed and the county roll both carry the legal description. Look for the words “& Dock” followed by a number. On most units the dock number matches the unit number. On at least seven it does not, so a buyer standing at slip 415 may be looking at somebody else’s dock. Three legal descriptions name no dock at all, three also name a parking space, and our neighborhood guide notes one legal that names two dock spaces. Whatever yours says is what you are selling, and it is the first line of your listing file.
The first question is whether the slip conveys with the unit. A dock named in the legal description is generally tied to the unit by the recorded declaration, often as a limited common element, but the declaration and its amendments set the exact effect, and the buyer’s title agent reads them. The second is whether the boat fits: length, beam and water depth at low tide, none of which the county publishes. The third is whether the slip has a pedestal with power and water, or shares one. We answer all three in writing before the first showing.
We pull your legal description from the county roll and print it in the listing file. We ask the association, in writing, to confirm the dock assignment, any dock rules, any lift approvals and whether your slip has its own electric and water hookup. We photograph the slip with the number visible and measure what can be measured from the dock. If your slip number differs from your unit number, we say so up front, because a buyer who discovers it late starts to doubt everything else.
If your unit is one of the three with no dock in its legal description, say so in the listing and price from the deeds that match. Some buyers do not own a boat and will not pay for one. For those buyers a Windjammer Point unit without a slip is still a canal-front three-story building with a pool, and the plan and condition set the price.
We do not publish a sailboat label, a bridge clearance or a controlling depth for Windjammer Point. The basin is on the Albatross Canal in the southern Punta Gorda Isles canals, and the route to Alligator Creek and Charlotte Harbor runs by way of Buckley’s Pass, which the city opened in 2020. The only fixed spans that block masts anywhere in the Isles are the two West Marion Avenue bridges at the north end, well away from Bal Harbor Boulevard, as our Punta Gorda Isles sailboat water guide explains. A specific buyer’s boat still needs its own route traced for its draft and air draft, and we do that before an offer.
The City of Punta Gorda’s Chapter 6 governs what can be built at a canal dock in the Isles: docks, pilings and lifts are freestanding, nothing attaches to the seawall cap, lift canopies and floating docks in residential canals are not allowed, and anything outside the rules needs a special permit heard by the canal committee. The committee’s February 2025 packet lists a boat-lift permit for 3640 Bal Harbor Boulevard filed in January 2025, so lifts have been approved here. The association’s own dock rules sit on top of the city code and come with the resale package.
The repeat-sale record says long holders have done well and recent buyers less so. Charlotte County shows 12 Windjammer Point resale pairs with the resale inside the 60 months to September 9, 2026, at a median gain of about 76 percent; the two losses were 2022 and 2023 purchases resold in 2026.
Data updated: November 2026 (Charlotte County Property Appraiser, files downloaded 1 Nov 2026)
A resale pair is the same unit sold twice, both deeds qualified. Pairs remove the plan, floor and dock from the comparison, because the unit is the same both times, which makes them the cleanest read of price change the county file offers on a building this small.
Across the 12 pairs, the middle owner sold for about 76 percent more than they paid. A gain of that size points to purchases made well below today’s prices, and in Windjammer Point’s calendar record that means purchases before 2021, when yearly medians ran from about $200,000 to $267,000. Holding time did the work. An owner who bought in 2019 or earlier paid in a market whose calendar medians ran from $200,000 to $253,000, below the 2026 median, so most such owners are positioned to sell above their purchase price.
Two pairs recorded losses, and both are recent buyers. A two-bedroom bought for $335,000 in October 2023 resold for $302,000 in March 2026, a loss of 9.9 percent before selling costs. A two-bedroom bought for $413,000 in June 2022 resold for $250,000 in August 2026, a loss of 39.5 percent. We do not know the condition of either unit at either sale, or what happened in between, and we do not identify them.
If you bought in 2022 or 2023, your purchase price is not your floor, and the sooner we talk about that, the better your plan. Buyers do not pay for what you paid; they pay for what the last comparable sold for and what your records prove. If you bought in 2019 or earlier, you likely have room to price for a fast, clean sale and still come out well ahead, and that choice can be worth more than holding out for a 2023 number.
Windjammer Point’s buyer pool leans seasonal, so the months that bring owners and visitors south, roughly January through April, are when most showings happen. Of the three 2026 deeds, one recorded in March and two in the summer, which is a reminder that a deed records weeks after the contract. We aim to have your unit photographed, documented and live by early January so that a winter contract can close in spring.
Windjammer Point buyers are largely out-of-state and seasonal owners. The county roll shows 33 of the 69 owners using a mailing address outside Florida, with Michigan (5) and Pennsylvania (4) the leading states. Mailing addresses are a proxy for where an owner lives, not proof of residency.
Data updated: November 2026 (Charlotte County Property Appraiser, files downloaded 1 Nov 2026)
The roll’s mailing address is where the tax bill goes. An owner who lives here year-round may use a northern address, and a seasonal owner may use a local one, so we read the count as a pattern rather than a census. It is still the best free indicator of where your buyer is likely to come from.
| Owner mailing address, 2026 county roll | Homes |
|---|---|
| Outside Florida | 33 of 69 |
| Inside Florida | 36 of 69 |
| Leading states outside Florida | Michigan 5, Pennsylvania 4 |
A buyer pool that lives partly in Michigan and Pennsylvania finds your listing online, often months before they fly down. That favors a listing that answers the questions remotely: floor plan, dock number, association package, reserve study status, insurance picture and a video walk-through of the unit and the dock. It also favors timing, because a northern buyer who sees your unit in December can schedule a February visit.
If you are one of the 33 owners mailing from outside Florida, you can sell without being here. We coordinate access, vendor visits for photography and inspections through the association’s procedures, and the closing can be handled by mail or remote notarization arranged by your closing agent. What you need to provide early is authority: the estoppel request, permission for the association to release documents, and a contact for the dock and keys.
The roll does not say who is retired, who rents the unit, who uses it seasonally or who lives here full time, and we do not publish homestead counts. Windjammer Point has no published age restriction, and we describe the property and its records rather than the people who might buy it.
A Windjammer Point seller should gather the section 718.503 resale package, the completed structural integrity reserve study and the association’s summary of it, any milestone inspection documents, the current budget, the master insurance declarations, an estoppel certificate order, the recorded instrument behind the numbered dock, and any elevation certificate.
Data updated: November 2026 (Florida Statutes 718.503, 718.116 and 718.112; DBPR estoppel fee schedule; read 1 Nov 2026)
The order matters. Each document answers a question a buyer, lender or insurer will ask, and the ones that take the association longest to produce should be requested first.
Florida’s section 718.503 lists what a condominium unit owner other than the developer must give a buyer: the declaration, articles, bylaws and rules, the most recent year-end financial information, the question-and-answer sheet, and, where they apply, the reserve study and milestone inspection materials the statute names. A buyer who does not receive the package on time has a statutory right to cancel, so it goes in the buyer’s hands before the contract is signed or as the contract allows. Your closing agent will tell you how the timing in your contract works; we do not quote a day count here because the statute and the form contract control.
The association filed a completed structural integrity reserve study with the state, completed December 29, 2024 and delivered to owners January 21, 2025. Ask the association for the study, the summary it gave owners, and the budget’s reserve schedule that funds it. Section 718.111 requires larger associations, Windjammer Point’s included, to post those records for owners, so you may already have access through the owner website or app.
If the association has a milestone inspection report, ask for the phase one summary and any phase two report, plus the permits for any repairs it called for. Whether a report exists is not published on a public page we cite. A buyer will ask, and an honest “here it is” or “the association is gathering it” beats silence.
Dues, the budget and the reserve balance are not published anywhere public for Windjammer Point. They come with the resale package and the estoppel certificate. A buyer’s lender will also send the association a condominium questionnaire, and the answers rely on those same figures.
The master policy covers the buildings and common elements; the owner’s HO-6 covers the interior and contents. A buyer’s insurer and lender will want the master declarations page, including the wind and flood coverage and the deductibles. Ask the manager for the current page as soon as you decide to sell.
The estoppel certificate states what is owed on your unit and confirms assessments to the closing date. Under DBPR’s posted schedule the fee is not more than $299, with $119 more for delivery within three business days and up to $179 more if the account is delinquent. The contract decides who pays.
Pull your deed and the legal description that names your dock, and ask the association for the declaration’s dock provisions and any dock assignment records. For flood, ask the association whether it holds elevation certificates for the buildings; the county’s elevation certificate layers returned none for the Windjammer Point parcels when our neighborhood guide checked. A buyer’s flood quote is faster and often better with one.
The completed reserve study mostly helps a Windjammer Point sale. DBPR’s database shows a structural integrity reserve study completed December 29, 2024 by Reserve Advisors, LLC, delivered to owners January 21, 2025, for $5,200, with no special assessment tied to the study. Buyers will still read its reserve schedule against the budget.
Data updated: November 2026 (DBPR SIRS database, read September 29, 2026)
Since the 2021 Surfside collapse, Florida requires associations responsible for buildings three habitable stories or higher to commission a structural integrity reserve study and fund the reserves it identifies. Windjammer Point’s five buildings have three residential floors, so the law reaches them.
| Field in the DBPR database | Windjammer Point entry |
|---|---|
| Database | SIRS submitted prior to July 2025 |
| Project and association | PR1P020963; MA00019528 |
| Buildings covered | 5 |
| Prepared by | Reserve Advisors, LLC |
| Study cost | $5,200 |
| Special assessment tied to the study | No |
| Study completed | December 29, 2024 |
| Delivered to owners | January 21, 2025 |
The study finished two days before the original statutory deadline of December 31, 2024. We read the database on September 29, 2026 and found no later filing in the July 2025 and after database. The database does not publish the study’s findings, and we do not describe them.
A buyer’s first fear about a 1990 Florida condominium in 2026 is the unknown: a study not yet done, a reserve shortfall waiting to become a special assessment. Windjammer Point has answered the first half of that question on the public record. That lets us market the unit as one where the reserve question has a document behind it, which many older buildings in Charlotte County still cannot say.
A study can also show components near the end of their life and a funding plan that raises dues. If the budget has not caught up with the study, a buyer will see it. That is not a reason to hide the study; it is a reason to read it before your buyer does, so that we can price and explain any funding step.
We put the database entry in the listing file, ask the association for its owner summary, and compare the current budget’s reserve lines with the study’s schedule. If the two agree, that becomes a headline. If they do not, we explain the plan the board adopted. In both cases the buyer hears it from us first.
Lenders reviewing a condominium ask about reserves, special assessments, insurance and building condition. A completed study, a budget that funds it and no study-linked assessment make those answers simpler, which shortens the time from contract to clear-to-close.
Windjammer Point’s buildings are three stories and were built from 1990 to 1992, so Florida’s milestone inspection law, section 553.899, reaches them. Separately, the City of Punta Gorda replaced sections of the Windjammer seawall in 2024, and the riprap placed at its base reached the city’s canal committee in 2025.
Data updated: November 2026 (Florida Statutes 553.899; City of Punta Gorda canal committee records, 2025)
Neither of these is a reason to delay a sale. Both are questions a buyer will ask, and the seller with the answers ready keeps control of the conversation.
Section 553.899 requires a milestone inspection of a condominium building three habitable stories or more by December 31 of the year it reaches 30 years, and every ten years after. For buildings that reached 30 before July 1, 2022, the first inspection was due before December 31, 2024, unless the local building official extended it. Windjammer Point’s buildings reached 30 between 2020 and 2022 on the county’s year-built record. Whether an inspection report exists, and what it says, is not on a public page we cite. Ask the association for the phase one summary; never tell a buyer the building “passed” unless you are handing them the document that says so.
Phase one is a visual inspection by a licensed engineer or architect. Phase two is required only if phase one finds substantial structural deterioration. The association must give owners a copy of the inspector’s summary. If you hold that summary, it belongs in your listing file next to the reserve study.
The seawall in front of Windjammer Point is the city’s, maintained through the Punta Gorda Isles canal district. The docks and pilings in front of it are the association’s common element. In June 2025 the association’s treasurer presented to the city’s canal advisory committee, and the slides document a 2024 seawall replacement at Windjammer Point with photographs from June through August 2024, plus an earlier repair at docks 12 to 16 in February 2019. A new wall is a positive point for a buyer.
Riprap is loose rock placed at the base of a seawall. Windjammer Point owners told the canal committee in 2025 that rock placed at the new wall interfered with slips, lifts and boarding at low tide. The committee’s April, June and July 2025 minutes record the discussion, and its consensus was that staff work with owners case by case. We found no later Windjammer item in the committee’s records through August 2026. If your slip is affected, say so; if it is not, show it with a low-tide photograph.
When the city replaces a wall, the waterfront owner, here the association, clears and restores docks, lifts and landscaping at its own expense, under the city’s seawall replacement rules. A buyer may ask how the association paid for its share of the 2024 work, and the answer is in the minutes and financial statements in the resale package.
A Windjammer Point buyer will see City of Punta Gorda district ad valorem tax at 16.8148 mills for 2026, a $78.00 Alligator Creek Waterway line, and a per-unit share of the city’s Punta Gorda Isles canal assessment, which is printed on each unit’s bill. Dues are separate and not on the bill.
Data updated: November 2026 (Charlotte County Property Appraiser, files downloaded 1 Nov 2026; Charlotte County Alligator Creek Waterway budget; City of Punta Gorda fiscal 2027 canal resolution)
Buyers from out of state are often surprised by the non-ad valorem lines, so we explain each one before they see the first bill.
The Property Appraiser’s 2026 final rate chart puts the combined millage for City of Punta Gorda parcels at 16.8148 mills, or $16.8148 per $1,000 of taxable value. As a labelled estimate, a buyer with no exemptions who is taxed on $334,950 would owe about $5,632 in ad valorem tax ($334,950 times 16.8148 divided by 1,000). A buyer who homesteads receives the exemptions and the Save Our Homes cap, which lowers that figure.
Charlotte County’s Alligator Creek Waterway unit dredges, maintains and marks Alligator Creek, the route to Charlotte Harbor from the southern Isles canals. Its charge is $78.00 per unit for fiscal 2026 (adopted) and fiscal 2027 (approved), up from $25 in fiscal 2025. Windjammer Point’s common element is coded into the unit.
The city’s Punta Gorda Isles canal district maintains the seawalls and canals. For fiscal 2027, adopted September 9, 2026, single-family lots pay a flat lot rate, while other property, including a condominium’s land, pays $0.156 per square foot of land within 120 feet of the seawall. Each Windjammer Point unit’s bill carries its own allocation of that charge. We have not sampled a Windjammer bill, so we do not print a per-unit dollar figure; your own bill shows it, and we put it in the listing file.
Thirty-one of the 69 homes were assessed below just value on the certified 2025 values because of the assessment caps. Your buyer’s assessed value resets to market after the purchase, so their bill can be higher than yours. Florida’s portability rule, section 193.155, lets a buyer who had a Florida homestead carry part of that benefit with them. We explain this early so the buyer’s tax estimate does not become a late surprise.
Florida property taxes are paid in arrears in November. At closing the seller credits the buyer for the days of the year the seller owned the unit, using the latest bill or an estimate. The non-ad valorem lines are prorated the same way. Our net sheet below shows the arithmetic.
A buyer will ask about the flood zone, the master policy and the cost of an HO-6. Windjammer Point is in FEMA Zone AE with a 9-foot base flood elevation on panel 12015C0239G (effective December 15, 2022), in Charlotte County Evacuation Zone A, with a 130 mph design wind, in a city with a Class 5 CRS rating.
Data updated: November 2026 (FEMA flood map panel 12015C0239G; Charlotte County GIS; FEMA CRS list, April 2026)
Insurance is now part of every Florida condominium sale. The seller who helps a buyer get quotes during the inspection period keeps the deal moving.
Zone AE is a special flood hazard area with a set base flood elevation. A lender requires flood coverage on a federally backed mortgage in Zone AE. For a condominium, the association’s master flood coverage protects the building, and the owner may carry contents and improvements coverage on top. An elevation certificate for the building helps the quote.
The association’s master policy covers the structure and common elements; the owner’s HO-6 covers interior finishes, contents, liability and loss assessment. Section 718.111 sets out what each side insures. Ask the manager for the master declarations, including the wind deductible, so the buyer’s agent can match the HO-6 to it.
Citizens Property Insurance has phased in a rule that its residential policyholders carry flood coverage, and properties inside a special flood hazard area such as Zone AE were the first group it reached. A buyer who plans to insure with Citizens should price flood coverage from the start, and we tell buyers about that rule early.
The City of Punta Gorda participates in FEMA’s Community Rating System at Class 5, which gives NFIP policies within the special flood hazard area a 25 percent premium discount. It is one reason flood quotes in the city can come in lower than buyers expect.
A wind mitigation report under section 627.711 documents roof shape, roof-to-wall connections and opening protection. For a condominium unit, the report focuses on what the owner controls, mainly windows and doors, and the association holds the building data. Hurricane-rated windows or shutters with permits are worth documenting before you list.
Zone A is the first zone called in a hurricane evacuation order in Charlotte County. Boat owners in the city must move boats to safe moorings ahead of a storm, and nothing may be tied to the seawall. We say these things plainly because buyers can look them up, and a seller who answers first is believed.
Windjammer Point’s buyer wants the larger plan and a dock named in the deed; Spinnaker Point’s buyer wants a lower entry price. Spinnaker Point, 0.6 miles away at 4000 Bal Harbor Boulevard, sold 13 homes in 36 months at a $295,000 median against Windjammer’s 10 at $334,950, from smaller plans in two-story buildings.
Data updated: November 2026 (Charlotte County Property Appraiser, files downloaded 1 Nov 2026; DBPR SIRS database, read September 29, 2026)
Spinnaker Point is the condominium a Windjammer buyer is most likely to tour the same afternoon, so your listing is priced and marketed with it in mind. Our Spinnaker Point neighborhood guide covers it in depth.
| Measure | Windjammer Point | Spinnaker Point |
|---|---|---|
| Homes, built | 69, 1990 to 1992 | 70, 1989 |
| Plans | 1,405 sq ft two-bedroom (39) and 1,830 sq ft three-bedroom (30) | 1,110 sq ft (50) and 1,682 sq ft (20) |
| Floors on county numbering | three | two |
| Reserve study and milestone | three habitable stories; both laws apply; study completed December 29, 2024 | below the three-story threshold on the numbering; no DBPR row as of September 29, 2026 |
| Dock | 66 of 69 unit legals name a numbered dock | shared concrete dock, 33 hookups; no unit legal names a dock |
| 36-month sales and median | 10 at $334,950 | 13 at $295,000 |
| 36-month median $ per sq ft | $238 | $248 |
| 24-month sales | 3 ($250,000 to $302,000, no median) | 6 at $278,750 |
| 60-month median | $385,000 (21 sales) | $303,000 (23 sales) |
| Peak calendar median | 2023 $429,500 (4 sales); 2022 $413,000 (9) | 2022 $365,000 (4 sales) |
| Owners mailing outside Florida | 33 of 69 | 39 of 70 |
| Assessed below just value (certified 2025 values) | 31 of 69 | 42 of 70 |
Choose Windjammer Point for larger two- and three-bedroom plans and a numbered dock named in nearly every unit’s legal description, with a reserve study already on file; choose Spinnaker Point for a lower entry price and two-story buildings below the state’s three-story threshold. A Windjammer buyer is usually a boater who wants the slip tied to the unit, or a couple who wants a second bedroom for guests and a third for an office.
Spinnaker Point’s higher price per square foot reflects its smaller plans, not a stronger market. On total price, Windjammer’s median has been higher in both the 36-month and the 60-month windows. If your Windjammer unit has its dock documented and its records ready, the buyer who leaves Spinnaker Point because there is no slip in the deed is your buyer, and your listing should say why.
Colony Point, a single 1972 three-story building with 63 homes, recorded 13 sales at a $365,000 median in the 24 months to September 9, 2026. Owners there have their own seller’s guide, selling at Colony Point, and buyers who prefer a single building to a five-building campus sometimes compare it with Windjammer Point.
We price a Windjammer Point condo from the 36-month Charlotte County list for your plan, adjusted for the dock your legal description names, the building records and your unit’s condition, then set to what today’s buyers have paid, which in 2026 means the three recent deeds carry more weight than the 2023 highs.
Data updated: November 2026 (Charlotte County Property Appraiser, files downloaded 1 Nov 2026)
A Windjammer Point price is built in steps, each written down so that you can check it and a buyer’s agent can follow it.
We read your unit’s county card and legal description. The plan sets the comparison set; the building and floor tell the buyer where the unit sits; the dock clause, or its absence, tells us whether we are pricing a home or a home and a slip.
For a two-bedroom we start with the eight 1,405 square foot deeds in the 36 months. For a three-bedroom we start with the two 1,830 square foot deeds and widen to the five in 60 months, because two deeds $195,000 apart cannot set a price. We list each comparable with its date and price, never its unit number or owner.
The 36-month window runs from the 2023 highs to the 2026 reset. A deed from late 2023 is not today’s market, so we lean on the 2026 deeds and use the earlier ones to show the range a well-presented unit has reached. We say how much weight we gave each sale.
A documented slip with its own power and water is worth more to a boater than a slip that shares a pedestal or a unit with none. Ten sales cannot isolate that difference in dollars, so we do not invent one. We make the dock a reason a buyer chooses your unit at the price, not a line item.
Condition is the variable the county cannot see and the one that most likely explains the 2026 spread. We walk the unit, list what has been replaced and when, collect permits and receipts, and decide with you which small repairs are worth making before photographs.
A completed reserve study, a budget that funds it, an available milestone summary and current master insurance make a buyer comfortable paying the top of the range. Gaps push a buyer to the bottom. We assemble the file before setting the final number.
The first two weeks on the market bring the most attention a listing will get. We set a price that a buyer comparing your unit with the 2026 deeds can justify in that window. Overpricing a unit in a building with three sales a year is the most expensive mistake a seller can make here, because the listing goes stale while the market has few other deeds to move it.
Automated estimates need frequent, similar sales. Windjammer Point had none in 2025, three in 2026 and two plans with a dock that the models cannot read from a legal description. Expect online numbers to swing widely, and use our Windjammer Point condo valuation instead, which shows each deed behind the number.
A Windjammer Point seller owes the flood disclosure required by section 689.302 of the Florida Statutes, the condominium resale package under section 718.503, and disclosure of known facts that materially affect value and are not readily observable by the buyer. Your closing agent or attorney confirms the forms; this is information, not legal advice.
Data updated: November 2026 (Florida Statutes 689.302 and 718.503, read 1 Nov 2026)
Disclosure is not a risk to manage away. In a building with a public seawall history and a filed reserve study, a complete disclosure is part of what makes the price hold.
Section 689.302 requires a seller of residential property to give the buyer a flood disclosure at or before the contract. It asks whether the seller has filed a flood insurance claim, received federal disaster assistance for flood damage, or knows of flood damage to the property. Answer it from your own knowledge and records, and keep your answers consistent with anything the association has disclosed.
The resale package under section 718.503 comes from the association’s records and goes to the buyer. A buyer who does not receive it has a statutory right to cancel, so we track its delivery. The question-and-answer sheet required by section 718.504 is part of it.
Florida courts require a seller of a home to disclose known facts that materially affect its value and that a buyer could not readily see. For a condominium unit that usually means past water intrusion, unpermitted alterations, window or door failures and anything the association has notified you about. When in doubt, disclose and document what was fixed.
Windjammer Point is a chapter 718 condominium. The homeowners’ association disclosure summary under chapter 720 does not apply to it, and there is no mandatory master association over Punta Gorda Isles. The Punta Gorda Isles Civic Association is voluntary.
Permits for unit work come from the City of Punta Gorda’s building division. If windows, doors, air-conditioning or interior work were done with permits, pull the records and finals. If something was done without one, talk to us before listing; a buyer’s insurer or lender may ask.
We market a Windjammer Point condo to boaters and to out-of-state buyers in season: a listing file that answers the dock, reserve study and insurance questions before they are asked, photography and video that show the unit and the numbered slip, and a launch timed so northern buyers see it before they travel.
Data updated: November 2026 (Charlotte County Property Appraiser, files downloaded 1 Nov 2026)
Our marketing starts with the same records we priced from. A buyer who can read the dock clause, the reserve study entry and the tax lines in the listing file makes an offer with fewer conditions.
Every Windjammer Point listing we take carries a file a buyer’s agent can download: the county card, the legal description with the dock clause highlighted, the DBPR reserve study entry, the association’s contact for the resale package, the master insurance declarations once received, the last tax bill with each line explained, and any permits for unit work.
We photograph the unit in natural light, the view from the lanai, the pool, the basin and your numbered slip with its pedestal. A short video walks from the parking area to the door and from the door to the dock, because a boating buyer three states away wants to know how far the boat is from the kitchen.
Windjammer Point is one of a small set of Punta Gorda Isles condominiums where most units come with a numbered dock in the deed. We write the listing for that buyer: canal, route to Alligator Creek and the harbor, hookup availability, lift rules. Boaters searching the southern Isles find the listing because it says what they search for.
With 33 of 69 owners mailing from outside Florida, the next buyer is likely to start online from another state. We launch in early winter, follow up with every inquiry by phone, offer live video tours, and schedule in-person showings around the trips buyers plan for January through April.
Showings follow the association’s access rules. We coordinate with the manager, keep the dock and common areas tidy for photos, and make sure buyers know the pool and dock rules before they arrive.
We negotiate a Windjammer Point sale on evidence: the plan’s recorded deeds, the dock clause, the reserve study filing and the unit’s condition file. When a buyer’s agent points at the $250,000 deed, we answer with the documents that separate your unit from it, and we negotiate terms, inspection and the condominium review as hard as price.
Data updated: November 2026 (Charlotte County Property Appraiser, files downloaded 1 Nov 2026)
Jesse and Marc negotiate every offer themselves. The partner on the phone with the buyer’s agent is the partner who priced your unit.
The first offer often leans on the lowest 2026 deed. We respond with the comparison set and the evidence, and we look at the whole offer: deposit, financing type, inspection period, closing date and who pays the estoppel and title. A clean cash offer at a slightly lower price can net more than a higher financed offer that stalls.
Condominium inspections focus on the unit: windows, doors, plumbing fixtures, electrical panel, air-conditioning and water heater. Requests about the building belong to the association. We separate the two, negotiate credits rather than open-ended repairs where possible, and keep the request inside the contract’s limits.
A financed buyer’s lender reviews the association: reserves, insurance, litigation, delinquency and building safety items. We ask the association to answer the lender’s questionnaire quickly, and the completed study makes the reserve answers easier.
Most delays now come from insurance. We push the buyer’s agent to get HO-6 and flood quotes in the first days of the inspection period, using the master declarations and any elevation certificate we can supply.
With few listings in the building, a well-priced unit can draw more than one buyer. We handle multiple offers with a written highest-and-best deadline and keep a back-up offer in place, so one financing problem does not send you back to market.
Selling a Windjammer Point condo at the $334,950 median costs about $4,674 in the itemized charges below (deed stamps of $2,345.00, an estoppel of up to $299, and prorated taxes and the Alligator Creek line), plus your unit’s canal line from its bill, 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 fee schedule; Charlotte County Property Appraiser 2026 millage; Charlotte County Alligator Creek Waterway budget)
This is an illustration with every step shown, assuming a July 1, 2026 closing and a two-bedroom taxed on the plan’s preliminary 2026 just value of $238,850 with no exemptions. Your own figures depend on your bill, your exemptions and the contract.
| Line | Amount |
|---|---|
| Sale price | $334,950.00 |
| Deed stamps at $0.70 per $100 or part of $100: $334,950 is 3,349.5 hundreds, rounded up to 3,350, times $0.70 | $2,345.00 |
| Estoppel certificate, DBPR maximum for standard delivery | $299.00 |
| Prorated 2026 ad valorem tax, 181 of 365 days of $4,016.21 ($238,850 preliminary 2026 just value times 16.8148 divided by 1,000) | $1,991.60 |
| Prorated Alligator Creek Waterway line, 181 of 365 days of $78.00 | $38.68 |
| Prorated Punta Gorda Isles canal line | from your unit’s bill, not estimated here |
| Itemized total, before the canal line | $4,674.28 |
| Remainder before commission, title and payoff | $330,275.72 |
For a three-bedroom taxed on its plan’s preliminary 2026 just value of $303,323 ($5,100.32 a year at 16.8148 mills), the same proration would be $2,529.20 instead of $1,991.60. Many owners pay less than these illustrations because their assessed value is capped or they hold a homestead exemption.
Commission is negotiable and is agreed in the listing agreement; we do not publish a schedule. For the arithmetic only, here is the remainder above after a total commission of 4, 5 or 6 percent of $334,950:
| Total commission, example only | Commission | Remainder before title and payoff |
|---|---|---|
| 4 percent | $13,398.00 | $316,877.72 |
| 5 percent | $16,747.50 | $313,528.22 |
| 6 percent | $20,097.00 | $310,178.72 |
These examples are not an offer, a recommendation or Domain Realty’s fees. Since the August 2024 practice changes, the listing commission and any compensation offered to a buyer’s agent are separate negotiated terms.
Florida’s documentary stamp tax on a deed is $0.70 for each $100 of consideration or fractional part of $100, under section 201.02. That rounding is why $334,950 produces $2,345.00 rather than $2,344.65. At the $250,000 low of the window the tax would be $1,750.00, and at the $480,000 high $3,360.00.
In Charlotte County the seller customarily pays for the owner’s title insurance policy, but the contract controls. Florida sets title premiums by rule, and the closing agent’s settlement and recording charges vary, so we get a written quote rather than estimating here.
The association’s manager prepares the estoppel certificate. DBPR’s posted maximum is $299, with $119 more for delivery within three business days and up to $179 more if the account is delinquent. Order it early to avoid the rush fee.
A mortgage payoff letter sets that figure. Any repair credits, a home warranty or seller concessions agreed in negotiation also come off the remainder. We build your own net sheet before you accept any offer, and that sheet, not the price, is the number to decide on.
Get a free Windjammer Point valuation through the Windjammer Point valuation form, our Windjammer Point condo valuation guide, or by calling Jesse McGreevy at (239) 898-6072. Each returns a range built from recorded Windjammer Point sales for your plan.
Data updated: November 2026 (Charlotte County Property Appraiser, files downloaded 1 Nov 2026)
A valuation from us is not a guess and not a portal number. It is the deed list for your plan, the weight we gave each sale, and the adjustments we made for your dock and condition.
Your unit number, plan if you know it, what has been updated and when, any permits, whether your slip has its own power and water, and how soon you want to move. If you are out of state, a short phone video of the unit helps.
Many sellers call us a season early. That gives time to collect the reserve study summary, order the estoppel, fix small items and launch at the right moment. Call Jesse direct at (239) 898-6072; there is no obligation.
List if your unit’s value depends on things a buyer must be shown, such as a documented dock, updates and a clean building file. Consider a cash buyer if you need a fixed date more than the top price. Sell by owner only if you already have a buyer, and still use a closing agent for the condominium package and flood disclosure.
Data updated: November 2026 (Florida Statutes 689.302 and 718.503)
Each route has a place. The question is which one fits your timeline and your unit.
| Route | Best for | What you give up | Windjammer Point note |
|---|---|---|---|
| List with McGreevy and Comisar | most sellers, especially with a documented dock or updates | time to market and a negotiated commission | exposure to boaters and northern buyers who pay for the slip and the plan |
| Sell to a cash buyer | estates, urgent moves, units needing heavy work | often a meaningful discount from market | cash buyers price from the lowest 2026 deeds |
| Sell by owner | a buyer already in hand | marketing, negotiation and paperwork support | you still owe the 718.503 package and the flood disclosure |
If you are an estate, live far away and the unit needs work, a cash sale may be the simplest path, and we can help you compare offers. If your unit is ready and your slip is documented, listing almost always nets more. If a neighbor or friend wants to buy, have a closing agent or attorney handle the documents; we are glad to give you a valuation either way.
Jesse McGreevy is a top-reviewed Windjammer Point realtor and Marc Comisar is a top-reviewed Windjammer Point realtor, and McGreevy and Comisar have held the Gulfshore Life Five Star award for customer satisfaction for 21 straight years. The quotes below are from clients who sold with our team, copied word for word from their public reviews, each labelled with the site where it was posted.
★★★★★ “Marc sold a house for me and a house for my parents both very efficiently back in 2012. He sold my house in a matter of days while I was on a weekend vacation. Fast forward to 2020. I had another house to sell. I made the mistake of hiring a different realtor for the sale of my home. After months of few showings and no offers, I decided to cut ties and hire Marc (which clearly I should have done in the first place!). My house was under contract in no time and Marc has now officially sold a second home for me!! In the future, I will absolutely not hesitate to hire Marc! I would give him 10 stars if I could! Thanks Marc for your professionalism, efficiency and resulting friendship! You’re the best!!” Verified Zillow review
★★★★★ “Marc Comisar is the consummate professional Realtor. He was with us from start to finish and made what is always an arduous process palatable. We have used Marc before and the results are always stellar!” Verified Zillow review
★★★★★ “Working with Jesse and his team was truly an amazing experience. From the very beginning, they were professional, attentive, and incredibly knowledgeable. They guided us through every step of the process with patience and clarity, always making sure we felt comfortable and informed with every decision.” Verified Google review
Selling with Top 1% Real Estate Agents Nationally Since 2008 means the partners who take your first call are the partners at your closing. Call Jesse direct at (239) 898-6072.
These are the questions Windjammer Point owners put to us most often, together with what people search when they are getting ready to sell a waterfront condominium in Punta Gorda, answered from the county record, the state’s databases and Florida law. For anything about your own unit, call Jesse.
Confirm your plan and dock clause from the county card, ask the association for the resale package and the reserve study summary, order the estoppel, price from the 36-month deed list for your plan, and launch before the winter season with a listing file that answers the dock and building questions. Call Jesse direct at (239) 898-6072 to start with the deed list.
The 36-month median to September 9, 2026 is $334,950 on 10 qualified sales, about $238 per square foot, but the three 2026 deeds ran from $250,000 to $302,000. A two-bedroom in good condition with a documented slip prices differently from one that needs work. A free Windjammer Point valuation shows the comparable deeds for your plan.
Three qualified sales recorded in the 12 months to September 9, 2026: $302,000 in March, $285,000 in June and $250,000 in August 2026. The 24-month window holds the same three, because no qualified sale recorded between September 9, 2024 and September 8, 2025.
The county file shows no qualified Windjammer Point deed in calendar 2025. The deed record does not say why. In small buildings an empty year usually means sellers’ asking prices and buyers’ offers did not meet, or owners decided to wait. For a 2026 seller it means the three 2026 deeds carry extra weight.
Prices are below their peak. The calendar median was $413,000 in 2022 on nine sales and $429,500 in 2023 on four; the three 2026 sales have a $285,000 median. The 36-month median of $334,950 is about 22 percent below the 2023 figure. A thin market can move quickly in either direction on a few deeds.
The top of the 36-month window is a three-bedroom end unit at $480,000, and the top of the 60-month window is $531,000, also a three-bedroom. The highest two-bedroom in the 36 months was $430,000.
Over the long run, yes: the 60-month medians were $480,000 for the 1,830 square foot three-bedroom (five sales) and $382,500 for the 1,405 square foot two-bedroom (16 sales). In 2026, though, one three-bedroom recorded $285,000, below a two-bedroom at $302,000, which shows that condition and circumstances can outweigh the plan on a single sale.
The county values all three floors the same within a plan, and ten sales are too few to measure a floor premium. Third-floor homes recorded half of the 36-month sales. Some buyers prefer the view from higher floors; others prefer the first floor. We present your floor’s advantages without pricing a premium the record cannot support.
No. On the county roll, 66 of the 69 unit legal descriptions name a numbered dock and three name none. On at least seven units the dock number differs from the unit number. Read your own legal description, and confirm the assignment with the association in writing before you advertise a slip.
The common-element card lists 37 dock electric and 37 dock water hookups for a basin where 66 legals name a dock. So some slips have their own pedestal and others share or have none. Check yours, photograph it and put the answer in the listing.
A dock named in a unit’s legal description is generally tied to that unit under the declaration of condominium, and whether it can be transferred separately depends on the declaration and its amendments. Do not assume you can. Ask your closing agent or a Florida attorney to read the declaration’s dock provisions before you make any plans.
We do not publish a sailboat label or a clearance figure for Windjammer Point. The only fixed spans that block masts in Punta Gorda Isles are the two West Marion Avenue bridges at the north end, far from Bal Harbor Boulevard, and the southern canals reach Alligator Creek and Charlotte Harbor through Buckley’s Pass. A specific boat’s route and depth still need to be traced for its draft and air draft.
Yes. DBPR’s database shows a study completed December 29, 2024 by Reserve Advisors, LLC, delivered to owners January 21, 2025, covering five buildings, at a cost of $5,200, with no special assessment tied to the study. We read it on September 29, 2026. The study’s contents come from the association.
The buildings are three habitable stories and were built from 1990 to 1992, so section 553.899 applies. The first inspections fell due before December 31, 2024 unless the city extended them. Whether a report exists is not published on a public page we cite; ask the association for the phase one summary before you list.
It may already have. Florida requires associations to fund the reserves a study identifies for structural items, and many Florida associations have raised dues since the law took effect. Your current budget and estoppel show the present figure. A buyer will compare the budget’s reserve lines with the study, so read both first.
The state’s database shows no special assessment tied to the reserve study. Any other assessment, current or planned, would appear in the board minutes, the budget and the estoppel certificate. Ask the association before listing, and disclose what you find.
The City of Punta Gorda replaced sections of the Windjammer seawall in 2024 through the Punta Gorda Isles canal district, which owns and maintains the wall. A newer wall is a plus for buyers. The association, which owns the docks, raised riprap at the base of the new wall with the city’s canal committee in 2025, and a buyer may ask about it.
Riprap is loose rock placed at the foot of a seawall. In 2025 owners told the city’s canal committee the rock at the new Windjammer wall interfered with slips and lifts at low tide; the committee asked staff to work with owners case by case. We found no later item through August 2026. If your slip is unaffected, show it.
DBPR’s posted schedule caps the estoppel fee at $299, plus $119 for delivery within three business days and up to $179 more if the unit is delinquent. The contract says who pays. Order it as soon as you have a contract, or earlier if you want the figures in your listing file.
Under section 718.503 the buyer receives the condominium documents, rules, recent financial information, the question-and-answer sheet and, where they apply, the reserve study and milestone inspection materials the statute names. You also owe the flood disclosure under section 689.302 and disclosure of known material defects. Your closing agent confirms the forms.
Windjammer Point’s condominium dues, budget and reserve balance are not published on any public site. The association’s budget and estoppel certificate state the current figure, and both come with the resale package. Ask the manager, then put the figure in your listing file so buyers do not have to wait for it.
No published age restriction applies to Windjammer Point, and Punta Gorda Isles has none of its own. The declaration in the resale package is the document that would carry any rule, and a buyer should read it.
It is $78.00 per unit for fiscal 2026 and approved at the same amount for fiscal 2027, up from $25 in fiscal 2025. The county’s Alligator Creek Waterway unit uses it to dredge, maintain and mark the creek that leads from the southern Isles canals to Charlotte Harbor.
The city’s canal district charges a condominium’s land $0.156 per square foot within 120 feet of the seawall for fiscal 2027, and each unit’s bill carries its share. The dollar figure differs by unit and is on your own bill; we have not sampled it and do not print one.
As a labelled estimate, a buyer with no exemptions taxed on $334,950 at the 2026 city-district rate of 16.8148 mills would owe about $5,632 in ad valorem tax, plus the non-ad valorem lines. A buyer who homesteads pays less. The buyer’s assessed value resets after the sale, so their bill may differ from yours.
FEMA Zone AE with a 9-foot base flood elevation on panel 12015C0239G, effective December 15, 2022. A lender requires flood coverage in that zone on a federally backed loan, and the association’s master flood policy is part of the answer.
Charlotte County Evacuation Zone A, the first zone called in a hurricane evacuation order. The design wind speed is 130 mph. Buyers can check any address on the county’s Know Your Zone lookup.
Florida’s section 689.302 requires a residential seller to tell the buyer whether a flood insurance claim was filed, whether federal disaster assistance for flood damage was received, and other flood facts the form asks about. Known material defects must also be disclosed. When in doubt, disclose and document the repair.
The Southwest Florida MLS export of October 29, 2026 holds no Windjammer Point closing, so days on market cannot be stated; the county record shows three sales recorded between March and August 2026. A priced-right listing launched for the winter season usually draws its strongest interest in its first few weeks.
List so that your unit is live by early January. Northern buyers plan their visits for January through April, and a winter contract can close in spring. Use the fall to gather the reserve study summary, the estoppel and your permits.
Usually not a full renovation. Fix what an inspector will flag, refresh paint and lighting, and document any permitted updates. The 2026 deeds suggest condition matters a great deal here, but a buyer often wants to choose finishes, so we price the unit’s current condition honestly.
Yes. We handle showings through the association’s access rules, coordinate the photographer, inspector and appraiser, and your closing agent can arrange remote signing. Give us written authority early to request documents and the estoppel on your behalf.
Your homestead ends with the sale, and the buyer applies for their own by March 1 of the following year if they qualify. If you are buying another Florida homestead, portability under section 193.155 may let you carry part of your Save Our Homes benefit to the new home.
Federal capital gains tax depends on your basis, how long you owned the unit and whether it was your main home; a married couple selling a main home can often exclude a large part of the gain. Florida has no state income tax. Ask your tax adviser before listing.
Windjammer’s 36-month median was $334,950 on 10 sales, Spinnaker Point’s $295,000 on 13. Windjammer’s plans are larger and nearly every legal names a dock; Spinnaker Point’s buildings are two stories with a shared dock and no dock in any unit legal. The buyer who wants the slip in the deed is a Windjammer buyer.
Yes. On the Charlotte County roll every Windjammer Point unit carries the address 3640 Bal Harbor Boulevard, Punta Gorda, FL 33950, with the building and unit number. The name also appears elsewhere in the country, so a buyer should check the legal description.
Windjammer Point Condominium Association, Inc., Florida document N30515, is active and filed its 2026 annual report on February 3, 2026. The state’s register lists the condominium’s managing entity in care of a management company in Port Charlotte. The association’s manager handles the estoppel and the resale package.
The personal representative or trustee with authority signs, and the closing agent will want the probate letters or trust documents. Order the estoppel early, because an estate unit can carry unpaid assessments. A valuation tells the estate what the unit is worth on the deed record and whether a listing or a cash sale nets more.
Leasing at Windjammer Point is governed by the declaration and rules, which are not published. The City of Punta Gorda has no short-term rental ordinance of its own, so the association’s documents decide. Read them, and compare the rent with dues, taxes, insurance and vacancy before deciding.
A Windjammer Point specialist matters because the unit’s value sits in records most agents never open: the plan on the county card, the dock clause in the legal description, the hookup count on the common-element card, the reserve study filing and the city’s seawall history. Buyers pay more when those answers arrive before they ask.
Data updated: November 2026 (Charlotte County Property Appraiser, files downloaded 1 Nov 2026; our routing test, OSRM free-flow drive times from the Windjammer Point parcel, run September 29, 2026)
If you are thinking, “I need someone to sell my condo at Windjammer Point, Florida,” McGreevy and Comisar helps owners price, market, negotiate and sell with a local strategy built for Windjammer Point, Punta Gorda Isles, Punta Gorda, Charlotte County and the rest of Southwest Florida. Whether you are selling at Windjammer Point, Spinnaker Point, Colony Point, Clipper Cove or a canal home in the Isles, our team provides local market guidance, professional listing exposure and a clear plan to help you sell confidently. Owners across the neighborhood can read our guide to selling in Punta Gorda Isles, and owners elsewhere in the city our guide to selling a home in Punta Gorda.
They are buying a two- or three-bedroom condominium in a three-story building on the Albatross Canal, usually with a numbered slip, a pool on the common grounds, and St. Andrews South Golf Club less than a mile away. By our routing test, run from the Windjammer Point parcel on September 29, 2026 with free-flow traffic, these are the drives a buyer will ask about:
| Destination | Distance | Drive time, no traffic |
|---|---|---|
| Spinnaker Point, 4000 Bal Harbor Blvd | 0.6 mi | 3 min |
| St. Andrews South Golf Club | 0.8 mi | 3 min |
| Isles Yacht Club | 2.0 mi | 7 min |
| Fishermen’s Village | 2.6 mi | 9 min |
| Punta Gorda Isles Civic Association | 3.1 mi | 9 min |
| Punta Gorda City Hall | 3.3 mi | 10 min |
| Laishley Park Municipal Marina | 3.9 mi | 12 min |
| Punta Gorda Airport | 5.9 mi | 15 min |
| AdventHealth Port Charlotte | 8.5 mi | 19 min |
Schools are a question for some buyers. The district’s boundary locator returned Sallie Jones Elementary, Punta Gorda Middle and Charlotte High School for 3640 Bal Harbor Boulevard when our neighborhood guide checked it; school assignments are only a guide and can change, so buyers should check the address with Charlotte County Public Schools.
Start with a free Windjammer Point home valuation so you know what you are working with. If your next home is nearby, see our guide to buying a condo at Windjammer Point, our Punta Gorda Isles buyer guide and how we represent buyers across Southwest Florida. Marc Comisar is direct at (239) 287-5873.
The documents behind this Windjammer Point seller guide are public and free, and each link below goes to the issuing agency’s own copy. Association budgets, dues and the full reserve study are not public; they come with the resale package.
| Document | Issuer | What a Windjammer Point seller uses it for | Link |
|---|---|---|---|
| Estoppel Certificate Fees | Florida Department of Business and Professional Regulation | The $299 cap, the $119 rush fee and the delinquency add-on | Estoppel fee schedule (PDF) |
| Structural Integrity Reserve Study explainer | Florida Department of Business and Professional Regulation | What the completed study is and why buyers ask about it | SIRS explainer (PDF) |
| Florida condominium register extract | Florida Department of Business and Professional Regulation | Windjammer Point’s project and managing entity record | Condominium register (CSV) |
| Alligator Creek Waterway MSBU budget, fiscal 2026 adopted and fiscal 2027 approved | Charlotte County | The $78.00 line on a Windjammer Point tax bill | Alligator Creek 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 | City canal packet (PDF) |
| 2026 final millage rate chart | Charlotte County Property Appraiser | The 16.8148 mills for City of Punta Gorda parcels | Final rate chart (PDF) |
| Evacuation zone map | Charlotte County | The Zone A reading for 3640 Bal Harbor Boulevard | Evacuation zones (PDF) |
| Waterfront Property Owner’s Manual | City of Punta Gorda | Who maintains the seawall and who owns the docks | Owner’s manual |
| Florida Statutes 718.503 | Florida Senate | The resale package a seller delivers | Section 718.503 |
| Florida Statutes 689.302 | Florida Senate | The flood disclosure a residential seller owes | Section 689.302 |
Every source below was read between September 29 and November 3, 2026; figures in the text carry their own window and date. Primary records only: Florida Statutes, state and federal agencies, Charlotte County and its Property Appraiser, Clerk and schools, the City of Punta Gorda and its canal committee, and public project or news records where quoted. No listing site, brokerage or valuation aggregator was used for any figure. Southwest Florida MLS figures are named as plain text when they are added.
Data sets named as plain text: our routing test, OSRM open routing engine, free-flow drive times from the Windjammer Point parcel, run September 29, 2026.
McGreevy and Comisar are the Southwest Florida listing team Windjammer Point owners call when a waterfront condominium with a numbered dock has to be priced on the county record and sold without surprises. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008, lead the #1 Team in Southwest Florida since 2012, and handle every listing themselves from the first price conversation to the closing table.
For this Windjammer Point guide we read the county card and legal description of all 69 homes, every qualified deed since 2015, 12 resale pairs, the common-element card, the state’s reserve study databases and a year of the city’s canal committee records, so the numbers here come from public records rather than estimates. Meet Jesse McGreevy, who leads 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, start with the Windjammer Point valuation form, or read our Windjammer Point neighborhood guide first. Buying too? Our guide to buying a home in Southwest Florida with our team covers the other half of the move. 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 and Charlotte County GIS, checked October and November 2026; condominium and structural integrity records from the Florida Department of Business and Professional Regulation, read September 29, 2026; canal and seawall records from the City of Punta Gorda, checked October 2026. This guide is general information about selling a condominium at Windjammer Point, not an appraisal and not legal, tax or insurance advice. Market figures change with each recorded sale and statutory figures change each year. Brokered by Domain Realty.