Punta Gorda Isles · Condos

Punta Gorda Isles Condos for Sale

Punta Gorda Isles condos for sale with 89 recorded sales at a $285,000 median, condo eras, a building list, the canal assessment and Florida buyer checks. Data updated November 2026.

Punta Gorda Isles condos for sale stand on the same saltwater canal streets as the houses on our Punta Gorda Isles homes for sale page, inside the City of Punta Gorda, ZIP 33950. On the 58 condominiums we can firmly place on Punta Gorda Isles streets, 1,207 units in all, the county recorded 89 qualified sales in the 12 months to September 9, 2026, at a $285,000 median, from $105,000 to $625,000. Another 42 condominiums with about 735 units sit on mixed streets and are not in these figures, so read them as a firm core of the Isles, not a total. 89 qualified sales in the 12 months to September 9, 2026, at a $285,000 median, from $105,000 to $625,000. For the rest of the market, start with our Punta Gorda homes for sale page.

This page is the building list and the sale record for the Isles alone. Our Punta Gorda condos for sale page covers the whole city, including Burnt Store Isles, downtown, Vivante and Deep Creek, plus condo financing in depth. Use that page to compare the city and this one to choose a building on the canals. We tracked every recorded sale on these condominiums in the county files to build this page, so each price below is a recorded sale, not an asking price.

By Jesse McGreevy and Marc Comisar, Domain Realty Group. Data updated: November 2026. Call Domain Realty Group at 239-441-2816.

Key takeaways for Punta Gorda Isles condo buyers

Punta Gorda Isles condos are separate Chapter 718 associations, not plat sections, so the building decides the price, the rules and the reports. These ten points cover what the county recorded, how the eras differ, what the canal assessment charges a condominium and what Florida law makes a seller hand over.

Data updated: November 2026.

Charlotte County recorded 89 qualified sales at a $285,000 median and $179 per living square foot in 12 months, and 204 sales at $300,000 and $203 over 36 months.
Those figures cover 58 condominiums and 1,207 units whose streets are majority Punta Gorda Isles plat parcels. The list is not exhaustive: no condominium legal names a plat section, so 42 more condominiums with about 735 units, on mixed streets, are left out until someone checks them against the plats. until someone checks them against the plats.
The county flags 964 of the 1,207 units as waterfront. Flagged units recorded a $300,000 median on 74 sales, and the rest $155,000 on 15. A flag is not a dock right.
Year built runs from 1964 to 2025. The 1990 to 1999 buildings recorded the highest 12-month era median, $337,000, and they are also the largest units.
Clipper Cove, Colony Point, Spinnaker Point and Windjammer Point are condominiums rather than plat sections. Colony Point recorded $340,000 on 9 sales in 12 months.
Spinnaker Point (2 sales) and Windjammer Point (3 sales) had too few 12-month sales for a median, so read their 36-month figures: $295,000 and $334,950.
The canal assessment on other-zoned land, which includes condominiums, is $0.156 per square foot of land within 120 lineal feet of the water for fiscal 2027, against $1,500 per single-family lot.
A resale buyer who did not receive the documents more than 7 days before signing can cancel within 7 days of signing and receiving them, not counting Saturdays, Sundays and legal holidays, under section 718.503.
Milestone inspections and structural integrity reserve studies apply by statute to buildings of three or more habitable stories. The county roll does not record stories, so 847 units with a year built of 1996 or earlier are a question to ask, not an answer.
At the $285,000 median, ad valorem tax at 16.8148 mills is about $4,792 without homestead and $4,093 with it, before association fees and insurance.

What do Punta Gorda Isles condos sell for?

On the 58 condominiums on our list, Punta Gorda Isles condos sold at a $285,000 median across 89 recorded sales in the 12 months to September 9, 2026, and at $300,000 across 204 sales over 36 months. Waterfront-flagged units and larger floor plans sit well above the middle of the record, while units with no waterfront flag sit well below it.

Data updated: November 2026.

Group	Units	12-month sales	12-month median	12-month per sq ft	36-month sales	36-month median	36-month per sq ft
All street-matched condominiums	1,207	89	$285,000	$179	204	$300,000	$203
Waterfront-flagged units	964	74	$300,000	$191	159	$320,000	$217
Units with no waterfront flag	243	15	$155,000	$140	45	$185,500	$160
Under 1,000 sq ft		4	too few	too few	6	$127,250	$132
1,000 to 1,499 sq ft		34	$215,850	$172	94	$248,000	$203
1,500 to 1,999 sq ft		34	$308,350	$191	75	$340,000	$208
2,000 sq ft and over		17	$350,000	$169	29	$435,000	$196

Source: Charlotte County Property Appraiser roll dated November 3, 2026 and recorded sales. Land use 04 condominium units, DOR sale code 01 or 02, improved, over $1,000. 12 months runs 09/10/2025 to 09/09/2026; 36 months starts 09/10/2023. Median price and median per living square foot; no median under 5 sales.

Price per square foot is lower in the recent window: $203 over 36 months against $179 over the last 12. Sale prices are recorded deed prices, and living area is the appraiser's current figure.

Are Punta Gorda Isles condo prices going down?

They fell from 2022 to 2025 and have held near that level in 2026, though the mix of units sold changes each year. On these 58 condominiums the median peaked at $389,450 in 2022 and $268 per square foot, then moved to $320,000 in 2024 and $282,500 in 2025. The 68 sales recorded in 2026 through September 9 had a $287,500 median.

Calendar year	Sales	Median price	Median per sq ft	Lowest sale	Highest sale
2019	83	$200,000	$152	$124,500	$605,000
2020	126	$222,000	$159	$89,000	$492,000
2021	130	$270,000	$195	$144,000	$650,000
2022	92	$389,450	$268	$180,000	$725,000
2023	76	$362,000	$266	$130,000	$785,000
2024	58	$320,000	$226	$165,000	$650,000
2025	55	$282,500	$196	$96,000	$625,000
2026 through September 9	68	$287,500	$174	$105,000	$530,000

Where do the 12-month sales fall by price?

Of the 89 sales in the last 12 months, 18 closed under $200,000, 33 from $200,000 to $299,999, 29 from $300,000 to $399,999, 8 from $400,000 to $599,999 and 1 at $600,000 or more. The county files record no list price, so a sale-to-list comparison has to wait for MLS data.

Punta Gorda Isles condos for sale right now

Active Punta Gorda Isles condos for sale are in the two searches below, which draw from the MLS and refresh on their own. This page prints no active count or asking price, because both change daily. Domain Realty Group agents can pull any building's current listings at 239-441-2816 if a building you want shows none.

Open the Punta Gorda Isles condos for sale search, highest price first to see the larger harbor and canal units at the top, or the Punta Gorda Isles condos for sale search, lowest price first if you are shopping on budget. The search area is an approximate rectangle around the Isles, not a plat line, so check the address and the condominium name on each listing against the list on this page.

How do Punta Gorda Isles condo eras compare?

Punta Gorda Isles condominiums fall into five building eras, from buildings of the 1960s and 1970s to a handful finished after 2010. In the 12 months to September 9, 2026, the 1990 to 1999 units recorded the highest era median at $337,000, and the units through 1979 recorded $215,000.

Data updated: November 2026.

Year built	Units	Waterfront-flagged	Median living area	12-month sales	12-month median	36-month sales	36-month median	36-month per sq ft
Through 1979	226	156	1,114 sq ft	21	$215,000	45	$238,000	$193
1980 to 1989	448	404	1,110 sq ft	29	$252,500	71	$290,000	$207
1990 to 1999	181	161	1,830 sq ft	18	$337,000	37	$334,900	$213
2000 to 2009	300	223	1,523 sq ft	18	$305,000	41	$330,000	$216
2010 and later	52	20	1,498 sq ft	3	too few	10	$255,000	$158

Same source and test as the table above. Eras use each unit's county year built, so a condominium built across two decades falls in both rows.

Through 1979: the first harbor and canal buildings

Isles Colony carries a county year built of 1964. Colony Point's condominium declaration is on the state register as recorded September 1, 1971, with a county year built of 1972, and Islander Point's as recorded August 31, 1973. Gateway Point, Driftwood and Aqui Esta Villas belong to this group too. These 226 units have a median of 1,114 square feet, and every one of them has passed 45 years on the county's year built.

1980 to 1989: the small-building decade

This is the largest group by count of condominiums and by units, 448, and many of its condominiums are small: Three Stags and Sandcastle have 4 units each, Lagoon 9, Mediterranean Court 13. The median size is 1,110 square feet. Spinnaker Point, recorded February 6, 1989, closes the decade with 70 units on Bal Harbor Blvd. With few sales per building, the group median of $290,000 over 36 months says little about any one address.

1990 to 1999: larger floor plans

Windjammer Point's declaration is on the state register as recorded March 16, 1990, with buildings from 1990 to 1992. Harbor Landing (1993 to 1996) has a median of 2,224 square feet and Jamaica Way (1988 to 1990) 1,916 square feet, which helps explain why this era's 1,830 square foot median carries the top price. Clipper Cove starts here too, with phase one recorded May 14, 1999.

2000 to 2009: the post-2000 waterfront group

Clipper Cove Village (2001 to 2004), Solamar (2006), Costa Bella (2007), Mediterranean Landing (2006) and Water Gardens (2007) are in this group of 300 units. Solamar's 6 sales over 36 months recorded a $617,500 median, the highest building median in our table. For a building of three or more habitable stories, a certificate of occupancy from the 2000s puts the first 30-year milestone in 2030 or later.

2010 and later: few units, few sales

Only 52 units carry a year built of 2010 or later: The Preserve at Bal Harbor (2011, 36 units), 817 Via Tripoli (2013, 4 units), Fairways at St Andrews (2018 to 2019, 4 units) and Fairway Vista (2025, 8 units, no recorded qualified sale yet). The era recorded 3 sales in 12 months, too few for a median.

Which condominiums are in Punta Gorda Isles?

Punta Gorda Isles holds at least 58 condominiums on streets that are majority PGI plat parcels, led by Clipper Cove Village, Spinnaker Point, Windjammer Point and Gateway Point. The list below is not exhaustive. County legals do not name a plat section, so we matched by street and left out every weaker match.

Data updated: November 2026.

Condominium	Street	Year built	Units	Waterfront-flagged	Median living area	12-month sales	12-month median	36-month sales	36-month median	36-month per sq ft
Clipper Cove Village	Bal Harbor Blvd	2001 to 2004	96	60	1,517	6	$295,000	12	$305,000	$201
Spinnaker Point	Bal Harbor Blvd	1989	70	70	1,110	2	too few	13	$295,000	$248
Windjammer Point	Bal Harbor Blvd	1990 to 1992	69	69	1,405	3	too few	10	$334,950	$238
Gateway Point (east edge, small street sample)	Garvin St	1973 to 1974	68	36	1,114	7	$179,000	16	$179,500	$161
Colony Point	Colony Point Dr	1972	63	63	1,581	9	$340,000	17	$365,000	$231
Islander Point	Bal Harbor Blvd	1974	52	28	1,114	4	too few	8	$200,250	$180
Clipper Cove	Bal Harbor Blvd	1999 to 2002	48	0	1,517	2	too few	5	$275,000	$181
Jamaica Way	Jamaica Way	1988 to 1990	45	45	1,916	3	too few	12	$450,000	$235
Solamar	North Marion Ct	2006	42	42	2,225	2	too few	6	$617,500	$225
The Preserve at Bal Harbor	Bal Harbor Blvd	2011	36	12	1,498	2	too few	8	$234,750	$156
Villas of Cedar Key	Bal Harbor Blvd	1984	34	34	1,089	0	no sales	3	too few	too few
Dockside	Bal Harbor Blvd	1987 to 1988	30	30	1,183	2	too few	4	too few	too few
Costa Bella	Wood Thrush Dr	2007	27	27	1,810	1	too few	5	$390,000	$220
Points West	North Marion Ct	1990 to 1991	27	27	1,592	2	too few	3	too few	too few
Villas of Bal Harb	Bal Harbor Blvd	1986 to 1987	27	27	1,441	2	too few	3	too few	too few
Harbor Landing	Bal Harbor Blvd	1993 to 1996	26	26	2,224	6	$442,500	8	$462,500	$216
Paradise Garden Villas II	Deborah Dr	1989	25	25	2,006	5	$290,000	8	$292,500	$145
Bal Harbor Place	Bal Harbor Blvd	1983	24	24	1,102	0	no sales	4	too few	too few
Driftwood	Mediterranean Dr	1974	20	14	1,164	1	too few	3	too few	too few
Paradise Garden Villas I	Deborah Dr	1987 to 1988	20	20	2,006	3	too few	3	too few	too few
Water Gardens	Aqui Esta Dr	2007	18	18	1,841	1	too few	4	too few	too few
Mediterranean Court	Mediterranean Dr	1981	13	13	1,089	2	too few	4	too few	too few
Isles Garden Villas	Via Tripoli, Gorda Cay Ln	1992	12	12	1,877	1	too few	3	too few	too few
Mediterranean Landing	Mediterranean Dr	2006	10	10	1,501	3	too few	4	too few	too few
Bermuda View	Bal Harbor Blvd	1991	8	0	1,104	1	too few	5	$205,000	$186
Bimini Run	Magdalina Dr	1980	8	0	999	2	too few	5	$139,500	$135
Wesley Park	Wesley Dr	1992	6	6	1,866	3	too few	3	too few	too few

Source: Charlotte County Property Appraiser roll dated November 3, 2026 and recorded sales. Land use 04 condominium units, DOR sale code 01 or 02, improved, over $1,000. 12 months runs 09/10/2025 to 09/09/2026; 36 months starts 09/10/2023. Same source, test and windows as the first table. Rows show condominiums with 3 or more sales in 36 months, largest first.

Fewer than 3 sales in 36 months, so no price is shown: Golf Course Villas (32 units, 1988 to 1989, Atares Dr); Schooner Cove Villas I (24 units, 2004 to 2005, Aqui Esta Dr); Silver Cove (18 units, 1984 to 1989, Wesley Dr and Via Tripoli); Silversands (18 units, 1980, Aqui Esta Dr); Golden Sands (13 units, 1982, Mineo Dr); La Porta Boca (13 units, 1982 to 1984, Wood Thrush Dr); Charleston South (12 units, 2007, Wood Thrush Dr); Isles Colony (12 units, 1964, Jamaica Way); Little Harbor at Punta Gorda Isles (12 units, 2006, Wood Thrush Dr); Aqui Porta Boca (12 units, 1982 to 1984, Wood Thrush Dr); Bal Harbor Blvd (county legal name) (10 units, 1987, Bal Harbor Blvd); Lagoon (9 units, 1983, Mineo Dr); Cedarwood Terrace (8 units, 1980, W Henry St); Fairway Vista (8 units, 2025, Bal Harbor Blvd); Spanish Cay Villas (8 units, 1981, Spanish Cay Ln); Isles Club II (6 units, 1988, Jamaica Way); Isles Club (6 units, 1981, Jamaica Way); Las Brisas (6 units, 2003, Mediterranean Dr); Magdalina Estates South (6 units, 2008, Magdalina Dr); Northern Lights (6 units, 1990, Mediterranean Dr); Savanna Bay (6 units, 2004, Wood Thrush Dr); Magdalina Terr (5 units, 1987, Magdalina Dr); Padre Isles (5 units, 1990 to 2000, Padre Island Dr); 817 Via Tripoli (4 units, 2013, Via Tripoli); Appian Pointe (4 units, 1980, Magdalina Dr); Fairways at St Andrews (4 units, 2018 to 2019, Padre Island Dr); Isle Royale (4 units, 1980, Magdalina Dr); Sandcastle (4 units, 1980, Riding Rocks Ln); Three Stags (4 units, 1981, Mediterranean Dr); Woodthrush (4 units, 1989, Wood Thrush Dr); Petenway House (1 unit, 1980, Magdalina Dr).

How we built the list: for each street we took the share of non-condominium parcels in ZIP 33950 that carry a Punta Gorda Isles plat legal, then kept only condominiums whose every street is at least half PGI. Gateway Point on Garvin St and Cedarwood Terrace on W Henry St pass that test on small street samples at the east edge, so confirm them by address. Another 42 condominiums sit on streets where the match is weaker, including W Marion Ave, Park Beach Cir, Lewis Cir, Purple Martin Dr and Rock Dove Ct. They may well be Isles buildings, and they are not on this list or in these totals until they are checked against the plats.

Which streets hold the most Punta Gorda Isles condos?

Bal Harbor Blvd holds 538 of the 1,207 units across 14 condominiums, and it recorded 84 of the 204 sales over 36 months.

Street	Units	Condominiums	36-month sales	36-month median	36-month per sq ft
Bal Harbor Blvd	538	14	84	$287,500	$210
Wood Thrush Dr	74	6	10	$372,500	$218
Aqui Esta Dr	71	4	7	$305,000	$188
Jamaica Way	69	4	12	$450,000	$235
North Marion Ct	69	2	9	$495,000	$222
Garvin St	68	1	16	$179,500	$161
Colony Point Dr	63	1	17	$365,000	$231
Mediterranean Dr	59	6	16	$284,500	$216
Deborah Dr	45	2	11	$300,000	$150
Magdalina Dr	28	6	6	$129,750	$125
Via Tripoli	23	3	3	too few	too few
Mineo Dr	22	2	3	too few	too few
Wesley Dr	15	2	4	too few	too few

What are Clipper Cove, Colony Point, Spinnaker Point and Windjammer Point?

Clipper Cove, Colony Point, Spinnaker Point and Windjammer Point are four named Punta Gorda Isles condominium communities, not plat sections, recorded from 1971 to 1999. Each has its own association, declaration and sale record. Colony Point recorded the highest 36-month median of the four at $365,000, and Clipper Cove and Spinnaker Point both recorded $295,000.

Data updated: November 2026.

Condominium	Units	Recorded or built	12-month sales	12-month median	36-month sales	36-month median	36-month per sq ft
Colony Point	63	Recorded 1971, built 1972	9	$340,000	17	$365,000	$231
Spinnaker Point	70	Recorded 1989, built 1989	2	too few	13	$295,000	$248
Windjammer Point	69	Recorded 1990, built 1990 to 1992	3	too few	10	$334,950	$238
Clipper Cove, both condominiums	144	Recorded from 1999, built 1999 to 2004	8	$290,000	17	$295,000	$194

Colony Point

Colony Point is a 63-unit condominium on Colony Point Dr, recorded on the state register September 1, 1971, with a county year built of 1972. All 63 units carry the county's waterfront flag, and the median unit is 1,581 square feet. It recorded 9 sales at $340,000 and $215 per square foot in 12 months.

Spinnaker Point

Spinnaker Point is a 70-unit condominium at 4000 Bal Harbor Blvd, in Condo Book 8 at pages 54 and 69, recorded February 6, 1989, and every unit's county card reads 1989. All 70 units are waterfront-flagged, with a 1,110 square foot median. Only 2 sales were recorded in the last 12 months, too few for a median, so read the 36-month line: 13 sales at $295,000.

Windjammer Point

Windjammer Point is a 69-unit condominium on Bal Harbor Blvd, in Condo Books 9 and 10, recorded March 16, 1990, with buildings from 1990 to 1992. All 69 units are waterfront-flagged, with a 1,405 square foot median. The 3 sales in the last 12 months are also too few for a median, and the 36-month record shows 10 sales at $334,950 and $238 per square foot.

Clipper Cove and Clipper Cove Village

Clipper Cove is two condominiums on Bal Harbor Blvd: Clipper Cove at Bal Harbor, 48 units from 1999 to 2002 with no waterfront flags, and Clipper Cove Village, 96 units from 2001 to 2004 with 60 flagged. Phase one was recorded May 14, 1999, and the land sits on the older Punta Gorda Center plat, Plat Book 1 page 20, not a numbered PGI section. Together they recorded 8 sales at $290,000 in 12 months. Clipper Cove Village alone recorded 6 sales at $295,000.

How does the canal assessment work for a Punta Gorda Isles condo?

Punta Gorda Isles condos pay the City's canal maintenance assessment by land area, not by lot. For fiscal 2027 the City Council adopted $0.156 per square foot of other-zoned land less than 120 lineal feet from a canal, waterway or harbor seawall, against $1,500 per single-family lot. Each association's share therefore varies with its waterfront land.

Data updated: November 2026.

The Council set tentative levies on July 1 and adopted both rates unanimously on September 9, 2026, and the charge is collected as a non-ad valorem line on the Charlotte County property tax bill, where the early-payment discount runs from 4 percent in November to 1 percent in February. The arithmetic is simple and the answer depends on the building: 10,000 square feet of qualifying land would owe $1,560 a year. That is an illustration only, and the public sources we read do not say how a given association divides the charge or whether it reaches owners through the tax bill or the budget.

The single-family rate climbed from $650 in fiscal 2022 to $1,500 in fiscal 2027, and the City's planning path adds $150 a year to $2,100 by fiscal 2031. Those later figures are planning numbers, not adopted rates, and the path is published for lots rather than for the square-foot rate. Ask how the association has budgeted for it.

How to check a condo's canal charge

Find the parcel on the City's Punta Gorda Isles District Boundary Map. The district's legal description covers most numbered sections and names condominium parcels such as Clipper Cove, and it leaves out Sections 15, 18, 24 and 27.
Read every non-ad valorem line on the unit's last November tax bill, and ask the seller for the common-area parcel's bill too.
Ask the association how the assessment appears in the annual budget, and whether owners pay it through fees.
Search the address in the City's Hurricane Ian replacement schedule and its routine seawall status schedule. The codes are LTR for letter sent, U for under construction, C for complete and HN for homeowner notified.

Who owns the seawall at a Punta Gorda Isles condo?

The City describes its program as repairing and replacing "City-owned seawalls that line private canal frontages," and it counts 91 miles of seawall in the Punta Gorda Isles district. Docks, pilings, lifts, davits, lights and lines stay with the property owner, as does the work of clearing them for a replacement. The City's state funding request said Hurricane Ian damaged seawall along more than 6 1/2 miles in the Punta Gorda Isles, affecting about 582 parcels across both canal districts. On a condominium, the declaration decides whether that owner's duty falls on the association or on a unit owner, and that is the document to read before you price a slip.

How does a Punta Gorda Isles condo differ from a canal home?

A Punta Gorda Isles condo differs from a canal home in price, governance and paperwork. The condominium median was $285,000 in the last 12 months against $700,000 for single-family homes, and the condo adds an association, a budget and statutory reports, while the house answers mainly to City code and its owner.

Data updated: November 2026.

Question	Punta Gorda Isles condo	Punta Gorda Isles single-family home
12-month recorded sales	89 at $285,000	337 at $700,000
36-month recorded sales	204 at $300,000	795 at $735,000
12-month median per living sq ft	$179	$321
Who sets the rules	A Chapter 718 association, on top of City code	City code; no mandatory homeowners association on the single-family canal lots
Canal assessment, fiscal 2027	$0.156 per sq ft of land within 120 ft of the water	$1,500 per single-family lot
Exterior changes	Board approval under the declaration	City permits and overlay standards
Short-term rentals	City rules, plus any limit in the declaration	City receipt, state license and City inspection; the City sets no minimum stay
Structural reports	Milestone and reserve study rules at three or more habitable stories	Not covered by those two laws
Dock	Set by the declaration and the deed; may or may not convey	The owner's to permit and maintain

Sale rows: Charlotte County files, same window; single-family homes are land use 01 on Punta Gorda Isles plat legals. Rule rows: F.S. Chapter 718 and City of Punta Gorda code.

Choose a condo if you want the canals at a lower entry price and would rather share upkeep through a budget, and you are ready to read an association's records closely. Choose a canal home if you want your own dock and fewer shared decisions, and start with our Punta Gorda waterfront homes for sale page. If you are still deciding whether the Isles fit at all, read the Punta Gorda Isles community guide from Jesse and Marc's McGreevy and Comisar team before you shortlist buildings.

How do Punta Gorda Isles condos compare with nearby condos?

Several well-known condominiums near the Isles are not in our count, because their streets carry few or no Punta Gorda Isles plat parcels. Emerald Pointe is a different case: one source lists it among the Isles condo eras and another places it east of downtown, so we leave it out until the plat question is settled. All of these are on our citywide condo page.

Nearby, not counted here	Units	12-month sales	12-month median	36-month sales	36-month median	36-month per sq ft
Emerald Pointe (all phases)	304	22	$157,500	52	$201,000	$161
Vivante (Bella Lago, Boca Lago, Palm Isles)	342	14	$401,000	29	$400,000	$183
Banyan Point	108	8	$256,000	21	$279,000	$200
Bridge Point, Harbor Point, Coldway Commons, Bass Inlet	122	11	$260,000	23	$287,500	$234
Seahaven	36	18	$494,750	30	$455,000	$244

Can you keep a boat at a Punta Gorda Isles condo?

Whether you can keep a boat at a Punta Gorda Isles condo depends on the building's declaration and on the unit's deed, not on the county record. Charlotte County's files do not record dock rights, and a recorded sale price may or may not include a deeded dock, so confirm the slip and the water route for each address.

The water route is a separate question from the slip. The Isles have three exits to Charlotte Harbor: the harbor-front inlets on the north side, Ponce de Leon Inlet on the west and Buckley's Pass, a dredged channel with no lock that opened in April 2020, in the south. Fixed West Marion Avenue spans cross Tarpon Inlet, Sail Fish Canal and Bass Inlet, and no government record publishes their clearance. Our parcel trace lists the single-family sections and streets behind each span on our Punta Gorda Isles sailboat water homes for sale page. It does not class condominium buildings, so check a building's route from its own dock.

How to check this address for your boat

Ask the association whether the slip is deeded, assigned or leased, and read that clause in the declaration.
Trace the canal from the building's dock to the harbor on a current NOAA chart, and note every bridge on the way.
Measure the boat's height at its highest fixed point, and its draft at low water. The mean tide range at Punta Gorda is only 1.25 feet.
Ask for any dock or lift permit, and whether the association limits boat size or length of stay.

What must a seller give a Punta Gorda Isles condo buyer?

A seller of a Punta Gorda Isles condo must provide, at the seller's expense under Florida Statute 718.503, the declaration, articles, bylaws, rules, annual financial statement, annual budget, frequently asked questions sheet, milestone summary if one applies, and the latest reserve study or a statement that none is complete. Those documents start your cancellation clock.

The 7-day cancellation right

The contract must either acknowledge that you received the documents more than 7 days before signing, not counting Saturdays, Sundays and legal holidays, or let you void it by written notice within 7 of those days after signing and receiving them. A purported waiver has no effect, and the right ends at closing. A developer sale carries a 15-day window instead, which matters only for a unit bought directly from a developer.

For contracts after December 31, 2024, the statute goes further. If the association must have a milestone inspection, turnover report or structural study and has not finished it, the contract must say so in conspicuous type. If the association is not required to have one, the contract must say that. If it has finished them, the contract adds its own 7-day clause tied to receipt of those reports. A contract that does not conform is voidable by the buyer before closing.

The estoppel certificate

Under section 718.116, the association's estoppel certificate states the regular assessment and paid-through date, special assessments due or scheduled, capital contributions and transfer fees, open violations, and whether board approval or a right of first refusal applies. The fee is capped at $250 when nothing is delinquent. Order it with the contract, because a buyer who relies on it in good faith is protected from amounts above what it states.

Association records and approval fees

A condominium of 25 or more units must post its governing documents, approved minutes, budget, inspection reports, latest reserve study and building permits on a website or app under section 718.111(12)(g), with a protected owners' area. On our list that threshold reaches the larger buildings, such as the 70-unit Spinnaker Point, so ask the seller for access. Section 718.112(2)(k) allows a transfer fee only if the association must approve the transfer and its documents provide for a fee, capped at $150 per applicant and subject to inflation adjustment.

Rentals and house rules

City zoning carries GM-10 and GM-15 pockets for condominiums, while the single-family lots are mostly GS-3.5 under the Special Residential Overlay. Each declaration can add rental minimums, pet limits, shutter specifications and approval rights on top of City code. Under section 718.110(13), a new amendment that prohibits renting, changes the length of the rental term or limits how often owners may rent binds only owners who consent and owners who take title after it passes, so buying after an amendment means it applies to you. A short-term rental in the City also needs a City Business Tax Receipt, a state lodging license and a City inspection.

What do milestone inspections and reserve studies require?

Florida's milestone inspection law, section 553.899, and its structural integrity reserve study law, section 718.112, apply to residential condominium buildings of three or more habitable stories. A Punta Gorda Isles buyer should first learn each building's stories and certificate of occupancy date, because together they decide which reports must exist. This page states the rules, not any building's status.

Data updated: November 2026.

Milestone inspections under section 553.899

The statute sets a first inspection by December 31 of the year a covered building turns 30, counted from its certificate of occupancy, then every 10 years. A local agency may require 25 years where conditions such as salt water apply, and the City of Punta Gorda's own page states 30 years for buildings of three or more stories. Phase one is a visual exam. Phase two testing follows only if substantial structural deterioration is found, and repairs must be scheduled or begun within 365 days of the phase two report.

The county roll records year built and not stories. 847 of the 1,207 units on our list carry a year built of 1996 or earlier, so a building among them with three or more habitable stories would have reached 30 by the end of 2026. Parking under living floors can change the count of habitable stories, so confirm it with the association. Ask the City Building Division for any notice, and search permits for the address in the City's Click2Gov portal.

Structural integrity reserve studies under section 718.112

A reserve study, called a SIRS, is a visual review by a Florida engineer, architect or credentialed reserve specialist covering the roof, structure, fireproofing, plumbing, electrical, waterproofing and exterior painting, and windows and exterior doors, plus other items above the state's cost threshold ($25,675 for 2026) whose failure would harm those systems. It repeats at least every 10 years. Owner-controlled associations in existence by July 1, 2022 had until December 31, 2025, with one extension for a building due a milestone inspection, and the statute says that in no event may a study be completed after December 31, 2026.

For a budget adopted on or after December 31, 2024, members of a covered association may not vote to fund less than the study requires for those structural items or use those reserves elsewhere. The law now lets reserves be funded by regular assessments, special assessments, a line of credit or a loan, and details of the last three must appear in the annual financial statement given to buyers. Ask which funding plan the board adopted, and whether the budget follows it.

How to find a building's reports

Get the association's legal name, its habitable stories and its certificate of occupancy year from the listing side.
Search the state's SIRS reporting database by association name. It lists complete submissions only, so a missing entry is not proof of a problem.
Read the milestone summary and the study in your 718.503 package, and on the association's website if it has 25 or more units.
Ask your lender about the project early, including critical repairs and unfunded repairs above $10,000 per unit, and check an FHA plan against HUD's condominium lookup. Fannie Mae and Freddie Mac raise their replacement-reserve minimum to 15 percent of budgeted assessment income for applications from January 4, 2027, and our Punta Gorda condo guide explains those project rules.

What does a Punta Gorda Isles condo cost to carry?

A Punta Gorda Isles condo at the $285,000 median carries about $4,792 a year in ad valorem tax without homestead, or $4,093 with it, at the 2026 rate of 16.8148 mills. Association fees, HO-6 insurance, flood coverage and any share of the canal assessment come on top, and those vary by building.

Data updated: November 2026.

Tax arithmetic: $285,000 times 16.8148 mills is $4,792. With homestead, the $25,000 exemption applies to all levies and $26,411 more to non-school levies, for $4,093. These are estimates at today's rates, using price as assessed value, and a buyer's first reassessed bill comes the following tax year. Of the 1,207 units, 993 are in tax district 155, 206 in district 150 and 8 in district 152, and all three carry the same 16.8148 mills.

Insurance has two layers. The association's master policy excludes interior finishes, appliances and fixtures under section 718.111(11)(f), so an HO-6 policy covers those, and section 627.714 requires at least $2,000 of loss-assessment coverage on a unit-owner policy. The Punta Gorda Isles Civic Association is voluntary, at $80 per adult a year plus a one-time $25 fee, and it does not replace a condominium association.

Is a Punta Gorda Isles condo in a flood zone?

Very likely, so check the exact address. Every Punta Gorda Isles section tested sits in FEMA Zone AE on panels effective December 15, 2022, with base flood elevations of 9 feet almost everywhere and 10 feet on the harbor-facing northwest edge, and every point tested is in evacuation Zone A. Sampled building footprints at Clipper Cove Village, Spinnaker Point, Windjammer Point and Gateway Point all returned AE with a 9-foot elevation. Colony Point was not in that sample. The City is a Community Rating System Class 5 community, which gives a 25 percent discount on National Flood Insurance Program policies, and the program currently runs on short extensions, the latest to December 11, 2026. A building-level flood policy for a condominium association is capped at $250,000 times the number of units, so ask what the association carries and at what limit.

What does the public record not show about these condos?

The public record does not show several things Punta Gorda Isles condo buyers ask first, including association fees, reserve balances, reserve study status by building, stories, slip rights, pet limits and rental minimums. County files give price, date, living area, year built and the waterfront flag, and the rest comes from each association or the MLS.

Current list prices, days on market, monthly fees and dock details by building: Information not available at time of publishing (checked 2026-11-03). Advertised fee ranges appear online, but we do not print one here because a listing ad is not a budget. Ask for the adopted budget, the reserve schedule and the estoppel, and compare two buildings on those three documents.

Buying a Punta Gorda Isles condo with Domain Realty Group

Domain Realty Group has been the #1 team in Southwest Florida since 2012, with offices in Bonita Springs, Naples and Fort Myers. We can pull the same Charlotte County record used on this page for the exact condominium you are considering and show you what the neighbors paid, so your offer rests on recorded sales.

Data updated: November 2026.

We tracked these figures by building and by street for that reason. Domain Realty Group is led by Jesse McGreevy and Marc Comisar and carries more than $2.5 billion in team sales. On a Punta Gorda Isles condo that means reading the declaration, the budget, the reserve study and the milestone summary inside your cancellation window, checking the slip and the canal route for that address, and pricing your offer against recorded sales, not list prices.

★★★★★ "Excellent service from the entire team! We highly recommend Jake Commisar as a realtor!" Verified Google review. Adrienne Bautista, a buyer, on working with Jake Comisar of Domain Realty Group.

★★★★★ "This was the 4th real estate transaction that Marc and Jesse represented us on. We have always been impressed with not only their knowledge and professionalism, but also he fact that they both have treated us more like friends rather than just clients. They have always made things as stress-free as possible. Would highly recommend them!" Verified Google review. Melanie Tolliver, a repeat client, on working with Marc Comisar and Jesse McGreevy of Domain Realty Group.

Meet the team on our agents page, read our client reviews or learn more about Domain Realty Group.

Domain Realty Group 239-441-2816

Offices in Bonita Springs, Naples and Fort Myers:

Bonita Springs: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Naples: 9180 Galleria Ct #200, Naples, FL 34109
Fort Myers: 8290 College Parkway, Unit 201, Fort Myers, FL 33919

Brokered by Domain Realty, a licensed Florida real estate brokerage. Jesse McGreevy, Florida license SL3101296. Marc Comisar, broker associate, Florida license BK3060671. All agents are licensed Florida real estate professionals.

Domain Realty Group agents who live in or work the Punta Gorda area

Jesse McGreevy and Marc Comisar lead Domain Realty Group.
Lindsey Moffat-Ridge and Jordan Ridge are Babcock Ranch specialists, per their own agent pages.
Jason Peterson, Christina Walsh-Peterson and Jake Comisar are Domain Realty Group agents.

Thinking of selling a Punta Gorda Isles condo?

If you own in one of these buildings, request a home valuation from Domain Realty Group and we will set your unit against its building's recorded sales. Have the declaration, the latest budget and any reserve study ready, because your buyer is entitled to them.

Ready to tour Punta Gorda Isles condos?

Tell us your price range, the era you prefer and whether you need a slip, and a Domain Realty Group agent will line up showings in one trip. Start with the Punta Gorda Isles condos search, contact Domain Realty Group or call 239-441-2816. Domain Realty Group, the #1 team in Southwest Florida since 2012, will take it from there.

Frequently asked questions about Punta Gorda Isles condos

These are the questions Punta Gorda Isles condo buyers ask most, answered from the county record and Florida statutes. Each answer stands alone, and the sections above carry the tables and sources. Where an answer depends on one association's documents, it says so, because no public file can settle that for a single building.

How much do condos cost in Punta Gorda Isles?

On 58 street-matched condominiums, the county recorded 89 sales at a $285,000 median in the 12 months to September 9, 2026, from $105,000 to $625,000. The 36-month median was $300,000.

Did Punta Gorda Isles condo prices fall after 2022?

The calendar median fell from $389,450 in 2022 to $282,500 in 2025, and it was $287,500 in 2026 through September 9. The mix of units sold changes each year, so compare the same building where you can.

Which Punta Gorda Isles condos have the lowest recorded medians?

Among the condominiums on our list with 5 or more sales in 36 months, Bimini Run recorded $139,500 on 5 sales, Gateway Point $179,500 on 16 and Islander Point $200,250 on 8. Their median units are under 1,200 square feet, so compare price per square foot too., Gateway Point $179,500 on 16 and Islander Point $200,250 on 8. Their median units are under 1,200 square feet, so compare price per square foot too.

Which Punta Gorda Isles condos have the highest recorded medians?

Among the condominiums on our list with 5 or more sales in 36 months, Solamar recorded $617,500 on 6 sales, Harbor Landing $462,500 on 8 and Jamaica Way $450,000 on 12. Their median units run from about 1,900 to 2,200 square feet., Harbor Landing $462,500 on 8 and Jamaica Way $450,000 on 12. Their median units run from about 1,900 to 2,200 square feet.

How big are Punta Gorda Isles condos?

The median unit on our list has 1,517 square feet of living area on the county roll. The 1990 to 1999 buildings run largest, with a 1,830 square foot median, and the units through 1989 sit near 1,110 square feet.

How old are Punta Gorda Isles condos?

County year built on our list runs from 1964 to 2025, and 847 of the 1,207 units date from 1996 or earlier. Year built is the appraiser's figure, while the milestone statute counts from the certificate of occupancy, so ask for that date.

Are there new construction condos in Punta Gorda Isles?

Few. Only 52 units on our list carry a year built of 2010 or later, and Fairway Vista, with 8 units from 2025, has no recorded qualified sale yet. A sale from a developer carries a 15-day cancellation right rather than 7.

Are Punta Gorda Isles condos in the City of Punta Gorda?

The units on our list all fall in City tax districts 155, 150 and 152, ZIP 33950. That matters for the tax rate, the canal assessment and the building department you ask about a milestone notice.

Is the Punta Gorda Isles Civic Association a condo association?

No. The civic association is a voluntary club, and it is not a homeowners association under the definition in section 720.301. A condominium association is a separate, mandatory body under Chapter 718, so owning a unit means belonging to that association whether or not you join the club.

Are Punta Gorda Isles condo communities gated?

The Isles have no community gate or guardhouse, and the streets are public City streets. Some condominium buildings may control their own parking or entrances, so check each building rather than assuming either way.

Do Punta Gorda Isles condos allow pets?

That is up to each declaration and its rules, and they can differ between neighboring buildings. City code does not settle it for a condominium. Ask for the current rules in your document package and read them before your cancellation window closes.

What is an estoppel certificate on a Punta Gorda Isles condo?

It is the association's written statement of what the unit owes and what is scheduled, including special assessments and transfer fees. Section 718.116 caps the fee at $250 when nothing is delinquent, and a buyer who relies on it in good faith is protected from amounts above those it states.

Can I get a mortgage on a Punta Gorda Isles condo?

Usually, but the lender reviews the project as well as you. Critical repairs, unfunded repairs above $10,000 per unit and reserve levels can all matter, and conventional reserve rules tighten for applications from January 4, 2027. Our citywide condo page covers these rules, so ask your lender early.

What are the property taxes on a Punta Gorda Isles condo?

The 2026 rate in these City tax districts is 16.8148 mills. At $285,000, that is about $4,792 without homestead and $4,093 with it, using price as assessed value. Non-ad valorem lines such as the canal assessment are separate.

How do I check permits on a Punta Gorda Isles condo?

Search the unit and building addresses in the City's Click2Gov building permit portal, and ask the City Building Division about any milestone or unsafe-structure notice. Look for open permits and for roof, seawall and structural repair work in the last several years.

Do Punta Gorda Isles condos have HOA fees?

Yes, in the sense that every condominium has its own Chapter 718 association and budget, even though the single-family lots of the Isles have no mandatory homeowners association. We print no fee figure because a fee is only reliable from the association's adopted budget. Compare what each fee includes, such as building insurance.

Is Clipper Cove part of Punta Gorda Isles?

Clipper Cove is a condominium community in the Isles area on Bal Harbor Blvd, but it is not a plat section. Its land is on the older Punta Gorda Center plat, Plat Book 1 page 20. The canal district's legal description names Clipper Cove among its condominium parcels.

Is Colony Point a condominium?

Yes. Colony Point is a 63-unit condominium on Colony Point Dr, recorded on the state register in 1971 with a county year built of 1972. It recorded 17 sales at a $365,000 median over 36 months.

What do Spinnaker Point and Windjammer Point condos sell for?

Over 36 months Spinnaker Point recorded 13 sales at a $295,000 median and Windjammer Point 10 sales at $334,950. Their 2 and 3 sales in the last 12 months are too few for a median.

Are Punta Gorda Isles condos waterfront?

Most are by the county's flag: 964 of the 1,207 units on our list carry it. Clipper Cove at Bal Harbor and Bermuda View are among those that carry none. The flag describes the parcel and says nothing about a slip, a view from your unit or the water route to the harbor.

Do Punta Gorda Isles condos come with a boat slip?

Some do, and the county files cannot tell you which. A slip may be deeded, assigned or leased, and a recorded sale price may or may not include one. Read the declaration and the deed for the unit before you offer, and trace the route to the harbor for that address.

Do condos pay the Punta Gorda Isles canal assessment?

Yes, where the land is in the district. Other-zoned land, such as a condominium, pays $0.156 per square foot within 120 lineal feet of the water for fiscal 2027. Ask the association how the charge reaches owners, and check the unit's and common area's tax bills.

What is a SIRS on a Punta Gorda Isles condo?

A SIRS is a structural integrity reserve study, required under section 718.112 for buildings of three or more habitable stories. It lists the roof, structure, plumbing, electrical and similar items, with their remaining life and replacement cost, and it sets a funding plan. Ask for the most recent one or the statement that none is complete.

When is a milestone inspection due in Punta Gorda?

Under section 553.899 and the City's own page, a covered building of three or more stories owes its first inspection by December 31 of the year it turns 30, counted from the certificate of occupancy, then every 10 years. Older buildings already had earlier deadlines. Confirm the address with the City Building Division.

Should I buy a 40 year old condo in Punta Gorda Isles?

An older building can be a sound purchase if its paperwork holds up, and 674 units on our list date from 1989 or earlier, 226 of them from 1979 or earlier. Read the milestone summary if one applies, the latest reserve study, the budget's funding of it, and 12 months of minutes. Ask your lender about the project before your cancellation window closes.

What are the red flags when buying a Punta Gorda Isles condo?

Watch for a contract that says a required report is not complete, a special assessment or a line of credit in the financial statement, repairs discussed in the minutes with no funding, and a master policy deductible with no matching coverage on your unit policy. Each of these has an answer in the documents.

Is it cheaper to own a condo than a house in Punta Gorda Isles?

The purchase usually is: the 12-month median was $285,000 for condominiums and $700,000 for single-family homes. Yearly cost is harder to compare, because a condo adds an association fee and a house adds its own insurance, dock and upkeep. Price the two on real quotes.

How long do I have to cancel a Florida condo contract?

On a resale, the statute gives you 7 days after signing and receiving the required documents, not counting Saturdays, Sundays and legal holidays, unless you received them more than 7 days before signing. A sale from a developer gives 15 days. The right ends at closing, and it cannot be waived.

Can I rent out a Punta Gorda Isles condo?

Possibly. The City sets no minimum stay, but it requires a Business Tax Receipt, a state lodging license and an inspection for a vacation rental. The declaration can be stricter, and an amendment that bans rentals or limits their length or frequency binds only owners who agree to it and buyers who take title after it passes..

Is Emerald Pointe in Punta Gorda Isles?

Sources disagree: one lists it with the Isles condo eras, and another places it east of downtown on the Peace River side. We leave its 304 units out of our totals until the plat question is settled. Our citywide condo page covers it phase by phase.