When unit D39 at 6000 Boca Grande Causeway sold on August 21, 2025, the listing title read "D39 & Slip 54." It closed at $1,325,000 for a two-bedroom, first-floor bayfront condominium and a slip with a 10,000-pound lift, water and electricity. The listing shows one price and one sale date. Florida's corporate registry shows two associations behind it.
For buyers about to make an offer at Boca Grande North, the ampersand changes the work. The unit and the slip each come with their own governing documents and their own board, which can mean a separate budget and a separate decision about who pays for what. Every step of due diligence that applies to a condo may apply twice.
Two names on Sunbiz, one causeway address
The Florida Division of Corporations lists two active nonprofit entities with the Boca Grande North name. Anyone can confirm this on the Sunbiz entity search.
| Residential association | Marina association | |
|---|---|---|
| Registered name | Boca Grande North Condominium Association, Inc. | Boca Grande North Marina Condominium Association, Inc. |
| Sunbiz document number | N02318 | N17745 |
| Original filing date | April 2, 1984 | November 13, 1986 |
| Principal address | 6020 Boca Grande Causeway | 6020 Boca Grande Causeway |
| Status | Active | Active |
The marina association was registered more than two years after the residential one. The name says "condominium," which points to slips set up as condominium property with their own declaration. The public record we reviewed doesn't show how a slip is conveyed, whether it can be sold separately from a residence, or what the marina dues are. The recorded declarations answer those questions, so they belong at the top of the document request.
What the ampersand asks of a buyer
Florida Statutes Section 718.503 sets out what a buyer gets in a resale that doesn't involve the developer. At the seller's expense, the buyer is entitled to current copies of:
- The declaration, articles of incorporation, bylaws and rules
- The annual financial statement and annual budget
- The milestone inspection summary, if the building requires one
- The most recent structural integrity reserve study, or a statement that it hasn't been completed
- Any report from a turnover inspection performed on or after July 1, 2023
- The statutory question-and-answer sheet, along with the state's governance form
The contract has to do one of two things. It can confirm the buyer received the core documents more than seven days before signing, counting weekdays only and skipping legal holidays. Otherwise, it gives the buyer a nonwaivable right to cancel within seven of those days after signing and receiving them. For contracts signed after December 31, 2024, the statute adds a separate seven-day cancellation window tied to delivery of the milestone inspection, reserve study and, where applicable, turnover inspection documents. It also requires conspicuous contract language when a milestone inspection or reserve study is required but not finished, or not required at all.
With a slip listing, the practical point is simple. If the slip is condominium property under the marina association, as its registered name suggests, the residence and the slip can each have a document package and a review clock. A buyer who reads only the residential budget may sign before seeing the marina association's finances.
The rebuild lives in the paperwork
Boca Grande North was hit hard by Hurricane Ian in 2022. The Boca Beacon reported in October 2022 that the association was still assessing damage. It quoted the association's president at the time on the scale of the work ahead:
"It will be a long process and it will cost tens of millions of dollars."
The same report explained how the work divides. The association covers roofs, outside walls and other building components, and furnishings and personal belongings fall to owners.
That split matters when you read a listing. The D39 sale shows what a finished unit can look like on the inside. The listing says the unit was renovated down to the studs, with updated electrical and plumbing, spray foam insulation, new impact windows and doors, and a reconfigured kitchen. It also describes structural work: "additional strapping around all trusses and rods connected from roof to foundation and the pilings below." Interior finishes belong to the owner. Roof-to-piling connections are building components, and under the division the Beacon described, those are association work. They show up in the association's financial statements, budgets and reserve studies, which the seller has to deliver.
The Boca Beacon reported in November 2025 that the community celebrated its new clubhouse facilities. It described the gathering as "the first time we have come together as an association since Milton." A reopened clubhouse marks a milestone. The public reporting we found doesn't include a final rebuild cost or any special assessment figure, so the association's financials are the only reliable place to see how the work was paid for and whether anything is still owed.
The statutory calendar runs out this December
Florida's two post-Surfside building rules apply based on height. Section 553.899 requires milestone inspections for condominium buildings with three or more habitable stories. The first inspection is generally due by the end of the year the building turns 30, measured from its certificate of occupancy, and every 10 years after that. For buildings that had already reached 30 before July 1, 2022, the statute set a deadline of December 31, 2024. Boca Grande North's listed construction years run from 1986 to 1989. If the certificates of occupancy date from those years, the 30-year mark passed before 2022.
Section 718.112(2)(g) requires a structural integrity reserve study at least every 10 years for those same three-story-plus buildings. For associations that existed by July 1, 2022 and were controlled by unit owners other than the developer, the general deadline was December 31, 2025. Where the study is done together with a milestone inspection, the outside limit is December 31, 2026, which is 81 days from today. Under the current text, an association subject to the study can't waive or underfund the required reserves, and funding through special assessments, loans or lines of credit takes a majority vote of all voting interests.
We haven't verified the habitable-story count for Boca Grande North's buildings, so we can't say from public records whether either rule applies. The resale contract has to say so either way, and the Florida DBPR keeps public reporting on reserve study filings, split into submissions before July 2025 and after. For a slip listing, the same question applies to each association separately.
Pricing a slip unit when the comps don't line up
Two recent Boca Grande North sales show why the slip can't simply be priced as an add-on.
- D39 and Slip 54, 6000 Boca Grande Causeway. Sold August 21, 2025 for $1,325,000. Two bedrooms, two baths, built 1986. The listing's data fields say 1,577 square feet, and its description says 1,248.
- F66, 6011 Boca Grande Causeway. Sold June 18, 2026 for $1,010,000. Two bedrooms, two baths, 1,450 square feet, built 1989, no slip in the listing title.
The $315,000 gap between them isn't a slip premium. The sales were 10 months apart, in different buildings, with different renovation histories, and one has an unresolved square footage discrepancy. Pricing a slip needs the marina association's own numbers: its dues, its reserves and any assessments.
The wider market doesn't offer a clean benchmark either. Florida Realtors reported that Lee County had 375 condo and townhouse closings in August 2026, up 10.6% from a year earlier, at a median price of $269,000, down 2.2%. Statewide that month, condo and townhouse supply stood at 7.7 months, compared with 4.3 months for single-family homes. The F66 sale closed at nearly four times the county condo median, so county averages say little about a building on the causeway. September figures are scheduled for release on October 16.
The island has its own seasonal pattern. The Boca Beacon reported that island-bound traffic through the Gasparilla Island Bridge Authority fell 2% in the fiscal year that ended September 30, 2026, with July down 13% and February and May each down 12%. Boca Grande North sits close to the island end of the causeway, and its buyer pool follows those seasonal swings, not the county's numbers.
FAQ
Does every Boca Grande North listing include a slip? No. The F66 sale in June 2026 didn't list one, while D39 sold with Slip 54. How slips are attached to units, or sold without them, is set out in the recorded condominium documents.
What amenities does the community have? The D39 listing mentions a gated entry, a heated pool and spa, a tennis and pickleball court, grills, a golf cart charging area and a private seawalled beach on the gulf side. See our Boca Grande North neighborhood page for the community's setting on the island.
Where else do HOA questions come up on the island? Fee structures differ a great deal from one community to the next. Our earlier comparison of Marina Village and the Gulf side at Boca Grande Club looks at what each fee covers, and our overview of HOA fees and rules in Boca Grande covers the basics.
If a Boca Grande North condo with a slip is on your shortlist, Maryjo Pigott can help you request both associations' documents early and line up the review windows before you sign. Schedule Your Free Consultation.
This article is general information, not legal, tax or financial advice. Consult a qualified professional about your situation.
