Blackburn Point Marina Village: Marina Living Near the Intracoastal Waterway

by Hunt Brothers Realty

Blackburn Point Marina Village is a gated 19-residence condominium community in Osprey that combines townhome-style living with immediate proximity to a full-service marina and the Intracoastal Waterway. Located on Beachcomber Court just west of U.S. 41, the community was established in 2005 and includes two-story residences with garages, a community pool and clubhouse. The marina next door offers separate opportunities for wet slips and dry storage, while Blackburn Point Park provides nearby public boating and paddling access. Casey Key begins just across the Blackburn Point corridor, making this a distinctive location for buyers comparing coastal Osprey communities.

Quick Answers About Blackburn Point Marina Village

Where is Blackburn Point Marina Village?

Blackburn Point Marina Village is in Osprey on the north side of Blackburn Point Road, west of U.S. 41. The gated community is on Beachcomber Court near the Intracoastal Waterway, Blackburn Point Park and the connection to Casey Key.

How many residences are in Blackburn Point Marina Village?

The official condominium association identifies 19 residences in Blackburn Point Marina Village. The homes have a two-story, townhome-style design, while ownership is legally structured as condominium ownership.

Does every residence include a boat slip?

No automatic boat-slip right should be assumed with a residence. The condominium association states that a full-service marina is next door and that slips may be available separately for rent or purchase, along with dry-rack storage. Buyers should verify current marina availability, ownership and transfer terms directly with the marina and appropriate title or closing professionals.

Does Blackburn Point Marina Village have a pool?

Yes. The condominium association identifies a community pool and deck among the shared facilities. A clubhouse, guest parking, landscaped common areas, controlled access points and garages are also listed by the association.

When was Blackburn Point Marina Village built?

The condominium was established in 2005, and current property records and listings identify 2005 construction. Individual residences can differ in renovation history, mechanical systems, storm protection and interior finishes.

How much are the condo dues?

The official association website currently publishes 2026 condominium dues of $3,400 per quarter. Fees can change, and buyers should verify the current assessment, services included, reserve funding and any additional charges through the association and closing documents before purchasing.

Is Blackburn Point Park nearby?

Yes. Blackburn Point Park is along the same waterfront corridor. Sarasota County identifies motorized and non-motorized boat ramps, a canoe and kayak launch, fishing pier, picnic facilities and other waterfront recreation at the park.

Where Is Blackburn Point Marina Village in Osprey?

Blackburn Point Marina Village occupies a coastal Osprey location on Beachcomber Court, just north of Blackburn Point Road and west of South Tamiami Trail. This places the community close to the Intracoastal corridor without putting every residence directly on navigable waterfront.

The distinction is important. The condominium association describes a full-service marina immediately next door, while current property information for individual residences can identify them as non-waterfront. Buyers should therefore distinguish proximity to the marina and Intracoastal Waterway from actual deeded waterfront or dock ownership.

For a broader look at the area, Hunt Brothers Realty's guide to living between Sarasota and Venice explains how Osprey fits within the southern Sarasota County corridor.

What Are the Residences Like?

Blackburn Point Marina Village consists of townhome-style condominium residences rather than a conventional high-rise or mid-rise condominium building. The official association describes 19 townhomes, while current property data confirms two-story construction, attached garages and condominium ownership.

Current and recent listings demonstrate residences around 2,000 square feet, including three-bedroom layouts. Other units have historically varied somewhat in size, so buyers should rely on the recorded condominium documents, property records and current listing for exact dimensions.

The development dates to 2005. Because individual owners have updated properties at different times, interior finishes, appliances, roofs, mechanical equipment and storm-protection features should be evaluated residence by residence.

Current properties can be explored through Hunt Brothers Realty's verified Blackburn Point Marina Village real estate page.

Is Blackburn Point Marina Village Actually a Condominium?

Yes. Although the residences have a townhome-style appearance, Blackburn Point Marina Village is legally a condominium. The official association website provides a declaration of condominium, amendments, bylaws, rules and tenant rules for the community.

The Florida Division of Corporations also lists Blackburn Point Marina Village Condominium Association, Inc. as an active Florida corporation. Buyers should therefore evaluate the property as condominium ownership, including the association's financial condition, insurance, reserves, common-element responsibilities and governing documents.

How Does the Marina Fit Into the Community?

The marina is a major location benefit, but buyers should not assume the neighboring marina is a condominium amenity owned collectively by Blackburn Point Marina Village. The association describes the full-service marina as being next door to the residential community.

According to the association, wet slips can be offered separately for rent or sale, and dry-rack storage is available for boats. Availability, vessel limitations, pricing, utilities and transfer rights are marina-specific matters and can change.

For a buyer who owns a boat, this distinction should be resolved before making a purchasing decision. A residence near a marina does not itself establish a legal right to a slip, and a separately purchased slip can have its own ownership, association, title or operating requirements.

How Close Is the Intracoastal Waterway?

Blackburn Point Marina Village is immediately associated with Osprey's Blackburn Point waterfront corridor and is a short distance from the Intracoastal Waterway. The neighboring marina provides the boating component that gives the community its name.

From this part of Osprey, the Intracoastal corridor runs between mainland Sarasota County and Casey Key. Gulf access depends on the vessel, route, water conditions, bridge clearances and the inlet used, so buyers should evaluate boating routes for their specific vessel rather than relying on a general statement about Gulf access.

What Amenities Does Blackburn Point Marina Village Offer?

The condominium association identifies a focused set of residential amenities rather than a large resort-style amenity complex. Current association information lists:

Community swimming pool and deck
Clubhouse
Guest parking
Landscaped common areas
Controlled access points
Garages associated with residences

The neighboring marina should be evaluated separately from these condominium facilities. Buyers should also verify which services are included in the current condominium assessment because contracts and association budgets can change.

What Does It Cost to Belong to the Condominium Association?

The official Blackburn Point Marina Village association website currently states that 2026 condominium dues are $3,400 per quarter. The association lists quarterly payment dates in January, April, July and October.

A published assessment is only one part of the ownership-cost analysis. Buyers should review the current budget, reserve funding, insurance expenses, services included, recent meeting minutes and any pending or proposed assessments before deciding whether the total ownership structure fits their plans.

The association's own website should be checked again during a transaction because dues can change after an annual budget is adopted.

What Is Blackburn Point Park?

Blackburn Point Park is a Sarasota County water-access park along Blackburn Point Road. The county identifies both motorized and non-motorized boat-launch facilities at the park.

Amenities include a boat ramp, canoe and kayak launch, fishing pier, picnic shelter, grills, restrooms, outdoor fitness equipment and paved and unpaved trails. This gives residents another nearby way to access the waterfront without relying solely on the neighboring commercial marina.

How Close Is Blackburn Point Marina Village to Casey Key?

Casey Key is immediately west of mainland Osprey across the Blackburn Point waterfront corridor. The island stretches along the Gulf of Mexico and Intracoastal Waterway and contains a mix of Gulf-front and bayfront residential properties.

Buyers comparing mainland marina living with barrier-island ownership can explore Hunt Brothers Realty's verified Casey Key real estate guide. The ownership experience is substantially different, since Casey Key primarily consists of individual residential properties rather than one master-planned condominium community.

How Does Blackburn Point Marina Village Compare With Blackburn Harbor?

Blackburn Point Marina Village and Blackburn Harbor are separate Osprey condominium communities and should not be treated as interchangeable.

Feature	Blackburn Point Marina Village	Blackburn Harbor
Housing format	19 townhome-style condominium residences	Multiple condominium buildings
Development era	2005	Primarily late 1980s
Marina relationship	Full-service marina next door, slips handled separately	Boat slips may be available within the community structure
Community pool	Yes	Yes

For a boating buyer, the practical comparison should include the residence itself, slip availability, vessel requirements, condominium fees, insurance and association financial condition.

What About Pet and Rental Rules?

Buyers should verify Blackburn Point Marina Village's current pet and leasing rules directly from the association documents before relying on online information. The association maintains separate rules and tenant rules, and current online sources are not fully consistent regarding pets.

The official association's public About page currently states that pets are not permitted, while recent property-listing data has reported pet allowances for individual units. Because that conflict could materially affect a buyer, the controlling declaration, amendments and current rules should be reviewed during due diligence.

The same approach should be used for rental restrictions. Buyers planning seasonal or long-term leasing should obtain the current minimum lease term, frequency limitations, tenant approval requirements and other applicable restrictions directly from the condominium association.

What Should Boaters Verify Before Buying?

Marina proximity is useful, but serious boating buyers should complete vessel-specific due diligence before purchasing a residence. A slip that works for one boat may not accommodate another.

Important questions can include:

Whether a suitable wet slip is currently available
Whether the slip is rented, licensed or separately owned
Maximum vessel length, beam, draft and height restrictions
Water depth at the slip and along the intended route
Bridge and navigation considerations
Electricity and water availability at the slip
Marina fees and transfer requirements
Dry-storage dimensions and launch procedures
Insurance requirements for the vessel and slip
The intended route to the Gulf of Mexico

Dock or slip ownership, transfer rights and other legal interests should be confirmed through the applicable marina documents, title records and a qualified title or legal professional when appropriate. Navigation conditions should be evaluated with current charts, marina personnel and other qualified boating resources for the buyer's specific vessel.

What Should Condo Buyers Review Before Purchasing?

Blackburn Point Marina Village buyers should evaluate both the individual residence and the financial and physical condition of the condominium association. The association provides public access to its declaration, amendments, bylaws and rules, making those documents a useful starting point.

Useful due diligence can include:

Current declaration, amendments and bylaws
Current rules and tenant rules
Current quarterly condominium assessment
Services included in the assessment
Current budget and reserve information
Recent board meeting minutes
Existing or proposed special assessments
Association insurance and deductibles
Owner insurance responsibilities
Roof and exterior maintenance responsibilities
Pet and leasing restrictions
Flood-zone and flood-insurance information for the specific residence
Property inspection findings
Separate marina or boat-storage arrangements when relevant

Insurance availability, coverage and premiums can vary substantially by property and association. Buyers should obtain property-specific quotes and review association and individual coverage with a qualified insurance professional before making a purchasing decision.

Inspection findings should be evaluated with the appropriate licensed inspector, contractor, engineer or other qualified professional. Questions involving condominium rights, association obligations, marina ownership, title or other legal matters should be reviewed with a qualified Florida real estate attorney, title professional or other appropriate professional.

Who Should Consider Blackburn Point Marina Village?

Blackburn Point Marina Village may be worth comparing for buyers who prioritize:

A small 19-residence condominium community
Townhome-style living with a garage
A gated Osprey setting
A community pool and clubhouse
Immediate proximity to a full-service marina
Separate wet-slip or dry-storage opportunities
Access to the Intracoastal boating corridor
Proximity to Blackburn Point Park
Convenient access to Casey Key
A mainland location between Sarasota and Venice

Buyers specifically seeking a deeded dock attached automatically to their residence should verify other waterfront options as well. Hunt Brothers Realty's Sorrento Shores guide provides one nearby comparison for buyers interested in single-family canal-front properties, while Blackburn Harbor provides another condominium comparison.

Is Blackburn Point Marina Village Worth Considering?

Blackburn Point Marina Village offers a distinctive combination of small-community condominium ownership, townhome-style residences and close access to Osprey's boating corridor. The community pool, clubhouse, garages and controlled access provide residential amenities, while the neighboring marina and nearby county park expand the boating and waterfront possibilities.

The key is understanding what belongs to the condominium and what is separate. A buyer should evaluate the residence, association finances and insurance independently from any marina slip or dry-storage arrangement before deciding whether the overall ownership structure fits their needs.

Explore Blackburn Point Marina Village With Hunt Brothers Realty

Hunt Brothers Realty helps buyers compare boating communities, waterfront properties, condominiums and established neighborhoods throughout Osprey and Florida's Gulf Coast.

Start with current properties on the verified Blackburn Point Marina Village real estate page. Buyers can also compare Blackburn Harbor, Sorrento Shores and Casey Key, or browse additional areas through Hunt Brothers Realty's community directory.

Condominium and boating information: This article is provided for general informational and educational purposes only and is not individualized legal, financial, tax, insurance, lending, inspection, engineering, construction, title, association, marine-navigation or other professional advice. Condominium assessments, insurance, reserves, pet and leasing rules, marina availability, slip ownership, vessel limitations and boating conditions can change. Buyers should obtain current association, marina and property-specific information and consult the appropriate qualified professionals before making a purchasing decision.