Cape Coral, Florida
What to verify before you hire a Cape Coral agent, and the record behind McGreevy and Comisar: Top 1% Real Estate Agents Nationally Since 2008 and the #5 team in Florida by sides (RealTrends Verified 2026).
McGreevy and Comisar of Domain Realty, Top 1% Real Estate Agents Nationally Since 2008 and leaders of the #1 Team in Southwest Florida since 2012, serve Cape Coral buyers and sellers from offices in Bonita Springs and Fort Myers. RealTrends Verified 2026 ranks McGreevy and Comisar the #5 real estate team in Florida by sides, with 241 sides and $157.57M in 2025 sales.
By Jesse McGreevy and Marc Comisar, founding partners of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. Brokered by Domain Realty. Updated October 2026. This page is the agent guide companion to our Cape Coral real estate guide.
The best Cape Coral agent for your move is the one whose public record you have checked. These are the six things to verify before you hire anyone, with McGreevy and Comisar’s answer on each:
Data updated: October 2026 (Florida DBPR licensee portal and RealTrends Verified 2026 team profile, read October 7, 2026; McGreevy and Comisar Google Business Profile, read October 14, 2026; Gulfshore Life award as published).
Lee County recorded 5,804 single-family and condominium sales in the six Cape Coral ZIP codes in the 12 months to September 25, 2026, at a $365,000 median, and RealTrends Verified 2026 lists McGreevy and Comisar, Domain Realty, at 241 sides and $157.57M for 2025. If you are selling a Cape Coral home, start with a free valuation of your Cape Coral home and call Jesse direct at (239) 898-6072. If you are buying, see how McGreevy and Comisar represent Cape Coral buyers and call Marc at (239) 287-5873. Every number on this page can be checked against the public record, which is how we would want you to check us. Top 1% Real Estate Agents Nationally Since 2008. Brokered by Domain Realty.
Any Cape Coral agent's licence is checked on the Florida DBPR portal by name or by licence number. On that portal Jesse McGreevy holds Florida licence SL3101296, licensed November 4, 2004, and Marc Comisar holds Florida licence BK3060671, licensed September 25, 2003, which is 21 and 23 complete years on October 7, 2026.
Data updated: October 2026 (Florida DBPR licensee portal, records read October 7, 2026; the portal reported its data current as of October 7, 2026, 8:30 PM to 8:36 PM).
The Florida Department of Business and Professional Regulation publishes every real estate licence at myfloridalicense.com. The search form offers four routes: by name, by licence number, by city or county, and by licence type. A record shows the licence type and rank (Sales Associate, Broker Sales, Broker, or a real estate corporation), its status fields, the original licensure date and the expiry. Its Related License Information view names the employing brokerage with the date the relation began, or for a corporation its qualifying brokers.
Marc Comisar's record shows the rank Broker Sales, which is how the portal prints a broker associate. Section 475.01, Florida Statutes, defines the term: "'Broker associate' means a person who is qualified to be issued a license as a broker but who operates as a sales associate in the employ of another." Jesse McGreevy's record shows Sales Associate, which the same section defines as "a person who performs any act specified in the definition of 'broker,' but who performs such act under the direction, control, or management of another person." Both records name DomainRealty.com LLC, licence CQ1049052, as the employing brokerage: Marc Comisar since July 21, 2015 and Jesse McGreevy since July 24, 2015. The corporation itself was licensed July 10, 2015.
One thing we learned pulling records for this page: the name search matches the registered legal name, so a nickname, a middle name used as a first name, a team name or a trade name can return nothing, or can return several people. A search that misses is a limit of the search, never a statement about a licensee; search by licence number when you have it.
Licence tenure is a floor, not the whole record. A licence first issued in 2004 is twenty-one years old; the date does not show where those years were spent, which is why the next thing to read is published production.
Brokerage of record is the employing broker or corporation named on a Florida DBPR licence record. Florida law has every sales associate work through one registered employer, and McGreevy and Comisar's brokerage of record is DomainRealty.com LLC, doing business as Domain Realty, licence CQ1049052, since July 2015.
Data updated: October 2026 (Florida DBPR licensee records and Related License Information views, and sections 475.42 and 475.278, Florida Statutes, read October 7, 2026; Florida Administrative Code Rule 61J2-10.026 as read September 7, 2026).
The statute is short on this point. Section 475.42(1)(b), Florida Statutes: "A person licensed as a sales associate may not operate as a broker or operate as a sales associate for any person not registered as her or his employer." Section 475.42(1)(d): "A sales associate may not collect any money in connection with any real estate brokerage transaction, whether as a commission, deposit, payment, rental, or otherwise, except in the name of the employer and with the express consent of the employer". So every Cape Coral agent works through one registered employer, money moves in that employer's name, and the DBPR relation view is where a reader confirms which employer it is. A corporation's licence is held through its qualifying broker or brokers.
The brokerage also explains how a team is allowed to advertise. Florida Administrative Code Rule 61J2-10.026, Team or Group Advertising, has the registered brokerage name appear in a team's advertising, which is why every mention of the team on this page reads McGreevy and Comisar, Domain Realty. Domain Realty was co-founded by Jesse McGreevy in 2015 and is the brokerage behind Domain Realty Group, the #1 real estate team in Southwest Florida since 2012.
The DBPR relation view also shows the date a relation began. Both McGreevy and Comisar records show Domain Realty as the employer since July 2015, the month the brokerage was licensed.
Brokerage of record is not the same thing as whose side an agent is on. Section 475.278, Florida Statutes, sets the default: "It shall be presumed that all licensees are operating as transaction brokers" unless a single agent or no brokerage relationship is established in writing. Ask any Cape Coral agent, McGreevy and Comisar included, which relationship is on offer, and get the answer in writing before you list or tour.
RealTrends Verified publishes closed sides and dollar volume for the prior calendar year. For 2025, McGreevy and Comisar’s published figure is 241 sides and $157.57M at an average home price of $653.8K, the #5 real estate team in Florida by sides.
Data updated: October 2026 (RealTrends Verified 2026 program, program release July 10, 2026, based on 2025 sales data; team profile read October 7, 2026; rankings FAQ as read September 7, 2026).
RealTrends Verified ranks agents and teams from production for the prior calendar year. Its Cape Coral pages read October 7, 2026 print the 2026 program, a program release date of July 10, 2026 and the words "based on data from the previous calendar year", and each team profile prints "Based On 2025 Sales Data" and a size class: small, medium, large or mega. The program is submission-based, so an agent or team that did not submit is absent, and absence is not a statement about production.
For McGreevy and Comisar, Domain Realty, the profile prints 241 sides and $157.57M in 2025 at an average home price of $653.8K, as a large team: 1 by volume and 1 by sides among Bonita Springs large teams, 11 by volume and 5 by sides in Florida, and 129 by volume and 131 by sides nationally. That is the record behind the honor line #5 real estate team in Florida (RealTrends 2026), and it sits beside the older one, Top 1% Real Estate Agents Nationally Since 2008. A RealTrends entry is ranked in the city the team names as its base, which is why McGreevy and Comisar rank in Bonita Springs, where their headquarters is, while serving Cape Coral from Bonita Springs and Fort Myers.
An MLS record would be more complete, but it is not public. A seller interviewing agents can ask each one for a closed-sales report of their own business, and McGreevy and Comisar provide theirs on request.
Neither structure is better on the record in Cape Coral. A Florida team has no licence of its own: it is individually licensed people advertising under one brokerage. McGreevy and Comisar operate as a team under Domain Realty, listed by RealTrends Verified as a large team.
Data updated: October 2026 (Florida Administrative Code Rule 61J2-10.026, version list read October 7, 2026, rule text as read September 7, 2026; RealTrends Verified 2026 team profile read October 7, 2026).
Rule 61J2-10.026 of the Florida Administrative Code is titled Team or Group Advertising, and its current version took effect November 1, 2021. As we read the rule on September 7, 2026, a team's advertising must carry the registered brokerage name, and the team name may not appear in larger type than the brokerage name. A team has no licence of its own, so a team’s licences are the licences of its named people, and its brokerage is its legal home.
What a team changes is coverage. A solo agent is one licence, one phone and one calendar. A team can show a canal home the afternoon a buyer calls from out of state, keep a listing's marketing running while the lead agent is at a closing, and keep a file moving while a seawall permit, an elevation certificate and an assessment payoff are all being requested at once. What a team does not change is who is accountable: every associate on a team works through the same registered employer.
The question to ask any team is who handles your file. At McGreevy and Comisar the answer is the two names on the page, and the appointment is with Jesse McGreevy or Marc Comisar. Behind that are over 45 years of combined direct experience between Jesse McGreevy and Marc Comisar. The team they lead, Domain Realty Group, is the #1 real estate team in Southwest Florida since 2012, with 4,000+ transactions.
The question to ask a solo agent is what happens when they are unavailable, and the question to ask about an office listing is which of its associates you will work with. Each has a good answer when the agent is good.
McGreevy and Comisar match the plan to the move. The record behind it is a RealTrends Verified 2025 average home price of $653.8K, 241 published sides, 21 and 23 years licensed, a team structure, and offices in Bonita Springs and Fort Myers serving Cape Coral.
Data updated: October 2026 (RealTrends Verified 2026 profile and Florida DBPR records read October 7, 2026; Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026).
A sale or purchase on a saltwater canal. Ask the water questions further down this page before the first showing. In the 12 months to September 25, 2026 the county recorded a $698,000 median for single-family homes on a Cape Coral saltwater canal, against $337,500 with no canal frontage. McGreevy and Comisar alone have over $900 million in Sales, and their published 2025 average home price was $653.8K.
A condominium. Lee County recorded 535 Cape Coral condominium sales in the same 12 months at a $210,000 median, 235 of them in ZIP code 33904 and 147 in 33914. Ask an agent how they read an association's budget, reserves and inspection reports, and ask to see condominium closings in their own closed-sales report.
A new home or a lot. Read the section on new homes below first. Ask which Utilities Extension Project area the parcel is in, what the flood zone requires for elevation, and whether the certificate of occupancy is issued. Builders, communities and build costs are covered on our page about new construction in Cape Coral.
A relocation from out of state. A relocating buyer needs three things explained before the first showing: Florida's transaction-broker default under section 475.278, the written buyer agreement that Florida Realtors says is required before a tour since August 2024 (an industry rule, not a statute), and the seller's flood disclosure under section 689.302. Start with our page on buying a home in Cape Coral, and if you are weighing two cities, our comparison of Bonita Springs and Cape Coral. For one gated Cape Coral community read in the same detail, see our Sandoval guide.
A sale that has to be priced right the first time. Our Cape Coral guide says we price against the canal, the assessment status and the rebuild record, not against a citywide median. The method is on our pages about selling a home in Cape Coral and what a Cape Coral home is worth. Call Jesse direct at (239) 898-6072.
Lee County recorded 5,804 single-family and condominium sales in the six Cape Coral ZIP codes in the 12 months to September 25, 2026, at a median of $365,000: 5,269 single-family homes at $380,000 and 535 condominiums at $210,000. On a like-for-like count the median was $5,000 above the prior 12 months.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; read October 7, 2026).
The 12 months are September 26, 2025 to September 25, 2026, ending on the newest qualified sale in the county file. For this page we tracked every qualified sale the county recorded in six ZIP codes. The figures are qualified recorded sales of improved single-family and condominium parcels in ZIP codes 33904, 33909, 33914, 33990, 33991 and 33993. Those six ZIP codes take in a small number of parcels the county roll places in Matlacha and Matlacha Isles, which is why this page says the six Cape Coral ZIP codes and not the City of Cape Coral. A comparison with the prior 12 months has to count like for like, because many of the newest homes are still coded as vacant land on the roll. Counting the estimated new-home closings on those parcels in both windows, the county recorded 6,348 sales against 6,072, up 4.5 percent, and the median rose from $360,000 to $365,000, up 1.4 percent. The median price per square foot of county heated area was $214.62 across 4,729 sales; that is the county roll's heated area and is not comparable with an MLS living-area figure.
Across all of Lee County the same record shows 21,111 single-family and condominium sales in the same 12 months at a $364,900 median, so the six Cape Coral ZIP codes carried 27.5 percent of the county's recorded home sales.
ZIP code | Single-family and condominium sales, 12 months to September 25, 2026 | Median | Single-family sales and median | Condominium sales and median |
|---|---|---|---|---|
33904 | 954 | $359,950 | 719 at $440,000 | 235 at $199,900 |
33909 | 955 | $318,000 | 876 at $327,000 | 79 at $185,000 |
33914 | 1,328 | $485,000 | 1,181 at $515,000 | 147 at $265,000 |
33990 | 621 | $337,500 | 568 at $345,000 | 53 at $160,000 |
33991 | 659 | $400,000 | 638 at $406,470 | 21 at $255,000 |
33993 | 1,287 | $360,000 | 1,287 at $360,000 | None recorded in the 12 months |
All six | 5,804 | $365,000 | 5,269 at $380,000 | 535 at $210,000 |
The ZIP code medians run from $318,000 in 33909 to $485,000 in 33914, and single-family medians from $327,000 to $515,000. A citywide median describes none of them well, which is the practical reason the agent you interview should show comparables from the same ZIP code and the same kind of lot.
By price band, 1,604 of the 5,804 sales recorded under $300,000 (27.6 percent), 1,776 between $300,000 and $400,000 (30.6 percent), 842 between $400,000 and $500,000, 1,010 between $500,000 and $750,000, and 572 at $750,000 and up (9.9 percent), 270 of those at $1,000,000 and up. Condominiums sit low in that range: 424 of the 535 condominium sales recorded under $300,000.
Calendar year | Single-family and condominium sales recorded | Median |
|---|---|---|
2021 | 10,246 | $310,000 |
2022 | 7,591 | $385,000 |
2023 | 6,592 | $385,000 |
2024 | 5,979 | $376,000 |
2025 | 6,384 | $357,994 |
2026, January 1 to September 25 | 4,209 | $369,000 |
Recorded sales peaked at 10,246 in calendar 2021. The recorded median stood at $385,000 in 2022 and 2023, $376,000 in 2024 and $357,994 in 2025. The 2026 row is a part year and is not compared with a full year as a count; it also leaves out an estimated 542 new-home closings on parcels the county roll still codes as vacant land.
Matrix MLS adds the measures the county record does not carry. In the 12 months to September 25, 2026, residential homes marketed on the MLS in the six Cape Coral ZIP codes sold after a median 52 days on market, at a median 97.3 percent of the final list price, across 6,026 MLS-marketed closings; the 42 sales entered on the MLS only after they closed are left out of both medians. On October 10, 2026 the MLS showed 2,499 active residential listings in those ZIP codes at a $399,000 median list price: 2,212 single-family homes, 244 condominiums and 41 townhouses or villas, with 607 more under contract. Against the 12-month pace of MLS-marketed closings that is 5.0 months of supply, counting active listings only; adding the 607 under contract gives 6.2 months.
Data updated: October 2026 (Southwest Florida MLS (Matrix MLS), Residential, the six Cape Coral ZIP codes, closed September 26, 2025 to September 25, 2026, and active and pending on October 10, 2026; pulled October 10, 2026).
Cape Coral segment, Matrix MLS, 12 months to September 25, 2026 | MLS-marketed closings | Median days on market | Median sold price as a percent of final list price |
|---|---|---|---|
All residential | 6,026 | 52 | 97.3 percent |
Single-family homes | 5,439 | 50 | 97.6 percent |
Condominiums (low, mid and high rise) | 480 | 71 | 94.5 percent |
Townhouses and villas | 106 | 53.5 | 96.0 percent |
Gulf access, as coded on the MLS | 1,416 | 63 | 95.2 percent |
No Gulf access, freshwater | 362 | 50 | 97.4 percent |
No Gulf access, other waterfront | 504 | 54 | 97.0 percent |
Not waterfront | 3,744 | 48 | 98.2 percent |
Gulf access homes took 63 days and sold at 95.2 percent of the final list price, against 48 days and 98.2 percent for homes off the water. Matrix's own Tabular statistics, which include the after-closing entries, put the median sold price at 91.23 percent of the original list price for Gulf access homes (1,431 sales) and 94.90 percent without Gulf access (4,633 sales), 88.65 percent for condominiums and 92.66 percent for townhouses and villas. A citywide median of sold price against original list price, and a citywide median of cumulative days on market: Information not available at time of publishing (checked 2026-10-07). The MLS Gulf access and waterfront fields are entered by listing agents and do not follow the county canal method in the next section, so the two splits are not set side by side.
The two records count different things: Matrix MLS shows 6,068 closed residential sales in the six ZIP codes at a $370,000 median (every residential property type, by the listing's ZIP code, 1,338 of them coded new construction), while the county record above counts 5,804 qualified sales of single-family homes and condominiums (Lee County use codes 01 and 04) at $365,000.
If you want to see the homes behind these numbers, Cape Coral homes for sale are on Domain Realty Group, the team site McGreevy and Comisar lead. This page stays on the question of who to hire.
Canal type separates Cape Coral prices more widely than ZIP code does. In the 12 months to September 25, 2026, single-family homes on a Cape Coral saltwater canal recorded a $698,000 median across 1,094 sales, freshwater canal homes $440,000 across 647 sales, and homes with no canal frontage $337,500 across 3,526 sales.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; City of Cape Coral Canals layer, data updated May 12, 2025; Lee County Property Appraiser parcel fabric; all read October 7, 2026).
Canal class of the lot | Single-family parcels on the roll | Sales, 12 months to September 25, 2026 | Median sale price | Median per square foot of county heated area | Vacant lot sales and median, same 12 months |
|---|---|---|---|---|---|
Saltwater canal-front | 17,582 | 1,094 | $698,000 | $334.08 | 221 at $240,000 |
Freshwater canal-front | 8,134 | 647 | $440,000 | $226.16 | 518 at $45,000 |
No canal frontage found | 65,497 | 3,526 | $337,500 | $200.37 | 1,211 at $42,500 |
How the table was built. The City of Cape Coral publishes a Canals layer of 960 canal records, each marked fresh or salt. We joined that layer to the Lee County Property Appraiser's parcel fabric, counting a single-family parcel as canal-front when it lies within 3 metres of a canal polygon, and ran the county's recorded sales on each group. The join is ours, not a published dataset. The appraiser's own canal land-use code agrees with the city layer on 98.2 percent of the parcels the appraiser codes as canal. The three classes and 76 parcels that touch both a salt and a fresh canal add up to all 91,289 single-family parcels in the six ZIP codes.
What the table is and is not. It is canal frontage by the city's water type. It is not a gulf-access flag and not a sailboat-access flag: no public parcel-level record we read marks either, so this page prints no gulf-access premium. The third class is a residual. It holds interior lots, and it also holds lake, golf course and river frontage, because the city layer records canals and nothing else.
Computed from the three medians, the saltwater canal-front median is 2.07 times the median with no canal frontage, and the freshwater median is 1.30 times. The same order held in every calendar year from 2019: the saltwater median was $800,000 in 2022, $750,000 in 2023 and 2024 and $685,000 in 2025; the freshwater median was $515,000 in 2022 and $435,000 in 2025; and the median with no canal frontage was $365,000 in 2022 and $340,000 in 2025.
Lots show the same split more sharply. Saltwater canal-front lots recorded a $240,000 median across 221 sales, against $45,000 for 518 freshwater canal-front lots and $42,500 for 1,211 lots with no canal frontage.
What that means for the choice on this page. A Cape Coral home is priced inside its canal class first and its ZIP code second. Ask any agent you interview to show the comparables they would use and to say which class each one is in. That is a question about method, and every agent you interview can be asked it. For a valuation built that way, call Jesse direct at (239) 898-6072.
A Cape Coral listing interview for a canal home turns on four public records: the city's canal map for saltwater or freshwater, the route from the lot to open water, the seawall permit history and the boat lift permit. Each is a record the buyer's side will read, so a seller's agent should read it before pricing.
Data updated: October 2026 (City of Cape Coral Boating page, Maps page, Seawall Guidelines revised June 22, 2020, seawall alternative notice effective January 1, 2022, and Boatlift Only guideline revised June 18, 2020; all read October 7, 2026).
Water access. The city says Cape Coral has "more than 400 miles of canals" and that many of them have "direct access to the Caloosahatchee River and the Gulf of America". Its Maps page lists a Freshwater and Saltwater Canals Map and a Streets and Canals Map. The check runs in record order: saltwater or freshwater on the city's canal map; the route from the lot to the river, counting every fixed bridge on the way; and the depth at the dock against the boat's draft. The city pages we read publish no list of bridge clearances, so this page prints none. Measure the route itself.
Seawalls. The city's residential seawall guideline, last revised June 22, 2020, places the seawall at the property line and asks for a site plan with details and specifications per the City Engineering Design Standards or sealed by an engineer or architect. It requires state Department of Environmental Protection approval or federal permit SAJ-91 except on freshwater sites, a burrowing owl and gopher tortoise affidavit, a Notice of Commencement when the value is $2,500 or more, and a floating turbidity screen during the work. Inspections cover the slab, the cap, alignment and tieback, the concrete dock form and steel, and a final. The permit expires six months after it is issued. The guideline states no seawall height.
For a freshwater lot there is a second route. For permit applications dated on or after January 1, 2022, the city allows a sloped seawall alternative under stated limits on the slope and on the water depth at the property line, with an as-built survey and a wing wall where the lot sits beside an existing seawall.
The questions for a listing agent follow from the record. What does the seawall permit history for this address show? What are the wall's age and type on the permit, as distinct from the listing remarks? Was any repair permit after a storm closed with a final inspection? No city or county source we read prints a seawall cost per foot, so this page prints none. A seller or a buyer who needs the number gets it as a written quote from a marine contractor.
Boat lifts and docks. The city's Boatlift Only guideline for residential permits, last revised June 18, 2020, asks for a Marine Improvement application, "DEP Approval (if not on fresh water)", a dock drawing showing the lift's location, the lift's engineering specifications, a notarized hold harmless letter when a used lift is installed, and a site plan "indicating dock/lift projection and setback dimensions". It also says a separate electric permit must be issued before the lift inspection, and that the permit expires in six months. The numeric setback and projection limits are in the city's Land Development Code, which this page does not restate.
The questions: is there a permit for the lift and one for its electrical service? Is there a final survey? What is the lift's rated capacity against the boat a buyer will bring? Do the dock and the lift sit inside the setbacks the site plan shows? A lift without a closed permit is a question the buyer's side will raise, and the listing agent should have the answer before the first showing.
Cape Coral holds a Community Rating System Class 5 rating, a 25 percent flood insurance discount that FEMA's current rating method applies to every NFIP policy in the city, inside or outside the Special Flood Hazard Area, on maps effective November 17, 2022. The questions for an agent: the zone, the elevation certificate, the repair permits and the seller's flood disclosure.
Data updated: October 2026 (City of Cape Coral Flood Protection page; FEMA NFIP Community Status Book, community 125095, record refreshed August 25, 2026; section 689.302, Florida Statutes; all read October 7, 2026).
The city's Flood Protection page states: "The City of Cape Coral joined the CRS program in 1991 and reached the city's current CRS Class 5 rating in 2010." It says "owners of property in A, AE and V flood zones in Cape Coral qualify for a 25% flood insurance discount" and still prints a smaller X-zone discount, the split FEMA used before its current rating method; FEMA now applies the CRS discount to every NFIP policy, including policies outside the Special Flood Hazard Area. The federal record agrees: FEMA's NFIP Community Status Book lists the City of Cape Coral, community 125095, at Class 5 with a class rating effective date of May 1, 2010, and a current effective map date of November 17, 2022, and FEMA's CRS Discount Guide says the discount applies to all NFIP policies in a participating community, including policies outside the Special Flood Hazard Area.
The zone for one address is a lookup, not an opinion. The city runs a Forerunner portal that says "Use any address to find the property's flood zone", and its Flood Protection page adds that "Elevation Certificates and other elevation data for many properties can be accessed through Forerunner." It also warns: "Buildings constructed prior to 1993 may not have an Elevation Certificate on file; homeowners may obtain one from a licensed surveyor if needed."
The 50 percent rule decides what a repair or a remodel can cost before the whole building has to meet current flood rules. The city page puts it this way: "The NFIP requires that any structure located in the SFHA where the cost of proposed improvements or repairs equals or exceeds 50% of the value of the structure must be brought into full compliance". For a home repaired after Hurricane Ian, which made landfall on September 28, 2022, the question for a listing agent is what the permit file shows and what value the 50 percent test used.
Florida also puts a flood form in front of every buyer. Section 689.302, Florida Statutes, Disclosure of flood risks to prospective purchaser, says: "A seller must complete and provide a flood disclosure to a purchaser of residential real property at or before the time the sales contract is executed." The form asks whether the seller has knowledge of flooding that damaged the property during the seller's ownership, has filed an insurance claim for flood damage, and has received assistance for flood damage. It covers the seller's own period of ownership, so an agent for a buyer should also ask for the permit history before that period.
The check, in one line each: the zone and base flood elevation for the address in Forerunner; the elevation certificate, if one is on file; the permit file for any repair after September 28, 2022; and the seller's section 689.302 form. No primary source we read prints a flood premium for a Cape Coral address, so this page prints none. The premium is a quote from an insurance agent with the elevation certificate in hand.
Cape Coral extends city water, sewer and irrigation area by area through its Utilities Extension Project and assesses the parcels that benefit. On city pages read October 7, 2026, the North 1 East assessment is $25,538 per equivalent parcel plus a $6,750 capital facility expansion charge, and North 1 West is $26,617 plus $6,750.
Data updated: October 2026 (City of Cape Coral Utilities Extension Project overview, area pages, North 1 East and North 1 West assessment cost pages, UEP Frequently Asked Questions and Tax Billed Assessments page; all read October 7, 2026).
Utilities Extension Project area | Stage on the city's pages, October 7, 2026 | Assessment per equivalent parcel of 10,000 square feet | Capital facility expansion charge |
|---|---|---|---|
North 1 East | Under construction; completion anticipated at the end of 2027 | $25,538 (water $8,221, sewer $9,607, irrigation $7,710) | $6,750 |
North 1 West | Substantially complete; connection notices sent | $26,617 (water $7,246, sewer $13,330, irrigation $6,041) | $6,750 |
North 2 | Construction completed | Levied earlier; read the balance for the parcel on the city's records | Read on the city's records |
North 3 | In design | Not set on the pages read | Not set on the pages read |
North 5 and North 6 | In study | Not set on the pages read | Not set on the pages read |
Added together, the two charges come to $32,288 for an equivalent parcel in North 1 East and $33,367 in North 1 West. Both sums are our arithmetic on the city's figures. The city says utility service reaches "nearly all of Cape Coral south of Pine Island Road", so the question applies mainly to homes and lots north of it.
Where the charge shows up. The city's Tax Billed Assessments page lists the non-ad valorem items on a Cape Coral tax bill: "This includes the following areas: Stormwater, Lot Mowing, Fire Service, Solid Waste and Special Assessments." For a special assessment, "a pre-payment period will be established where a property owner can pre-pay the assessment without any finance charges"; after that, installments go on the annual property tax bill. The UEP Frequently Asked Questions page says financing is offered "over 20, 25 or 30 year periods". The Tax Billed Assessments page adds: "If payoff is made after July 31, an annual installment will automatically be billed on your property tax bill."
What happens at a sale. The city's UEP Frequently Asked Questions page answers it directly: "Typically, if you participate in the Amortized Payment Option, you do not have to pay off the assessment if you sell the property." And: "The assessment continues to be assessed against the property regardless of the owner." The same answer lists cases where the balance must be paid in full and notes that "some banks and other lending institutions may require payment in full." On the city's answers, a balance that is not paid off stays with the property, so who pays it is a point to settle in the contract, and it belongs in the price conversation from the first day.
Connection is a separate cost. The deadline to connect is the one stated in the owner's Notice of Availability letter from the city. The owner pays a plumber to connect the house, and the city's Frequently Asked Questions page puts that at roughly $2,000 to $2,500 for all three utilities, including septic tank pump-out and abandonment.
The questions for an agent on either side: which Utilities Extension Project area is the parcel in, and what stage is it at? Was the assessment prepaid, is it being paid on the tax bill, or has it not been levied yet? What is the payoff figure from the city on the contract date? Is the home physically connected? What are the other non-ad valorem lines on the last tax bill?
In the 12 months to September 25, 2026, Lee County recorded 5,804 single-family and condominium sales in the six Cape Coral ZIP codes, plus an estimated 544 new-home closings on parcels the roll still codes as vacant land. Counting both, an estimated 1,685 of 6,348 were a builder's first sale, and 1,950 vacant lots sold at a $45,000 median.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; City of Cape Coral Snapshot, page marked updated December 2025; all read October 7, 2026).
The builder figures are estimates: the county record does not label a builder sale, so a sale is counted as a builder's first sale when it is the first qualified sale of a parcel whose year built is within a year of the sale, or is still blank on the roll. On that estimate, counting both groups, the builder median was $369,000 against $360,000 for resales. The city's own count points the same way. Its Snapshot gives $1.7 billion of construction investment and 3,578 certificates of occupancy and completion in 2025.
Lots are their own market. The county roll carries 27,039 vacant residential parcels in the six Cape Coral ZIP codes, and 1,950 sold in the 12 months to September 25, 2026 at a $45,000 median. By ZIP code that was 832 lot sales at $41,000 in 33993, 645 at $41,500 in 33909, 191 at $135,000 in 33914, 180 at $87,000 in 33991, 55 at $89,000 in 33990 and 47 at $260,000 in 33904. A lot's price turns on its canal class, its seawall and its utilities, so the citywide median says little about any one lot.
More is approved. One project on the city's record is a 1,732-acre planned development in northwest Cape Coral that the City Council approved in 2023 for up to 3,500 dwelling units, zoning case PUD20-0002. Our earlier article on the Hudson Creek land deal covers how it began.
What this means for a seller. In the ZIP codes where builders are selling, a buyer may be comparing your home with a new one, so a listing agent should arrive with both sets of comparables: the resales and the builder closings. What it means for a buyer of a new home or a lot: check the Utilities Extension Project stage and assessment, saltwater or freshwater on the canal map, the flood zone and what it requires for elevation, and, for a home on a parcel the roll still codes as vacant, that the certificate of occupancy is issued.
McGreevy and Comisar built this Cape Coral page from records read for it: the Florida DBPR licence records for both partners and their brokerage, the RealTrends Verified 2026 team profile, and every recorded sale in the six Cape Coral ZIP codes.
Data updated: October 2026 (Florida DBPR records and RealTrends Verified 2026 read October 7, 2026; Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; City of Cape Coral pages read October 7, 2026).
We tracked every recorded sale in the six Cape Coral ZIP codes for the 12 months to September 25, 2026: 5,804 single-family and condominium sales at a median of $365,000. We tracked the same record ZIP code by ZIP code, and the median ran from $318,000 in 33909 to $485,000 in 33914. We joined the city's canal layer to the county parcel record and measured 1,094 saltwater canal-front sales at a $698,000 median, 647 freshwater canal-front sales at $440,000 and 3,526 sales with no canal frontage at $337,500.
We read the city's seawall and boat lift permit guidelines, its Flood Protection page and its utilities assessment pages before writing the questions above, and where a source printed no figure, such as a seawall cost, a bridge clearance or a flood premium, this page prints none.
That is the method we publish on our Cape Coral guide: price against the canal, the assessment status and the rebuild record. Our headquarters is in Bonita Springs, our Fort Myers office is at 8290 College Parkway, and a Cape Coral appointment is with Jesse McGreevy or Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008. The public record is how you check us.
McGreevy and Comisar’s Google Business Profile carries a 4.9 rating, and the three quotations below are verbatim client reviews from that profile, quoted whole with nothing changed.
Data updated: October 2026 (McGreevy and Comisar Google Business Profile, CID 14023824600866387372, read October 14, 2026).
McGreevy and Comisar is a top-reviewed Southwest Florida realtor team serving Cape Coral, Top 1% Real Estate Agents Nationally Since 2008, with a long record of genuine five star client reviews on Google.
★★★★★ "Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!" Verified Google review
★★★★★ "Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive." Verified Google review
★★★★★ "He knew the area and therefore knew exactly where to take us to find the exact kind of neighborhood we were looking for and he was right on the money." Verified Google review
Honors and recognition, verbatim as published:
McGreevy and Comisar, Domain Realty, are reached by calling Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873, or at the headquarters at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. The Fort Myers office is at 8290 College Parkway, Unit 201, Fort Myers, FL 33919, and both partners serve Cape Coral.
Jesse McGreevy direct: (239) 898-6072. Marc Comisar direct: (239) 287-5873. Email: [email protected]. Headquarters: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Fort Myers office: 8290 College Parkway, Unit 201, Fort Myers, FL 33919. Serving Cape Coral. Domain Realty Group team line: 239-441-2816. Profiles: Google, Facebook, Jesse McGreevy on LinkedIn, Marc Comisar on LinkedIn, RealTrends Verified team profile.
Sellers: call Jesse direct at (239) 898-6072. Buyers: call Marc at (239) 287-5873. Brokered by Domain Realty. Jesse McGreevy (SL3101296) and Marc Comisar (BK3060671) are licensed Florida real estate professionals, licensed and regulated by the Florida Real Estate Commission under Chapter 475, Florida Statutes. McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Real Estate Agents Nationally Since 2008.
We publish the same agent guide for our other markets: the best real estate agents in Fort Myers, the best real estate agents in Estero, the best real estate agents in Bonita Springs, the best real estate agents in Naples, the best real estate agents in Punta Gorda and the best real estate agents in Barefoot Beach.
Start with the public record: the Florida DBPR licence lookup for the licence date and the brokerage, the Google Business Profile for dated reviews, and RealTrends Verified for published production. Then interview two or three agents whose records fit your move. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, built this page so the Cape Coral record is in one place.
The National Association of Realtors publishes consumer guides with ten questions for a buyer's agent and ten for a seller's agent. In Cape Coral add four from the public record: is the canal saltwater or freshwater, what do the seawall and lift permits show, what is the flood zone, and is the utilities assessment paid.
Go to the Florida Department of Business and Professional Regulation licence portal, search by name or by licence number, and open the record. It shows the licence type and rank, the original licensure date, the expiry and the employing brokerage under Related License Information. Jesse McGreevy is SL3101296 and Marc Comisar is BK3060671, both employed by DomainRealty.com LLC, licence CQ1049052.
Under section 475.01, Florida Statutes, a sales associate performs real estate services under the direction, control or management of another person, and a broker associate is qualified to be licensed as a broker but operates as a sales associate in the employ of another. Marc Comisar is a broker associate and Jesse McGreevy a sales associate, both with Domain Realty.
It is the registered employer named on the licence record. Under section 475.42, Florida Statutes, a sales associate may not work for anyone not registered as her or his employer and may not collect money in a transaction except in the employer's name. The DBPR Related License Information view shows the employer and the date the relation began.
A team is a group of individually licensed people working under one brokerage and advertising under a shared name; it holds no licence of its own. Florida Administrative Code Rule 61J2-10.026, Team or Group Advertising, has the registered brokerage name appear in team advertising. McGreevy and Comisar advertise as McGreevy and Comisar, Domain Realty, for that reason.
No. Section 475.278, Florida Statutes, presumes every licensee is operating as a transaction broker unless a single agent or no brokerage relationship is established in writing. Under the same section, a transaction broker deals honestly and fairly and keeps limited confidentiality, and a single agent adds loyalty, obedience and full disclosure. Ask any Cape Coral agent which relationship is offered, in writing.
A closed-sides and dollar-volume figure that RealTrends Verified published for the 2025 sales year, printed with its team-size class. McGreevy and Comisar’s published figure is 241 sides and $157.57M, the #5 real estate team in Florida by sides (RealTrends 2026).
Florida Realtors states it plainly: "Compensation is fully negotiable and not set by law." The same page says that since August 2024 compensation may not appear anywhere in the MLS, and a buyer's terms are set in a written buyer agreement. No primary source we read prints a typical Florida rate, so this Cape Coral page prints none. Ask any agent for the terms in writing.
Yes, when you work with a Realtor as a buyer, under the industry rules in force since August 2024 rather than a Florida statute. Florida Realtors says "Written buyer agreements are required before a buyer tours a home" and that any compensation in the agreement "must be objectively ascertainable and not open-ended." The same page notes that a listing agent hosting an open house does not immediately need one.
No Florida statute we read requires one. A Florida licensee is presumed to be a transaction broker unless a relationship is set in writing, so decide which you want before you tour. In Cape Coral a buyer's agent reads the canal map, the seawall and lift permits, the flood zone and the utilities assessment before the offer. McGreevy and Comisar represent Cape Coral buyers under a written agreement.
Ask what the permit history for the address shows, what the wall's age and type are on the permit, and whether any repair permit was closed with a final inspection. Cape Coral's residential seawall guideline, revised June 22, 2020, sets the permit steps and states no wall height. No city source we read prints a cost per foot; get a written quote.
Ask for the lift permit, the separate electric permit and the final survey. Cape Coral's Boatlift Only guideline, revised June 18, 2020, asks for the lift's engineering specifications and a site plan showing dock and lift projection and setbacks. Then check the lift's rated capacity against the boat and the depth at the dock against its draft.
Flood zones in Cape Coral vary by address. Cape Coral's Class 5 rating gives a 25 percent flood insurance discount, and under FEMA's current rating method it applies in the X zone as well as the A, AE and V zones, on maps effective November 17, 2022. The city's Forerunner portal returns the zone for any Cape Coral address.
No. The city says utility service reaches nearly all of Cape Coral south of Pine Island Road and is extending it north through the Utilities Extension Project. On October 7, 2026 the city's pages showed North 2 completed, North 1 West substantially complete, North 1 East under construction, North 3 in design and North 5 and North 6 in study.
Cape Coral's UEP Frequently Asked Questions page says an owner on the Amortized Payment Option typically does not have to pay off the assessment at a sale, and that the assessment continues against the property regardless of the owner. It also says some lenders may require payment in full. Get the city's payoff figure and settle who pays in the contract.
Lee County recorded 5,804 single-family and condominium sales in the six Cape Coral ZIP codes in the 12 months to September 25, 2026, at a $365,000 median: $380,000 for 5,269 single-family homes and $210,000 for 535 condominiums. By ZIP code the median ran from $318,000 in 33909 to $485,000 in 33914. McGreevy and Comisar tracked those figures from the county record.
In the 12 months to September 25, 2026, single-family homes on a Cape Coral saltwater canal recorded a $698,000 median, freshwater canal homes $440,000, and homes with no canal frontage $337,500, on the county record joined to the city's canal layer. That is 2.07 times and 1.30 times the no-frontage median. The figures are by canal type and are not a gulf-access measure.
McGreevy and Comisar publish an agent guide for Fort Myers, Estero, Bonita Springs, Naples, Punta Gorda and Barefoot Beach as well, and the Cape Coral market sections above are built from the county record the same way, ZIP code by ZIP code.
Every figure on this page carries a publisher and a date read. Facts about McGreevy and Comisar come from public records anyone can check: the Florida DBPR licensee portal, the team's Google Business Profile and RealTrends Verified. No aggregator profile is linked or quoted, and only McGreevy and Comisar's own client reviews are quoted. Sources carried from earlier comparison research for statewide rules keep their original date read.
This page is refreshed quarterly. Records in this version were read October 7, 2026, and the Google rating October 14, 2026.