Buy a Home in Cape Harbour, FL

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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. Over $900 million in personal sales, and $2.5 Billion sold as Domain Realty Group.

Updated October 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty

This is our buyer's guide to Cape Harbour, the marina community off Chiquita Boulevard South in Cape Coral, Florida, ZIP code 33914. The history, the harbour district, the marina and every building are covered in our Cape Harbour community guide. What follows is the buyer's side: what you can buy here building by building, what each sold for in the county record, how slowly or quickly homes moved, what it costs to own one, which associations you join, which documents you receive and when, what the flood map shows, how Cape Harbour compares with Tarpon Point, and how a purchase runs in Lee County. Call Marc at (239) 287-5873, see how we represent buyers, or read the full guide below.

Key Takeaways: What Should a Cape Harbour Buyer Know First?

Cape Harbour is a Cape Coral marina community of 476 parcels in ZIP 33914 where the county recorded 31 home sales at a median of $487,500 in the 12 months to September 25, 2026, 25 of them condominiums. These eleven points shape every offer we write in Cape Harbour.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; Southwest Florida MLS (Matrix) pulled October 10, 2026; FEMA, City of Cape Coral and Florida corporate records read October 10, 2026).

• Cape Harbour is six products, not one. The county roll holds two Marina South condominium towers (110 residences each), Marina View (58 units), the Coach Homes (24 units), Marina Villas (24 recorded units), the Waterfront at Cape Harbour houses the developer calls the Funky Fish Houses (17 homes) and the Harbour Circle and Lagoon Lane houses (78 homes).
• The county recorded 31 sales in 12 months. From September 26, 2025 to September 25, 2026 the median was $487,500 and the range $330,000 to $3,150,000. Condominiums made 25 of them at a median of $485,000, and six single-family homes sold from $525,000 to $3,150,000.
• Resales moved slowly. On the Southwest Florida MLS the 30 matched closings took a median of 139 days on market and closed at 94.6 percent of the final list price, against 59 days in the prior 12 months. None of the 30 sold above list.
• Supply is deep. On October 10, 2026 the MLS showed 19 active Cape Harbour listings and 3 pending, 7.6 months of supply, against 4.5 months for all residential sales in ZIP 33914.
• No association publishes its dues. Florida lists 15 active association entities tied to the Cape Harbour footprint, plus a sixteenth next door at Villas at Harbour Pointe. The role of the 1996 community association over the others is not on the public record we could read, so the recorded declarations decide.
• Rental, pet and approval rules are not published. Each building's declaration and rules decide them, and the estoppel certificate and resale package are where a buyer reads them.
• There is no community development district and no Utilities Extension Project assessment. Every parcel is in Lee County taxing district 057; the 2025 total was 15.3806 mills and the 2026 total applied to the tax roll is 15.3250 mills.
• The flood map reads Zone AE at most sampled points. FEMA shows Zone AE with an 8 foot base flood elevation at 11 of 13 sample points and shaded Zone X at the Phase 2-B Harbour Circle point and the Coach Homes. Every point is in Lee County Evacuation Zone A.
• Cape Coral holds Community Rating System Class 5. That is a 25 percent discount on every National Flood Insurance Program policy in the city, X zone included.
• The marina rents slips; it does not sell them. Safe Harbor Cape Harbour lists wet slips from 35 to 60 feet, and no legal description in the footprint on the county roll names a boat slip.
• Condominium safety law applies building by building. Milestone inspections and structural integrity reserve studies reach buildings of three or more habitable stories; story counts for each building and any reserve study filings are not on the record we read, so you request them.

Table of Contents

This Cape Harbour buyer guide runs from what you can buy and what it sold for, through the cost of owning each product, the associations and the documents you receive, to the flood map, the marina, schools, negotiation and financing. Use the list below to jump to the question you need first, and call Marc if you would rather talk it through.

• Key Takeaways: What Should a Cape Harbour Buyer Know First?
• Why McGreevy and Comisar Are the Best Realtor for Buying a Home in Cape Harbour
• What Did We Measure Before Writing This Cape Harbour Buyer Guide?
• What Can You Buy in Cape Harbour, Building by Building?
• What Has Sold in Cape Harbour in the Last 12 Months, and at What Prices?
• How Fast Do Cape Harbour Homes Sell, and How Much Room Is There to Negotiate?
• What Does It Cost to Own a Home in Cape Harbour?
• Which Associations Does a Cape Harbour Buyer Join, and What Do They Charge?
• Does Cape Harbour Have a CDD or a Utilities Extension Assessment?
• Cape Harbour vs Tarpon Point: Which Cape Coral Marina Community Fits Your Purchase?
• What Condominium Safety Rules Should a Cape Harbour Buyer Read?
• What Documents Does a Cape Harbour Buyer Receive, and When?
• How Does a Home Purchase Run in Lee County, Step by Step?
• What Does a Buyer Pay at Closing on a Cape Harbour Home?
• How Do Property Taxes Work After You Buy in Cape Harbour?
• What Rules Run With a Cape Harbour Home?
• What Flood Zone Is a Cape Harbour Home In?
• What Do Hurricanes and Insurance Mean for a Cape Harbour Buyer?
• What Does the Cape Harbour Marina Mean for a Buyer With a Boat?
• What Utilities and Services Come With a Cape Harbour Home?
• How Far Is Cape Harbour From Everything?
• Which Schools Serve a Cape Harbour Address?
• What Is Being Built or Changed Near Cape Harbour?
• How Do We Find You the Right Cape Harbour Home?
• How Do We Negotiate for You in Cape Harbour in 2026?
• How Does Buyer's Agent Compensation Work in Cape Harbour in 2026?
• How Do You Finance a Cape Harbour Home in 2026?
• What Are the Pros and Cons of Cape Harbour for a Buyer?
• Selling a Florida Home to Buy in Cape Harbour?
• Thinking of Selling Your Cape Harbour Home? List With the #1 Team in Southwest Florida Since 2012
• Set Up Custom Cape Harbour Listing Alerts
• Get Your Cape Harbour Buyer Consultation
• Reviews From Buyers Who Worked With Us
• What We Could Not Verify, and Where You Get It
• Frequently Asked Questions, Buyer Edition
• Downloadable Documents
• Sources and Authoritative References
• Your Local Real Estate Experts

Why McGreevy and Comisar Are the Best Realtor for Buying a Home in Cape Harbour

McGreevy and Comisar are the Cape Harbour buyer's agents who read the building's own recorded sales, its association record and the FEMA file for the exact address before an offer is written. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 Team in Southwest Florida since 2012.

What a buyer's agent is for in Cape Harbour

In Cape Harbour the expensive mistakes are rarely cosmetic. They are pricing a tower residence off a community median that includes waterfront houses, assuming a boat slip comes with a condominium when the marina rents slips, treating an unpublished association budget as a small number, buying into Marina Villas without reading whether one association layer or two applies, or writing an offer before the flood point for the building is known. Our job is to put those facts in front of you while you can still act on them.

How we compare with other Cape Coral agents

If you are weighing us against other agents, our side-by-side look at the best real estate agents in Cape Coral sets out the yardsticks we think a buyer should use: verified production, years in the market, reviews you can read yourself, and whether the agent who tours with you is the agent who negotiates. In a community with 15 association entities and no published dues, add one more test: ask whether the agent can tell you, before the first tour, which association documents your building owes you and what the county says that building sold for.

The credentials, stated exactly

These are the locked credentials we publish on every page we operate, stated exactly as awarded:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

#5 real estate team in Florida (RealTrends 2026).

Who you actually work with

Jesse and Marc handle their own buyers, and the person who tours with you is the person who negotiates the contract. Marc leads buyer representation and negotiation; Jesse leads listing and seller strategy, which matters if you are selling one home to buy another. Jesse's direct line is (239) 898-6072 and Marc's is (239) 287-5873. Our headquarters is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, and our Fort Myers office is at 8290 College Parkway, Unit 201, Fort Myers, FL 33919, serving Cape Coral. Jesse can be reached directly at (239) 898-6072 for any Cape Harbour buyer question.

What Did We Measure Before Writing This Cape Harbour Buyer Guide?

Before writing this Cape Harbour buyer guide we read every recorded sale on the Cape Harbour legal descriptions for the 12 months to September 25, 2026, 31 in all, matched 30 of them to their MLS listings, and read the Lee County roll dated October 4, 2026 for the 476 parcels in the footprint. This section lists what we measured.

Data updated: October 2026 (Lee County Property Appraiser roll dated October 4, 2026; Lee County recorded sales through September 25, 2026; Southwest Florida MLS (Matrix) pulled October 10, 2026; Florida Division of Corporations, FEMA and City of Cape Coral records read October 10, 2026).

The sales we read

We tracked every recorded sale on the Cape Harbour legal descriptions for the 12 months to September 25, 2026: 31 sales, from $330,000 to $3,150,000, and matched 30 of them to their MLS listings. We sorted them by building, by price band and by seller type, and we ran the same record for the longer windows of 24, 36 and 60 months, for every calendar year since 2019 and for all recorded history back to March 26, 1998.

The MLS rows we matched

The Southwest Florida MLS has a Development field that agents fill in, and its value for Cape Harbour also tags homes on Camelot streets and on Harbour Preserve Circle. We did not use it. Instead we matched each MLS row to a county parcel by building number and street, so every MLS figure on this page describes the same buildings as the county figures.

The roll we read

The county roll lists 476 parcels whose legal description contains Cape Harbour in ZIP 33914: 326 condominium parcels, 97 single-family parcels and 53 others, which are the towers' commercial units, common areas, vacant tracts, the marina and the shops and restaurants of the harbour district. That footprint is the one every county figure on this page uses.

The records we read

On October 10, 2026 we read the Florida Division of Corporations record for every association tied to the footprint, FEMA's National Flood Hazard Layer at 13 sample points, Lee County's evacuation zone layer, the City of Cape Coral's zoning, utility, street, canal and permit layers, the marina operator's page and the Florida Statutes quoted below. Road miles were computed with a public routing engine on the same date.

What a Cape Harbour purchase looks like when we run it

Before the first showing we pull five things for each home on your short list: the building and therefore the associations whose documents you will need; the building's own recorded sales in a named window; the FEMA zone and base flood elevation for the address and any elevation certificate; the MLS history of the listing; and, for a condominium, the building's height class, which decides whether the milestone and reserve study rules reach it. Those answers move price more than finishes do.

What Can You Buy in Cape Harbour, Building by Building?

In Cape Harbour you choose a building or a street before you choose a home: two Marina South towers, Marina View, the Coach Homes, Marina Villas, the Waterfront at Cape Harbour houses and the Harbour Circle and Lagoon Lane houses. Each has its own recorded plat or declaration, its own association and its own sales record in the county file.

Data updated: October 2026 (Lee County Property Appraiser roll dated October 4, 2026; Lee County recorded sales through September 25, 2026, windows named in each row; Southwest Florida MLS (Matrix) building class pulled October 10, 2026).

Source: Lee County recorded sales, DOR-qualified improved sales, windows anchored to September 25, 2026 (county roll dated October 4, 2026), our analysis; Southwest Florida MLS (Matrix), pulled October 10, 2026. Windows differ by row, so compare medians only inside the same window.

Marina South towers

The two Marina South towers hold 220 residences, 110 in each, and each tower also carries nine small commercial units on the roll. The roll numbers residences on floors 5 through 15, ten to a floor, and the MLS codes both towers High Rise (eight or more stories). Sold residences in the 24-month lists run from 1,276 to 1,740 square feet of county heated area, with 2 and 3 bedrooms. In the 24 months to September 25, 2026, tower I recorded 15 sales at a median of $463,000 and $305.10 per square foot of county heated area, and tower II recorded 19 at $515,000 and $336.79. The towers are the deepest market in the community, with 17 recorded sales in the last 12 months.

Marina View

Marina View holds 58 condominium units built in 2004, and the MLS codes it Mid Rise (four to seven stories). The developer calls it "a marina front luxury mid-rise condominium with terrace gardens and a resort style pool and spa." Over the 60 months to September 25, 2026 the county recorded 21 sales at a median of $715,000 and $399.37 per square foot of county heated area. In the last 12 months there were three: $710,000 on December 19, 2025, $795,000 on March 2, 2026 and $750,000 on May 20, 2026, each for a unit of 2,054 square feet.

Coach Homes

The Coach Homes hold 24 condominium units in six buildings of four, built 2003 to 2004, coded Low Rise (one to three stories) in the MLS. Sold units were 1,496 and 1,697 square feet of county heated area, all with 3 bedrooms. The developer says "Only six buildings of four units each will ever be built" and places them beside a "residents only" clubhouse with a pool, tennis and basketball courts, a fitness center and a party room. The county recorded 7 sales at $497,000 in the 60 months to September 25, 2026 and one in the last 12 months, $485,000 on April 10, 2026.

Marina Villas

Marina Villas on Shell Cove Drive holds 24 condominium units in seven recorded condominiums, built in 2023 (I and II) and 2024 (III to VII), with sold sizes from 1,634 to 2,594 square feet of county heated area. The roll and the Florida records show a condominium regime; the MLS codes the sales "Townhouse," and the Lee Parade of Homes builder entries describe "1-story villas and 2- and 3-story townhomes" and list LDC Cape Harbour Holdings as the builder. We call them townhome-style homes held as condominium units. Over 36 months the county recorded 21 sales at $855,771, an estimated 18 of them builder-direct at $820,140 and 3 resales at $1,199,000. We print no Marina Villas asking price.

Waterfront at Cape Harbour, the Funky Fish Houses

Waterfront at Cape Harbour is the county's name for the plat the developer markets as the Funky Fish Houses: 18 parcels on Shell Cove Drive, 17 single-family homes built 2010 to 2025 and one vacant parcel. The developer says the property lines "extend approximately 25-feet over the water, allowing for an extended outdoor deck and/or boat slip," which is a claim to check against each lot's survey. Since December 21, 2011 the county has recorded 16 sales at a median of $1,200,000, and 9 in the 36 months to September 25, 2026 at $1,401,000 and $603.89 per square foot of county heated area.

Harbour Circle and Lagoon Lane homes

Cape Harbour Phase 2-A (Plat Book 60, pages 27 to 28) and Phase 2-B (Plat Book 65, pages 55 to 57) hold 87 parcels on Harbour Circle and Lagoon Lane, 78 of them single-family homes built 1998 to 2023. Over the 36 months to September 25, 2026 the county recorded 10 sales at a median of $1,367,500 and $496.42 per square foot of county heated area: Harbour Circle 6 at $1,650,000 and Lagoon Lane 4 at $543,750. Since June 9, 1998 these plats have recorded 120 sales at $772,500.

The harbour district and the commercial units

The harbour district is its own plat, META at Cape Harbour, recorded in Plat Book 71, pages 74 to 80. It holds the shops, restaurants, marina, parking and the land under the towers, with one house on it, and it produces no residential median. The appraiser also types 18 small commercial condominium units inside the two towers, carried in care of the marina operator. They are not homes and are not counted in any figure here.

Names that are not Cape Harbour

Several nearby names belong to other legal descriptions. Harbour Preserve Circle and its courts are Cape Coral Unit 75, Block 6502, an older city plat. Villas at Harbour Pointe on Harbour Circle is a separate condominium of 8 detached villas with its own association. Harbour Trace and Harbour Walk are separate condominiums on Chiquita Boulevard South, and The Hermitage is a separate community across Chiquita Boulevard. None of their sales is counted in Cape Harbour's figures, and the Cape Harbour community guide covers the neighbours in its own section.

What Has Sold in Cape Harbour in the Last 12 Months, and at What Prices?

The county recorded 31 Cape Harbour sales in the 12 months to September 25, 2026, at a median of $487,500, from $330,000 to $3,150,000. Condominiums made 25 of them at $485,000 and six single-family homes ran from $525,000 to $3,150,000. Two were estimated builder-direct Marina Villas sales; 29 were resales at a median of $495,000.

Data updated: October 2026 (Lee County recorded sales, DOR-qualified improved sales, the 12 months to September 25, 2026; county roll dated October 4, 2026; our analysis).

The 12-month record by product

Source: Lee County recorded sales, DOR-qualified improved sales, the 12 months to September 25, 2026 (county roll dated October 4, 2026), our analysis. Builder-direct is our estimate from the sale record, not a recorded fact. The $321.32 is per square foot of county heated area and is never compared with an MLS living-area figure.

Twenty-five of the 31 sales were condominiums, which is 80.6 percent. For a buyer that means the community median mostly describes condominiums, and a house buyer should read the single-family list instead.

Price bands

Source: Lee County recorded sales, the 12 months to September 25, 2026, our analysis.

Seventeen of the 31 sales (54.8 percent) closed under $500,000, and six (19.4 percent) closed at $1,000,000 or more. Twenty-three fall between $300,000 and $750,000, so a buyer with a budget in that band is shopping mostly among tower residences, Coach Homes and the lower Marina Villas sales.

The six single-family sales

Source: Lee County recorded sales and roll dated October 4, 2026, our analysis. Square footage is county heated area.

Six sales are a list, not a market. The range from $525,000 to $3,150,000 reflects differences in size, age and position, and a buyer pricing a house here needs the street, the year built, the lot and the water position of the specific home.

Marina Villas sales

Source: Lee County recorded sales, the 12 months to September 25, 2026, our analysis.

By year, Marina Villas recorded 7 sales in 2023 at a median of $434,056 (all 7 estimated builder-direct), 15 in 2024 at $994,704 (14), 3 in 2025 at $485,000 (3) and 2 in 2026 through September 25 at $795,000 (none). The June 2, 2026 resale at $1,200,000 did not pass through the MLS.

Marina View and Coach Homes sales

Marina View's three sales in the 12 months ran $710,000, $795,000 and $750,000 for identical 2,054 square foot units, a reminder that floor, view and condition move a price inside one building. The Coach Homes recorded a single sale, $485,000 on April 10, 2026, so the 60-month figure of 7 sales at $497,000 is the steadier reference.

Longer windows

Source: Lee County recorded sales, DOR-qualified improved sales, windows anchored to September 25, 2026, our analysis.

The 24 and 36 month windows include the 2024 builder first sales at Marina Villas, and the all-history figure runs back to 1998, so it records the community's whole life rather than a current price.

Calendar years since 2019

Source: Lee County recorded sales, DOR-qualified improved sales, our analysis.

The 2024 median includes 14 estimated builder first sales at Marina Villas. It is not a resale price, and we do not read the change from 2024 to 2025 as a peak and a fall in resale prices; the mix of buildings changed.

How Cape Harbour condominiums compare with ZIP 33914 and the city

Cape Harbour condominiums recorded a median of $485,000 on 25 sales. In the same 12 months the 147 condominium sales across ZIP 33914 had a median of $265,000 and the 535 across all of Cape Coral a median of $210,000, so Cape Harbour's figure is 1.83 times the ZIP figure and 2.31 times the citywide figure. Cape Harbour's 31 sales are 2.3 percent of the 1,328 home sales recorded in ZIP 33914, and Cape Coral as a whole recorded 5,804 sales of single-family homes and condominiums in its six ZIP codes at a median of $365,000.

Why county and MLS figures differ

The county counts every qualified recorded sale on the 476 parcels; the MLS counts only sales marketed through it. One of the 31 recorded sales, the Marina Villas resale of $1,200,000, has no MLS row, so the matched MLS set shows 30 closings at a median of $486,250 against the county's 31 at $487,500. We publish the county figure as the count and median and use the MLS only for pace, list-price ratios and supply.

How Fast Do Cape Harbour Homes Sell, and How Much Room Is There to Negotiate?

Cape Harbour homes sold slowly in the last year: the 30 MLS closings matched to the county footprint took a median of 139 days on market and closed at 94.6 percent of the final list price, and 19 homes were active on October 10, 2026, which is 7.6 months of supply for a buyer to choose from.

Data updated: October 2026 (Southwest Florida MLS (Matrix), pulled October 10, 2026, closings September 26, 2025 to September 25, 2026, Sold Data Entry rows excluded, Cape Harbour rows matched to the 476 county parcels by building and street).

The MLS table

Source: Southwest Florida MLS (Matrix), pulled October 10, 2026, closings September 26, 2025 to September 25, 2026, Sold Data Entry rows excluded. The sale-to-list ratio is against the final list price. The median of 139 days is the mean of the middle pair of 30.

Days on market, then and now

In the prior 12 months, closings from September 26, 2024 to September 25, 2025, the MLS shows 28 Cape Harbour closings at a median of $546,250, a median of 59 days on market and a sale-to-list ratio of 94.8 percent. Days on market more than doubled from 59 to 139. For condominiums alone the median went from 62 days on 21 closings to 104 days on 21 closings.

Sale-to-list ratio

The median Cape Harbour sale closed at 94.6 percent of the final list price, and none of the 30 sold above list. Condominiums closed at 94.7 percent and the six houses at 93.1 percent. Those are medians against the final list price, after any price changes. Sale-to-original-list ratio: Information not available at time of publishing (checked 2026-10-07).

Active listings and months of supply

On October 10, 2026 the MLS showed 19 active Cape Harbour listings at a median list price of $509,000, plus 3 pending. Months of supply is the active count divided by the monthly pace of closings: 19 divided by 2.5 closings a month (30 over 12) is 7.6 months. Condominiums had 14 active at a median list of $499,450 and none pending, 8.0 months; houses had 3 active at a median list of $2,035,000 and 3 pending; Marina Villas had 2 active.

By building

Marina South tower I had 9 MLS closings and 7 active listings; Marina South II had 8 closings and 1 active. With fewer than 10 closings in each tower, we print no tower median, days on market or sale-to-list figure from the MLS. Marina View had 3 closings and 3 active, the Coach Homes 1 closing and 3 active, and Marina Villas, which the MLS codes as townhouse, 3 closings at $485,000, $485,000 and $390,000 with 2 active. Each count is under 10, so we list them rather than call a building median a market rate.

What the MLS export does not carry

Cumulative days on market across relistings: Information not available at time of publishing (checked 2026-10-07). The export we hold carries the final list price and the days on market field as the MLS reports it, so a listing that was withdrawn and relisted may show fewer days than it has really been for sale. We read the listing history of any home you are serious about before we write a number.

What the pace means for an offer

A slow market is not a reason to overpay or to underbid; it is a reason to read the competition. In Cape Harbour the competition for a tower residence is the other active listings in the same tower and the 24-month sales record of that tower. We put the nearest active listings and the recorded sales side by side before you offer, and we read how long the specific home has been on the market.

What Does It Cost to Own a Home in Cape Harbour?

Owning a Cape Harbour home carries a property tax bill, city charges, insurance and, in every building, association costs that no Cape Harbour association publishes. There is no community development district and no Utilities Extension Project assessment. The table below names each layer and the document that holds its number.

Data updated: October 2026 (Lee County Property Appraiser 2025 certified rates and 2026 millage book printed October 9, 2026; City of Cape Coral release of October 6, 2026; Citizens Property Insurance 2026 approved rate changes; City of Cape Coral utility rates effective October 1, 2026; Florida Statutes, 2025 and 2026 editions).

The fee stack, layer by layer

Sources: Florida Division of Corporations records read October 10, 2026; Lee County Special Districts; City of Cape Coral utility service areas and assessments pages; Lee County Property Appraiser millage books; Cape Coral Breeze, August 26, 2026 (fiscal year 2027 city rates as reported).

What is not published, and what that means for your number

We looked for a first-party document that states a dues figure, a special assessment, a capital contribution or a transfer fee for any Cape Harbour association and found none on October 10, 2026. Figures that appear in listing entries are agent-entered and undated, and we do not print them. For a buyer, that means the association cost is the one number you cannot estimate from public records, so it comes from the association's current budget and an estoppel certificate before your review period ends.

Ready to Buy in Cape Harbour This Year?

With 19 active listings, 7.6 months of supply and a median sale at 94.6 percent of list, a Cape Harbour buyer has room to compare buildings and negotiate on the record. Call Marc at (239) 287-5873 or start your Cape Harbour buyer consultation. Selling first? Call Jesse direct at (239) 898-6072 or get a free home valuation built on your own building's recorded sales.

Worked example 1: a condominium at the $485,000 median

This adds the layers that are public for a homesteaded condominium at $485,000, the 12-month condominium median. It assumes the Property Appraiser's assessed value equals the price, which it will not exactly, only to show the arithmetic.

Without homestead the ad valorem tax is $485,000 x 15.3250 mills = $7,432.63, so homestead is worth $648.67 a year in this example.

Worked example 2: a tower residence at $425,000

The two Marina South towers recorded 17 sales at a median of $425,000 in the 12 months to September 25, 2026. Homesteaded, non-school tax is ($425,000 less $25,000 less $26,411) x 10.0540 mills = $3,756.06 and school tax is $400,000 x 5.271 mills = $2,108.40, a total of $5,864.46. Without homestead it is $425,000 x 15.3250 mills = $6,513.13. Add the HO6 reference of $1,356 and the known layers come to $7,220.46 before association dues, which are not published for either tower.

Worked example 3: a house at $1,367,500

The Harbour Circle and Lagoon Lane plats recorded 10 sales at a median of $1,367,500 in the 36 months to September 25, 2026, the first window with ten sales.

The $26,366.44 leaves out association charges, flood insurance and any wind deductible. It is an estimate, not a bill.

What the examples leave out

Each example leaves out the association layers, flood insurance, any special assessment, the lot mowing assessment and, for a condominium, the city charges on the unit's bill, which depend on its structure value and unit count. They also leave out the reset: a sale triggers reassessment, so the seller's tax bill is not a guide to yours.

What to request at contract

For any Cape Harbour home, ask in writing before your review period ends for: the current annual budget and most recent financial statement of every association that applies; the declaration, articles, bylaws and rules; the estoppel certificate; the website or app address where the association posts its budget, for any building of 25 or more units; the city's payoff request for the parcel; and the association's insurance summary, including the wind and flood deductibles that fall to a unit owner.

Which Associations Does a Cape Harbour Buyer Join, and What Do They Charge?

A Cape Harbour buyer joins the association of the building or plat the home sits in, and possibly more than one. Florida lists 15 active association entities tied to the Cape Harbour footprint, none of which publishes its dues, and the role of the 1996 community association over the others is not on the public record we could read.

Data updated: October 2026 (Florida Division of Corporations records read October 10, 2026, the 1996 community association re-read October 15, 2026; Florida Statutes, 2025 and 2026 editions).

The 1996 community association

The Cape Harbour at Cape Coral Community Association, Inc., document number N96000006116, was filed on November 25, 1996 and is active, with its latest amendment filed April 25, 2022 and its 2026 annual report filed April 23, 2026. It is the oldest association here; its role over the sub-associations is not on the public record we could read, so the recorded declarations decide. Its articles and amendments are scanned images on the state's site, and the Clerk's recorded declarations were not reachable.

The tower associations

Each tower has its own condominium association: Marina South at Cape Harbour Condominium Association, Inc. (N06000007253, filed July 7, 2006) and Marina South II at Cape Harbour Condominium Association, Inc. (N07000003904, filed April 17, 2007). Sunbiz lists both principal addresses in care of Alliant Property Management in Fort Myers. Each manages 110 residences, so each must post its annual budget on a website or app under s. 718.111(12)(g); we did not find the sites.

Marina View and the Coach Homes

Marina View at Cape Harbour Condominium Association, Inc. (N04000007448) was filed on July 29, 2004, with its principal address in care of Suitor, Middleton, Cox and Associates in Fort Myers; with 58 units it is also over the posting trigger. The Coach Homes at Cape Harbour Condominium Association, Inc. (N03000008076) was filed on September 18, 2003, with Resort Management of Naples as its mailing address; at 24 units it is one under the 25-unit trigger as we read the statute.

Marina Villas: two layers

Marina Villas at Cape Harbour Owners' Association, Inc. (N23000002023) was filed on February 23, 2023, and seven condominium associations, Marina Villas Condominiums I to VII, were filed in 2023. Sunbiz lists Resort Management for all eight. Whether a Marina Villas buyer pays one layer or both is set by the recorded declarations, which we could not read. Ask for both budgets.

The Funky Fish Houses association

The Funky Fish Houses at Cape Harbour Homeowner's Association, Inc. (N09000003549) was filed on April 9, 2009 and is active. Its record lists residence addresses on Shell Cove Drive rather than a management company. A homeowners' association buyer is owed the disclosure summary of s. 720.401 before signing.

The harbour district association

META at Cape Harbour Community Association, Inc. (N02000006457) was filed on August 26, 2002 and belongs to the harbour district plat, with its principal address in care of Alliant Property Management. Whether it bills the owners of residential units is set by recorded documents we could not read.

The association table

Source: Florida Division of Corporations, entity records read October 10, 2026. The Villas at Harbour Pointe Condominium Association, N03000000887, filed February 3, 2003, is a sixteenth active entity next door and is not part of the Cape Harbour footprint.

A Sunbiz listing is a business record, not proof of who manages the property today. Ask the seller for the current manager's name in writing.

Estoppel certificates and their caps

Each association you join issues an estoppel certificate stating what the owner owes. Florida sets the base charge at $250, plus $100 for delivery within 3 business days and $150 where the account is delinquent, adjusted for inflation; the caps in force since the 2022 adjustment are $299, $119 and $179, with the next adjustment scheduled for July 1, 2027. The certificate is due within 10 business days of the request, is good for 30 days if delivered by hand or electronically and 35 days if mailed, and the fee is refunded if the closing does not happen. The contract decides who pays it.

Who manages what, and why it matters at contract

Three management names appear on Sunbiz: Alliant Property Management for both towers and the harbour district association, Suitor, Middleton, Cox and Associates for the community association and Marina View, and Resort Management for the Coach Homes and Marina Villas. Knowing which office holds the documents saves days inside a review period, and we request them on day one.

Does Cape Harbour Have a CDD or a Utilities Extension Assessment?

No. No community development district, MSBU or MSTU is named for Cape Harbour on the parcel record, Lee County's special district list or the district 057 millage page, and Cape Harbour is outside every City of Cape Coral Utilities Extension Project assessment area, with water, sewer and irrigation shown as service available.

Data updated: October 2026 (Lee County Property Appraiser parcel layer, Lee County Special Districts list and City of Cape Coral utility service areas, read October 10, 2026).

No district on the record

Many newer Southwest Florida communities carry a district assessment on the tax bill. The Cape Harbour record shows none: we checked the Property Appraiser's parcel record, Lee County's list of special districts and the district 057 millage page on October 10, 2026. The tax bill still carries the countywide, school and city millage and the city's charges.

Outside every Utilities Extension Project area

The city's utility map labels the Cape Harbour service area "Cape Harbour CIAC" and shows water, sewer and irrigation as "Service Available" at every point we sampled. Cape Harbour is outside every Utilities Extension Project assessment area, so no project assessment applies to a home here.

What an assessment does at a sale elsewhere in the city

For context on other Cape Coral purchases, the city says "you do not have to pay off the assessment if you sell the property" and that an unpaid special assessment "will transfer to the new owner," while some lenders may require payment in full. That rule matters in assessment areas; it does not reach a Cape Harbour parcel.

The payoff request

The city runs a free payoff request for any parcel. It lists special assessments, utility balances, open code cases and open building permits, and after July 31 the balances are estimates until the yearly installment billing is complete. It is the cleanest way to confirm the record for the specific home you buy, and we order it early.

Cape Harbour vs Tarpon Point: Which Cape Coral Marina Community Fits Your Purchase?

Cape Harbour and Tarpon Point are two marina communities in ZIP 33914, about 0.56 mile apart by straight line. Cape Harbour recorded 31 sales at a $487,500 median in the 12 months to September 25, 2026; Tarpon Point recorded 19 at $720,000. They differ in product, governance, flood mapping and resale pace.

Data updated: October 2026 (Lee County recorded sales, DOR-qualified improved sales, the 12 months to September 25, 2026, county roll dated October 4, 2026, our analysis; Southwest Florida MLS (Matrix), pulled October 10, 2026; FEMA layer read October 10, 2026; Florida Department of Environmental Protection permit 153417-024 EI, read October 15, 2026).

The decision table

Cape Harbour's MLS figures are matched to the 476 county parcels by building and street. Tarpon Point's use the MLS Development field as agents entered it, with 18 MLS-marketed closings and 13 active listings, and are not address-matched, so the days-on-market comparison is the weakest line in the table.

Price and product

Cape Harbour's 31 sales were 25 condominiums at $485,000 and 6 houses at $525,000 to $3,150,000. Tarpon Point's 19 were all condominium sales, from $412,310 to $1,220,000. The medians sit in different places because the product mix differs, so compare a tower residence with a tower residence and a house with a house.

Pace of the resale market

Cape Harbour's matched closings took a median of 139 days at 94.6 percent of list with 7.6 months of supply. Tarpon Point's Development-field figures show 46.5 days, 92.1 percent and 8.7 months. Both sets show deep supply; the ratio and the months of supply are the lines to read with the method note in mind.

Governance and fees

Cape Harbour has 15 association entities and no published dues. Tarpon Point is a planned development approved by Ordinance 14-01 per city agenda text; how its associations are organized is covered in our Tarpon Point guide. On either side, the budget and estoppel certificate for the specific building are the documents that set your monthly cost.

Marina and boat access

Cape Harbour's operator lists wet slips from 35 to 60 feet length overall, transient slips and dry storage, and rents slips by inquiry. Tarpon Point Marina holds a state permit issued October 16, 2024 authorizing expansion of the previously authorized 225-slip commercial marina to 266 slips. A buyer with a boat should get each operator's written slip terms before an offer, in either community.

Flood mapping

At the points we sampled, most Cape Harbour points read Zone AE with an 8 foot base flood elevation, while Tarpon Point's tower and coach-home points read Zone X and its estate-lot points AE 8 feet. Flood zones are an address question, not a community label, so we run the lookup for the specific building in both.

How to decide on criteria

Choose by what the home must do, not by the community name. If the budget is under $500,000, Cape Harbour's record shows tower residences and Coach Homes in that band. If you want a detached house, Cape Harbour's record has six house sales and Tarpon Point's county record shows none in the window. If public restaurants and docking beside the home matter, that is Cape Harbour's harbour district. In every case, read the building's documents before you decide.

What Condominium Safety Rules Should a Cape Harbour Buyer Read?

Florida requires milestone inspections and structural integrity reserve studies for condominium buildings of three or more habitable stories, and Cape Harbour has buildings the MLS lists as high-rise and mid-rise. Story counts for each building and any reserve study filings are not on the record we read, so a Cape Harbour buyer requests them.

Data updated: October 2026 (Florida Statutes sections 553.899, 718.111, 718.112 and 718.503, 2025 and 2026 editions; Lee County Property Appraiser roll dated October 4, 2026; Southwest Florida MLS (Matrix) building class pulled October 10, 2026).

Which buildings the MLS lists as three stories or more

The two Marina South towers are listed in the MLS as high-rise (eight or more stories), with residences numbered on floors 5 through 15. Marina View is listed as mid-rise (four to seven stories). The Coach Homes are listed as low-rise (one to three stories), and the Marina Villas builder entries describe 1-story villas and 2- and 3-story townhomes. We print no story count for any building beyond those classes, and we do not say whether the statutes reach the Coach Homes or any Marina Villas condominium.

The 30-year milestone clock

Section 553.899 requires a condominium building of three or more habitable stories to be inspected by December 31 of the year it reaches 30 years of age, with a local agency able to require it at 25 years where conditions such as nearness to salt water justify it, and every 10 years after; the association pays. By the roll's year built, the arithmetic gives Marina View 2034, the Marina South towers 2036 to 2039 and Marina South II 2037. That is arithmetic on a county field, not a record of any inspection.

Structural integrity reserve studies

Section 718.112(2)(g) requires a structural integrity reserve study for each building of three or more habitable stories at least every 10 years. Associations existing on or before July 1, 2022 and controlled by unit owners had to complete it by December 31, 2025, and in no event after December 31, 2026 where it is done with a milestone inspection. For budgets adopted on or after December 31, 2024, members may not vote to waive or reduce reserves for those items.

Where to check a building's filings

The Florida Department of Business and Professional Regulation keeps a public structural integrity reserve study database with filings from July 2025 onward. We did not read whether any Cape Harbour association has filed, and this page says nothing either way. We look it up for the building you choose and ask the association for the study itself.

The building table

What it means for a purchase

A building approaching its milestone year, or one that has adopted a reserve schedule after a study, may carry a special assessment or higher dues. The resale package is where a buyer sees it: the summary of the milestone inspection report and the most recent structural integrity reserve study, where they exist, are among the documents a condominium resale buyer is entitled to.

What Documents Does a Cape Harbour Buyer Receive, and When?

A Cape Harbour buyer receives the seller's flood disclosure at or before signing, a condominium resale package with a 7-day right to void or a homeowners' association summary with a 3-day right, and an estoppel certificate within 10 business days of the request. Each runs on a clock written into Florida law.

Data updated: October 2026 (Florida Statutes 689.302, 718.503, 720.401, 720.30851, 718.116 and 553.79, 2025 and 2026 editions, read October 7 to 10, 2026).

The flood disclosure

Under s. 689.302 the seller of residential real property gives the buyer the flood disclosure "at or before the time the sales contract is executed." It covers known flooding during the seller's ownership, flood insurance claims including National Flood Insurance Program claims, and flood assistance including FEMA's. The statute text holds no right for the buyer to cancel, so read it before you sign.

The condominium resale package

Under s. 718.503 a condominium resale buyer is entitled, at the seller's expense, to the declaration, articles, bylaws and rules, the annual financial statement and budget, the Frequently Asked Questions and Answers sheet, the summary of the milestone inspection report and the most recent structural integrity reserve study where they exist. The buyer may void the contract within 7 days, not counting Saturdays, Sundays and legal holidays, after signing and receiving them.

The homeowners' association disclosure summary

Under s. 720.401 the buyer of a home in a homeowners' association must be given the disclosure summary before signing. Without it the buyer may void the contract in writing within 3 days after receiving the summary or before closing, whichever comes first, and the right cannot be waived. Which statute governs any Cape Harbour part is set by its recorded documents.

The estoppel certificate and its clock

Each association that governs the home issues an estoppel certificate within 10 business days of the request, stating what the owner owes. It is good for 30 days if delivered by hand or electronically and 35 if mailed. In Cape Harbour, where no association publishes its dues, the estoppel certificate is often the first written statement of the regular assessment a buyer sees.

The property tax disclosure

A buyer is given the property tax disclosure summary of s. 689.261, which warns that the seller's tax bill is not a guide to the buyer's, because a change of ownership triggers reassessment. The tax section below shows the arithmetic at four Cape Harbour prices.

Open permits and unpermitted work

Permit history for an address can be searched without an account on the city's EnerGov Citizen Self Service portal, and the city's payoff request lists open building permits. Under s. 553.79(16) and (17) an owner may close an open or expired permit with the original contractor, another licensed contractor or as owner-builder; a local agency may close a permit six years after it was issued if no apparent safety hazard exists; and a buyer at arm's length may not be penalized solely because a previous owner's permit was never closed.

The documents and their clocks

The documents we want in your hands

For a condominium: the declaration and rules, both budgets where Marina Villas has two layers, the financial statement, the milestone summary and reserve study where they exist, the insurance certificate and master policy summary, and every estoppel certificate. For a house: the HOA summary where one applies, the survey, any seawall and dock permits, the elevation certificate, the wind mitigation form and the roof age.

How Does a Home Purchase Run in Lee County, Step by Step?

A Lee County purchase runs through eight steps: a written buyer agreement, the search, the offer and contract, inspections, the association documents and estoppels, insurance and the loan, closing, and the first year after. In Cape Harbour the document and flood steps take the most time, so we start them on day one.

Data updated: October 2026 (National Association of REALTORS settlement pages; Florida Statutes 475.278, 689.302, 718.503 and 720.401; Citizens Property Insurance inspection rules; Lee County closing customs, read October 7 to 10, 2026).

Step 1: the written buyer agreement

Since August 17, 2024, a buyer working with an agent who participates in a REALTOR-affiliated multiple listing service signs a written agreement before touring a home, in person or by live video. It states the agent's compensation and that broker commissions are not set by law and are fully negotiable.

Step 2: the search

We search by building, not by price alone, and we watch the Southwest Florida MLS for the buildings and streets on your list. For every candidate we pull the building's recorded sales and the active listings in the same building.

Step 3: the offer and the contract

The contract sets every date: the inspection period, the financing period, the deposit schedule and the closing date. We print no default day count because no standard timeline governs every contract. In Cape Harbour we make sure the review period is long enough to receive the association documents.

Step 4: inspections

A general inspection, a wind mitigation inspection and, for an older home, a 4-point inspection. Citizens requires a 4-point inspection for homes over 20 years old. For a waterfront house, a seawall and dock inspection belongs on the list.

Step 5: documents and estoppels

We request the resale package or HOA summary and every estoppel certificate the home needs, calendar the 7-day or 3-day clock from the day you receive them, and read the declaration for rental, pet and approval rules before your right to void expires.

Step 6: insurance and the loan

We ask for binding quotes for wind, flood and the unit or house policy inside the inspection period, and we give the lender the association documents its condominium review needs.

Step 7: closing

In Lee County the seller customarily pays the deed stamps and the owner's title insurance policy and chooses the closing agent; the buyer customarily pays to record the deed and all the costs of a new mortgage. These are customs, and the contract controls.

Step 8: after closing

File for homestead by March 1 of the year you qualify if the home is your permanent residence, keep the elevation certificate and wind mitigation form with your records, and calendar the association's budget meeting.

What Does a Buyer Pay at Closing on a Cape Harbour Home?

A Cape Harbour buyer customarily pays to record the deed and all the costs of a new mortgage, including documentary stamps on the note at 35 cents per $100 and an intangible tax of $2 per $1,000. On an 80 percent loan at the $485,000 condominium median those two taxes come to $2,134.00.

Data updated: October 2026 (Florida Statutes 201.02, 201.08, 199.133 and 28.24, 2026 editions; Lee County customs per our cost of selling file dated June 29, 2026; the contract controls).

What the buyer customarily pays in Lee County

By Lee County custom the buyer pays to record the deed and all the costs of a new mortgage. Recording a deed costs $10.00 for the first page and $8.50 for each further page under s. 28.24, so a two-page deed records for $18.50. A new mortgage carries documentary stamp tax of 35 cents per $100 of the debt under s. 201.08 and a one-time intangible tax of 2 mills, $2 per $1,000, under s. 199.133.

A worked example at five prices

Arithmetic on the statutory rates. It leaves out lender fees, the lender's title policy, prepaid insurance and escrow, prorations, recording the mortgage itself and any association charge the contract assigns to the buyer. It is not a closing statement.

What the seller customarily pays

In Lee County the seller customarily pays the documentary stamps on the deed, 70 cents for each $100 of the price, and the owner's title insurance policy, whose premium is set by state rule at $5.75 per $1,000 up to $100,000, $5.00 per $1,000 from $100,000 to $1,000,000 and $2.50 per $1,000 from $1,000,000 to $5,000,000. On a $485,000 sale the deed stamps are $3,395.00. These are customs; the contract controls.

Estoppel and association charges

An estoppel certificate costs up to $299, plus $119 for delivery within 3 business days, and $179 more if the account is delinquent; the contract decides who pays it. A Marina Villas purchase may need more than one certificate if both layers apply. No Cape Harbour association publishes a transfer fee or capital contribution, so we ask each association in writing before you sign.

Fees we do not print

We print no figure for a title search, a settlement or closing fee, a lien search fee or a lender's fee, because no dated first-party document sets one. Your lender's Loan Estimate and the closing agent's figures are where those numbers come from.

Prorations

Florida property taxes are for the calendar year and are paid in arrears: bills go out about November 1 and become delinquent April 1. A closing prorates the year between seller and buyer, and the closing statement shows the split.

How Do Property Taxes Work After You Buy in Cape Harbour?

Every Cape Harbour parcel is in Lee County taxing district 057, the City of Cape Coral. The 2025 certified total was 15.3806 mills, and the 2026 total applied to the tax roll is 15.3250 mills. A homesteaded condominium at the $485,000 median comes to about $6,783.96 in ad valorem tax before city charges.

Data updated: October 2026 (Lee County Property Appraiser 2025 millage and 2026 millage book printed October 9, 2026; City of Cape Coral release of October 6, 2026; School District of Lee County release of September 9, 2026; Lee County Property Appraiser exemption information for tax year 2026).

The 2025 millage, authority by authority

Source: Lee County Property Appraiser millage book, tax year 2025.

The 2026 rate

For 2026 the City Council kept the city operating millage at 5.1471, and the School Board adopted 5.271 mills, down from 5.319. The Property Appraiser's final 2026 book, printed October 9, 2026, applies 15.3250 mills to the tax roll for district 057 (5.271 school plus 10.0540 for every other line), against 15.3882 proposed in August.

Homestead and Save Our Homes

For tax year 2026 the first $25,000 of assessed value is exempt from all property taxes, and an additional exemption of up to $26,411 applies to assessed value over $50,000, for non-school taxes only. Applications are due by March 1 of the year the owner qualifies. Save Our Homes then limits the yearly rise in a homestead's assessed value to 3 percent or the change in the Consumer Price Index, whichever is lower; the cap for 2026 is 2.7 percent.

The reset

A change of ownership triggers reassessment, so the seller's bill is not your bill. Non-homestead property has a 10 percent yearly assessment cap that does not apply to school taxes, which matters for a second home or a rental unit in the towers.

Portability

A homestead owner may carry up to $500,000 of Save Our Homes benefit to a new Florida homestead. If you are selling a Florida homestead to buy in Cape Harbour, the timing of the sale and the new homestead application decide whether you capture it.

Worked example: ad valorem tax at five prices

Arithmetic: non-school taxable value is the price less $25,000 less $26,411, times 10.0540 mills; school taxable value is the price less $25,000, times 5.271 mills; without homestead, the price times 15.3250 mills. The example sets assessed value equal to price only to show the arithmetic. Estimates, not tax bills, and before city charges.

At every price the homestead exemption is worth $648.67 a year in this arithmetic, because both exemption amounts are fixed.

City charges on the bill

The city adds fire service, stormwater and solid waste assessments to the tax bill. For fiscal year 2027 the average single-family home pays $515.43 for fire service (down from $540.17, as reported for Resolution 223-26), $163 for stormwater (raised from $156.00, as reported for Resolution 221-26) and $384.25 for solid waste (reported unchanged), $1,062.68 in all. The fiscal year 2026 fire rates, the newest the city has posted, are a Tier 1 charge of $349.32 per parcel plus $3.47 for each $5,000 of structure value. A condominium bill depends on the unit's structure value and unit count, so the bill governs.

The early-payment discount

Paying the bill early earns 4 percent in November, 3 percent in December, 2 percent in January and 1 percent in February, with none in March. On the $6,783.96 condominium example, paying in November saves $271.56.

Amendment 3 passed and takes effect in 2027

Amendment 3 passed on November 3, 2026 with 61.99 percent yes on the Florida Division of Elections’ unofficial count (60 percent was needed; Florida Election Watch, Amendments). The state certifies the final count later in November. It raises the non-school homestead exemption to as much as $150,000 from January 1, 2027 and $250,000 from January 1, 2028, leaves only the first $25,000 exempt from school taxes, and cuts the non-homestead cap from 10 percent to 5 percent. Every figure above uses the 2026 rules, which govern bills until the 2027 tax year.

What Rules Run With a Cape Harbour Home?

The rules that run with a Cape Harbour home, on leasing, pets, buyer approval and renovations, are set by each building's recorded declaration and rules, and none of the Cape Harbour associations publishes them where we could read them. A buyer reads them in the resale package and asks for them in writing.

Data updated: October 2026 (Florida Division of Corporations records and association search read October 10, 2026; City of Cape Coral flood and permit rules; Florida Statutes 718.503 and 720.401).

Leasing

We print no minimum lease term, no cap on leases and no approval fee for any Cape Harbour building, because no recorded document we read states one. Listing entries that print rental minimums are not a source we use. If you plan to lease the home, we ask the association for the declaration and rules before your right to void expires, and have the estoppel certificate state any restriction.

Pets

The declaration and rules of each building decide whether pets are allowed and on what terms. Each tower, Marina View, the Coach Homes and Marina Villas has its own association, so one building's answer does not carry to another. We print no pet count, weight limit or breed rule.

Approval of buyers

Whether a buyer needs association approval, and how long it takes, is set by the declarations, which we could not read. We ask the association in writing at contract and fold the answer into the timeline.

Renovations and the 50 percent rule

An association's architectural rules govern changes inside its building. The city's flood rules govern large projects: an improvement or repair costing 50 percent or more of the building's market value, land excluded, is a substantial improvement, and the building must then meet the flood rules for new construction. For a condominium the city requires an appraisal for that test. The flood section covers the details.

Boats, slips and docks

The marina operator rents wet and transient slips by inquiry, and no legal description in the footprint on the county roll names a boat slip. On the waterfront house lots, docks and lifts carry city permits and dimension limits set by the Land Development Code. The marina section below sets out what the record shows.

What the estoppel and the resale package should answer

Before your right to void expires, the documents should answer five questions: the regular assessment and what it covers, any special assessment pending, the leasing rules, the pet rules, and whether the buyer needs approval. If a document is silent, we ask the association in writing.

What Flood Zone Is a Cape Harbour Home In?

At 13 points we checked across Cape Harbour and its neighbours, FEMA's flood map (panel 12071C0392G, effective November 17, 2022) shows Zone AE with an 8 foot base flood elevation at eleven points and shaded Zone X at two. Every point sits in Lee County Evacuation Zone A. A zone is never stated here for an address.

Data updated: October 2026 (FEMA National Flood Hazard Layer queried October 10, 2026; Lee County evacuation zone layer queried October 10, 2026; City of Cape Coral Community Rating System page re-checked October 10, 2026; FEMA Community Rating System Discount Guide read October 15, 2026).

The flood map at 13 points

Source: FEMA National Flood Hazard Layer, panel 12071C0392G effective November 17, 2022, queried October 10, 2026. Rows marked neighbour are outside the 476-parcel footprint.

Of the nine points inside the footprint, seven read Zone AE and two read shaded X. The 8 feet is the value at these sample points, not a statement about every parcel.

Shaded X is not minimal risk

Shaded Zone X means a 0.2 percent annual chance flood hazard in a coastal zone. It is a mapped hazard, not an absence of one, and it does not change evacuation: the Phase 2-B and Coach Homes points are still in Evacuation Zone A. The county says "Zone A will be the first area ordered to evacuate."

The 9-foot polygon and map revisions

Inside the box around the community, the FEMA layer holds one AE polygon with a base flood elevation of 9 feet that we did not locate at any sample point. No Limit of Moderate Wave Action line and no map revision polygon appeared within 300 meters of any point. A federal notice published May 18, 2026 lists a map revision case for the City of Cape Coral (case 25-04-1807P) that does not describe where the change applies, so we check the Map Service Center for the address you choose.

The Community Rating System discount

Cape Coral holds a Community Rating System Class 5 rating, reached in 2010. Under FEMA's current rating method the Class 5 discount of 25 percent applies to the full-risk premium of every National Flood Insurance Program policy in the city, including policies outside the Special Flood Hazard Area, so 25 percent on every NFIP policy, X zone included. In November 2024 the city announced it retained the discount and avoided FEMA probation.

The 50 percent rule if you renovate

The city states the rule this way: an improvement or repair "the cost of which equals or exceeds 50% of the market value of the building or structure before the improvement or repair is started" is a substantial improvement, and the building must then meet the flood rules for new construction. Market value is the building only, land excluded, from a qualified appraisal within 12 months or the adjusted tax assessment; an appraisal is required for condominiums. A building brought into compliance must have its lowest floor at or above the base flood elevation plus 1 foot.

Elevation certificates

An elevation certificate records a building's lowest floor elevation against the base flood elevation. Many are on the city's Forerunner portal; buildings from before 1993 may not have one on file. For a house in Zone AE the certificate is the document an insurer prices from, so we ask for it early.

What lenders and the flood disclosure add

A lender's flood determination for the address decides whether a federally backed mortgage requires flood insurance. The seller's flood disclosure under s. 689.302 adds what the seller knows of flooding, flood claims and flood assistance during the seller's ownership.

What to do before you buy

1. Look up the address on FEMA's Map Service Center.
2. Look up the evacuation zone on the county's Know Your Zone page.
3. Ask for the elevation certificate, or check the city's portal.
4. Read the seller's flood disclosure at or before signing.
5. Get a flood quote from a licensed agent for the specific building inside the inspection period.

What Do Hurricanes and Insurance Mean for a Cape Harbour Buyer?

Cape Harbour lies in Lee County Hurricane Evacuation Zone A, and the National Hurricane Center reports Hurricane Ian's maximum inundation in Cape Coral at 6 to 9 feet above ground. The record gives no surge depth or damage figure for Cape Harbour itself, and no Cape Harbour premium is published, so a buyer gets quotes for the building.

Data updated: October 2026 (National Hurricane Center Tropical Cyclone Report AL092022; USGS high-water marks read October 10, 2026; OpenFEMA NFIP claims, version 3, data as of September 8, 2026, pulled October 15, 2026; Citizens Property Insurance 2026 approved rate changes by county).

The evacuation classification

All 13 sample points sit in Lee County Hurricane Evacuation Zone A, which the county calls surge zone 1, the first zone ordered out. Evacuation zone and flood zone are different maps, so a shaded X building can still be in Zone A.

What the Hurricane Ian record supports

Ian made landfall on Cayo Costa at 1905 UTC on September 28, 2022 at 130 knots, about 150 miles an hour, Category 4. The National Hurricane Center states that "maximum inundation levels of 6 to 9 ft AGL occurred in Pine Island, Cape Coral, and other communities" along the mouth of the Caloosahatchee River. The 7.26 feet often quoted for Cape Coral is a tide gauge near downtown Fort Myers. The U.S. Geological Survey surveyed no Ian high-water mark in Cape Harbour; the nearest is about 5 kilometers away, so we print no depth for Cape Harbour.

Flood claims after Ian, ZIP 33914

OpenFEMA's flood insurance claims data for Hurricane Ian, reported under ZIP 33914, shows 3,220 claims and about $207.1 million in building payments (version 3, data as of September 8, 2026, pulled October 15, 2026). ZIP 33914 is far larger than Cape Harbour, so these are ZIP-level figures, not Cape Harbour figures.

The master policy and the unit policy

In a condominium the association carries a master policy on the building and the owner carries a unit policy on contents and interior. Where one stops and the other starts is set by the declaration, and the master policies for the Cape Harbour associations are not published. A house owner carries one homeowners policy plus wind and flood as the insurer requires.

What Citizens publishes for Lee County

Source: Citizens Property Insurance, 2026 approved rate changes by county. A county book of business, not a quote and not a Cape Harbour premium.

Four-point inspections and roofs

Citizens requires a 4-point inspection for homes over 20 years old, and asks for documentation of at least five years of remaining useful life once a roof passes 25 years (50 years for roof types it treats as longer-lived). Other insurers set their own rules. Every Cape Harbour house built before 2006 is past 20 years on the roll.

Wind mitigation

A wind mitigation inspection is recorded on the state's Uniform Mitigation Verification Inspection Form (OIR-B1-1802), which insurers must accept from an authorized inspector under s. 627.711. The City of Cape Coral's residential design standard states "Basic wind speed: 160 MPH or as calculated," and the 8th Edition (2023) Florida Building Code is in force. Those are the city's and the state's standards, not a rating of any Cape Harbour building.

Flood insurance

Flood insurance is separate from wind and fire coverage. We print no flood premium range for Cape Coral, because the ranges that circulate carry no primary source; a quote depends on the building's elevation, foundation and coverage, with the 25 percent Class 5 discount applied by the insurer.

Get binding quotes inside the inspection period

The only premium that matters is the one an insurer quotes for the specific building, year built, roof and coverage. We ask for wind, flood and unit or house quotes inside the inspection period so the number is known before your deposit goes hard.

What Does the Cape Harbour Marina Mean for a Buyer With a Boat?

Cape Harbour's marina is run by Safe Harbor Marinas, which lists wet slips for boats from 35 to 60 feet, transient slips from 25 to 60 feet, dry storage to 34 feet and a fuel dock. It rents slips by inquiry; no legal description in the footprint on the county roll names a boat slip, so a slip does not come with a home.

Data updated: October 2026 (Safe Harbor Cape Harbour operator page, read October 10, 2026; Lee County Property Appraiser owner field; City of Cape Coral canal layer, Chiquita Boat Lock page and permit fee schedule effective January 1, 2026; Florida Administrative Code rule 68C-22.005).

Slip sizes the operator publishes

Source: Safe Harbor Cape Harbour, read October 10, 2026. The operator publishes no slip total and no slip rate.

Renting a slip, not owning one

The operator offers wet and transient slips through its office and describes no slip sales. We also searched the legal descriptions on the county roll for the Cape Harbour footprint, and none names a boat slip. That does not rule out an arrangement written into a declaration, so if a listing mentions a slip, we ask for the recorded document that conveys it and the operator's written terms: the length of the term, who may renew, the rate and whether it moves with the home.

Who may use the marina amenities

The operator lists barbecue grills, bathhouses, showers, laundry, pump-out, a ship's store, a swimming pool, a tennis court, a fitness center, a gazebo, gated access to vessels and complimentary parking and Wi-Fi. It does not say whether a slip renter, a condominium owner or the public may use the pool, the court and the fitness center. If you are counting on them, get the answer in writing.

Fuel, service and the marina land

The operator lists a fuel dock with marine gasoline and diesel, vessel service, VHF channel 15 and an office open 7:30 a.m. to 4:30 p.m. daily. The marina tracts are owned by SHM Cape Harbour, LLC on the Property Appraiser's owner field.

Getting to open water

Every canal around Cape Harbour is saltwater on the city's canal map, and the city reports that removal of the Chiquita Lock was completed on June 17, 2025, so the lock is not a feature of the route today. Rule 68C-22.005 makes the waters northeast of Intracoastal Waterway Green Marker 99, including the residential canals of Cape Coral, a Slow Speed zone all year, and the marina lies on that side by our plot of the rule's coordinates. We print no mileage to the Gulf and no bridge clearance, because no source we could verify states them for the route a boat takes.

Boater rules a new owner should know

Florida requires a boating safety course for people born on or after January 1, 1988, according to the City of Cape Coral Marine Services page. Freedom Boat Club states that its Cape Coral location "can be found within Cape Harbour Marina," and Cape Coral Boat Rentals keeps an office on Cape Harbour Drive.

Seawalls and docks on the waterfront lots

Land Development Code section 5.4.8.A requires every parcel fronting a saline, brackish or tidally influenced canal to have a seawall along its whole water frontage, built and maintained at the owner's expense. Section 5.4.2 limits pilings to 10 feet above the seawall cap and dock decking to 2 feet above it, and a saltwater seawall or dock permit includes state environmental approval.

Plus a 2.5 percent state surcharge on Florida Building Code permits; additional fees may apply. Source: City of Cape Coral Miscellaneous Permit Fee Schedule.

A seawall replacement cost per foot is not on any city document we read. For a waterfront house we order a seawall inspection inside the inspection period and read the permit history.

The boat ramp and dock permit

A city permit issued October 7, 2026 covers replacing the harbour district's boat ramp panels and the fixed timber docks beside the ramp (permit layer read October 10, 2026). It is a repair of existing facilities, and we print no cost.

What Utilities and Services Come With a Cape Harbour Home?

Cape Harbour is served by city water, sewer and irrigation, labelled "Cape Harbour CIAC" on the city's utility map with service available at every sampled point, and it is outside every Utilities Extension Project assessment area. Every parcel is in tax district 057, garbage district 017, the city fire district and lot mowing district 1C.

Data updated: October 2026 (City of Cape Coral utility, zoning, street and parks layers read October 10, 2026; city water and wastewater rates effective October 1, 2026; Lee County Property Appraiser parcel layer).

City water, wastewater and irrigation rates

City rates effective October 1, 2026, for a 5/8 inch meter: water carries a capacity charge of $25.36 a month plus $5.44 per 1,000 gallons up to 5,000 gallons, $8.14 from 5,001 to 10,000, $10.86 from 10,001 to 15,000, $14.92 from 15,001 to 20,000 and $19.00 above 20,000. Wastewater carries a capacity charge of $32.83 a month plus $12.85 per 1,000 gallons. Irrigation for a single-family home or duplex is a flat $13.40 a month.

A stated-usage illustration

At 5,000 gallons of water and 5,000 of wastewater a month: water $25.36 + (5 x $5.44) = $52.56; wastewater $32.83 + (5 x $12.85) = $97.08; irrigation $13.40. Total $163.04 a month, or $1,956.48 a year. It is an illustration, not a bill. How a condominium's water is billed, through the building or to each unit, is set by its association and is not published.

Trash, fire and lot mowing

Every parcel is in garbage district 017, the city fire district and lot mowing district 1C. The nearest city fire station on the city layer is Station 6, 4540 Chiquita Boulevard South, about 1.5 straight-line miles from the community center (the layer was last edited in 2020).

Zoning on your street

Source: City of Cape Coral zoning layer read October 10, 2026; Land Development Code; Comprehensive Plan Future Land Use Element. The county's parcel record still carries older labels the current code does not define, so the city map is the label to use.

Private streets and gates

The city's street map codes most of Cape Harbour Drive and Harbour Circle as private streets; Chiquita Boulevard South is a city street and a major arterial. Who maintains each private street is not on the record we could read. The harbour district is open to the public, the Marina Villas builder entry says "Not gated," and the developer describes the Coach Homes as a "gated enclave"; we print no gate location, and we ask the association for the access rules in writing.

Moving in: payoffs and permits

Before closing we order the city's free payoff request, which covers special assessments, utility balances, open code cases and open building permits, and read the permit history on the city's EnerGov portal.

How Far Is Cape Harbour From Everything?

From the Marina South towers, Cape Coral City Hall is about 9.6 road miles and Southwest Florida International Airport about 18.7. Downtown Fort Myers is about 16.6, Fort Myers Beach about 16.5, Sanibel about 21.7, Punta Gorda about 30.0 and Naples about 39.9. These are road miles, not drive times.

Data updated: October 2026 (public routing engine from a point inside Cape Harbour, October 10, 2026; Lee County tolls page read October 10, 2026; Lee Health location pages read October 10, 2026).

Method: about, by road, from a point inside the community, public routing engine, October 2026. Rows marked from the marina start at the marina point.

Bridge tolls

The routes to the airport, Fort Myers Beach, Sanibel and Naples cross the Cape Coral Bridge. Tolls are charged only on trips from Fort Myers to Cape Coral or Sanibel: $2.00 with a transponder or prepaid account and $5.00 pay-by-plate on the Cape Coral and Midpoint Memorial bridges, and $6.00 or $9.00 on the Sanibel Causeway. One tolled crossing on each of 250 working days is 250 x $2.00 = $500 a year, against the LeeWay unlimited program at $330 a year; a reduced fare program is $40 a year.

The Cape Coral Bridge replacement

On September 19, 2023 the Lee County Board voted to advance the replacement design for the Cape Coral Bridge with a pedestrian bridge, with construction "set to begin in 2026." Published cost figures range widely, so we print no cost and no completion date.

Hospitals

Lee Health Cape Coral Hospital, 636 Del Prado Boulevard, is about 11.0 road miles from the towers, with a 24-hour emergency department on campus. Lee Health Convenient Care on Pine Island Road is about 11.4 miles, walk-in, 7 a.m. to 7 p.m. daily. HealthPark Medical Center is about 11.7 miles, Gulf Coast Medical Center about 12.1 (listed by Lee Health as a Level II Trauma Center) and Lee Memorial Hospital about 15.4. Lee Health pages carry a notice that from January 1, 2027 its hospitals and physicians will be out of network with UnitedHealthcare.

Parks and beaches

Camelot Park, about 1.0 mile from the marina, covers 6.4 acres with two lighted tennis courts carrying pickleball lines, picnic pavilions, a playground and a walking trail. Rotary Park Environmental Center covers 97 acres. Yacht Club Community Park is about 6.2 miles; the city's page, updated May 2026, says its beach is open while the boat ramp and marina are closed. Bowditch Point Park is about 16.6 miles and Lovers Key State Park about 23.8.

Which Schools Serve a Cape Harbour Address?

The School District of Lee County assigns schools through choice zones, and its address lookup decides the zone for a given Cape Harbour address. The nearest elementary schools are the three of Proximity Zone F and the nearest middle schools make up Zone BB. We name no assigned school and print no grades.

Data updated: October 2026 (School District of Lee County Student Enrollment Plan 2026 to 2027; Lee County GIS school layer; road miles by public routing engine, read October 10, 2026).

How placement works

The district's plan has families rank schools "in the proximity zone linked to the residential address." When a lottery is needed, its preference order includes siblings and, after programs, residence within two miles of the school. Students who live within 2 miles of their school are not provided district transportation. No school sits within 2 straight-line miles of any sampled Cape Harbour point.

High school options

The plan's West Zone sub-zones 2 and 3 list Cape Coral High, Ida S. Baker, Island Coast, Mariner and North Fort Myers. The plan does not state Cape Harbour's sub-zone.

The municipal charter schools

The City of Cape Coral runs Oasis Charter Schools, with Oasis Elementary South, Oasis Middle and Oasis High on Oasis Boulevard in ZIP 33914 and Oasis Elementary North farther north. Oasis High's own page says students residing in any Florida school district may seek enrollment under the state's open enrollment law, subject to seat capacity.

Check your own address

Run the district's own check on the exact address before an offer if schools matter to the purchase. We print no "zoned" school for any Cape Harbour street.

What Is Being Built or Changed Near Cape Harbour?

Near Cape Harbour, the city's permit layer shows Marina Villas site plans in review and at stop work order, a replat of a harbour district parking area in review, a new permit for the harbour district boat ramp and docks, a Chiquita Boulevard corridor project in design, and the completed removal of the Chiquita Lock on June 17, 2025.

Data updated: October 2026 (City of Cape Coral permit and plan layers, Chiquita Boulevard project release and City Council agendas, read October 10, 2026; Florida Department of Environmental Protection permit 153417-024 EI, read October 15, 2026).

Inside Cape Harbour

LDC Cape Harbour Holdings, LLC is the Property Appraiser's owner of the remaining development tracts: C-4 and C-5 (7.976 acres, stated area), C-6 (6.674 acres) and the residual of C-7 around Marina Villas. The developer's site says construction continues "on the remaining buildable land, primarily consisting of on and off-water townhomes." We print the city layer's statuses with the read date and nothing more: no reason, no unit total beyond the 24 recorded Marina Villas units, and no schedule.

The Chiquita Boulevard corridor

The city's corridor project runs on Chiquita Boulevard from Cape Coral Parkway to Veterans Parkway, covering turn lanes, intersections and medians. An open house was held September 9, 2026 and the release gives no construction schedule. The corridor lies north of the Cape Harbour entrance.

The South Spreader after the lock

With the lock removed, the city lists its next steps as plans: a bathymetric survey of the South Spreader, 3,000 mangroves, oyster reef balls and city-wide dredging permits.

Tarpon Point

Tarpon Point, about 0.56 mile southeast, is governed by a planned development approved by Ordinance 14-01, per City Council agenda text, and its marina holds the 266-slip state permit described in the comparison above.

What the hearing agendas show

From January 2024 to October 2026, 252 meetings of City Council, the Hearing Examiner and the planning body were reviewed, and no agenda title names Cape Harbour. That is a reading of titles; a project can appear under a street or a case number instead.

What the pipeline means for a buyer

Construction can happen near a Cape Harbour home. Before you buy beside an unbuilt tract, we ask for the recorded site plan, ask the association what it knows about construction timing, and read the declaration for any rights the developer kept.

How Do We Find You the Right Cape Harbour Home?

We find you the right Cape Harbour home by choosing the building first, because the building decides the association, the insurance, the flood point and the condominium safety rules, then reading that building's recorded sales and active listings, and touring only homes that pass those checks. The method takes a day to assemble and saves weeks later.

Step one: the monthly number

We start with your total monthly number, not the price: the mortgage, taxes at the reset assessment, insurance quotes for the building, utilities and the association layers once the budget is in hand. The worked examples above show the public part of that arithmetic.

Step two: the building

A tower residence, a Marina View unit, a Coach Home, a Marina Villas townhome-style unit and a waterfront house differ in association, maintenance responsibility, insurance and recorded price. We say which buildings fit your list of requirements using the features of the homes, not anything about who you are.

Step three: the building file

For each building on the shortlist we pull the association's Florida record and manager, the 24-month or longer sales record, the active listings in the same building, the flood point and the height class.

Step four: tours that answer questions

We tour with the document list in hand, and we watch the Southwest Florida MLS for homes in your buildings so you hear the day one reaches the market.

How Do We Negotiate for You in Cape Harbour in 2026?

We negotiate for you in Cape Harbour from the record: what the same building sold for in a named window, how long the home has been listed, what the 19 competing listings ask, and which terms protect you. With a median sale at 94.6 percent of list and none above list in 12 months, the evidence supports a measured offer.

Price from the building's own record

We start with the same building's sales, then the same product, then the community. For a tower residence that is the 24-month record: tower I 15 sales at $463,000, tower II 19 at $515,000. For Marina View it is the 60-month record of 21 sales at $715,000 and the three recent sales at $710,000 to $795,000. We adjust for size, floor, view and condition where the record shows them.

Reading time on market

The median Cape Harbour closing took 139 days on market in the 12 months to September 25, 2026, against 59 days in the prior 12 months. A listing well past that mark is one where we ask the listing agent what has changed, and we tell you which instrument each number came from.

Terms that protect you

We ask for the association documents and every estoppel certificate as written conditions, an inspection period long enough to order wind, flood and seawall reviews, the 7-day or 3-day statutory windows noted in the contract, and a deposit schedule that fits those dates.

Using what the inspection and the documents find

If the inspection finds a roof near the end of its life, the flood point is Zone AE without an elevation certificate, or a budget shows a special assessment coming, we use it to ask for a price change, a credit or a repair. Where a document is missing, we ask for the contract to say what happens.

Protecting your deposit

The deposit is held under the contract's terms. We read the deadlines that return it, including the condominium and homeowners' association windows, and calendar each one.

How Does Buyer's Agent Compensation Work in Cape Harbour in 2026?

Since August 17, 2024, a buyer working with an agent who participates in a REALTOR-affiliated multiple listing service signs a written agreement before touring, stating the agent's compensation and that broker commissions are not set by law and are fully negotiable. The requirement comes from the industry settlement, not from Florida statute.

What the national settlement changed

Since the same date, offers of compensation to a buyer's broker are not advertised on the multiple listing service. A seller may still choose to offer compensation off the service, and seller concessions may still be listed. The National Association of REALTORS summarizes the changes on its pages.

The Florida agency question

Chapter 475 does not require a buyer agreement before a showing. Florida presumes a licensee acts as a transaction broker unless a single agent or no brokerage relationship is set in writing, and a licensee may not act as a dual agent (s. 475.278). We explain the choice in writing before you sign.

Who pays

Compensation is negotiable and is set in the buyer agreement and the contract. We state ours before the first tour and print no rate on this page.

What it means for a Cape Harbour purchase

Most Cape Harbour sales are resales, so the compensation conversation is between you, your agent and whatever the seller offers in the contract. On a builder-direct Marina Villas purchase, ask the builder's representative in writing what, if anything, the builder offers.

How Do You Finance a Cape Harbour Home in 2026?

Financing a Cape Harbour purchase turns on four inputs: the down payment, the lender's treatment of association dues that are not published until you request the budget, the flood zone of the building and, for a condominium, the building's eligibility. A 20 percent down payment at the $485,000 condominium median is $97,000.

The down payment arithmetic

Arithmetic on the medians named in the closing-cost table above.

Dues in the debt-to-income ratio

A lender counts the association charges, taxes and insurance in your monthly obligations. In Cape Harbour the association number arrives with the budget and the estoppel certificate, so we request them early enough for the lender's underwriting.

Flood insurance

If the building is in Zone AE, flood insurance is mandatory for a federally backed mortgage, and the premium belongs in the monthly number before you commit.

Condominium eligibility

A lender reviewing a Cape Harbour condominium looks at the association: its budget, reserves, insurance, litigation and any special assessment, and in a building of three or more habitable stories the milestone and reserve study status. We put those documents in front of the lender early.

Appraisal

An appraiser values a resale from comparable recorded sales. With a median sale at 94.6 percent of list and days on market that more than doubled year over year, an appraisal can come in below a contract price set from older sales. We bring the building's recent sales to the appraiser.

Current rates

The current mortgage rate belongs to your lender. Freddie Mac publishes its Primary Mortgage Market Survey weekly. We print no rate on this page.

What Are the Pros and Cons of Cape Harbour for a Buyer?

Cape Harbour's documented strengths for a buyer are a public harbour district, salt water, a marina taking boats to 60 feet, no district or utilities assessment and a wide range of products; its documented limits are unpublished dues and rules, a slow 139-day MLS pace, Zone AE at most sampled points and an unread governance structure.

Pros

• A public harbour district: restaurants with free parking and docking, a marina and transient slips beside the residences.
• Salt water: every canal around Cape Harbour is saltwater on the city's canal map, and the Chiquita Lock removal was completed June 17, 2025.
• A marina listing wet slips from 35 to 60 feet, dry storage to 34 feet and a fuel dock.
• No community development district and no Utilities Extension Project assessment.
• A range of products recorded from $330,000 to $3,150,000 across towers, mid-rise, coach homes, townhome-style condominiums and waterfront houses.
• Supply: 19 active listings and 7.6 months of supply on October 10, 2026, with a median sale at 94.6 percent of list.

Cons

• No published dues, special assessments, transfer fees, rental rules or pet rules for any association.
• An unread master role: the 1996 community association's authority over the others is not on the public record we could read.
• A slow resale pace: 139 days on market, which also applies when you sell.
• Zone AE with an 8 foot base flood elevation at most sampled points, and Evacuation Zone A throughout.
• No deeded slips on the county roll; slips are rented.
• Construction still possible: the remaining tracts are owned by LDC Cape Harbour Holdings and the city layer shows Marina Villas site plans open.

How the list lands for a buyer

The pros describe what surrounds the home; the cons describe what a buyer cannot yet see. Those are documents: the declarations, the budget, the reserve study, the insurance certificate and the elevation certificate. Read them for the exact building before you weigh the list.

Selling a Florida Home to Buy in Cape Harbour?

If you are also selling a Florida home to buy in Cape Harbour, the two transactions need one plan: the sale funds the purchase, the closing dates must line up, and a Florida homestead may carry up to $500,000 of Save Our Homes benefit to a new Florida homestead. We run both sides so neither date surprises you.

Already own in Cape Harbour?

If you are moving within the community, start with a Cape Harbour home valuation built on your own building's recorded sales. When you are ready to list, our guide to selling your home in Cape Harbour explains how we price a Cape Harbour resale. Call Jesse direct at (239) 898-6072.

Timing a sale against a purchase

We map both dates before you sign: the estoppel clock, the inspection period, the association windows and the closing date on each side. With 139 days the median time on market here, a buyer who must sell first plans the sale early.

Selling elsewhere in Cape Coral?

For a home in another Cape Coral neighborhood, start with a Cape Coral home valuation or read how we sell homes in Cape Coral, and see our citywide guide to buying a home in Cape Coral. Buyers comparing communities often read our guides to Sandoval, where the county recorded 92 sales at a median of $359,500 in the same 12 months, and Cape Royal, where Cape Royal and Royal Tee recorded 25 at $620,000.

Thinking of Selling Your Cape Harbour Home? List With the #1 Team in Southwest Florida Since 2012

If you own in Cape Harbour and are thinking of selling, the most useful first step is a pricing read from the county's recorded sales in your own building, set beside the 19 active listings you would compete with. Call Jesse direct at (239) 898-6072 or get a free valuation. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012.

Get a Free Valuation in 60 Seconds. Get a free Cape Harbour home valuation, read how we sell homes in Cape Harbour, or call Jesse direct at (239) 898-6072.

Which sales will buyers compare my Cape Harbour home with?

The sales in your own building first, in a named window: tower I 15 at $463,000 and tower II 19 at $515,000 in 24 months, Marina View 21 at $715,000 in 60 months, and the Coach Homes 7 at $497,000 in 60 months.

How long will my Cape Harbour home take to sell?

The matched MLS closings took a median of 139 days in the 12 months to September 25, 2026, and condominiums 104 days. Your building's competing listings set the pace for your home.

What does a Lee County seller customarily pay?

The deed stamps at 70 cents per $100 and the owner's title policy, by custom; the contract controls. On a $485,000 sale the stamps are $3,395.00.

Which documents should I gather before listing?

The declaration, rules, budget, financial statement and insurance certificate for your building, any milestone summary and reserve study, your flood disclosure facts and your elevation certificate.

Do I need to disclose a past flood claim?

Yes, if you made one during your ownership: the flood disclosure under s. 689.302 covers flood insurance claims and flood assistance, given at or before the contract is signed.

Set Up Custom Cape Harbour Listing Alerts

A custom Cape Harbour listing alert tells you about the right home the day it reaches the market. With 19 active listings spread over six products and several buildings, a building-level alert is more useful than a price filter, because the building decides the association and the comparison set.

Filters that matter here

Price and bedrooms are the least useful filters in Cape Harbour. The ones that matter are the building or street, the product, the floor range in the towers, water frontage on the house lots, and whether the building reads Zone AE or shaded X at its flood point.

How to set one up

To see which Cape Coral homes are for sale, including any Cape Harbour listings, browse our team's Cape Coral search on Domain Realty Group, or tell us your buildings and we will build the saved search and send you the link. Call Marc at (239) 287-5873.

Get Your Cape Harbour Buyer Consultation

The Cape Harbour buyer consultation is a working session, not a sales meeting: we take your monthly number, compare the buildings that fit it, flag the flood point and height class for each, and give you the document list for the addresses you like. There is no charge and no obligation, and you keep the work.

What you get out of it

A carrying-cost model with the public layers separated from the association layers; the recorded sales for each building you are considering; the FEMA zone and any elevation certificate for any address you name; the list of associations and estoppel certificates each home needs; and an estimate of your cash to close from the state figures in this guide.

What we will ask you

Your timing, whether you are financing, whether you intend to homestead, whether you are selling a Florida home and might have portability to carry, whether you keep a boat, and which leasing or pet rules matter for your plans.

How to book it

Use the Cape Harbour buyer consultation, see how we represent buyers across Southwest Florida, or call Marc Comisar at (239) 287-5873 or Jesse McGreevy direct at (239) 898-6072. You are working with Top 1% Real Estate Agents Nationally Since 2008.

Reviews From Buyers Who Worked With Us

McGreevy and Comisar are a top-reviewed Southwest Florida buyer team on Google, and the quotes below are five-star Google reviews from clients we represented, reproduced word for word. They are not Cape Harbour transactions unless the client says so, and we do not display an aggregate rating.

On a weekend search from out of town

★★★★★ "Best realtor experience ever! We were out of own buyers coming in for the weekend to look for a new home, Marc was extremely organized in taking us to see a number of houses and shuffling the schedule, as we arrived early, to make the best use of our time. He was extremely helpful in negotiating what we thought was a great deal on the new home that we purchased that same weekend. Beyond that he was kind enough to take some measurements at the house for us weeks later to keep us from making a trip back to town before the closing. We will most definitely be using this realtor again if the need arrives in the future." Verified Google review

On moving quickly when the right home appears

★★★★★ "He met us within 20 minutes to see it and we loved it. We worked with him on the offer and the transaction was seamless!" Verified Google review

On patience through a long search

★★★★★ "Jesse is the best Realtor I have used. He found us our dream home even though it took months as we were not the easiest to please." Verified Google review

What We Could Not Verify, and Where You Get It

These are the Cape Harbour questions a buyer will ask that no public primary source we could read on October 10, 2026 answered. We would rather name the gap and the document that closes it than print a number from a listing entry, and each item below names who settles it.

• The regular dues, special assessments, capital contributions and transfer fees of every Cape Harbour association. Settled by each association's budget and estoppel certificate.
• The role of the 1996 community association over the other associations. Settled by the recorded declarations at the Lee County Clerk.
• Whether a Marina Villas buyer pays the owners' association, a condominium association or both. Settled by the Marina Villas declarations.
• Leasing, pet and buyer-approval rules for each building. Settled by the declaration and rules in the resale package.
• The story count of each building and whether the milestone and reserve study rules reach the Coach Homes and Marina Villas. Settled by the declarations or permit sets.
• Whether any Cape Harbour association has filed a structural integrity reserve study. Settled by the state's public database and the association.
• The marina's slip total, slip rates and any resident priority. Settled by the operator's written terms.
• Gate locations and who maintains the private streets. Settled by the recorded site plan and declarations.
• The flood zone, base flood elevation and elevation certificate of a particular address. Settled by the lender's determination and the elevation certificate.
• Any Hurricane Ian surge depth or damage figure at Cape Harbour. No source states one.
• The reason behind the city layer's Stop Work Order status on the Marina Villas Phase 2 site plan. Settled by the city's permit record.
• Sale-to-original-list ratio and cumulative days on market for the matched closings. Settled by a Matrix statistics run on the same result set.
• The school zone of a particular address. Settled by the district's address lookup.
• The November 2026 tax bills. Settled by the Tax Collector.

Frequently Asked Questions, Buyer Edition

The questions below are the ones Cape Harbour buyers ask most, from which buildings exist and what they sold for to which documents you receive, the flood map, the marina and how a purchase runs. Each answer draws on a public record, and where a fact is not public the answer says so and names the document that holds it.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; Southwest Florida MLS (Matrix) pulled October 10, 2026; FEMA, city and Florida corporate records read October 10, 2026).

What is Cape Harbour in Cape Coral?

Cape Harbour is a marina community inside the City of Cape Coral, Lee County, ZIP 33914, off Chiquita Boulevard South, south of Cape Coral Parkway. The county roll dated October 4, 2026 carries 476 parcels with Cape Harbour in the legal description: two condominium towers, Marina View, the Coach Homes, Marina Villas, the Waterfront at Cape Harbour houses and the Harbour Circle and Lagoon Lane houses, around a Safe Harbor marina and a public harbour district (Cape Harbour community guide).

Is it spelled Cape Harbour or Cape Harbor?

Cape Harbour. The recorded plats, the Florida corporate records, the marina operator and the developer all use that spelling. Some older city pages and press write Cape Harbor, and both spellings point to the same marina community. Expect Harbour with a u on a deed, a declaration or an association filing.

What kinds of homes can I buy in Cape Harbour?

Six products: Marina South tower residences (220 in two towers), Marina View condominiums (58), Coach Homes (24 in six buildings), Marina Villas townhome-style homes held as condominium units (24 recorded), Waterfront at Cape Harbour houses (17) and Harbour Circle and Lagoon Lane houses (78), per the county roll dated October 4, 2026.

How many homes sold in Cape Harbour in the last 12 months?

The county recorded 31 sales in the 12 months to September 25, 2026, at a median of $487,500, from $330,000 to $3,150,000. Twenty-five were condominiums at $485,000 and six were houses. Two were estimated builder-direct Marina Villas sales and 29 were resales at a median of $495,000 (Lee County recorded sales, our analysis).

How much does a Cape Harbour condominium cost?

In the 12 months to September 25, 2026 the county recorded 25 condominium sales at a median of $485,000, from $330,000 to $1,200,000. By building: the Marina South towers 17 at $425,000, Marina Villas 4, Marina View 3 at $710,000 to $795,000 and the Coach Homes 1 at $485,000. ZIP 33914 condominiums recorded 147 at $265,000.

How much does a house in Cape Harbour cost?

Six houses sold in the 12 months to September 25, 2026: $525,000, $1,350,000, $1,575,000, $2,009,000, $2,325,000 and $3,150,000. The Harbour Circle and Lagoon Lane plats recorded 10 sales at a median of $1,367,500 in 36 months, and Waterfront at Cape Harbour 9 at $1,401,000 in 36 months (Lee County recorded sales).

What is the price per square foot in Cape Harbour?

Across the 31 recorded sales in the 12 months to September 25, 2026, the median is $321.32 per square foot of county heated area. By building and window: Marina South $305.10 and Marina South II $336.79 (24 months), Marina View $399.37 (60 months), Marina Villas $384.79 (36 months), the Phase 2 plats $496.42 and Waterfront $603.89 (36 months). These use county heated area, not MLS living area.

How long do Cape Harbour homes take to sell?

The 30 MLS closings matched to the county footprint took a median of 139 days on market in the 12 months to September 25, 2026, against 59 days in the prior 12 months. Condominiums took 104 days, against 59 days for ZIP 33914 condominiums (Southwest Florida MLS, Matrix, pulled October 10, 2026).

How many Cape Harbour homes are for sale now?

On October 10, 2026 the MLS showed 19 active Cape Harbour listings at a median list price of $509,000 and 3 pending, 7.6 months of supply. Condominiums had 14 active and houses 3. By building, Marina South had 7, Marina South II 1, Marina View 3, the Coach Homes 3 and Marina Villas 2.

How much room is there to negotiate in Cape Harbour?

The median sale closed at 94.6 percent of the final list price across 30 MLS closings in the 12 months to September 25, 2026, and none sold above list. Condominiums closed at 94.7 percent and houses at 93.1 percent. The ratio against the original list price is not in the export we hold.

Are Cape Harbour prices rising or falling?

The record does not support a one-word answer. Calendar-year medians ran $379,500 in 2019, $812,500 in 2024 and $497,500 for 2026 through September 25, but 2024 includes 14 estimated builder first sales at Marina Villas, so we do not read it as a peak and a fall. Compare a building with itself across windows instead.

How much are the HOA fees in Cape Harbour?

No Cape Harbour association publishes its dues, special assessments, capital contribution or transfer fee on any first-party document we could find on October 10, 2026. Each fee sits in the building's budget and declaration, and the estoppel certificate states what the owner owes. The towers and Marina View must post their budgets online under s. 718.111(12)(g).

Is there a master association over every Cape Harbour building?

The record does not settle it. The Cape Harbour at Cape Coral Community Association, filed in 1996, is the oldest association here; its role over the sub-associations is not on the public record we could read, so the recorded declarations decide. Florida lists 15 active association entities tied to the footprint, plus the Villas at Harbour Pointe association next door.

Does Marina Villas have one association or two?

Two layers exist on the Florida record: Marina Villas at Cape Harbour Owners' Association, Inc., filed February 23, 2023, and seven condominium associations, Marina Villas Condominiums I to VII, filed in 2023. Whether a buyer pays one layer or both is set by the recorded declarations, which we could not read, so ask for both budgets.

Is there a CDD in Cape Harbour?

No. No community development district, MSBU or MSTU is named for Cape Harbour on the parcel record, Lee County's special district list or the district 057 millage page (October 10, 2026). The tax bill carries the county, school and city millage and the city's charges.

Is Cape Harbour in a Utilities Extension Project area?

No. Cape Harbour is outside every Utilities Extension Project assessment area, and the city's utility map labels its service area "Cape Harbour CIAC" with water, sewer and irrigation "Service Available" at every point we sampled. The city's free payoff request confirms the record for a parcel.

What are property taxes on a Cape Harbour home?

Cape Harbour is in Lee County taxing district 057. The 2025 total was 15.3806 mills and the 2026 total applied to the tax roll is 15.3250 mills. A homesteaded condominium at $485,000 comes to about $6,783.96 before city charges, and $7,432.63 without homestead. A sale triggers reassessment, so the seller's bill is not yours.

Can I rent out a Cape Harbour condominium?

That depends on the building's declaration and rules, which we could not read, so we print no minimum lease term, cap or approval fee. Before you buy for rental use, ask the association for the declaration and rules and have the estoppel certificate state any restriction.

Are pets allowed in Cape Harbour?

Each building's declaration and rules decide, and we did not read them, so we print no pet count, weight limit or breed rule. Each tower, Marina View, the Coach Homes and Marina Villas has its own association, so one building's answer does not carry to another.

Does a Cape Harbour association have to approve a buyer?

The declarations decide, and we could not read them, so we state no approval process, interview or fee. We ask the association in writing at contract and fold the answer into the timeline.

Does a boat slip come with a Cape Harbour condominium?

We found no slip sold with any building. The marina operator rents wet and transient slips through its office and describes no slip sales, and no legal description in the Cape Harbour footprint on the county roll names a boat slip. If a listing promises one, ask for the recorded document and the operator's written terms.

What is the largest boat the Cape Harbour marina takes?

Sixty feet length overall for wet and transient slips, on the operator's page, with a 16-foot maximum beam, a 5.6-foot maximum draft and no height restriction for wet slips. Dry storage takes boats of 20 to 34 feet, up to 12 feet high, 10 feet in beam and 6 tons. Confirm a specific boat with the marina office.

Is there still a lock between Cape Harbour and open water?

No. The City of Cape Coral reports that removal of the Chiquita Lock was completed on June 17, 2025. The canals around Cape Harbour are saltwater, and the waters on the marina's side of Intracoastal Waterway Green Marker 99 are a Slow Speed zone all year under rule 68C-22.005.

Is Cape Harbour in a flood zone?

At most sampled points, yes. FEMA shows Zone AE with an 8 foot base flood elevation at 11 of 13 sample points and shaded Zone X at two, the Phase 2-B Harbour Circle point and the Coach Homes, on panel 12071C0392G effective November 17, 2022. A zone is never stated for an address, so run FEMA's lookup for the home you choose.

What is the flood insurance discount in Cape Coral?

Cape Coral holds Community Rating System Class 5, which FEMA's current rating method applies as a 25 percent discount on every National Flood Insurance Program policy in the city, X zone included. The insurer applies it to the policy; no premium belongs to a community.

What is the evacuation zone for Cape Harbour?

Zone A. All 13 sampled points lie in Lee County Hurricane Evacuation Zone A, the first zone ordered out. Shaded X points are still Zone A, because the evacuation and flood maps are different. Confirm an address on the county's Know Your Zone lookup.

How did Hurricane Ian affect Cape Harbour?

No surge depth or damage figure was measured at Cape Harbour, and the U.S. Geological Survey surveyed no high-water mark there. The National Hurricane Center reports 6 to 9 feet of maximum inundation above ground in Pine Island, Cape Coral and nearby communities. At ZIP level, OpenFEMA shows 3,220 flood claims and about $207.1 million in building payments for ZIP 33914, a ZIP far larger than Cape Harbour.

How much is insurance for a Cape Harbour home?

No Cape Harbour premium is published. Citizens' Lee County averages after the 2026 changes are $1,356 for condominium unit owners and $3,039 for homeowners, a county book and not a quote. Get binding wind, flood and unit or house quotes for the building inside the inspection period.

Do the Cape Harbour towers need milestone inspections?

Florida requires them for condominium buildings of three or more habitable stories by December 31 of the year a building reaches 30 years. The towers are listed in the MLS as high-rise; by the roll's year built the arithmetic gives 2036 to 2039 for Marina South and 2037 for Marina South II, and 2034 for Marina View. That is arithmetic, not a record of any inspection.

What documents do I get when I buy a Cape Harbour condominium?

At the seller's expense, the declaration, articles, bylaws and rules, the annual financial statement and budget, the Frequently Asked Questions and Answers sheet, and the milestone summary and most recent reserve study where they exist. You may void the contract within 7 days, not counting weekends and legal holidays, after signing and receiving them (s. 718.503).

How long does an estoppel certificate take and what does it cost?

It is due within 10 business days of the request, valid 30 days if delivered by hand or electronically and 35 if mailed. The caps in force are $299, plus $119 for delivery within 3 business days and $179 if the account is delinquent, and the fee is refunded if the closing does not happen.

What are the closing costs for a buyer in Cape Harbour?

By Lee County custom the buyer pays to record the deed and the costs of a new mortgage: 35 cents per $100 of the loan in documentary stamps and $2 per $1,000 in intangible tax. On a $388,000 loan, 80 percent of the $485,000 condominium median, that is $1,358.00 and $776.00, plus $18.50 to record a two-page deed. The contract controls.

Who pays the owner's title policy in Cape Harbour?

In Lee County the seller customarily pays the owner's title insurance policy and the deed stamps and chooses the closing agent. That is a custom, not a law, and the contract controls.

Is Cape Harbour gated?

We found no single gate for the whole community. The city's street map codes most of Cape Harbour Drive and Harbour Circle as private streets, the Marina Villas builder entry says "Not gated" and the developer describes the Coach Homes as a "gated enclave." We print no gate location; the declarations decide access.

What restaurants are in Cape Harbour?

As listed on their own sites on October 10, 2026: Rumrunners at 5848 Cape Harbour Drive, with "Free Parking and Free Docking" and live entertainment seven days a week; Fathoms Restaurant and Bar; and Cape Harbour Oyster Bar and Grill. Hours are on each restaurant's own site.

Does Cape Harbour have a golf course?

No. No parcel on the Cape Harbour footprint is a golf course. The nearest city park with courts is Camelot Park, about 1.0 road mile from the marina, with two lighted tennis courts that carry pickleball lines.

Which schools serve Cape Harbour?

The School District of Lee County assigns by choice zones, and its address lookup confirms the zone. The nearest elementary schools, Gulf, Pelican and Cape, form Proximity Zone F; the nearest middle schools, Gulf and Trafalgar, form Zone BB; the nearest high schools are Ida S. Baker and Cape Coral High. We print no grades and no zoned school.

How far is Cape Harbour from the airport and the beach?

By road from a point inside the community: Southwest Florida International Airport about 18.7 miles, downtown Fort Myers about 16.6 and Lynn Hall Memorial Park on Fort Myers Beach about 15.8 from the marina. Tolls are charged only from Fort Myers to Cape Coral or Sanibel, $2.00 with a transponder on the Cape Coral Bridge.

How does Cape Harbour compare with Tarpon Point?

Cape Harbour recorded 31 sales at a median of $487,500 in the 12 months to September 25, 2026, 25 of them condominiums; Tarpon Point, about 0.56 mile southeast, recorded 19 condominium sales at $720,000. Cape Harbour has 15 association entities; Tarpon Point is a planned development under Ordinance 14-01. Our Tarpon Point guide covers it on its own terms.

Is new construction still happening in Cape Harbour?

LDC Cape Harbour Holdings owns the remaining development tracts, and the city's permit layer, read October 10, 2026, shows a Marina Villas site plan for 113 multi-family units In Review since May 9, 2022 and a Phase 2 site plan at Stop Work Order. We print those statuses only; the timing of any construction is not on the record we read.

Do I need a buyer agreement before touring a Cape Harbour home?

If your agent participates in a REALTOR-affiliated multiple listing service, yes: since August 17, 2024 a written agreement is signed before touring, stating the agent's compensation and that commissions are fully negotiable. Florida statute itself does not require one before a showing.

How do I start buying in Cape Harbour?

Call Marc at (239) 287-5873 or book a Cape Harbour buyer consultation. The first conversation is a carrying-cost and shortlist session across the buildings, with the flood point and document list for any address you name. There is no charge, and you keep the work whether or not you go further.

Downloadable Documents

Every document below links to the body that issues it rather than to a copy we host, so it stays current when the issuer updates it. Association declarations, budgets and reserve studies are not published at a public address we could find; request them from the association before you buy.

Sources and Authoritative References

Every source below was read or checked on the date shown, and no competitor brokerage, listing portal or builder sales page appears, by policy. County sales figures are our analysis of the Lee County roll dated October 4, 2026 and recorded sales through September 25, 2026; MLS figures are Southwest Florida MLS (Matrix), pulled October 10, 2026.

1. Lee County Property Appraiser parcel fabric (ParcelsWFS layer 0), Lee County Property Appraiser: https://gissvr.leepa.org/gissvr/rest/services/ParcelsWFS/MapServer/0 (accessed October 10, 2026)
2. 2026 Taxing District Millage Book (printed 2026-10-09), Lee County Property Appraiser: https://www.leepa.org/TaxRoll/Millage%20Books/2026%20Taxing%20District%20Millage%20Book.pdf (accessed October 10, 2026)
3. Lee County Tax Rolls page, Lee County Property Appraiser: https://www.leepa.org/Roll/TaxRoll.aspx (accessed October 10, 2026)
4. General Exemption Info, Tax Year 2026, Lee County Property Appraiser: https://www.leepa.org/Exemption/GeneralExemptionInfo.aspx (accessed October 10, 2026)
5. City of Cape Coral OpenData PublicWorks, Canals (layer 11), City of Cape Coral GIS: https://capeims.capecoral.gov/arcgis/rest/services/OpenData/PublicWorks/MapServer/11 (accessed October 10, 2026)
6. City of Cape Coral OpenData PublicWorks, Bridges (layer 0), City of Cape Coral GIS: https://capeims.capecoral.gov/arcgis/rest/services/OpenData/PublicWorks/MapServer/0 (accessed October 10, 2026)
7. City of Cape Coral OpenData DCD (zoning, future land use, coastal high hazard area), City of Cape Coral GIS: https://capeims.capecoral.gov/arcgis/rest/services/OpenData/DCD/MapServer (accessed October 10, 2026)
8. City of Cape Coral OpenData DCD zoning layer 3, City of Cape Coral GIS: https://capeims.capecoral.gov/arcgis/rest/services/OpenData/DCD/MapServer/3 (accessed October 10, 2026)
9. City of Cape Coral OpenData CBS (utility service areas), City of Cape Coral GIS: https://capeims.capecoral.gov/arcgis/rest/services/OpenData/CBS/MapServer (accessed October 10, 2026)
10. City of Cape Coral Development Planning Activities (site plans, plats), City of Cape Coral GIS: https://capeims.capecoral.gov/arcgis/rest/services/AGOL/Development_Planning_Activities/MapServer/0 (accessed October 10, 2026)
11. City of Cape Coral Building Permits Map, City of Cape Coral GIS: https://capeims.capecoral.gov/arcgis/rest/services/AGOL/Building_Permits_Map/MapServer (accessed October 10, 2026)
12. City of Cape Coral Plat Book service (street numbers, street centerlines), City of Cape Coral GIS: https://capeims.capecoral.gov/arcgis/rest/services/AGOL/Plat_Book/MapServer (accessed October 10, 2026)
13. City of Cape Coral Parks layer, City of Cape Coral GIS: https://capeims.capecoral.gov/arcgis/rest/services/OpenData/Parks/MapServer/0 (accessed October 10, 2026)
14. City of Cape Coral Fire Stations layer, City of Cape Coral GIS: https://capeims.capecoral.gov/arcgis/rest/services/GISData/Fire_Stations/MapServer/0 (accessed October 10, 2026)
15. FEMA National Flood Hazard Layer MapServer, FEMA: https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer (accessed October 10, 2026)
16. FEMA NFHL Flood Hazard Zones layer 28, FEMA: https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer/28 (accessed October 10, 2026)
17. FEMA Flood Map Service Center, FEMA: https://msc.fema.gov/portal/home (accessed October 10, 2026)
18. Federal Register public inspection notice 2026-09850 (flood map revisions), Office of the Federal Register: https://public-inspection.federalregister.gov/2026-09850.pdf (accessed October 10, 2026)
19. OpenFEMA NFIP Claims, version 3 (data as of September 8, 2026), FEMA: https://www.fema.gov/api/open/v3/NfipClaims (accessed October 15, 2026)
20. OpenFEMA NFIP Policies, version 3, FEMA: https://www.fema.gov/api/open/v3/NfipPolicies (accessed October 15, 2026)
21. Lee County Evacuation Zones layer, Lee County Emergency Management: https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/ArcGIS/rest/services/Aware_Layers/FeatureServer/1 (accessed October 10, 2026)
22. Know Your Evacuation Zone, Lee County: https://www.leefl.gov/publicsafety/emergencymanagement/knowyourzone (accessed October 10, 2026)
23. Evacuation Zone A sheet, Lee County Emergency Management: https://www.leegov.com/publicsafety/Documents/Emergency%20Management/ZONE%20A.pdf (accessed October 10, 2026)
24. Flood Protection, City of Cape Coral Building Division: https://www.capecoral.gov/departments/development_services/building_division/flood_protection.php (accessed October 10, 2026)
25. FEMA page and NFIP correspondence, City of Cape Coral Emergency Management and Resilience: https://www.capecoral.gov/departments/emergency_management_resilience/fema.php (accessed October 10, 2026)
26. Cape Coral retains 25% flood insurance discount (2024-11-21), Cape Coral Breeze: https://capecoralbreeze.com/news/local-news/2024/11/21/cape-coral-retains-25-flood-insurance-discount (accessed October 10, 2026)
27. Substantial improvement and damage presentation (2023-05-31), City of Cape Coral: https://www.capecoral.gov/Documents/Departments/Emergency%20Management%20Resilience/Fema/SI_SD_COW_Discussion%20-%205.31.23.pdf (accessed October 10, 2026)
28. Elevation certificate portal (Forerunner), City of Cape Coral: https://capecoralfl.withforerunner.com/ (accessed October 10, 2026)
29. Tropical Cyclone Report, Hurricane Ian (AL092022), National Hurricane Center, NOAA: https://www.nhc.noaa.gov/data/tcr/AL092022_Ian.pdf (accessed October 10, 2026)
30. Hurricane Ian high-water marks (STN event 325), U.S. Geological Survey: https://stn.wim.usgs.gov/STNServices/HWMs/FilteredHWMs.json?Event=325&States=FL (accessed October 10, 2026)
31. United States Coast Pilot 5, Chapter 4, NOAA Office of Coast Survey: https://www.nauticalcharts.noaa.gov/publications/coast-pilot/files/cp5/CPB5_C04_WEB.pdf (accessed October 10, 2026)
32. Rule 68C-22.005, Lee County manatee protection zones, Florida Department of State, Florida Administrative Code: https://www.flrules.org/gateway/ruleNo.asp?id=68C-22.005 (accessed October 10, 2026)
33. Chiquita Boat Lock (removal complete, June 17, 2025), City of Cape Coral Parks and Recreation: https://www.capecoral.gov/departments/parks_recreation/park_services/chiquita_boat_lock.php (accessed October 10, 2026)
34. Marine Services, City of Cape Coral: https://www.capecoral.gov/department/parks_and_recreationhome/marine_services.php (accessed October 10, 2026)
35. Boating and boat ramps, City of Cape Coral: https://www.capecoral.gov/departments/parks_recreation/outdoor_recreation/boating.php (accessed October 10, 2026)
36. Canal dredging program, City of Cape Coral Public Works: https://www.capecoral.gov/departments/public_works/public_works_operations/stormwater/canal_dredging.php (accessed October 10, 2026)
37. CHNEP Water Atlas relay of the city release on the Chiquita Lock (2024-10-25), Charlotte Harbor National Estuary Program: https://chnep.wateratlas.usf.edu/news/details/23415 (accessed October 10, 2026)
38. Safe Harbor Cape Harbour (operator page), Safe Harbor Marinas: https://safeharbor.com/locations/safe-harbor-cape-harbour (accessed October 10, 2026)
39. Cape Harbour complex retail list (2020 PDF), Safe Harbor Marinas: https://safeharbor.com/wp-content/uploads/2020/04/shm-cape-harbour-complex-retail-list.pdf (accessed October 10, 2026)
40. Cape Harbour (developer marketing), Realmark Development: https://realmark.cc/Cape-Harbour.html (accessed October 10, 2026)
41. About (developer marketing), Realmark Development: https://realmark.cc/About.html (accessed October 10, 2026)
42. Marina South Towers (developer marketing), Realmark Development: https://realmark.cc/Marina-South-Towers.html (accessed October 10, 2026)
43. Marina View (developer marketing), Realmark Development: https://realmark.cc/Marina-View.html (accessed October 10, 2026)
44. Coach Homes at Cape Harbour (developer marketing), Realmark Development: https://realmark.cc/Coach-Homes-at-Cape-Harbour.html (accessed October 10, 2026)
45. Villas at Harbour Pointe (developer marketing), Realmark Development: https://realmark.cc/Villas-at-Harbour-Pointe.html (accessed October 10, 2026)
46. Funky Fish Houses (developer marketing), Realmark Development: https://realmark.cc/Funky-Fish-Houses.html (accessed October 10, 2026)
47. History (developer marketing), Realmark Development: https://realmark.cc/History.html (accessed October 10, 2026)
48. Avatar Holdings Form 10-K405 for fiscal 1999, U.S. Securities and Exchange Commission (EDGAR): https://www.sec.gov/Archives/edgar/data/39677/0000950144-00-003781.txt (accessed October 10, 2026)
49. Sunbiz: Cape Harbour at Cape Coral Community Association, Inc. (N96000006116), Florida Division of Corporations: https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=S&aggregateId=domnp-n96000006116-74104886-6dfa-4832-95eb-dc5c9c9f98be&searchTerm=S&listNameOrder=S (accessed October 10, 2026)
50. Sunbiz: META at Cape Harbour Community Association, Inc. (N02000006457), Florida Division of Corporations: https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=S&aggregateId=domnp-n02000006457-f0802e7f-8ce8-40f1-a68a-655238969e52&searchTerm=S&listNameOrder=S (accessed October 10, 2026)
51. Sunbiz: The Villas at Harbour Pointe Condominium Association, Inc. (N03000000887), Florida Division of Corporations: https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=S&aggregateId=domnp-n03000000887-f1426e94-04ec-4972-a985-d8ff10a16a62&searchTerm=S&listNameOrder=S (accessed October 10, 2026)
52. Sunbiz: The Coach Homes at Cape Harbour Condominium Association, Inc. (N03000008076), Florida Division of Corporations: https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=S&aggregateId=domnp-n03000008076-0780fcc1-9267-44f7-bce0-7395efe0db42&searchTerm=S&listNameOrder=S (accessed October 10, 2026)
53. Sunbiz: Marina View at Cape Harbour Condominium Association, Inc. (N04000007448), Florida Division of Corporations: https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=S&aggregateId=domnp-n04000007448-a6894735-4333-4d46-84a8-36bd48124ad2&searchTerm=S&listNameOrder=S (accessed October 10, 2026)
54. Sunbiz: Marina South at Cape Harbour Condominium Association, Inc. (N06000007253), Florida Division of Corporations: https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=S&aggregateId=domnp-n06000007253-9bc088c2-48fb-4ea3-8a7a-6a3b24dd414d&searchTerm=S&listNameOrder=S (accessed October 10, 2026)
55. Sunbiz: Marina South II at Cape Harbour Condominium Association, Inc. (N07000003904), Florida Division of Corporations: https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=S&aggregateId=domnp-n07000003904-f8f57ab1-0f33-4649-bd66-3b276d773e61&searchTerm=S&listNameOrder=S (accessed October 10, 2026)
56. Sunbiz: The Funky Fish Houses at Cape Harbour Homeowner's Association, Inc. (N09000003549), Florida Division of Corporations: https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=S&aggregateId=domnp-n09000003549-2b5607dc-cc48-4890-89f3-620458008381&searchTerm=S&listNameOrder=S (accessed October 10, 2026)
57. Sunbiz: Marina Villas at Cape Harbour Owners' Association, Inc. (N23000002023), Florida Division of Corporations: https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=S&aggregateId=domnp-n23000002023-348cea83-7e02-480f-ab2b-3efbb5aac49c&searchTerm=S&listNameOrder=S (accessed October 10, 2026)
58. Sunbiz: Marina Villas at Cape Harbour Condominium I Association, Inc. (N23000002020), Florida Division of Corporations: https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=S&aggregateId=domnp-n23000002020-258a8bcb-a13b-4175-aec5-ae56bf99ad10&searchTerm=S&listNameOrder=S (accessed October 10, 2026)
59. Sunbiz: Marina Villas at Cape Harbour Condominium VII (N23000006597), Florida Division of Corporations: https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=S&aggregateId=domnp-n23000006597-89db8b35-e533-400b-9b65-a508c2d5d2ff&searchTerm=S&listNameOrder=S (accessed October 10, 2026)
60. Sunbiz name search: CAPE HARBOUR, Florida Division of Corporations: https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResults?inquiryType=EntityName&searchNameOrder=CAPEHARBOUR&searchTerm=CAPE%20HARBOUR (accessed October 10, 2026)
61. Sunbiz name search: MARINA VILLAS AT CAPE HARBOUR, Florida Division of Corporations: https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResults?inquiryType=EntityName&searchNameOrder=MARINAVILLAS&searchTerm=MARINA%20VILLAS%20AT%20CAPE%20HARBOUR (accessed October 10, 2026)
62. Sunbiz name search: LDC CAPE HARBOUR, Florida Division of Corporations: https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResults?inquiryType=EntityName&searchNameOrder=LDCCAPEHARBOUR&searchTerm=LDC%20CAPE%20HARBOUR (accessed October 10, 2026)
63. Sunbiz name search: SHM CAPE HARBOUR, Florida Division of Corporations: https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResults?inquiryType=EntityName&searchNameOrder=SHMCAPEHARBOUR&searchTerm=SHM%20CAPE%20HARBOUR (accessed October 10, 2026)
64. Sunbiz name search: HARBOUR PRESERVE, Florida Division of Corporations: https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResults?inquiryType=EntityName&searchNameOrder=HARBOURPRESERVE&searchTerm=HARBOUR%20PRESERVE (accessed October 10, 2026)
65. Sunbiz name search: REALMARK CAPE, Florida Division of Corporations: https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResults?inquiryType=EntityName&searchNameOrder=REALMARK&searchTerm=REALMARK%20CAPE (accessed October 10, 2026)
66. Lee County Special Districts, Lee County: https://www.leegov.com/bocc/specialdistricts (accessed October 10, 2026)
67. Assessments (rates and UEP areas), City of Cape Coral Customer Billing Services: https://www.capecoral.gov/departments/financial_services/customer_billing_services/assessments/index.php (accessed October 10, 2026)
68. 19. 553.899, milestone inspections (2026), Florida Senate: https://www.flsenate.gov/Laws/Statutes/2026/553.899 (accessed October 10, 2026)
69. 19. 718.112, bylaws and structural integrity reserve study (2026), Florida Senate: https://www.flsenate.gov/Laws/Statutes/2026/718.112 (accessed October 10, 2026)
70. 19. 718.111, the association (2025), Florida Senate: https://www.flsenate.gov/Laws/Statutes/2025/718.111 (accessed October 10, 2026)
71. 19. 718.116, assessments and estoppel (2026), Florida Senate: https://www.flsenate.gov/Laws/Statutes/2026/718.116 (accessed October 10, 2026)
72. 19. 718.503, developer and resale disclosure (2026), Florida Senate: https://www.flsenate.gov/Laws/Statutes/2026/718.503 (accessed October 10, 2026)
73. 19. 720.30851, HOA estoppel certificates (2026), Florida Senate: https://www.flsenate.gov/Laws/Statutes/2026/720.30851 (accessed October 10, 2026)
74. 19. 720.401, HOA disclosure summary (2025), Florida Senate: https://www.flsenate.gov/Laws/Statutes/2025/720.401 (accessed October 10, 2026)
75. 19. 689.302, flood disclosure (2026), Florida Senate: https://www.flsenate.gov/Laws/Statutes/2026/689.302 (accessed October 10, 2026)
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Your Local Real Estate Experts

McGreevy and Comisar are the Southwest Florida team Cape Harbour buyers call when a purchase has to be priced on the building's own record and closed without surprises. Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012.

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

McGreevy and Comisar are a top-reviewed buyer team in Southwest Florida, and Cape Harbour buyers get the same partner-level representation our clients from Estero to Cape Coral get. If you are searching for the best buyer's agent in Cape Harbour, Cape Coral, Florida, McGreevy and Comisar represents homebuyers across Cape Coral, Lee County, Estero, Bonita Springs, Naples, Fort Myers, Collier County and Charlotte County. Whether you are relocating, snowbirding, buying your first home or upgrading, our team provides honest market guidance, partner-level negotiation and a clear plan to help you buy confidently.

• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

Our Fort Myers office is at 8290 College Parkway, Unit 201, Fort Myers, FL 33919, serving Cape Coral. Jesse McGreevy (Sales Associate, SL3101296) and Marc Comisar (Broker Associate, BK3060671) are licensed Florida Realtors with Domain Realty, regulated by the Florida Real Estate Commission under Chapter 475, Florida Statutes. Meet Jesse McGreevy and Marc Comisar, or read about McGreevy and Comisar.

The community guide for this purchase is our Cape Harbour neighborhood guide. Selling first? Read how we sell homes in Cape Harbour. Ready to buy? Start your Cape Harbour buyer consultation or call Marc at (239) 287-5873. Owners can also see what their Cape Harbour home is worth, and the citywide picture is in our guide to buying a home in Cape Coral.

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.

County sales from Lee County recorded sales, DOR-qualified improved sales, the 12 months to September 25, 2026 (county roll dated October 4, 2026), our analysis. Market data from Southwest Florida MLS, pulled October 10, 2026 (Matrix; closings September 26, 2025 to September 25, 2026; Sold Data Entry rows excluded). Brokered by Domain Realty.